Category Archives: Uptown KenVo

The Runoff Attends a Consultation!

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As Runoff regulars will be aware, we love a good old fashioned public consultation. We especially enjoyed our visits to Oval Village, or as we call it ‘UpTown KenVo’. On these visits we challenged an architect to a game of Jenga using his building blocks, and during an illustration of how the flats inside the remaining gasholder will look, we asked if their design aesthetic was meant to give residents a taste of life behind bars. And last weekend we had the opportunity to subvert authority yet again by attending a consultation on the future of 6-12 Kennington Lane.

Jewsons
Scary Building

6-12 Kennington Lane is currently occupied by Jewson Hardware and the frankly quite scary abandoned building in front of it. The plan put forward by Unite Students is to build 500 (!) high quality and sustainable student rooms with retail space on the ground floor. We were told that this will be realised by erecting three conjoined buildings which are planned to be 18, 16 and 14 stories respectively. The ground floor will be set back from the street, creating a kind of town square open to the public with plantings and retail units at the ground level. It was this retail presence that interested us, and peppy rep from Unite Students excitedly told us that some of these units will be dedicated as a ‘makers spaces’. As they make things at Pizza Hut, we asked if they might be fast food joints. She replied that it would be something ‘more creative’. We assume this is code for ‘Franco Manca’. Lambeth have stipulated that one space needs to be light industrial, and we were told this could be public storage for people to safely store their bikes. Or this could be a mammoth kitchen for ‘Just Eat’. Who knows, but with this kind of optimism anything is possible! 

Building on the Jewson site starts in spring 2026 with a finish by summer 2028. If you want to offer your own feedback you can use the feedback form on the website, or if you’re old school you can just email them on 6-12KenningtonLane@kandaconsulting.co.uk but be nice, as even spolit Uni students need a place to live. The website has some interesting information in their FAQ page, and if pictures of Victorian ghost people walking through buildings is your fetish then you’re in for a treat.

Our New Neighbour

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Eagle eyed and long term readers aware that for several years we’ve taken a keen interest in the developments in an around the newly created Oval Village, which we call ‘UptownKenVo’, and here’s the latest. 

The Applegreen petrol station in Kennington Lane has now gone to that giant, fossil fuel cloud in the sky and is no more. Also sadly departed is our only Greggs, which is now on an adjacent, probably sausage roll shaped cloud.  They are to be replaced by a nine storey, 185 bed block of student accommodation. There will be commercial space on the ground floor.

We took particular interest in the press release stating that there will be a ‘fantastic rooftop garden with amazing views’ as when we were students the best view we had was looking out of a dirty window in a pub that smelled of wet cat hair. But times change…

Cleanup on Aisle 5!

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Today, and perhaps only for today, Greater Kennington has well and truly cleaned up as it is the proud recipient of the newest Tesco on earth! At the Runoff we champion the underdog and Tesco is exactly the opposite of that, but it is nevertheless a crucial part of our community. So much so that we reached out to Tesco to ask if we could cut the ribbon this morning. When they didn’t get back to us we sent them a handwritten letter and asked again, including the term ‘influencers’,  and we even CIRCLED THE WORD! 

They must be very busy….

As much as we adored the diminutive ‘Tesco in the carpark’ it is now the stuff of history. The footprint of our new Tesco is much bigger than the carpark version but a little bit smaller than our previous shop. The aisles are wider than the previous Tesco, minimising the risk of buggy collision and allowing for our expanded lockdown backsides. It is well lit and well signposted and amenities include a very user friendly pharmacy, loads of self checkouts, a bakery that is better than before, and larger than before selection of booze. They seem to be showcasing a disturbingly large array of meringue nests and sauces at the minute so if that’s your fetish you’re  in luck. 

If you are a regular Runoff reader (and if not then you should be) you’ll be aware that this opening  is the first phase of the new and very drawn out development at Oval Village, the final stage being completed in 2028. The largest gasholder will be filled with flats (we call this ‘life behind bars’) and the rest a mixed use affair of flats and businesses.  Something we cheerily refer to as ‘UptownKenVo’. 

    The Kennington/Oval Gas Holders

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    Frequent Runoff readers will be aware that over the past two years we’ve taken a keen interest in the development at Oval Village, or as we call it ‘UpTown KenVo’. On our visits we’ve challenged an architect who was exhibiting the buildings by use of wooden blocks to a game of Jenga, and during an illustration of how the flats will look inside the remaining gasholder we asked another architect if their design aesthetic was to give residents a taste of life behind bars. 

    Last week we had a tour of the Oval Village site and please see the highly professional video below. This involved a lateral flow test, hazmat suit and the indignity of  donning what appeared to be Ugg boots from 2010. Our primary objective was to ascertain when the new Tesco would be open and whether it will have a cheese counter the fate of the two Victorian gas holders and how much noise will be created as the site is levelled. We need to accept that Oval Village will soon be a part of our cherished terrain, but hopefully it can be improved with a bit of your helpful feedback.

    Our tour was conducted by the community engagement officer and the project director. They explained that the two smaller gas holders (circa1873) will be removed over the next few weeks and the wrought iron will be recycled. The beautiful Phoenix seals will be removed and preserved in some fashion. The officer would not be drawn on where or how this would happen, however. The tanks are full of millions of gallons of sludge and they will be sucked out and removed. And in case you’re not aware, the gasholder that will remain is the largest one that overlooks the cricket ground. It is now listed and will have flats built inside of it. Hence our comment about life behind bars. 

    When you enter the site the first thing you notice is just have massive it is. It’s also raised several metres higher than the land around it and the project manager explained that the elevation was created in order to accommodate the gas tanks. Over the next few years this soil will be incrementally removed and taken away via Montford Place and then up Kennington Lane to the river. This will take place in the daytime, apparently. And for those of you wondering about the height of the buildings, the tallest will be 17 floors. The building underway now, Phoenix Court, is not quite topped out (check us out with the lingo) but will be in a few months. We were assured that the buildings will have a community feel and the space between Kennington Lane and The Oval will be open to the public. 

    If you want any more information the community engagement officer Richard Daley at richard.caley@berkeleygroup.co.uk or project director Graham Cook at community@berkeleygroup.co.uk

    And for those of who still have the yearning question of ‘when will be new Tesco be open’, the answer is 12 AUGUST! The site manager would not be drawn about the possibility of a cheese counter, however. Enjoy our nifty video below.

    KR visits the Oval Village show home

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    If you’re  a regular reader you are probably aware that we have been closely following the development of Oval Village and the surrounding area, which we call ‘Uptown KenVo’. Well, you’ll be pleased to know that the marketing suite is now open on Kennington Lane, and we just went on a guided tour for you.  

    We were determined to approach our visit in a more mature and nuanced manner than when we visited the site previously. On our first visit an architect was imagining an independent bike shop on site, and we asked if the shop could also contain a small concession of ‘Subway’. On our second visit another architect was telling us about the flats to be erected inside the gas holder, and we commented ‘oh, so THAT’S what they mean by life behind bars’. 

    The first building to be completed, ‘Phoenix Court’, will occupy roughly the same footprint as the former Tesco, and the ground floor will be the site of a new Tesco. Estimated completion is the first or second quarter of 2023. However, our chirpy tour guide let us know that Tesco will be opening next year. Flats range from £565k for a studio at 423 sq. ft. (!!!) to £1.56 million for a three bedroom at just over 1,000 sq. ft. As you can see from the pics the finish is high and the ceilings are over three meters. When all of the buildings are complete there will be public walkways through the development linking the Oval to Kennington Lane.  

    The sales and marketing video can be found below. However, if you want a real giggle then watch the hilarious video  ‘A day the life of Oval Village’ at the bottom of their homepage and here. The video depicts a typical day in the life of a young man who goes about his day eating at Sally Whites, reading at Durning library, and then attending a lecture. He’s smiling throughout and you would be to if, at 25, you could shell out over half a million quid for a 400 square floor flat.  

    https://youtu.be/Qy0YVogP-zI

    Getting a Bit Gassy in Oval

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    As your devoted public servants, last night we popped over to Montford Place with our almost alliteratively titled ‘Gasholder Building Public Consultation Invitation’ to meet with a group of chirpy Millennial Berkeley Homes Reps and one rather grumpy architect.

    Regular Runoff readers are probably aware that we are closely watching and musing over the inexorable rise of ‘Uptown KenVo’ in Kennington Lane, and this consultation was about the high rises which will be erected inside the largest gasholder, located just behind ‘shipping container Tesco’. The other two gasholders will be pulled down in March (read about them here) and will be the site of the first stage of the development which will eventually have 1300 (!!!!) homes.

    There will be 225 flats inside the gasholder, and grumpy architect mentioned that the plan had recently been altered to provide more green spaces for residents. Also, the building will have an arc shape which will reflect the very fine looking arc at the north side of the Oval. The gasholder will not be dismantled, and apparently construction materials will delivered underground (!!!!).

    Screenshot 2020-02-05 at 17.01.58

    When completed the whole site will be set between Kennington Lane, Montford Place, the Oval and Vauxhall Street, which is pretty huge. Apparently the elevation to Vauxhall Street will be retail, as will a strip that runs through the gasholder itself (at bottom). At this point a Millennial Berkeley Homes Rep joined the convo and this is when we decided to get a bit subversive. The conversation went accordingly:

    Berkeley – We’re thinking that there could be some locally owned cafes in there, or maybe a crèche

    Runoff –  Or there could be a Starbucks

    Berkeley – Umm…or there could be a library in there.

    Runoff – Or what about a Pret INSIDE a Starbucks?

    Berkeley – Err….

    If you want more information or your own chance to be a bit subversive, the next consultation is this Thursday (6 Feb) from 6-8 at 37 Montford Place. If you choose the subversive route you first might want to pop into the Pilgrim Pub for a swift one.

    Screenshot 2020-02-05 at 17.00.52