North London Food & Culture

Why It Matters: Swain’s Lane


On the east side of Hampstead Heath is a small, vibrant community that locals cherish and Londoners from far and wide visit to unwind. Swain’s Lane, with its peaceful, semi-rural village feel is under threat because developers plan to demolish the single-storey parade of shops and replace them with a 4-storey block of flats and a second supermarket.

If we try to list the reasons why Swain’s Lane is unique to residents, neighbours and visitors alike, definitions need to go beyond the picturesque. The Lane has a way of playing with the imagination. It is a rural, whilst at the same time, urban labyrinth that winds its way from open heath land to village, cafe to cemetery, company to aloneness; a safe harbour in which to reflect, re-charge, share and feel happiness and well-being.

The entrance to the Lane from the Highgate Road is open and leafy, offering both summer sun and evocative night skies, as well as the much-loved landmark of the spire of St Anne’s, the individuality of local shops and businesses, and the buzz of café life.


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This is an environment that has, over the years, managed to avoid and resist commercial development in the form of out-sized, incongruous and inappropriate schemes. But once again, we find ourselves under threat. If the plans proposed by the agents of Lord Listowel were to succeed they would totally destroy the unique character and atmosphere of this neighbourhood.

In the 1850s, the site adjoined a small pond (where the row of shops on the west side now stand), as the River Fleet crossed over Highgate Road and wound its way down to what became St Alban’s Road towards Brookfield Park and southwards. A substantial Palladian villa and estate called Kentish Town House existed on the east side south of the roundabout between c 1777 and was demolished c 1850. Its specific site is currently occupied by The Carob Tree Restaurant, St Alban’s Villas and St Alban’s Road. The area then generally was noted for outdoor leisure pursuits with ponds, riding stables, bowling greens, tennis courts, trees and parks, as it is to this day.

The proposed development threatens the florist, greengrocer, butcher, chemist and newsagent. It will unquestionably disrupt business and local life for a period of time and generate increased traffic and additional parking problems where space is already at a premium. It will reduce or eliminate much of the neighbourhood ambience that has been so carefully established and nurtured.

The greatest threat to the Lane, however, is the lack of recognition and involvement of the community itself. Instead of meeting with residents and shopkeepers before plans were developed, the property owner, Earl of Listowel, the architect and planning consultants Nathaniel Lichfield and Partners chose to design the entire project on their own – and then present it to the community. The reaction was not surprising. Over 500 individuals attended the weekend showing and more than 300 the subsequent public meeting to protest the project, despite it being back in the August holiday period.

The corner development as seen from the Carob Tree

We acknowledge that the buildings have been allowed to become run down, and accept that either they need to be restored or developed in some way, as has been on the cards for many years (indeed it’s the the third time in a decade Listowel has tried to redevelop). But we believe that these plans are extremely insensitive. That’s why it matters to so many who are involved in preserving it.

The proposed plans for Swains Lane

You can become involved too. There is more information available on our website and our Facebook page, Save Swain’s Lane. Or add your thoughts below. It all counts.

Words & Pictures: Rob Schoenbeck, a local resident


11 thoughts on “Why It Matters: Swain’s Lane”

  1. Well put Rob – As a member of the steering group, I tried to put my initial thoughts into words and had recently posted them on the Facebook page. I copy them here for those interested. I’d welcome chat and views on both Rob’s comments and mine below:

    In getting involved in this campaign, I’ve spoken to many people about the questions it raises. It certainly raises more than it answers. I’m an architect, having these discussions daily, and see the whole process handled far better in other places. We’ve now gathered more than 900 interested people, half through this page and half through email. A website will soon be live. The people I’ve spoken to appear to be mixture of new and more established local residents, people who visit after a walk on the heath, those who come down from Highgate Village and those who come over from Kentish Town, Dartmouth Park, Archway and Tufnell Park. I’ve also discussed it with non local people involved in property, architecture, community building, retail, housing, planning, politics, journalism, and those who just have a good feel for these things.

    A clear consensus is that the site needs development in some form. However, most agree that this doesn’t mean that the proffered scheme is the right one, just because part of the current site is a mess.

    It is a depressing and out dated vision that high streets and local villages are inevitably lost to supermarkets and chains, which we know kill small retailers and any chance of maintaining independent trading character.

    People agree that this is a charming and valued parade which defines this neighbourhood. This is nothing new – after all this very site is identified and its character defined within the Conservation Area statement which is a statutory document, adopted by Camden. Any new scheme has first to understand this character, and then to capture it, and enhance rather than dilute it. That’s not me talking. It’s a policy upon which Camden will largely judge this application, if it ever gets that far.

    In terms of preserving and enhancing the trading character, this means more care and management of the type and delicate balance of smaller retailers / restaurants, nurturing of new, appropriate modern restaurants and shops, and investment in the enhancement of the essence of this special place by the Landlord.

    It is a nonsense that small businesses can no longer survive on the high street. They just need ambition’ and fertile ground upon which to grow, which means relatively affordable rents. Protecting the retail character of a vulnerable village is totally within the power of the local authority and they can / will achieve this by limiting unit size, secured by legal agreement. Once restricted in size, the site will inevitably find it’s own value and a clever landlord can carefully select businesses which protect the value of his holding.

    Look at Marylebone High Street. The Howard de Walden Estate have thoughtfully managed this balance and created a destination where a shop lease is now like golddust. The footfall is far less at Swains Lane but the reality is that if the quality is there, the people will come. It’s impossible to get a table at the Bull and Last. There are big queues at the expensive farmers market. The Carob tree is busy. The new Pizza East in Highgate Studios was rammed the second it opened. The Theatre of Wine in Archway is doing roaring trade – why shouldn’t Swains Lane become a unique little retail pocket where quality attracts quality? We should be discussing what kinds of modern, appropriate small, independent retailers would work here. It shouldn’t just be accepted as wrote that a supermarket is the only way. It’s just the easiest, most bankable way.

    Regarding the proposed residential building above, putting the architectural style to one side, it’s too high by at least 2 storeys. If you fancy reading any background to this, I have posted the councils view on the 2 previously submitted (but withdrawn) schemes on this site from 2001 and 2003 which are emphatic in describing and protecting the low rise character of this site. Have a scroll down and you’ll find them. All these arguments have been made before. Nothing has changed since then. So why are we now being presented with a scheme that is almost 2 storeys higher than that which was so definitively rejected? Are we being taken for chumps?

    What I believe needs to happen is that the developer must tear up this proposal, go back to first principles and then engage in a proper, thoughtful consultation with the community to garner ideas and support for an exemplar scheme, based on an enlightened, imaginative brief instead of foisting on us a bloated pastiche loosely disguising yet another supermarket.

    There is a scheme that can be so much better. We should be discussing what that could be on this page.

    In the meantime, the current scheme should be blocked so that the developer understands he needs to change tack. When he does, we should be ready to suggest exciting ideas for how this can be an example of how a community identified what it loved about a place, and worked with a site owner to make it the best version of itself that it can be. That would be a place that people talk about, love, and want to emulate, not an instantly forgettable carbon copy of every other mediocre, half dead high street in this country with an architecture too scared to do anything but shabbily copy a style that doesn’t mean anything in this locality, and contributes nothing to the wider debate about contemporary architecture in London.

    I know many of you love Waitrose, but how about just logging onto Ocado and instead get thinking about why this is a great place and what we can do to make it even better?

  2. Stopyerwhingeing!

    ‘Save Swains Lane’? What a load of nonsense. The existing buildings and shops are a shabby disgrace, whereas the proposed development looks superb and at four storeys is no higher than surrounding buildings. It will enhance the parade not ‘destroy’ it. As for ‘saving’ the existing shops I for one will not miss miserable Micky and his expensive, sometimes past-it produce, nor the tired looking deli where I once made the mistake of buying ‘fresh’ bread. The sooner we get a Waitrose here the better. Hopefully it will drive out Tesco with its cheap beer/Coke promotions and attract smarter, more enticing retailers/eateries etc. Instead of whinging about this progressive and very welcome development to improve Swains Lane why not campaign to demolish St Albans Villas and other chronically ugly municipal eyesores that spoil the area.

  3. To”Stopyerwhingeing” the person commenting above:

    There’s no doubt the current parade has been allowed to run down. And the existing retailers are struggling with the short lets they’ve been given. And it’s horrible that the landlord has left the restaurant boarded up. But the fact that there are issues with the existing retailers doesn’t mean that there isn’t some kind of improvement that can be made in a way that doesn’t involve another supermarket. We’ve got plenty of high streets like that in London. We don’t need another here.

    Think of a place like http://thegoodsshed.co.uk/canterbury-farmers-market/ as a place that maintains an independent retail character without having to succumb to the eternal blandness of endless supermarkets.

    A supermarket will leave us with half a block of dead windows. No interaction between the shopping area and the pavement. A vibrant and open shop pavement maintains community buzz.

    I agree about St Albans Villas. I don’t like the look of those buildings either. But that’s another problem. And I utterly disagree with the notion that the proposed development is superb. I guess this boils down to taste. But it looks like a branch of Lillywhites to me. A great big ugly lump that’s doing a very poor job of imitating several types of period styles, and doing it very badly. It’s the kind of thing that looks horrible on the page, and far worse when it’s built. Another one of unimaginative architecture hung up on the past. We’ve moved in the last 200 years. There is beautiful architecture being designed all over the world that is looking forward with sensitivity, and an updated sense of how communities work.

    I also massively disagree with your comment about scale. The low building height in this precise spot is far more important than the height of the buildings next to it. Driving up highgate road, and coming off the heath, the main thing about having a low building in this position is the feeling of openness that it provides. As you walk or drive up the hill you can see over the shops and up the green slope of Highgate, at the trees and church spires. I let out a sigh of relief every time I see it. It offers the kind of breathing space that’s increasingly rare in this city. And people need it. They come to this spot to relax. It’s one of the main reasons there’s such a holiday vibe when people come here. Sitting opposite a 4 storey block of flats, and staring at another supermarket simply won’t have the same appeal.

    And who’s to say it’ll be a Waitrose. It’s rather hopeful of you. The building opposite the forum was supposed to be an M&S the shops are still standing their vacant. A far more depressing sight than a row of run down independent retailers. We need to build a more positive way forward. If the owners make a quick buck out of residential space and then do a runner like the did there then we’ll be in a far worse position.

    I’m not saying there isn’t an need for revitalisation here. But in my opinion these plans would tear out the heart of our uniquely vibrant community centre. Another bland urban lump in the middle of a semi-rural village.

    People didn’t move next to the heath and highgate for this. Whoever is responsible for renewing our community centre needs to understand what there is to love about it at the moment. If you prefer imitations of period buildings in Belgravia, maybe you should consider moving to a different area?

  4. I’m starting a campaign to get the Carob Tree to use a proper lowercase b in its sign. At the moment they use an eszett character (ß). I suppose that its real name isn’t “Caross Tree”.

    More importantly – Dan Outram, above, makes some very good points about the proposed building.

    Another supermarket here (in addition to Tesco) will be a death sentence for Swains Lane. The proposed building looks like a parody of commercial architecture, circa 1995 – really unpleasant.

  5. Dear Stopyerwinging,

    No one is winging here.

    What you’re seeing with this campaign is more than 1000 signed up people who agree that it matters to consider the nuances of taking care in making places. Rob’s piece tries to articulate this.

    That’s why it’s called ‘why it matters’.

    Your comment suggests that because you don’t feel well served by the struggling / left empty shops that are there now, and the unloved building which has been allowed to fall apart, you feel that the only imaginative solution is to provide a copy of what is on every other high street in the country, and also available at the click of a mouse? Clearly you are saying that it doesn’t matter.

    Why do you say this scheme is progressive? Give some reasons why? It’s certainly not architecturally progressive, and the flat layouts are bog standard. So far as the retail arrangement is concerned, remind me what is progressive about it? Have a look on the Facebook page for posts by others who are starting to discuss other interesting, actually progressive developments elsewhere in the country.

    Regarding your 2 detailed points on scale and retail use:

    Firstly, your suggestion that a 4 storey building here is appropriate just because others are that height. Of stated paramount importance in this Conservation Area are the church spire views, tree canopy, long views, public realm and semi rural character – all of which are decimated by a proposed urban block of even 3 storeys, let alone 4. Are you saying the adopted Conservation Area Statement should not carry any weight or should be ignored? Why should we accept a building that narrows the bottom of West Hill visually when this is such a pretty, greened area? Not to mention the totally unworkable loading bay arrangement. What’s your view on that?
    This was already tested in planning terms twice – in 2001 and 2003 for lower 2 / 3 storey buildings and emphatically rejected by Camden Planning dept. It’s thankful that people thought it mattered then. Otherwise we would have ended up with a shocking scheme. If you’ve not done already, read the 2 extremely clear planning reports on the excessive bulk (and other things) of previous schemes which I have posted on the Facebook page. I also posted the drawings of that scheme to show how bad it was. If you don’t use Facebook, I’ll happily email them to you. It was the 2001 and 2003 ‘wingers’ who protected us from those appalling schemes. If that means that that we’ve had to put up with the odd dodgy apple or less than fresh loaf of bread in the meantime, so what? This is a protected site and no one is arguing that it should be left to rot. They just want to see a decent scheme here which makes Swains Lane a better version of itself.

    Secondly, your contention that a dominant supermarket would a. encourage other interesting independent / quality traders and / or b. put Tesco out of business is just not what actually happens. Would you set up a wine shop or a deli or a fishmonger or a butcher next to Waitrose? Without thought and care in the selection of businesses, we’ll end up with the same ubiquitous chain coffee shops. The feeling of the 1000 or so people who are talking positively about this issue is that they just don’t want that mistake to be made and want to engage with the developer to discuss how this could be more interesting, and really progressive.

    I respect the fact that you like the outline scheme (i debate that many agree with you), but why don’t you post a list of your top 3 places in London that you love, that look like this, that you think Swains Lane could be like? And why don’t you post your name so we can engage in a proper, useful debate with you?

    Other places I can think of in London that manage to preserve and enhance a particular trading and physical character do so through the passion and creativity of local residents and traders and people that love where they live and want to keep them unique, even if that means the odd soft peach / or loaf of stale bread. That is all that is happening here.

    No one is ‘winging’.

    Quite the opposite.

  6. It is exciting to see some debate about the project. The Save Swains Lane Steering Committee is actively seeking input from everyone who may in some way be affected by the development. That is why we are hosting a stall on the Lane on Saturday, 13 October from 10:30 until 15:30 (weather permitting) to hear what people have to say.

    Frankly, there is some truth in what the Stopyerwhingeing! has to say. Nobody wants run-down buildings, past-it produce and grumpy shopkeepers.

    We are not opposed to these either and want to see them changed as well. What we don’t want to see is the wholesale dismemberment of the neighbourhood for the sake of some things definitely worth replacing. What we do want is a balanced and thoughtful approach that considers the needs of both the developer and those who have to live with the development.

    To resist at all costs is futile. To submit to complete subjugation is equally unwise. What we seek is an equitable approach that achieves the maximum amount of good with the minimum amount of pain.

  7. While there is undoubtedly an open question as to whether any development would attract Waitrose, or indeed a number of smaller scale retailers typical of vibrant local retailing (take a look at the contribution the local (read Gail’s and other bakeries) make alongside more chain outlets such as Starbucks, Paul, Cafe Nero and clothing retailers in Hampstead. There is a thriving population who clearly enjoy sitting outside Kalendar and are making use of Tesco and other resources that Swains Lane has to offer today.

    However, the Tesco is not the best example of a Tesco local, while Kalendar is often full, the Carrob Tree, and other eateries are less successful in matching their environment and offers to those locals who would care to frequent them.

    There is an opportunity, for the community to define what it want here, I for one believe that there is custom for more and better than we have today. A better local supermarket would be valuable and sensitive development around it to build on what we have today could, should and I believe would sustain an retain the ‘cafe culture’ that has grown up.

    It’s clear the current economic opportunities are not as strong as some might make out, the Indian restaurant was open barely a few weeks before collapsing, and the bric-a-brac sold from the store on the corner today can hardly be claiming to contribute to the well being, culture and happiness of the community.

    Perhaps, more of the support that is evident for renewal could be channelled into community commentary on what folks would like to see. Assuming that the existing block should be redeveloped – something that few have argued against – I for one believe that there is room for both a source (whether supermarket like Waitrose, or a combination of delicatessen and others) of good quality produce, and clearly (see Kalendar) potentially another cafe (whether a chain Like Starbucks/Nero etc or a more independent alternative).

    The Tesco we have today isn’t raising the bar for competition in quality with the Butcher and Greengrocer – perhaps an alternative will, and if this makes the Tesco better – or ultimately results in it being replaced by something else – all to the good.

    Ultimately the real question here, surely, is give. Change is necessary and much overdue – what kind of change would we like to see?

  8. We invite residents and visitors alike to go the SaveSwainsLane.com and complete a short survey to answer this very question: “What would you like to see as a part of the proposed new development ?” A market, local shops, a pub, more services, a bank, those things that will make Swain’s Lane a ‘destination’…or the status quo ??

    We want to hear from as many individuals as possible to reflect the desires of the neighbourhood when we meet with the owner, architect and planners of the site as well as presenting the community’s perspective (as important as the plans themselves) to Camden Council during the planning process.

Leave a Comment

11 thoughts on “Why It Matters: Swain’s Lane”

  1. Well put Rob – As a member of the steering group, I tried to put my initial thoughts into words and had recently posted them on the Facebook page. I copy them here for those interested. I’d welcome chat and views on both Rob’s comments and mine below:

    In getting involved in this campaign, I’ve spoken to many people about the questions it raises. It certainly raises more than it answers. I’m an architect, having these discussions daily, and see the whole process handled far better in other places. We’ve now gathered more than 900 interested people, half through this page and half through email. A website will soon be live. The people I’ve spoken to appear to be mixture of new and more established local residents, people who visit after a walk on the heath, those who come down from Highgate Village and those who come over from Kentish Town, Dartmouth Park, Archway and Tufnell Park. I’ve also discussed it with non local people involved in property, architecture, community building, retail, housing, planning, politics, journalism, and those who just have a good feel for these things.

    A clear consensus is that the site needs development in some form. However, most agree that this doesn’t mean that the proffered scheme is the right one, just because part of the current site is a mess.

    It is a depressing and out dated vision that high streets and local villages are inevitably lost to supermarkets and chains, which we know kill small retailers and any chance of maintaining independent trading character.

    People agree that this is a charming and valued parade which defines this neighbourhood. This is nothing new – after all this very site is identified and its character defined within the Conservation Area statement which is a statutory document, adopted by Camden. Any new scheme has first to understand this character, and then to capture it, and enhance rather than dilute it. That’s not me talking. It’s a policy upon which Camden will largely judge this application, if it ever gets that far.

    In terms of preserving and enhancing the trading character, this means more care and management of the type and delicate balance of smaller retailers / restaurants, nurturing of new, appropriate modern restaurants and shops, and investment in the enhancement of the essence of this special place by the Landlord.

    It is a nonsense that small businesses can no longer survive on the high street. They just need ambition’ and fertile ground upon which to grow, which means relatively affordable rents. Protecting the retail character of a vulnerable village is totally within the power of the local authority and they can / will achieve this by limiting unit size, secured by legal agreement. Once restricted in size, the site will inevitably find it’s own value and a clever landlord can carefully select businesses which protect the value of his holding.

    Look at Marylebone High Street. The Howard de Walden Estate have thoughtfully managed this balance and created a destination where a shop lease is now like golddust. The footfall is far less at Swains Lane but the reality is that if the quality is there, the people will come. It’s impossible to get a table at the Bull and Last. There are big queues at the expensive farmers market. The Carob tree is busy. The new Pizza East in Highgate Studios was rammed the second it opened. The Theatre of Wine in Archway is doing roaring trade – why shouldn’t Swains Lane become a unique little retail pocket where quality attracts quality? We should be discussing what kinds of modern, appropriate small, independent retailers would work here. It shouldn’t just be accepted as wrote that a supermarket is the only way. It’s just the easiest, most bankable way.

    Regarding the proposed residential building above, putting the architectural style to one side, it’s too high by at least 2 storeys. If you fancy reading any background to this, I have posted the councils view on the 2 previously submitted (but withdrawn) schemes on this site from 2001 and 2003 which are emphatic in describing and protecting the low rise character of this site. Have a scroll down and you’ll find them. All these arguments have been made before. Nothing has changed since then. So why are we now being presented with a scheme that is almost 2 storeys higher than that which was so definitively rejected? Are we being taken for chumps?

    What I believe needs to happen is that the developer must tear up this proposal, go back to first principles and then engage in a proper, thoughtful consultation with the community to garner ideas and support for an exemplar scheme, based on an enlightened, imaginative brief instead of foisting on us a bloated pastiche loosely disguising yet another supermarket.

    There is a scheme that can be so much better. We should be discussing what that could be on this page.

    In the meantime, the current scheme should be blocked so that the developer understands he needs to change tack. When he does, we should be ready to suggest exciting ideas for how this can be an example of how a community identified what it loved about a place, and worked with a site owner to make it the best version of itself that it can be. That would be a place that people talk about, love, and want to emulate, not an instantly forgettable carbon copy of every other mediocre, half dead high street in this country with an architecture too scared to do anything but shabbily copy a style that doesn’t mean anything in this locality, and contributes nothing to the wider debate about contemporary architecture in London.

    I know many of you love Waitrose, but how about just logging onto Ocado and instead get thinking about why this is a great place and what we can do to make it even better?

  2. Stopyerwhingeing!

    ‘Save Swains Lane’? What a load of nonsense. The existing buildings and shops are a shabby disgrace, whereas the proposed development looks superb and at four storeys is no higher than surrounding buildings. It will enhance the parade not ‘destroy’ it. As for ‘saving’ the existing shops I for one will not miss miserable Micky and his expensive, sometimes past-it produce, nor the tired looking deli where I once made the mistake of buying ‘fresh’ bread. The sooner we get a Waitrose here the better. Hopefully it will drive out Tesco with its cheap beer/Coke promotions and attract smarter, more enticing retailers/eateries etc. Instead of whinging about this progressive and very welcome development to improve Swains Lane why not campaign to demolish St Albans Villas and other chronically ugly municipal eyesores that spoil the area.

  3. To”Stopyerwhingeing” the person commenting above:

    There’s no doubt the current parade has been allowed to run down. And the existing retailers are struggling with the short lets they’ve been given. And it’s horrible that the landlord has left the restaurant boarded up. But the fact that there are issues with the existing retailers doesn’t mean that there isn’t some kind of improvement that can be made in a way that doesn’t involve another supermarket. We’ve got plenty of high streets like that in London. We don’t need another here.

    Think of a place like http://thegoodsshed.co.uk/canterbury-farmers-market/ as a place that maintains an independent retail character without having to succumb to the eternal blandness of endless supermarkets.

    A supermarket will leave us with half a block of dead windows. No interaction between the shopping area and the pavement. A vibrant and open shop pavement maintains community buzz.

    I agree about St Albans Villas. I don’t like the look of those buildings either. But that’s another problem. And I utterly disagree with the notion that the proposed development is superb. I guess this boils down to taste. But it looks like a branch of Lillywhites to me. A great big ugly lump that’s doing a very poor job of imitating several types of period styles, and doing it very badly. It’s the kind of thing that looks horrible on the page, and far worse when it’s built. Another one of unimaginative architecture hung up on the past. We’ve moved in the last 200 years. There is beautiful architecture being designed all over the world that is looking forward with sensitivity, and an updated sense of how communities work.

    I also massively disagree with your comment about scale. The low building height in this precise spot is far more important than the height of the buildings next to it. Driving up highgate road, and coming off the heath, the main thing about having a low building in this position is the feeling of openness that it provides. As you walk or drive up the hill you can see over the shops and up the green slope of Highgate, at the trees and church spires. I let out a sigh of relief every time I see it. It offers the kind of breathing space that’s increasingly rare in this city. And people need it. They come to this spot to relax. It’s one of the main reasons there’s such a holiday vibe when people come here. Sitting opposite a 4 storey block of flats, and staring at another supermarket simply won’t have the same appeal.

    And who’s to say it’ll be a Waitrose. It’s rather hopeful of you. The building opposite the forum was supposed to be an M&S the shops are still standing their vacant. A far more depressing sight than a row of run down independent retailers. We need to build a more positive way forward. If the owners make a quick buck out of residential space and then do a runner like the did there then we’ll be in a far worse position.

    I’m not saying there isn’t an need for revitalisation here. But in my opinion these plans would tear out the heart of our uniquely vibrant community centre. Another bland urban lump in the middle of a semi-rural village.

    People didn’t move next to the heath and highgate for this. Whoever is responsible for renewing our community centre needs to understand what there is to love about it at the moment. If you prefer imitations of period buildings in Belgravia, maybe you should consider moving to a different area?

  4. I’m starting a campaign to get the Carob Tree to use a proper lowercase b in its sign. At the moment they use an eszett character (ß). I suppose that its real name isn’t “Caross Tree”.

    More importantly – Dan Outram, above, makes some very good points about the proposed building.

    Another supermarket here (in addition to Tesco) will be a death sentence for Swains Lane. The proposed building looks like a parody of commercial architecture, circa 1995 – really unpleasant.

  5. Dear Stopyerwinging,

    No one is winging here.

    What you’re seeing with this campaign is more than 1000 signed up people who agree that it matters to consider the nuances of taking care in making places. Rob’s piece tries to articulate this.

    That’s why it’s called ‘why it matters’.

    Your comment suggests that because you don’t feel well served by the struggling / left empty shops that are there now, and the unloved building which has been allowed to fall apart, you feel that the only imaginative solution is to provide a copy of what is on every other high street in the country, and also available at the click of a mouse? Clearly you are saying that it doesn’t matter.

    Why do you say this scheme is progressive? Give some reasons why? It’s certainly not architecturally progressive, and the flat layouts are bog standard. So far as the retail arrangement is concerned, remind me what is progressive about it? Have a look on the Facebook page for posts by others who are starting to discuss other interesting, actually progressive developments elsewhere in the country.

    Regarding your 2 detailed points on scale and retail use:

    Firstly, your suggestion that a 4 storey building here is appropriate just because others are that height. Of stated paramount importance in this Conservation Area are the church spire views, tree canopy, long views, public realm and semi rural character – all of which are decimated by a proposed urban block of even 3 storeys, let alone 4. Are you saying the adopted Conservation Area Statement should not carry any weight or should be ignored? Why should we accept a building that narrows the bottom of West Hill visually when this is such a pretty, greened area? Not to mention the totally unworkable loading bay arrangement. What’s your view on that?
    This was already tested in planning terms twice – in 2001 and 2003 for lower 2 / 3 storey buildings and emphatically rejected by Camden Planning dept. It’s thankful that people thought it mattered then. Otherwise we would have ended up with a shocking scheme. If you’ve not done already, read the 2 extremely clear planning reports on the excessive bulk (and other things) of previous schemes which I have posted on the Facebook page. I also posted the drawings of that scheme to show how bad it was. If you don’t use Facebook, I’ll happily email them to you. It was the 2001 and 2003 ‘wingers’ who protected us from those appalling schemes. If that means that that we’ve had to put up with the odd dodgy apple or less than fresh loaf of bread in the meantime, so what? This is a protected site and no one is arguing that it should be left to rot. They just want to see a decent scheme here which makes Swains Lane a better version of itself.

    Secondly, your contention that a dominant supermarket would a. encourage other interesting independent / quality traders and / or b. put Tesco out of business is just not what actually happens. Would you set up a wine shop or a deli or a fishmonger or a butcher next to Waitrose? Without thought and care in the selection of businesses, we’ll end up with the same ubiquitous chain coffee shops. The feeling of the 1000 or so people who are talking positively about this issue is that they just don’t want that mistake to be made and want to engage with the developer to discuss how this could be more interesting, and really progressive.

    I respect the fact that you like the outline scheme (i debate that many agree with you), but why don’t you post a list of your top 3 places in London that you love, that look like this, that you think Swains Lane could be like? And why don’t you post your name so we can engage in a proper, useful debate with you?

    Other places I can think of in London that manage to preserve and enhance a particular trading and physical character do so through the passion and creativity of local residents and traders and people that love where they live and want to keep them unique, even if that means the odd soft peach / or loaf of stale bread. That is all that is happening here.

    No one is ‘winging’.

    Quite the opposite.

  6. It is exciting to see some debate about the project. The Save Swains Lane Steering Committee is actively seeking input from everyone who may in some way be affected by the development. That is why we are hosting a stall on the Lane on Saturday, 13 October from 10:30 until 15:30 (weather permitting) to hear what people have to say.

    Frankly, there is some truth in what the Stopyerwhingeing! has to say. Nobody wants run-down buildings, past-it produce and grumpy shopkeepers.

    We are not opposed to these either and want to see them changed as well. What we don’t want to see is the wholesale dismemberment of the neighbourhood for the sake of some things definitely worth replacing. What we do want is a balanced and thoughtful approach that considers the needs of both the developer and those who have to live with the development.

    To resist at all costs is futile. To submit to complete subjugation is equally unwise. What we seek is an equitable approach that achieves the maximum amount of good with the minimum amount of pain.

  7. While there is undoubtedly an open question as to whether any development would attract Waitrose, or indeed a number of smaller scale retailers typical of vibrant local retailing (take a look at the contribution the local (read Gail’s and other bakeries) make alongside more chain outlets such as Starbucks, Paul, Cafe Nero and clothing retailers in Hampstead. There is a thriving population who clearly enjoy sitting outside Kalendar and are making use of Tesco and other resources that Swains Lane has to offer today.

    However, the Tesco is not the best example of a Tesco local, while Kalendar is often full, the Carrob Tree, and other eateries are less successful in matching their environment and offers to those locals who would care to frequent them.

    There is an opportunity, for the community to define what it want here, I for one believe that there is custom for more and better than we have today. A better local supermarket would be valuable and sensitive development around it to build on what we have today could, should and I believe would sustain an retain the ‘cafe culture’ that has grown up.

    It’s clear the current economic opportunities are not as strong as some might make out, the Indian restaurant was open barely a few weeks before collapsing, and the bric-a-brac sold from the store on the corner today can hardly be claiming to contribute to the well being, culture and happiness of the community.

    Perhaps, more of the support that is evident for renewal could be channelled into community commentary on what folks would like to see. Assuming that the existing block should be redeveloped – something that few have argued against – I for one believe that there is room for both a source (whether supermarket like Waitrose, or a combination of delicatessen and others) of good quality produce, and clearly (see Kalendar) potentially another cafe (whether a chain Like Starbucks/Nero etc or a more independent alternative).

    The Tesco we have today isn’t raising the bar for competition in quality with the Butcher and Greengrocer – perhaps an alternative will, and if this makes the Tesco better – or ultimately results in it being replaced by something else – all to the good.

    Ultimately the real question here, surely, is give. Change is necessary and much overdue – what kind of change would we like to see?

  8. We invite residents and visitors alike to go the SaveSwainsLane.com and complete a short survey to answer this very question: “What would you like to see as a part of the proposed new development ?” A market, local shops, a pub, more services, a bank, those things that will make Swain’s Lane a ‘destination’…or the status quo ??

    We want to hear from as many individuals as possible to reflect the desires of the neighbourhood when we meet with the owner, architect and planners of the site as well as presenting the community’s perspective (as important as the plans themselves) to Camden Council during the planning process.

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