Sales office opens despite objections

Portacabins erected before planning permission granted

Residents concerned at Wandsworth Council's lack of even-handedness

1st November 2011

Lifecare Residences has built a sales office on the Battersea Place site. They have also attached a large advertisement to the site hoarding facing Albert Bridge Road.

The sales office was erected in October before planning permission had been obtained. The sales office has been built up to the back of the pavement approximately 6m in front of any other building along Albert Bridge Road.

Residents have complained to St Mary's Park ward councillors about the harm the sales office and advertisment have caused to the Battersea Park Conservation Area and the Council's apparent favouritism towards Lifecare Residences in dealing with the planning application.

Lifecare Residences are now attempting to sell flats in the development "off plan".

Lifecare Residents "implements" planning consent

21st September 2011

The planning permission awarded to Renaissance, now "Lifecare Residences", was due to expire in December. However this month Lifecare Residences has "implemented" the planning permission by digging a hole and putting in some sheet piling and filling the hole in again.

No useful work has been carried out. However, under the lenient terms of our planning system, the permission is now deemed to have been "implemented" and runs indefinitely. Cash-strapped Lifecare Residences can return at a later date to build the development, once the funding has been secured.

Secret new scheme for the Battersea Place site revealed on consultant's web site

28th May 2011

Engineering consultancy Grontmij, consultants to Renaissance Lifecare (now known as "Lifecare Residences Ltd"), has inadvertently revealed new plans showing an even larger building for the Battersea Place site, formerly knowns as Ralph West Hall. Drawings were seen on the Grontmij web site last week, showing the building a storey higher than the building approved by Wandsworth Council in 2008.

Proposed taller building for the Battersea Place site. The building dwarfs Jagger House and Albany Mansions. Stafford Mansions conveniently screened by trees. (Image courtesy Grontmij.)

One of the drawings is shown above. The other drawings can be seen by clicking here. The images have since been removed from the Grontmij web site and replaced with images of the approved scheme. But it seems clear that Renaissance intends to apply for planning permission for an even bigger building, and that it was always their intention to do so.

Renaissance have acted in bad faith by promoting a scheme that they do not intend to build. The current planning permission should be revoked by Wandsworth and any new application for an even larger building turned down as being even more unsuitable for this sensitive site within the Battersea Park Conservation Area than the current overscaled scheme.

Site is an environmental hazard following demolition of hall of residence

11th February 2010

Renaissance Lifecare has left people in St Mary's Park facing a major environmental hazard, following the demolition of Ralph West Hall in 2009.

Work stopped in the autumn shortly after the demolition of the hall of residence, leaving a massive pile of rubble in the centre of the site. Dust from the rubbish is now catching the wind and blowing onto adjacent housing areas: a situation that is certain to worsen as the spring approaches.

It seems that Renaissance has either gone bust or is seeking to refinance the development.

We are looking for new developers to come in and work with us on a new scheme that we can all support.

Will Renaissance business model turn into a deathbed?

17th May 2009

The Observer today reports on the difficulties faced by firms providing care for the elderly. Many care providers such as Southern Cross and McCarthy & Stone are in serious debt and are cutting back on services to their elderly residents. It's certainly not the time to be trying to build another care home. Click here to read the article.

RWHSPS launches legal challenge in High Court

20th March 2009

Ralph West Hall Site Protection Society has today lodged documents with the Royal Courts of Justice to initiate its legal challenge against Wandsworth Council. More to follow.

Planning permission granted: RWHSPS plans legal challenge in High Court

1st January 2009

Planning permission for the demolition of Ralph West Hall and its replacement with a residential care home was finally granted on 22nd December. The delay was due to extended negotiations whilst the "Section 106 agreement", or planning bribe, of £500,000 was agreed between Wandsworth Council and Renaissance Lifecare.

RWHSPS is now planning to bring a legal challenge against the decision in the High Court. We have already sent a "letter before action" to Wandsworth Council, notifying them of our intention to challenge the decision. The legal challenge itself will be lodged with the High Court in the next few weeks.

Click here to see a copy of our letter before action (pdf file).

Committee meets next week to decide future of site

10th June 2008

Local residents from all the blocks around Ralph West Hall came out in force this evening to voice their opposition to the loss of green space and trees, threatened by Powell Dobson's building for developer Gavin Aleksich.

It was a lovely early summer evening with the Ralph West Hall site looking its very best. Drinks were served on the Jagger House walkway, while local children wrapped the threatened trees with hazard tape.

Click here to see more photographs of the event.

Guest of Honour, the architect Mike Horsman, designed Ralph West Hall and planted the threatened plane tree in 1960 when Ralph West Hall was being built by the London County Council.

The picnic comes one week before the Planning Applications Committee meets to decide Renaissance's planning application. Please come to the vote at the Town Hall on Tuesday 17th June at 7.30pm.

We hope it will be curtains for the credit crunched Kiwi.

Before Aleksich: idyllic Ralph West Hall site, May 2006

Renaissance scheme under fire from Environment Agency

7th April 2008

No Change: 2007 left... 2008 right!

Renaissance's scheme presents a high flood risk for vulnerable old people and has unsustainable drainage proposals, according to the Environment Agency.

Two letters from the Environment Agency objecting to Renaissance Lifecare's planning application have been put on Wandsworth Council's web site. A letter from the EA on 11th March made objections on three grounds:

• No "sequential test" to see if a site less liable to flooding could be found.

• Unacceptable flood risk, with sleeping accommodation on the ground floor

• Unsustainable proposals for surface water drainage

The lack of a "sequential test" was particularly significant, given that the application is for an old peoples' home, which the EA classifies as "most vulnerable".

A second letter from the EA on 13th March confirmed that the developer had not been able to deal with these objections. Therefore the scheme was not considered by the Planning Applications Committee when it met that evening.

Click here to see the letter of 11th March and here to see the letter of 13th March.

Decision on Renaissance planning application deferred

13th March 2008

The vote on the revised planning application for the Ralph West Hall site was deferred this evening following an eleventh hour intervention by the Environment Agency. The Agency has raised concerns about the adequacy of flood protection measures in the scheme.

At the present time, more than half of the site is given over to landscaping, so rainwater drains away naturally. The Renaissance scheme proposes to build over the majority of the site, greatly increasing rainwater runoff into Victorian sewers already at capacity.

We understand that the flood protection measures will take Renaissance some time to address. It is unlikely that the scheme will go back to the Planning Applications Committee until May.

Renaissance makes minor changes to scheme

8th February 2008

Renaissance Lifecare has submitted revised proposals for the Ralph West Hall site. The changes follow massive public opposition to their planning application submitted in November, with 100 people attending the public meeting in December (see below) and over 100 letters of objection sent.

Click here to see the revised proposals.

Wandsworth Council is launching a fresh consultation on the revised scheme to 3rd March, with the scheme likely to be considered by the Planning Applications Committee on 13th March. The revised scheme can be seen online or at the planning department.

The changes, described as "salad dressing" by an RWHSPG committee member, consist of: a barely perceptible alteration to the roofline on Albert Bridge Road, moving the tall block on Worfield Street slighly back and reducing the height of the block facing Jagger House.

November 2007 left... and February 2008 right!

The height of the building remains the same and the number of flats (128) is the same as the previous scheme by Instyle Developments, turned down twice by Wandsworth Council in 2005 and dismissed by the government appointed inspector on appeal in 2006.

Public meeting: 100 attend to hear MP and councillors

3rd December 2007

100 people came to a public meeting called by Ralph West Hall Site Protection Group on 3rd December to discuss the current planning application by Renaissance Lifecare.

Local residents listen to Battersea MP Martin Linton

The meeting was chaired by ward Councillor Mark Davies, and was addressed by Battersea MP Martin Linton, senior planner Tony McDonald, and representatives of local residents' groups. However Renaissance Lifecare boss Gavin Aleksich refused to attend or send a representative.

RWHSPG member Keith Garner introduced the scheme on behalf of Mr Aleksich. Then RWHSPG planning advisor Greg Cooper of Metropolis PD gave a presentation which showed that the proposed scheme is virtually identical to the previous scheme turned down in 2006.

Spot the difference: the 2005 scheme left and Renaissance scheme right

Then there was a discussion and questions from the floor. Concerns included height and density, loss of green space and trees, and increased flood risk. No one spoke in support of the scheme.

Greg Cooper's presentation can be downloaded by clicking here (large pdf file 3Mb)

Click here for more images of the public meeting.

Renaissance submits planning application: it still looks like overdevelopment to us!

Renaissance Lifecare has submitted a planning application for a residential care facility on the Ralph West Hall site.

The application is for 142 de luxe retirement flats, but with only 6 visitor spaces. The scheme will take up the whole of the site, with a new mansion block built on the lawn at the front and a new block at the back, which will be much bulkier than the existing, coming much closer to Worfield Street. The beautiful plane tree on the lawn will be cut down.

The application is virtually unchanged from the scheme shown at an exhibition held in August in the foyer of Ralph West Hall. This is despite assurances given by Renaissance at the time that residents' views would be taken account of.

Proposed wall of development on Worfield Street

If you haven't already objected to the proposal, write to the Borough Planner, Mr Robert Erskine at Wandsworth Town Hall, London SW18 2PU, or email: boroughplanner@wandsworth.gov.uk

Remember to quote reference numbers: 2007/5826 and 5827.

The story so far...

Photo: Elaine Michel

In August 2005, Instyle Investments, applied for planning permission to demolish Ralph West Hall and cover the entire site with apartments, including the grass area at the front. The application was refused by a large majority.

The proposal was for 128 flats and 154 car parking spaces, which is the same as Ethelburga Tower and Jagger House combined.

The entire development was three times the permitted densities in Wandsworth Council's Unitary Development Plan and twice the density in the London Plan.

Ignoring concerns of the local residents, Instyle submitted a second application nearly identical to the first application, in October which was turned down in December. We calculated the developer reduced the floorspace above ground by only 1 to 1.5% !!!

Instyle appealed and the appeal was heard at a public inquiry in June 2006. The Inspector rejected the appeal in July 2006.

Ralph West Hall was then sold by Instyle to an Irish Developer, who sold it on to Renaissance Lifecare plc in 2007.

We are campaigning for a new discussion between the Council, developer, and local residents, to agree a scheme that retains existing open space and preserves links between Ethelburga Estate and Battersea Park.

Flyer

We have produced an attractive new flyer for display in windows, vehicles, on clothing etc. The flyer has A4 and A5 options. Click here to download the flyer (pdf file, 965k)

Who we are

Ralph West Hall Site Protection Society Ltd is a not for profit company representing local residents associations affected by the prospect of redevelopment of the "Battersea Place site", formerly known as Ralph West Hall site in Albert Bridge Road:

• Ethelburga Tower Residents' Association
• Stafford Mansions Residents' Association
• Jagger House residents
• Rosenau Road Residents
• Worfield Street residents
• New Era (Ethelburga Estate Residents' Association)
• Albany Mansions residents

Contact

We can be contacted on any of the following numbers:

Stafford Mansions residents: 020 7223 0538

Ethelburga Tower Residents' Association: 07876 163638

Or you can e-mail us at:

© 2008 Ralph West Hall Site Protection Society Ltd

Registered in England No.6684077

MPs fear rerun of Southern Cross care home scandal

Committee says government has failed to make clear what will happen if another provider gets into financial difficulty

6th December 2011

The Guardian has a further report today on the financial uncertainty in the care home industry, with a committee of MP's concerned at the lack on preparation if another care home provider goes bust. Margaret Hodge MP, chair of the public accounts committee, said that Four Seasons Health Care, which took over Southern Cross earlier this year, is itself £1billion in debt. She went on: "It is deeply worrying that the department has not made clear what will happen when providers fail. This is crucial to protect frail and vulnerable users of care." Four Seasons insisted that it is in good financial health.

Doubling in number of care home firms collapsing into administration

Southern Cross joined by more than 70 smaller companies as care crisis widens

14th November 2011

The Guardian reports today on the ongoing crisis in the care home industry, with 73 care companies entering administration over the year to the end of September, compared with 35 in the previous 12 months. Click here to read the article.

Why we are opposed to the development

We are not opposed to the redevelopment of the Battersea Place site. However we feel that the building proposed by Lifecare Residences is far too big and does not respect the Battersea Park Conservation Area.

We also feel that replacing the former student hall of residence, Ralph West Hall, with a old people's home upsets the balance of the area as there are already two old people's homes in the immediate vicinity.

The current scheme was prepared with complete disregard for the views of residents, over 200 of whom wrote to object to the planning application.

Nevertheless, Wandsworth Council approved the scheme in 2008, in a meeting of the planning committee that was whipped to vote in favour by order of Edward Lister, the then leader of Wandsworth Council.

What we want to happen instead

We want to see a new scheme come forward that is designed in collaboration with local residents and that relates well to the buildings that surround it: including Stafford Mansions, Albany Mansions and the various buildings on the Ethelburga Estate.

We are open-minded about the types of uses that the site could accommodate. However we do feel that an educational building or new hall of residence would do more to retain and enhance the social mix of the area than the old people's residence currently proposed.

Reopen it!

Flyer available here..

We have produced a new flyer in response to the revised proposals submitted by Renaissance. Click here to download a pdf of the flyer (2.33Mb) and here to download a jpeg (180kb). Make sure your friends and neighbours see it!

Sign our petition

We, the undersigned, object to Planning Application Number 2007/5826, and Conservation Area Consent Application Number 2007/5827, on the following grounds:

The proposal fails to preserve or enhance the character and appearance of this part of the Battersea Park Conservation Area because it results in the loss of the open green space, protected trees, and an important physical and visual link into and out of Battersea Park. It will also result in a harmful change to the historic vistas along Albert Bridge Road, which the existing site plan was designed to protect.

The size of the development is excessive. The proposed footprint is well over twice the size of the current building, resulting in parking problems, traffic congestion and strain on local health facilities and other public services.

Local residents call on the Council and the developer to re-consider the architects brief for the scheme so that local people can participate and see that the character of the conservation area and other local issues are appropriately dealt with. In this way the Council can ensure that the aspirations of local people are reflected in the scheme whilst the developer also secures a redevelopment. If the application is not withdrawn for proper consultation in accordance with best practice the application should be refused on these grounds.

Sign our petition

View our petition

Asbestos removal: the facts

10th October 2007

The Health & Safety Executive has confirmed to RWHSPG that asbestos in Ralph West Hall was confined to the basement plant room, where there was some asbestos sheet. The works notified to the HSE by Renaissance were due for completion on 11th September. More to follow.

New fence "does not require planning permission"

25th September 2007

Wandsworth Council has confirmed that the 2.5m high fence erected by Renaissance Lifecare around the Ralph West Hall site in August does not require planning permission. A boundary fence higher than 1m would normally require planning permission, but Renaissance managed to convince Wandsworth Council that the fence was necessary for "health & safety" reasons due to asbestos removal.

The previous owners, Delta Properties, also had an asbestos contractor on site, so presumably any asbestos has already been removed. How the fence assists with removal of any remaining asbestos (if it exists) is unclear. However the fence does succeed in blocking attractive views of the lawn and trees on the Ralph West Hall site, which is part of the Battersea Park conservation area.

We are pressing Wandsworth Council to ensure that Renaissance reinstates the low fence and railings immediately on completion of any asbestos removal works.

Protected trees under threat, railings ripped up

24th August 2007

It seems that Gavin Aleksich, director of Renaissance Lifecare, is already assuming he has planning permission, to judge by the way the Ralph West Hall site has been treated this week. Contractors working for Renaissance - apparently removing asbestos - have put portacabins and other plant up against the large London Plane in the centre of the site. The beautiful lawn on Albert Bridge Road has been clawed up by diggers. Attractive railings on Worfield street have been ripped up and replaced with an ugly hoarding.

Click here to see images of the destruction.

Reaction to latest proposals

Ralph West Hall Site Protection Group has issued the following statement:

"We were interested to see the proposals by Renaissance Lifecare plc for a residential care facility on the Ralph West Hall site, which were put on display in the foyer of Ralph West Hall this week. Unfortunately a model was not made available.

It is clear that moves have been made to address some of the reasons given by Wandsworth Council for refusing the 2005 scheme, and also to address some of the reasons the Planning Inspector gave for dismissing the appeal in 2006.

However to judge by the proposals displayed this week, our principal concerns have not been addressed in the revised proposals, and objections remain over most of the salient issues. These issues include: excessive height, mass and density; adverse impact on the conservation area; loss of mature trees; loss of open space; lack of permeability through the site giving a “fortress-like” appearance; and questions about visitor and staff access.

We hope that concerns put forward by visitors to the exhibition will be addressed before the scheme is submitted for planning permission. We await the finalised plans which we will consider with our advisers."

Ralph West Hall Site Protection Group

21st August 2007

The statement has also been published in the Wandsworth Borough News.

Appeal Fund: Over £6,000 raised

Local residents have contributed over £6,000 to pay for our professional advisers and to cover other expenses. We would like to thank everyone who has contributed.

This is not the end of the campaign of course. Please make further cheques payable to "Ralph West Hall Fighting Fund" and send them to Guillaume Simonnet, Treasurer, Ralph West Hall Site Protection Group, 35 Ethelburga Tower, London SW11 4AD.

Recently

13th July 2006

Victory for Residents' Groups as Instyle appeal is turned down

Photo: Gareth Harmer  www.deadlinepix.co.uk

Residents' Groups are celebrating today on hearing the news that the appeal by Instyle Investments into the refusal of their scheme for Ralph West Hall has been thrown out by the Planning Inspectorate.

Click here to read the full decision notice issued by the Planning Inspectorate (pdf file).

The Ralph West Hall Site Protection Group has issued this press release in response.

Residents from Stafford Mansions, Jagger House, Ethelburga Tower, and surrounding streets gathered in front of Ralph West Hall on 19th July to celebrate.

Our victory was reported by the Battersea Guardian on 21st July. A futher report will appear (with more photographs) in the Wandsworth Borough News on 26th July.

Previous News

30th July 2006

Security Alert : Fire at Ralph West Hall raises security concerns

Residents are asked to be on the lookout following a fire at Ralph West Hall on Saturday 30th July.

The fire occurred only days after the security of Ralph West Hall was raised at the Neighbourhood Watch meeting for St Mary’s Park Ward.

Particular concerns were raised about a person was sleeping rough in an outbuilding.

The owner has tenants in the building at the moment, apparently required by the insurers. However no security guard is employed, although the Police are now aware of the situation.

Other development sites in Battersea have been subject to fires in recent years, such as the Swan pub in Battersea Church Street and more recently the Ethelburga School site. We do not want to see the same thing happening here.

If you see anything suspicious on the Ralph West Hall site, call the Battersea Police on 020 7350 1122 or dial 999 if an emergency.

15th June 2006

Public Inquiry at Wandsworth Town Hall

The public inquiry into Instyle's appeal against the Council's refusal of their scheme took place at Wandsworth Town Hall from 13th-15th June 2006. The Inspector was Ms Claire Sherratt MRTPI.

The local residents groups - Stafford Mansions, Ethelburga Tower, Jagger House and others - were represented by Greg Cooper of the Halpern Partnership. We also engaged a barrister, Johanna Boyd, to help present our case and to cross examine the developer's witnesses.

The Inspector is now considering the evidence presented, and will writing to us with her decsion in about 4-6 weeks, i.e. at about the end of July.

For a full report on the three days of the Public Inquiry, click here.

To read Greg Cooper's proof of evidence click here (pdf file). To read a summary of Greg's proof, click here (pdf file).

8th December 2005

'Fortress Battersea' crumbles as Councillors throw out latest application

Wandsworth Council's planning committee last night turned down the latest planning application by Instyle to redevelop Ralph West Hall.  A packed committee room heard ward councillors Mark Davies and John Hallmark speak against the scheme, before it was debated by committee members.  Committee members thought that the scheme had not changed enough since the last time.  The motion to refuse on grounds of over development was put by Councillor Passmore and was passed by a majority of 7-2.

3rd December 2005

Stars out for Ralph West Hall

Photo: www.fkphoto.co.uk

Over 60 local people gathered outside Ralph West Hall on 3rd December to demonstrate their opposition to the scheme.

There have been 163 objections to the planning application to redevelop the site, which will be ecided at the Planning Applications Committee on Wednesday 7th December.

Click here for the report on the protest in the Wandsworth Guardian

Click here for more photos of the protest.

1st December 2005

Be there at the Planning Applications Committee of 7th December to show your opposition to the scheme and to support your Ward Councillors who are also opposed. The meeting will take place at the Town Hall in Committee Room 123 on Wednesday 7th December, starting at 7.30pm. (Entrance 4 and take the stairs to the first floor.) 

21st November 2005

Please keep sending your letters of objection to:

Mr Robert Erskine, Borough Planner , Technical Services Department, The Town Hall, Wandsworth High Street, London SW18 2PU

Quote references: 2005/4182 & 2005/4185

25th August 2005

Planning Application refused

Applications for planning permission and listed building consent were refused by the planning applications committee of Wandsworth Council. The report to the committee recommended refusal on grounds of overdevelopment, particularly to the south by Jagger House, and due to the location of the entrance to the underground car park, which is too close to existing houses.

19th August 2005

Petition presented to local Councillors

Ward Councillors Mark Davies (centre) and John Hallmark accepted a petition of over 700 signatures at a drinks party held this evening in the walkway in front of Jagger House. The petition was presented by Sue Cole (left) and Judith Anderson, both residents of Jagger House.

20th July 2005

Public meeting attracts 115 local people

The residents associations organised a public meeting to debate the scheme. The meeting was chaired by Councillor John Hallmark and attended by Councillors, the MP for Battersea, Martin Linton and other local politicians. Representatives of the developer, Instyle, were also present.

1st June 2005

Planning Application submitted

A planning application for the proposed redevelopment of Ralph West Hall as been submitted to Wandsworth Council by Delta Property Investments. The application reference is No 2005/2146.

An application for "Conservation Area Consent" for the demolition of Ralph West Hall has also been submitted. The application reference is 2005/2149.