INTERVIEWS

OLD KENT ROAD

CASS CITIES 2015-16 This is where London works

This year, Cass Cities has uncovered the thriving economic We discovered the amazing and surprising things made in this life of the Old Kent Road and its surrounding area. We have part of London, from theatre sets for the Old Vic and decorations investigated the reaches of Bermondsey, Deptford and for Selfridges in London to artisan gin, bread and cheese. Peckham and everything in between, and found out about the people who work there. More worrying however, is the resonance of a quiet but persistent fear for the future of businesses in this part of London. Many of the people who we spoke to had fascinating tales to Many people spoke of the threat posed by rising rents due tell: how they got to be where they are, what has changes, to competition for suitable spaces for their businesses, and what has stayed the same. Many spoke positively about the the growing pressure placed on places of work by demand for strong communities around them and their relationship with the housing. local area. This is what they had to say. MH COACHWORKS 01 UNIT 23-24, ENTERPRISE INDUSTRIAL ESTATE

Meet Mark.... Mark runs MH Coachworks, a restoration and businesses to continue supporting the locality. bodywork repairs business, established in Millwall almost two decades ago. Mark feels Local Council and Government in general don’t do enough to protect small businesses. They need to intervene to Mark’s facility contains the only large, automotive oven bake stop developers pushing SME’s out to the M25 and beyond. respraying booth in South & Central London area, providing repair Small businesses can’t compete with the purchasing power of and restoration for large coaches, vans and small commercial corporate and multinational companies when it comes to rental fleets. This has allowed Mark to expand his business over the properties in these areas. years to attract partnerships with many corporate firms such as DPD parcel services, Southwark Council and many luxury coach At Millwall, Mark feels the developers will most likely complete firms. phase 1 (hotel and community centre), some apartments, then sell the remaining land to an investment fund as land value increases. The business has an established supply chain from within the The community centre is the Lewisham Council sweetener deal. general London area including Southwark, Lewisham and the Greater London area.

Mark tells us that Enterprise Business Park, where he is based and which is adjacent to Millwall Stadium, is to be demolished to make way for a hotel, some new homes, apartments and a new community training centre for the Millwall FC.

He believes a better solution would have been to integrate the industrial facilities into the proposed design strategy, allowing the

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“The community centre is only is only a nice little sweetener for Lewisham Council, someone’s pocket somewhere is being lined.” MAKE Stage Set Builders 02 GUILD HOUSE, LEWISHAM

Meet John... John runs an established stage set design and This would allow the local craft industries to expand and build firm, collaborating with a multitude of professionals within increase output, with the knock-on effect of support their local the creative arts industry. base supply chain.

After setting up his business in 2010 John moved to his current premises at Guild House in 2012 to give him greater access to local skilled crafts men. John loves this location and commends his fellow art and craft entrepreneurs in close proximity to him for the collaborative community they have grown in an otherwise neglected area.

MAKE have a customer base in the theatre, TV & film sectors that spans from South London to the entirety of the UK and beyond into Europe crossing the continent to the United States.

The property at Guild House is on a Leasehold from developer SE Renewal Management, who have committed to providing artist spaces within the existing Victorian warehouse, on fixed term rents for the next 5 years.

John thinks all the area needs is some shops, cafés and good facilities to nurture the already established businesses in the area.

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“We love it here, so many creative industries to tap into, from the thermoplastics guy to the sprayer.” MICHAEL WHITELEY 03 217-220 EDWARD STREET

Michael Whitley is the proud owner of a set and model up four arches, he tells us how his business benefits being manufacturer producing bespoke works on a range of scales so close to the city. However, “Deptford is changing quickly” for a variety of clients. He and his team have produced and even though business is going well, he does not imagine models for Madam Tussauds to entire set construction for an that he will be able to stay in the area much longer. “Rents are attraction in Disney Land Paris. He has a number of specialist to getting too high” he says and “I wanted to rent out more skilled employees on site including carpenters, metal workers arches at the end but Network Rail refused. Now they’re left and experts in fibreglass and foam forming. empty.”

The business was first established in 1987 and located In relation to the regeneration of the area he believes it want be on this site for 13 years. However Michael has been in the to long till current industries and businesses are pushed out industry most of his life (40+years) successfully completing of the area and London all together to make way for “coffee a competitive set making apprenticeship scheme with the shops and art galleries” Royal Opera House where he worked for a number of years before setting up his on business.

Michael employs 6 people full time half of which are local while the other half from just outside London in the southeast. When they take on larger works he sometimes takes up to 50 people and require larger space. Next door to Michael is another smaller set and model manufacturer who he sometimes collaborates with.

As he shows around the impressive workshops, which take 6 13 140 years sqm

“I wanted to rent out more arches, at the end, but Network Rail refused. Now they’re left empty” ELTERTON MOTOR PROJECT 04 80A EDWARD STREET

Iris, the project manager trained sociologist and project They train young people as far as Sutton and Hackney but management informs us the Elderton project was first mostly local people. established in 1974. It is sadly one of the last motor schools left in the country. It was originally set up as a probation Sadly they are struggling to access insurance due to the program, helping those who had committed crimes to learn type of work they do and people they teach. Iris been to the new practical skills, or as Iris puts it “redirecting there passion”, house of commons in regard to the matter. Now, he tells us towards becoming a mechanic (a lot of the young people the students can only doing “boring stuff”. used to jack cars). This is originally where they got they’re sourced their funding.

More recently they have moved towards training young people in the area rather than young offender, Funding sources though schools via apprenticeship schemes per pupil.

“We engage with the hard ones. The choices are slimming to brick laying and hairdressing”

Iris also tell me they operate a Mobile motor cycle repair centre which visits troubled estates teaching skills to young people.

“Police use us as an intervention in troubled area, schools, estates, borough councils

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“Don’t be a victim to the system” CHRIS CARLEY COLLECTIONS 05 14-15 TITAN PARK

Chris was very keen to tell us all about the business which new staff in the area. has been established for over 100 years, starting off from a horse carts to now one of London’s most successful recycler Chris’ main concerns are about Deptford past being lost of clothes, shoes and fabrics. and forgotten and local business’s pushed out due to rents increasing. Not only do they sort clothes selling them to vintage shops and giving them to charity, they also provide clothing for films “If you didn’t have Deptford where would we be in the World” and TV. Items which are to poor quality to be re-used are he says in relation to the Royal navy docks and trading which either recycled for insulation, used as rags for mechanics or Deptford is historically famous for . burnt in the incinerator for the energy. Also students from Goldsmith often come down to grab fabric for the projects . Nothing goes to waste.

Chris tell us how the business has close connections to the community and how many of the employers are local with over 80 people employed in two locations as well as people collecting material from across the UK as far a field as Wales and Glasgow. He tells how they’re “like one big family here”.

Chris says the business’s benefits from being in this location as it is well connected to London and the rest of the UK. They have strong connections with the community which also keeps them rooted here. Furthermore, they find it easy to find

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“If you don’t tell the stories of Deptford it don’t get passed on” KTM 06 330 ST JAMES ROAD

Paul has been repairing and servicing motorbikes on St. On the subject of the development, he says he’d like to be James Road of 32 years. He is now sharing his workshop more informed. With regards to Southwark council he says “I’d with Julian, a car mechanic, following an arson attack on like to see what their long term view is for business”. He feels Julian’s property earlier in the year. They in turn share a yard there is no room for change in the councils plans and that with another car garage and a collection of artists in live-work people are leaving as a result, frustrated by the consultation residents, and above Paul’s workshop are other residential process and lacking a clear message. “What we need is properties. It’s a unique set up but it works, and a strong someone to take a direct focus from inside the council” is his community has built up around the yard. plea.

Paul worries for the future of the area. At the entrance to the yard is the construction site for Bermondsey Works - a new residential development.

“Bermondsey people are grabbing their money and running to Kent” he says as he explains that Bermondsey locals feel they are no longer wanted or welcome. Paul, like many others, is receiving increasing pressure from developers to vacate his property in order to make way for more housing.

Paul is seeing his area of the Old Kent Road undergo vast amounts of change. His yard has been an industrial area since 1820’s, he explains pottery used to be made on the site we are standing - “London was built on artisan craftsman” .

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“Bermondsey people are grabbing their money and running to Kent” LAPTOP PC REPAIRS AND SALES 07 171 OLD KENT ROAD

If you enter number 171 you may find Riaz working away on philosophy is putting the customer first” he says proudly. a laptop suffering from a liquid spillage or screen fault. As you enter you’ll notice that both sides are wall to wall accessories and products. Riaz trained as a Network Engineer and though the shop also sells equipment and accessories, Riaz himself specialises in electronic repairs of all natures.

The business was first established over 25 years ago and has been in this particular location for 16 years. “When we first started out there were far less shops on the road doing what we do”. He explains that over time the electronics industry has become more and more competitive in the area but that other stores are performing on a smaller scale. He says they have benefited from the “phenomenal growth in all sectors of the computer market”, but this has come at the expense of being one of the few providing that service, to one of the many.

Riaz believes that the Old Kent Road is an up and coming area. Of course, public transport is good but feels the business would benefit from car parking. He tells us the location of the property, prominent on the Old Kent Road has ensured good numbers of customers over the years but that they return for the competitive prices and good service, “our

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“The Old Kent Road is an up - and - coming area” ARTIST COLLECTIVE 08 UNIT 10A, ELIZABETH AND JUNO WAY INDUSTRIAL ESTATE

After a ten minute walk from the Old Kent Road along Surrey For the short-term Textile Designer, Georgia, Carpenter, Dan, Canal Road you will find the Elizabeth and Juno Way Industrial Product Designer, Ann and Architect, Peter, will continue to Estate. Comprising of renovated 1960’s and Victorian expand their businesses, distributing their products UK-wide warehouses, the Estate is situated south of Millwall FC’s ‘the and in turn supporting the UK’s economy from the Elizabeth Den’, SE London’s Waste Management Plant and adjacent to and Juno Way Industrial Estate. Fortunately they’re currently the railway line. Initially the site appears to be relatively quiet protected by Artistic Spaces, an organisation that seeks to and desolate however if you’re fortunate enough to evade support independent businesses by offering long-term leases. a heavy-duty entrance or service door, you will find that a However it is unknown how long such unique organisations microcosm of thriving businesses supported by noisy, creative can support these precious small business by withstanding manufacturing processes exists behind it. the inevitability of ever-increasing rent prices.

It’s in Unit 10A that we met a group of four designers who empathised with the political context of our study and so were keen to aid us in our research. Like many business owners that we have spoken to, they’ve relocated numerous times most recently seeking refuge in the South East, ‘this area’s rather different because the transport links aren’t good so I think it will survive’. Although much desired they recognise that an improvement of the area’s current lack of amenities and transport links would unlock the area as a potential hot spot for housing development increasing rented work spaces.

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“...so we scattered to the edges...” KND ENGRAVING 09 UNIT 16, ELIZABETH AND JUNO WAY INDUSTRIAL ESTATE

We have had our engraving business for 30 years, 9 of the train, mind. which have been in this space. I was planning on becoming an accountant until I realised I wanted to work with tangible Even before 6 in the morning, when I’m on the road, you products. It’s nice, at the end of the day, to be able to look at can see a sea of red flooding into London. But I wouldn’t live what you’ve made. anywhere else. People from the rest of Britain don’t realise that London is its own country. You can see it here in the mix of We have engraved plaques for every Prime Minister and every ethnicities. We have a Portuguese baker, an Eastern European member of the Royal Family in that time. co-op and a Nigerian food distributor. And of course my wife, who is from upstate New York. We were in Cannon Wharf in the 1990s. We moved in and the first thing we heard from the landlord after we started work was ‘you’re quite noisy aren’t you.’ If you’re going to make a bit of noise then there is less and less space for you in London.

When we bought my old partner out of the business we couldn’t find a site for him to start up his own business. All he wanted was Five or Six Hundred square feet, but London is filling up with these big boxes in the sky. There’s no space for small businesses to thrive. I often wonder what the all the people living there do. They’re obviously earning enough to force small businesses and people like us out. In one year I can engrave 70,000 switches for affordable housing, but I drive 20,000 miles a year coming in from Kent. It’s still cheaper than

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“If you make a bit of noise, there’s less and less space for you in London.” RAVENSBOURNE WINE 10 UNIT 1, ORION BUSINESS CENTRE

“Happy to answer questions, but we’ll be answering while we limited ambition. They’ll relocate, find some new space in the load the van.” next year or 2 when the industrial estate is closed, and work for a couple more years before selling up and retiring. They point These two men, verging on pensioner status, are loading to the pressure of finding good employees as being the hardest a large van with beer and wine. They work as wholesale drain on the business. distributors of beer and wine in London, importing from as far as Chile to their industrial unit next to Millwall Football Club. Not “We had a driver from the Czech Republic who was excellent, that they restrict their business to London. but he’s had to go back to run the family farm. Now we can’t find a good driver for our business. Someone who’s polite “We deliver as far as Scotland, but we hire a courier for anything and reliable. We had been through 5 drivers in as many years, outside of London.” and now have given up and are driving the van ourselves. The trouble today is that everyone is working in IT, sitting around A veneer of politeness hides a touch of anger and resentment staring at a screen all day. No one else wants to work.” at their landlord. A broken drain leaves up to a foot of standing water in the middle of the estate after a heavy rain, but the With such trouble finding a driver, its no wonder they see landlord didn’t buy the property to maintain an industrial estate. staying near Central London as a necessity.

“It was fine under P&O, but with the new landlord they won’t do anything. It would cost £6000 to fix the drain, but they won’t do it, as they’re tearing down the estate anyway.”

In conversation, it emerges that after 50 years in the wine industry, 30 of which spent operating their business, they have

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“It would cost £6000 to fix the drain but they won’t do it as they’re tearing down the estate anyway .” RS AUTOS 11 UNIT 4, ORION BUSINESS CENTRE

A family owned business, RS Autos have been overhauling cars it down to build more commercial space. There was a system for 35 years, 3 of them out of the Orion Business Centre. 3 to how these spaces worked together, but now they are literally generations of the family have maintained the business and its dismantling the whole system. Londoners will have to commute connections to the local area for its entire existence, but local out of London to work.” development will soon push them out. With the Orion Business Centre set to close, and no other space available, the business is moving to the States.

“We’re closing up and relocating to Orlando, Florida. My Father founded this business and my Son and I run it now… We’ve kept a strong relationship with clients and suppliers in the area but we just can’t find the space to operate. I have family in the States, and we can get 10,000 square feet there for the same price as the 1,000 square feet I have here. I can substantially expand the business.”

Having grown up in the area he seems excited but a bit apprehensive about the move. He repeatedly points out that businesses are being forced out of London.

“There are 10 year cycles to development. They’ll tear down commercial and industrial space to build residential, then in 10 years realise they have too much residential and will have to tear

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“They are literally dismantling the whole system. Londoners will have to commute out of London to work.” STEEL OPTIONS LTD. 12 UNIT 11, ORION BUSINESS CENTRE

George has been trading in the Orion Business Centre for 18 ability to employ people. years, the entire life of their business. The owners, however, have worked in the area since the 1970s, and have seen the “We employ 9 people, plus ourselves, and we usually have at evolution of southeast London in that time. Their growing trade least one apprentice on staff. If we have to move outside the in Architectural and Engineering Steelwork already employs 11 M25, how are we going to find good, young employees? They people out of a single light industrial unit they have had since would need to have a car and be willing to drive out of London 1997. everyday. If the other option is to stay in London on benefits, which are they going to pick?” “In the 1970s, this area was an absolute hive of industry, not just on this estate, but all the small businesses in the area, all doing different things. It’s a shame they are all being pushed out.” They are quick, as well, to dispel myths of industrial areas as being inherently ugly and dirty. As they claim, when P&O owned the estate, their tidy little workshop was the dirtiest trade in the area. “There was a lumber yard next door, but the rest of the estate was full of printers. It’s only since Renewal took over the property that the motor trade has moved in.”

Chief among their concerns with the new owners, however, is the plan to develop the property into residential space. Needing more space, and knowing that they will need to relocate within the next 1 to 3 years, the owners are concerned about where they will be able to fit in, and what the move will do to their

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“In the 1990s, this estate was in absolute pristine nick. We were the dirtiest trade here.” SCOOTERWORKS UK 13 67 ENID STREET

Scooterworks’ railway arches on Enid Street appear on first two. Network Rail has repeatedly threatened to increase impressions to be an unremarkable scooter repair workshop. their rent, proposing a tripling of their current rent when they However, venture inside to speak to engineer Eugene and you investigated the possibility of seeking a license to sell alcohol realise this is not a typical mechanics. Customers can bring on Saturdays. Their location in central London is precarious their beloved vintage scooter for repair and sip delicious Italian and constantly facing new challenges. coffee roasted on site while they wait.

Scooterworks UK have been servicing classic and vintage scooters since 1995. They started in Lower Marsh in Waterloo from which they now sell coffee in an Italian scooter-themed cafe aptly named Scooter Caffe. So are their premises in Bermondsey destined for the same coffee shop future as their cafe in Waterloo?

Scooterworks now open their doors on Saturdays to sell coffee to take advantage of the crowds brought into the area by nearby weekend markets such as Maltby Street market, Druid Street market and the Spa Terminus weekend retail. It’s not all plain sailing for this unique business in Bermondsey. They were originally housed further into London on Crucifix Lane before they were turfed out fifteen years ago to make way for the dramatic overhaul of London Bridge train station. In the last few years, seven employees were reduced to just 4 15 500 years sqm

“Customers sip Italian coffee roasted on site while they wait” ENGLAND PRESERVES 14 ARCH 2 SPA BUSINESS PARK

When we meet Megan and Luiz, they have just had a delivery England Preserves is no exception: Megan tells us Neal’s Yard of around 20 boxes of quinces. As we watch them pack up Dairy is a key customer, retailing England Preserve’s chutneys and prepare a palette for delivery, their strapping tensioner to accompany their cheese. malfunctions and Megan runs next door to the Kernel Brewery to ask for some help. And this is what Megan and All of England Preserve’s jams, marmalades and chutneys are Luiz passionately believe is so great about this area for small produced in this arch off a vine-draped alley in Bermondsey. independent businesses. Megan explains how the fruit, all British except unsurprisingly the Seville oranges and the apricots, are boiled in steam- England Preserves is located in Spa Terminus, founded jacketed kettles along with the rest of the ingredients then by neighbouring Neal’s Yard Dairy and Monmouth Coffee poured by hand into individual jars. The jams are then Company in order to create a community of independent food distributed all around the United Kingdom, to shops, hotels and production and distribution businesses. Megan tells us that a lot restaurants. of the businesses here have been friends for many years, and many of them are interconnected - Megan also works across the road at John & Elena’s Fruit & Veg Company.

And as we witnessed first-hand at England Preserve’s jam- making factory when we went to see them, the businesses here are dedicated to supporting each other. As well as a valuable resource of experience, knowledge and even factory equipment, they sell each other’s products and share commercial networks.

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“The businesses here support each other, helping each other out and retailing each other’s products” LASSCO 15 ROPEWALK, MALTBY STREET

LASSCO have a long and proud history in London dating too, and on weekends LASSCO host the very popular Maltby back to 1862. From abandoned churches to dilapidated Street market with pop-up food stalls, pop-up bars and historic houses, the London Architectural Salvage and Supply eateries. Company, or LASSCO, was formed in 1977. Amos explains that the diversification of their business into In addition to this site in Bermondsey, they also have a site food and hospitality anticipated the general move in the area at Brunswick House in Vauxhall and one in Oxfordshire. In towards food and drink industries. He admits they were anxious Bermondsey, LASSCO specialise in reclaimed wooden flooring that they may be encouraged to leave the area if they did not but they also sell antiques and second-hand furniture. This site diversify and reflect the developing trend. comprises several railway arches as well as the walkway named Ropewalk which runs parallel to the arches and the ground floor of the residential block on the other side. George Amos, the son of the owner of LASSCO, explained that they have the leasehold from Network Rail of the arches as well as the land which comprises Ropewalk, and that the land which is now a residential block was formerly their scrap yard. They sold the yard to a developer and now rent back the ground floor for their upmarket antique and second-hand furniture shop.

On the opposite side of Ropewalk, in the railway arches, LASSCO have a woodwork restoration workshop in one arch and use many of the others for storage. Restaurants such as St Johns and Bar Tozino open their railway arches onto Ropewalk 15 30 3000 years sqm

“LASSCO’s diversification into food and hospitality anticipated the general trend in the area towards food and drink industries” NEAL’S YARD DAIRY 16 ARCH 106-114 DRUID STREET

Here in the railway arches of Bermondsey, Neal’s Yard Dairy of independent food production and distribution businesses store and mature cheeses carefully selected from cheesemak- who share their vision. Spa Terminus also offers small business- ers all over the UK, ready to be sold in their shops and market es the security of long-term tenure by sub-leasing from Network stalls as well as shops and restaurants all over the world. David Rail. Critically however, on Saturdays when the businesses Lockwood, managing director of Neal’s Yard Dairy tells us that open their doors to the public, Spa Terminus operates a take- the company previously used a site in Borough Market for ma- away only policy to avoid symptomatic overcrowding and ex- turing and packing the cheeses but this quickly mutated into a cess – a new sustainable model for food businesses dedicated retail opportunity. As Borough Market transformed into a popular to their craft. tourist destination, it soon became unsuitable for the storage of cheeses: rents increased rapidly and space was at a premium. In 2004, they moved to the railway arches on Druid Street in search of affordable space and some peace and quiet.

Since their move to Bermondsey, Neal’s Yard Dairy has attract- ed other food producers, importers and wholesalers to the area, culminating in the distinctly ‘Borough Market-esque’ Maltby Street Market. David Lockwood recognises that they were “the victim of their own success”, and as a result, they had created what they had originally attempted to escape. But Neal’s Yard Dairy has an innovative strategy to ensure their next venture doesn’t have the same demise. David tells us about Spa Terminus, founded with sister company Monmouth Coffee Company, and created in order to create a community 30 11 1200 years sqm

“We are a victim of our own success” THE KERNEL BREWERY 17 ARCH 1 SPA BUSINESS PARK

The first thing you notice when you walk into the Kernel at any time. Instead of embracing this commercial opportunity, Brewery’s railway arches in Bermondsey is the overwhelming Evin, like many of his Spa Terminus colleagues, expresses a smell of hot fermenting hops. Beers bubble in huge metal brew determination to protect the area from “Borough Market-ization” kettles and bottles clink down a conveyor belt ready to be and having to move away again. But with other businesses packed into crates and sent to pubs and beer shops across the in the area attempting to bring around exactly that kind of UK and Europe. Evin O’Riordain launched the Kernel Brewery transformation, is Spa Terminus fighting a losing battle? in 2009 and since then the brewery has seen a stratospheric rise to success. Evin and the Kernel Brewery are part of Spa Terminus, an organization founded by neighbouring Neal’s Yard Dairy and Monmouth Coffee Company. These small- and medium-sized businesses have a long fruitful history together – Evin originally worked for Neal’s Yard up until 2006.

Evin speaks of a “unity of vision” which all the independent food and drink businesses share in Spa Terminus. Many, including the Kernel Brewery, have migrated to the railway arches in Bermondsey from Borough Market, pushed out by extortionate rents, lack of space, and the market’s transformation into a tourist destination, more than a working market. Evin explains that until a couple of months ago the Kernel Brewery opened their doors to the public on Saturdays, like many of the breweries on the so-called “Bermondsey Beer Mile”. But surprisingly they now do not allow drinking on their premises 12 3.5 500 years sqm

“The community of Spa Terminus share a unity of vision” TOWER PORSCHE SPECIALISTS 18 ARCH 56 DRUID STREET

Tower Porsche Specialists has been situated on Druid Street for Sadly, there is a bigger problem facing John and his business, 20 years, alongside the Bermondsey Scrap Metal company the and that comes in the form of Network Rail owning the Specialists garage was one of the original light industrial units on archways along Druid Street. Network Rail has the ability to the road. Established in 1995, John started his business within do whatever they will with the property, One of the biggest the one Arch alongside 4 employees. The roughly estimated changes that is happening in the coming year is an increase 200 sqm of archway has space for mechanics, a small office in the rent. John informed us that when they first started out space, and mezzanine level. Network Rail had no real use for the archways at that time, so allowed light industrial businesses to get hold of them at cheap John, over the years, has gained a very supportive client rates with fairly long leases between 20-30 years. However with base from all over the world. He mentioned to us that he has the leases coming to an end most units, including the Tower experienced some clients ‘shipping their vehicles to me on Porsche Specialists, cannot compete with the extraordinary boats, they don’t come with the car, they just trust the work we prices being put forward by Network Rail. do’. A lot of the work John does is on very expensive and often collectable items. John expressed how dramatically the area has changed since they first started, and did not see the business expanding nor However, with the rapid increase of popular, and somewhat possibly staying within Arch 56. unsustainable food companies and restaurateurs moving in John has noticed a real shift in the area’s community and culture. He mentioned that once he felt the need to close early on a Saturday due to the people drinking along the ‘Bermondsey Beer Mile’, which has come about due to the increased breweries within the archways.

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“On a Saturday I have closed early just because of the market ‘go-ers’ and the ‘brewery crawl’ crowds”. ANDERSON TRAVEL 19 178A TOWER BRIDGE ROAD

Anderson Travel is situated the closest business to Tower Anderson Travel located itself here 25 years ago, back then, Bridge in the studied area. The travel company, with 28 George told us, there was nothing, Bermondsey was a fairly Vehicles, shares the archways/ land with Thrifty, the car hire rough place to walk around in the day let alone the night time. company. The company Anderson Travel, is an independent Now the area is changing, and very rapidly. company and the owners originally started with the single coach in south London. The business, consisting of both drivers and office workers, works closely with the other businesses located on their This location, now a branch of more than one depot property, as the times the coaches leave and come back fits in offers vehicle hire in and around London. The companies with Thrifty’s movements during the day. Administration and Compliance Manager, George, explained the company history while expressing a passion in personal There is however not a lot of space to expand as they are research into the archway’s original purpose. bound by redevelopment either side. The company also faces the issue familiar to those in other archways, the future of the George explained that one of the archways was used solely for archways rest on the rent increases determined by Network new body work and minor damages to the coaches, he told us Rail. that when they first started the though it was just pure luck that the size of coach they purchased fitted exactly into the arch width and height. However George now feels that this is no coincidence and the size and proportion of the Archways in the Victorian and Georgian times were designed to fit something specific inside.

Mentioned during our conversation also was the fact that

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“When we first arrived, there was nothing here” JAP AND GERMAN MOTORCYCLES 20 102 DRUID STREET

Starting back in 1996, Jap and German Motorcycles are into the arch. again some of the originally tenants on Druid Street. The two specialists have been situated within their arch for around 12 The future of the arch, for Jap and German is inconceivable, years. The independent business specialises in BMW same they see these archways as a place for storage, for dirty work day repairs and routine servicing. and said that at the end of the day they are only railways arches, you can not dress it up, it is what it is. Like similar businesses on Druid Street Jap and German are facing the daunting problem caused by Network Rail and the However, with the increasing demand for archways by smaller increase in rent prices. The company does not think it will be food businesses and prominently for the use of ‘new era at this location for much longer, which, as you can tell from marketplaces’ Jap and German are worried for their future. being within the arch for 10 minutes, they are really enthusiastic However with Network Rail realising the potential of this new era about what they do and this shows through customer of ‘foodies’ under the arch’s, they are inclined to rapidly raise recommendation. the rental fee.

Extremely hard working, the pair have gained a great customer ‘Selling chocolate bars ‘here and there’ isn’t a sustainable backing and wide variety of clients from all over the UK. It was business’, light industrial is, and always will be, a viable mentioned that actually with the arch being open they often get business to use railway arches. ‘walk-in’ checks and people looking to purchase.

While in the arch we were formally introduced to their resident mouse, living in the gutter of the archway. The arch, in their investigation previously was a small factory for producing drugs as there is remnant of a false concrete wall a third of the way

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“You can’t dress it up, its still always an arch. It’s like a shed, you never know what you have at the back’. BEDDY BUYZ 21 64 DRUID STREET

Beddy Buyz Warehouse extending over one archway, started back in 1990. With 3 employees it stores and sells furniture. Alongside a high proportion of the businesses around Beddy The south side of the archway sells larger goods while the north Buyz they estimate their business will not be there in a years in recent years has been transformed into a antiques warren. time.

With Maltby Market on the radar Beddy Buyz decided the best option to increase the footfall through the daytime and captured the interest of market go-ers was to open the arch to trading antiques and quirky ornaments.

Concerned with the ever changing clientele and customers up and down Maltby Street leaking onto Druid Street the company adapted under scrutiny, this was not the original plan for the business.

The men running the show expressed they are feeling very deflated, they understand that their future is unstable and the daunting rent increase from Network Rail might just finish them. Network Rail is ‘just an email, or telephone number’, they do not ever experience face to face communication with the company, and more than once we have been told there is a lack of compassion within Network Rail towards to workers in the archways.

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“I’ve had to bring back the antiques, you know, to increase footfall during the daytime” OMNI 22 ARCH 44 DRUID STREET

The colourful outer of Omni did not exactly fit in to the there is negatives about working within an Arch. Unlike the surrounding arch elevations either side of the business on Druid car service companies and food producers Omni had a very Street. While going through the black and white portal, through different story of working within an arch. the doors stating ‘AND THIS IS HERE’, we were confronted with a huddle of people collecting their 11 o’clock tea break and We were shown around their arch, and explained that they obligatory biscuit. The boss of Omni arrived and asked us if we are damp to work in, and they only know this from working were OK to chat to him with his tea, we agreed and started to constantly with paper. The quality of paper is affected it is left ask him how long the business had been in the area. uncovered within the space. Another complaint they had with working within in arch below a railway line was the constant Omni, a printing and publishing company, established in 1993 interruption of vibration when a train goes past. Images they but has only been in the Arch on Druid Street for 18 months, have perfectly positioned on the wall to display their portfolio of after their previous location costs increased. They told us that work were slightly misplaced - this was after straightening them they had to find somewhere suitable for the size of their printers that morning! and print machines, which isn’t easy now with costs of industrial However the cost of working in central London means they are spaces going sky high. staying here, within arch 44.

They landed upon this arch, and alongside their employers they set up shop amongst the car service company and bakers. Like the other services around them they do not offer a walk in service, so the arch location is perfect, despite the lack of parking allocated.

However, like everyone we had spoken to down Druid Street,

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“Every time the train goes past all of our pictures shake, everything moves slightly” AMANDA B HAIR SALON 23 100 FRIARY ROAD

Amanda B Hair Salon is situated alongside a row of terraced houses on Friary Road. It is an independent salon which has been operating at this location since 2011. With customers travelling from across the greater London area to make the most of the salon’s reputation for excellent service, it is heavily reliant on transport links to the area and it’s off street parking for customers, “parking space is a real benefit for customers travelling from further afield.”

The two members of staff working at the salon both live outside of Peckham, driven out by the increasing property prices in the area, “people with money are moving in, buying property for their children. There’s a risk of there becoming a ‘them’ and ‘us’ feeling between residents.” Increasing rental rates in the area are evident from one of the neighbouring premises at 96 Friary Road being up for let, with another hair salon having moved away from the premises.

Although Amanda’s salon has no intention of moving from the current premises in the coming year, she commented on the changing types of retail units coming in to the area “the chain food and coffee shops are moving in. I’m sure we’ll enjoy these new shops but local businesses will inevitably lose out.”

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“There’s a risk of there becoming a ‘them’ and ‘us’ feeling between residents.” WHITTEN TIMBER 24 EAGLE WHARF, PECKHAM HILL STREET

The Whitten Timber merchants has been established since 1919, occupying a site backing on to the former canal. The strategic location for the merchants alongside the canal was shared by numerous manufacturing business, moving goods from Peckham to the Thames via the Surrey Docks. Multiple businesses including the Gandolfi Brothers Cameras manufacturing premises had previously occupied canal-side sites next to Whitten Timber. After the canal was filled in during the 1970’s, Whitten Timber is the only remaining industrial site along this stretch.

Currently employing 17 members of staff, the merchants remains a thriving business with no intentions to move form its current site, “we’ve always been here and have no intention of moving.” With most of the staff living locally, the business maintains a strong tradition of local staff, suppliers and customers.

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“We’ve always been here and have no intention of moving.” M. MANZE 25 105 PECKHAM HIGH STREET

M. Manze is a traditional Pie & Mash shop, serving traditional London dishes since 1902. The business was founded in 1902 by the present owners grandfather, Michele Manze. Its premises on the corner of Peckham Hill Street and Peckham High Street have been established since 1927. The shop is still run by the Manze family today, alongside its two other premises in Sutton and Tower Bridge.

Having enjoyed the specialities of the famous shop ourselves whilst auditing the area, the interior of the shop maintains its traditional identity. With customers travelling from across London to experience its food, the shops have maintained a strong customer base locally as well as recognition across London. “We have a core of regular customers who have been coming here for a long time.” All six of the employees at the Peckham branch live locally, maintaining a strong local family run connection.

Having been long established at its prominent location on Peckham High Street, the shop has no intention of moving from the premises in the next year, “I cant see any reason why we’d move away from this location.”

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“We have a core of regular customers who have been coming here for a long time.” ASSEMBLY POINT 26 49 STAFFORDSHIRE STREET

Assembly Point is a contemporary arts space combining an artist-run gallery on the ground floor with studio space for 8 artists on the first floor. The gallery occupies the former site of the Peckham Community Settlement Centre, which had been derelict for several years. The gallery is part of a wider restoration project to the adjoining buildings along Goldsmith Road - the row of four Georgian terraces are being restored to their former glory and the former Community Centre building is becoming part of the gallery space and garden.

The four Georgian terraces sit adjacent to a new Acorn housing development of three-bedroom family homes on the corner of Goldsmith Road and Marmot Road. Described by one the artists in the gallery as “exactly the kind of housing I don’t like to see going up.”

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“Exactly the kind of housing I don’t like to see going up.” VAUXFORD MOTORS 27 123 FENHAM ROAD

Vauxford Motors is a vehicle mechanics offering specialist skills in diagnostics, MOT, welding, repairs and tyres. The business has operated at its site off Fenham Road since 1973, now employing four full time staff. The business attracts custom from across London, increasingly so in recent years with many mechanics in central London being forced to move their operations to cheaper sites, “I know of several mechanics who have been forced out of Deptford.” The owner of the business indicates towards a general trend of car mechanics being approached by developers to sell off their plots for development. “Last week I was approached by a developer, offering me £2million for the site. I’m not going to sell.”

Despite having no intentions to move their operations elsewhere he stated, “you can see why businesses find it hard to say no when developers are offering large sums of money for their land. A lot of people wont have much choice.”

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“Last week I was approached by a developer, offering me £2million for the site.” PECKHAM PLATFORM 28 89 PECKHAM HIGH STREET

Peckham Platform is a creative and educational charity based positive about some developments such as the library, “it used in a gallery which fronts Peckham High Street and Peckham to be the blue shed on the opposite side of the road. You can Square. The gallery was founded in 2010, working with see how much of an improvement its replacement has been” contemporary artists engaged in the local community. and maintains that the area will not completely lose its artistic identity “the area will always have strong creative links with its The gallery is located next to the Peckham Arch, which marks proximity to art schools like Camberwell and Goldsmiths.” the entrance to Peckham Square, the Library and Fitness Centre. The arch was built in 1994, however is due to be demolished early next year to make way for two 5-storey housing blocks which will create a new entranceway into the Square. The proposed works by Carl Turner Architects includes gallery and commercial space on the ground floor and flats above. There has been much opposition to the proposed removal of the arch, including the Twitter campaign Save Peckham Arch.

A Gallery Coordinator at Peckham Platform tells us of further changes going on in the immediate area, including a Theatre occupying the site behind the Library, accessed from Peckham Square. He identifies how these indicators of gentrification in Peckham are nothing new, describing the former exclusive shopping destinations of Holdron’s Arcade and Jones & Higgins department store, the height of retail in Victorian London. He is

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“The area will always have strong creative links with its proximity to art schools.” FOOTPRINT SCENERY 29 22/28/31 STATION PASSAGE

Footprint scenery produce set construction for a wide range He’d been here so long and everyone knew him.” She tells of industries including festivals, theatre, TV and film. They have us that although their premises are unlikely to face the same been based at their premises in arch 28 on Station Passage for fate, demand for new types of shops in the area will inevitably 14 years, expanding into arch 22 four years ago and arch 31 put pressure on businesses to move out as rents increase, two years ago. “they want the arches closest to the stations to be cafés and restaurants now.” Many of their suppliers are local to Peckham, as well as several members of their staff who have come from the art schools at nearby Goldsmiths and Camberwell. Their customer base is predominantly in Central London however they have increasingly done projects abroad as the business has expanded, “Most of our work is in London but not all. For example we’ve just finished projects in Liverpool and Zurich.”

The growth of the business looks positive, having expanded the premises and number of staff over the last few years, and they appear to have no plans to move their production elsewhere. One employee tells us that this has unfortunately not been the case for neighbouring businesses, “we were all really sad when he moved out of arch 34. His mechanics had been there for 20 years. Arch 34 has been earmarked to become a cafe because its next to the station exit. He had to shut down his mechanics and now works with his son in Greenwich. It’s such a shame.

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“They want the arches closest to the stations to be cafés and restaurants now.” MOTOR REPAIRS 30 32 STATION PASSAGE

The car mechanics at number 32 on Station Passage has been at this location for four years. With a wide customer base from across London and beyond it has built a strong reputation for vehicle repairs of particular models. “It’s not just London based, we’ve had people coming from Milton Keynes for our expertise. We specialise in Vauxhall repairs mainly.”

One of the mechanics tells us of the changes to the area, “There was another mechanics in the neighbouring arch but they’re turning it into a cafe.” Although there were no immediate plans to move the business, he was conscious of the likelihood of being the next to move on, “next door was the first to go because it’s the closest to the station. Once there’s one cafe, more will follow and our arch is next in the row.” He also comments on the changing nature of his work, “a few years ago we’d be getting older cars in for repair. Now richer people have moved in to the area the types of car we work on are different.”

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“Next door was the first to go because it’s the closest to the station.” ARCH 26 STUDIOS 31 26 STATION PASSAGE

Arch 26 on Station Passage is shared by a group of 13 artists, each running their own projects whilst also working collaboratively in the space. One of the artists comments, “we never have any problems filling this place. You can see how busy it is now.” The project has been running for 7 years, first set up by graduates from Goldsmiths and continued by a group of friends since then. “Its always nice to be working alongside people you know. You can be more free with your work that way.”

The studio is full with artwork of all varieties; sculpture, painting, metalwork, textiles and there is an abundant evidence of production in this single railway arch, “it’s great to be working alongside others and seeing what everyone is doing.” Despite the increasing rents, the shared nature of the studio makes it affordable, “there’s always demand for space here with art schools like Goldsmiths and Camberwell nearby.”

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“We never have any problems filling this place. You can see how busy it is now.” MICHENUELS OF LONDON 32 14 STATION PASSAGE

Michenuels of London is in railway arch 14 on Station Passage, specialising in antiques restoration. Their work is mainly located in central London, however their specialisms take them to many locations across the country. Their base in Peckham is used to restore items which can be easily moved to the workshop, however much of their work requires them to go to site to work on items which cannot be easily moved.

The business was founded in 1992 and has been at its current location for 10 years, with a staff of 5 permanent employees. One of the owners makes it clear they have no intention of moving, “a business like ours relies on an established location.”

The owner remains positive about the future of business thanks to its established client base “We have been able to keep up with the rising rents due to the specialised nature of our work. There are not many competitors.” However he shares his concerns for some the other industries in the locality, “unfortunately some of the less skilled industries will be forced out by the rising rents. We’re lucky because we’re specialised.”

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“A business like ours relies on an established location.” LAURIE’S AFRO CARIBBEAN FOOD CENTRE 33 68 DEPTFORD HIGHSTREET

Shah has been in the fruit and veg business for 49 years. He The variety of what Laurie’s sells is what pulls his long term first started doing this in Peckham when he was 10 years old. customers. At the time the shop he worked in was the first on the Peckham Highstreet to sell Afro Caribbean groceries. He has watched as The development in Deptford in his eyes will be a good thing. the demand has grown and there are many in the area. They will bring new customers and excitement to the area.

He tell us that in one of his first jobs in a grocery store he convinced his boss to let him built a timber stand to show the fruit and vegetables outside of the shop. On a recent visit passed that old shop he had noted that – some 30 years later – they are still using the same stand.

Shah business has been on these particular premises for 9 year. He tells us fondly that his dad acquired the shop some years ago on a hand shake and that the seller had actually been offer more money at a later date but refused to go back on his promise. Shah’s dad now owns a grocers across the road at number 81.

He firmly believes in offering a good service and good produce, and goes to the markets every day in order to secure the best price for his customers. He has a vast knowledge of the prod- ucts he sells including, most importantly, how they are stored.

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“I’ve been doing this since I was 10 years old” RED CARPET BOUTIQUE 34 6 DEPTFORD HIGHSTREET

Having successfully completed her fashion degree, Pam Carpet’s,” she tells us, including one on Oxford Street. began buying fabrics and making and altering clothes. She has had this business for 5 years but has been in this She talks fondly about her time at university and explains to particular location for 2. She tells us that the 3 day a week us that she is in the process of working with the job centre to market supports her business tremendously as the passing offer work placements to student in order for them to receive customers see her store and come in to browse and experience in the industry. sometimes buy.

The shop floor itself is broken down into garments and accessories at the front of the shop and a smaller area behind the till where she and her 2 seamstresses work. Also under her employment is a tailor but due to size constraints they work off site.

Her shop is full of beautiful fabrics, though one wall is slightly bare. “It was full of ascot hats,” she tells us as she explains that in the recent weeks she has had a huge demand for head pieces and as a result now has an under-stocked shop. Though the bare wall tells of success in head wear Pam explains that, having identified a gap in the market, she actually specialises in plus size evening wear.

Pam is confident of her success, “I’ll have a chain of Red

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“I’ll have a chain of Red Carpet’s” AMBER TREE CAFE 35 45 DEPTFORD HIGHSTREET

Virjinia used to be a cook at the university, but became gentle hum of conversation and a steady flow of customers. increasingly frustrated by the limits in menu and the unhealthy She is always encouraged by the queues of customers choices she was required to cook for the students. She waiting for tables. She has been adding tables as the custom wanted to cook fresh and health choices - things in season increases. At first her landlord scoffed at the amount of floor and much more natural - to show that there are tasty and space she had given up to tables, now he tells her to move good alternatives out there. “Apples straight from the tree, the counter back. sausages straight from the farm” she tells us enthusiastically, and her business proves her sincerity.

She recalls one day thinking “what would you like to do?” and with this noble ethos, Virjinia opened a café that serves breakfasts and lunches to the people of Deptford as well as further afield. A big glass counter in the middle of the shop displays fresh salads, sandwiches and cooked meals. The counter also shows off the wide range of Virjinia’s cakes, many of which are vegan. People travel for them, “they ask me for the receipt and I say ‘sorry darling,’” she tells us proudly. She does all the cooking herself and is helped in the running of the place by her team of friendly staff.

Virjinia’s pet hate is phones at the table. She’s adamant that no phones be used in the café because people don’t talk face to face enough anymore. Whilst we are with her there is a

5 28 3 years sqm

“Apples straight from the tree, sausages straight from the farm” STEELDECK RENTALS LTD 36 MARCHANT TRADING ESTATE, VERNEY RD

We poked our head into a large storage space to see what was Los Angeles. With a smile, our host points out that the owner going on. A cheerful, burly Canadian man met us on his way spends most of his time there, probably because of the weath- out for a smoke and offered to answer our questions. Seeing er. the stacks of folding chairs and the innocuous name, our first question was, “what do you do here?” With space to expand locally, they have no plans to relocate despite the huge residential development going up next door. Steeldeck rentals have been renting out venue equipment for Not that the area is perfect, mind. “We could use a Costa,” he 35 years, 8 of those years out of the Marchant Trading Estate laughs as we ask what would improve the area. in Verney Road. They supply tiered seating, interior staircases, and public access ways. They’ve supplied everything from “Honestly, though, we’re so isolated. There aren’t enough local Glastonbury to small weddings. Much of their trade is working shops or transport, and parking is a nightmare. The other busi- with Architects on temporary structures and venues in and nesses around here are always parking illegally. It makes life around London. difficult for our drivers.”

The cavernous, double height space is only the start of the They’re expanding rapidly, however, both on this site and in business, however. An extra holding space is currently being Deptford. “I suppose the owner will stay in the area for as long built for the rapidly expanding business in the middle of the as he can. It’s just too convenient for Central London to leave.” yard. And the company has something of a vertical monopoly, as all of their rentable wares are produced in their own facto- ry in Deptford. “It’s all certified for public use as well,” we are assured.

The holding company also incorporates a similar business in 16 35 500 years sqm

“We make it all in our factory in Deptford. It’s all certified for public use as well” GREENFINGER HYDROPONICS 37 MARCHANT TRADING ESTATE, VERNEY RD

Small, packed, and well out of the way, Greenfinger Yes. Hydroponics trades out of a building set deep into an estate on Verney Road. They aren’t really looking for footfall, or a great It soon transpires that expanding space needs are leading to a deal of attention. Not now, not in 1995 when the business was relocation, to an as yet undefined space. They hope to remain founded here. in the area, the crime is good, you see. However, rent will be doubled with the next lease, and there isn’t space to expand. We’re greeted with suspicion by a man with a thick cockney accent and sideburns that make him look twice what his age Having attracted some curiosity from the staff until now, they must be. He seems wary of the questions, and reaches for filter out to continue boxing their stock for the future move. answers that are informative without being incriminating. A The questions have become tedious, and our presence less long pause follows our question about what he likes about the threatening. “Do the staff live locally or do you commute,” I go area. “The poverty,” he finally replies. He sees our confusion on. “I honestly couldn’t say, mate,” he responds with a wry and is hesitant to clear it up. “Listen mate,” he eventually smile. It’s a polite lie meant to get us out of their shop. For goes on, “we’re in the golden triangle of London Crime. We businesses associated with the informal economy, there’s sell hydroponic supplies. Most of our clients aren’t growing always a limit to questions they will answer. tomatoes, right?”

When the gravity of the innuendo hits us, we move on quickly, dancing around incriminating questions (e.g. where are your customers based) and focusing on broader questions about the business. This branch, the original, has 6 full time staff, but a similar amount work in two further branches in London. Are they expanding? Yes. Are they moving? Yes. Within the next year? 6 20 150 years sqm

“Most of our clients aren’t growing tomatoes, right?” LUMA ID/FREEFLY VR 38 ELIZABETH AND JUNO WAY TRADING ESTATE

We’re halfway up the stairwell when we meet an employee of “Would you like to try one?” Of course I would. I’ve been holding Luma ID, our destination. He is helpful, but reticent. “Honestly, back on asking, as we haven’t demanded to try anyone else’s I’d go upstairs if I were you. I’ve only been working here a few products, even the bakers. He loads up a test program and weeks. They’ll answer your questions, they may even let you hands me the VR headset. The Star Wars themed decorations have a go on the product.” He bounded down the stairs without and diligent coders and designers toiling away are replaced by elucidating, and we climbed the rest of the stairs, wondering a colorful world. I’m flying in a hot air baloon. Bryony is asking what the product was. questions now, but they barely register with me. She is less impressed, or at least more focussed than I am capable of. A knock on the door, and a cheerful hello reveals a tidy space. Tidier than the metalworkers, artists, bakers, and the like we It transpires that Luma has existed for 3 years and Freefly for 2. have seen elsewhare in the estate. The desks are neat, the 6 designers and programmers work out of this small industrial computers new, the tea point positively domestic. We sit down space, nominally 3 for each company. They’ve been here for 8 in a staff break space, politely turn down a cup of tea, and months. Why here? “It’s cheap, and close to central London.” launch into our questions. Do you like it? “It could use a coffee shop,” he offers. “And a supermarket,” suggests a man who doesn’t look up from his “There are actually two businesses here.” We’re quickly computer. “And better public transport,” from yet another. informed. “Luma ID is industrial design, Freefly VR makes Virtual Reality headsets.” It transpires that Freefly is a business set They don’t plan on moving away, unless they suddenly grow up when Luma realized they could use their in house design faster than they have been. They’re confident, though, and expertise to produce their own products. They still develop expect to increase in size over the next year. There’s potentially designs for others, but their pride and joy is their own VR space to be had in the same building, or they could just work headset. in closer quarters. Computers don’t take up space after all, not like the manufacturers in the area. 6 3 30 years sqm

“There are actually two businesses working here.” 3DPRINTUK 39 ELIZABETH AND JUNO WAY TRADING ESTATE

A buzz on the doorbell for studio 8 leads to a cheery response. the year as well. The constant hum of printers and diligent staff “We’re two architecture students looking for some 3d printing,” is a testament to how busy they are. They need more printers, we lie. The lie gets us through the door, and we apologize and more staff, and more space to meet rising demand. They aren’t beg to be allowed to ask about their business. It’s easier to ask sure where they’re going, but they’re sure it will be ground floor, for forgiveness than permission, after all. The ruse turns out to and well stocked with electricity. be unwarranted. They’re busy, but welcoming, and we sit in a break area to discuss 3D printing. “Honestly, that’s the biggest problem. We can’t get the electrical supply here to match equipment demand. It prevents us from Like many other businesses, they press for previous answers doing as much work as we could.” They’re looking for new when asked what they like about the area. “I’m not sure, what space, anywhere in London. All but one of the seven there did other people say?” We run down the list, and when we commute long distances anyway, and it doesn’t much bother arrive at public transport he shakes his head. “We’re here them where they end up. “We just need the space and the because it’s out of the way. We used to be on Brick Lane, electrical supply, honestly.” with a high street frontage, but people dropping in became a nuisance. It became difficult to get anything done with so many curious pedestrians poking their heads in. None of them wanted anything printed, they were just interested.”

They have certainly found their out-of-the-way place. Around the back of an industrial state, behind 2 locked doors and up a set of stairs. This turns out to be a problem itself. It cost £10,000 just to get their equipment into the space, and it will cost another £10,000 to move it out. They will be moving within 7 3.5 130 years sqm

“We just need the space and electrical supply, honestly.” ASCOTT CAB COMPANY 40 1-3 BLACKHORSE ROAD

Ascott cab company have been trading for 30 years. In that and it isn’t going anywhere. time they have grown from a taxi repair service into a seller, reparierer, and insurer of black cabs. The owner looks and He needs to grow the business. This is his main site, and he sounds like he has been in South East London his whole life, has two more covering various parts of his black cab enterprise, and he comes ready with some opinions about what’s gone but it still isn’t enough. He won’t move, though, he can’t get any wrong. “They need to stop building flats. Honestly, where are farther out of the middle of London. His clients won’t stand for it. people going to work? Even worse, these days they’re building They wan’t convenience, and he wants their business. So he’s ‘live/work’ units. It’s a scam. The developers charge too much looking to lease more space in the area. rent on the work space, then complain to the council that they can’t rent them. So they get permission to convert them fully to residential units.” He gets more dour as the conversation goes.

“Businesses don’t stand a chance these days. I employ 75 people in 23,000 square feet. The self storage has the same space and only employs 2. Obviously they can afford to expand, they don’t have to spend money on staff.”

Ascott isn’t going anywhere though. He’s proud of the staff he employs, and the fact that they are mostly local. He’s happy to say that the business is expanding rapidly. He wanted the space that the self storage unit was moving into, he just was outbid. He needs to stay near central London. That’s where his clients are, the black cab drivers of London. It’s a fixed market, 75 30 2100 years sqm

“They need to stop building flats.” THE CINNAMON TREE BAKERY 41 14 PECKHAM HIGH STREET

Meet the Cinnamon Tree.... An independent bakery in the in Peckham, this move further expanded the business and heart of Peckham High Street. The business has been on site brought in a whole new customer base. Bringing the business since 2010, with a shop front facing onto a busy public realm out of the industrial park and onto the high street, enabled the and a large food preparation area to the rear. The Cinnamon Cinnamon Tree to become a stronger part of the Community Tree bakes home made, hand crafted confectionery including and benefit from being centrally located on a main arterial road brownies, biscuits and cookies. More often than not the staff in South London. Supplies for the bakery are all locally sourced. can be seen preparing and finishing the produce on the shop- floor. When the business closes the shop is regularly used for small meetings open to local community groups and regular cooking Since moving to a high street location the business has and baking workshops. branched out, now featuring a small cafe. However the bulk of trade is via the wholesale of food products baked on site and dispatched to other businesses across South London.

The business was founded in 2004, when trade picked up the Cinnamon Tree began looking for new premises, with a customer base in South London, the Old Kent Road was ideally situated. Looking for a suitable unit in the hinterlands of the Southwark wasn’t easy. When a suitable unit was found the potential Landlord opted to accept an offer from an Evangelical Church over the Bakery.

It was then that the Cinnamon Tree moved onto the High Street

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“Moving to the high street was actually the best thing for the business” EDWARDES BICYCLES 42 221-225 CAMBERWELL ROAD

Meet Edwardes Bicycle Retailer and Repairs.... They’ve been 1950s. The street facing shop fronts along the block provide supplying London with Bicycles since 1908. A family run a broad mix of businesses for the residents. Despite being an business, based in Camberwell since the 1950’s, As well as family run business the all but one member of staff travel in strong links to the South of London the area, the company has from the Greater London Area. The nearby national rail stations a customer base throughout the Greater London Area. make it easy to travel in, the area behind the shops is heavily residential car parking and delivery provisions are reasonable for The current location works well for the business, situated on a a central London location. main road artery and not far from the Elephant & Castle. The boom in London’s population, the rising trend in Cycling around the city, the rise in transport costs and the lively communities that are near by all keep the business going strong.

As well as retail, Edwardes offers repair services a small workshop back of house enables them to offer much needed low cost repair. The front of house is an Aladdin’s cave of bicycles stocking all types, brands and sizes stacked to the ceiling. Much of the stock overspills onto the street frontage this helps draw in a curious passer by every now and then.

Ideally Edwardes would like to purchase their commercial premises, however despite repeated attempts the council who own the property have refused to release the unit for sale. The floors above the unit are predominately council flats from the

107 270 6 years sqm

“The Latin American community nearby make the are very lively, its great” J HUNNEX & SONS LTD 43 35-39 PARKHOUSE STREET

Meet the packing and box specialists at J Hunnex & Sons.... Shelia is the granddaughter of Mr. Hunnex the founder, she This business has been located on site for over a century. The is the face of the business and has a great rapport with her trade has remained the same and continued to grow, initially customers, providing the financial and administration services supplying the warehouses and businesses around the former for the business she can regularly be found in the small Grand Surrey Canal with barrels, crates, boxes and packaging. yard office in the door way to the industrial shed. She works surrounded by photos of her grandfathers business throughout Since the closure of the canal and the relocation of trades and the century. The shed too retains the historical qualities of the industry out of Central London much of the packing material business with original brickwork, windows and exposed roof now sold consists of flat pack boxes and filling materials. The trusses. The occasional barrow or cart used to transport stock benefit of the original location near the canal has now been throughout the century can be found huddled in the corner. replaced by a network of good arterial roads, these keep the customers coming in.

The descendants of the companies founder still run the business, Originally the family lived in a semi detached house at the front of the industrial shed. Instead now the owners have moved outside the Borough of Southwark. The semi detached house now provides a street frontage to the business. With the business bordered by two main roads and Burgess Park to the north, Hunnex and Sons take the opportunity to the advertise their business from each public facing aspect with large striking signage.

120 1753 4 years sqm

“I’ve got photos of my father and grandfather on the wall in the office” WHITE WALL COMPANY 44 41-43 PARKHOUSE STREET

Meet the White Wall Company.... The invisible craftsmen and women of the Burgess park Industrial Estate. Providing Despite only being on site for three years the pressures of being bespoke art and making services world wide. Specialising in located on the periphery of a dense residential neighbourhood high-end manufacture of installations for renowned galleries are becoming apparent. New residential blocks are starting and exhibitions. They also provide restoration services for to spring up in close proximity to the site, despite the council valuable installations and art with clients including the palace designating the land for industrial use. A neighbouring unit has of Westminster and the Houses of Parliament. Their skills already been purchased by the council who outbid all other and services include metal welding, carpentry and fibre glass interests. Despite flexible units being in high demand the site is working. left vacant, In the opinion of the White Wall company the council are intending to sell the land for more housing and “once one Despite their highly skilled and creative work, no indication of resident complains about noise they all will”. the business is visible from the street, high steel fences and a lack of signage create an invisible industry.

The business was founded in 2009 and was originally based in Hackney Wick within close proximity to the site of the 2012 Olympic Games. The relocation to South London enabled the business to remain ‘invisible’, unlike Hackney and the East of London the few remaining industrial units of the South are not saturated with Artists and crafts men. The arterial road networks are great for accessing the high end clients in Central London and provide reasonable access for deliveries and suppliers which visit the site daily.

6 1350 20 years sqm

“We moved here from Hackney Wick. It’s out of the way, its not saturated here” BCM SCAFFOLDING SERVICES LTD 45 69 SOUTHAMPTON WAY

Meet BCM Scaffolding.... An independent company who Jim the owner of the company maintains a strong relationship provide scaffolding services for the construction industry. The with neighbouring businesses, residents and the community, recent boom in building projects across the London Area including the landlord of the Liberty Church. In over 20 years has enabled the business to flourish. BCM has been on site only 1 compliant of noise has been made, this was quickly since the 1990’s they too agree that the road networks and rectified and Jim is keen to maintain his good relationship with proximity to the Elephant and Castle and Tower Bridge Road the locals. He also provides free firewood to his neighbour... are the strongest aspects of the location. Enabling deliveries of scaffolding to sites within the London and beyond the M25. If they relocated to another site further outside London the time spent delivering scaffolding within Central London would cost the Business greatly. Many tenders and contracts are won because of the favourable location and efficiency of deliveries.

The only draw back of the location is the space, with the business growing the yard is required to hold a lot of scaffolding equipment, the business also owns its own fleet of trucks and trailers which require constant maintenance and parking. In recent years the business has acquired land along Wells Way, this secondary yard is fragmented from the main site by an industrial unit. Initially BCM tried to purchase the unit when businesses moved out, instead the unit was occupied by the Liberty Church. The relocation of the church outside of the industrial unit would be favourable for the expansion of BCM.

25 3380 57 years sqm

“We’ve got the best location possible, just over a mile to the city” ROBERTO’S CAFE 46 352 OLD KENT ROAD

Meet Ibrahim, the owner of Roberta’s cafe at the northern Roberta’s cafe is a staple in the community, catering to the local entrance to Burgess Park. Ibrahim is currently concerned that residents and businesses. The cafe itself provides a warm, the proposed extension of the Bakerloo line may bring about inviting and informal environment for locals with great affordable unwanted gentrification to the area. Furthermore rumoured home cooked food. Ibrahim has even seen a rise in demand for plans for the extension has placed a station entrance at the foot take-away foods from local residents. of the park, slap bang on his property. Ibrahim founded the business in 2012, before which a solicitors Providing his business can co-exist with the station, Ibrahim firm occupied the building. The proximity to the park helps believes his business could benefit immensely from the boost trade and contributes to the overall experience of an increased foot fall brought about by the station, but this afternoon outing to the park. should not come at the expense of existing businesses and communities. This, he believes has already happened with the site of the former Heygate estate at the Elephant and Castle a few miles up the road. Ibrahim is a popular local figure and has attended and spoken out at various community meetings regarding the area’s proposed redevelopment.

He feels that the communities of the Old Kent Road are not as strong as they once were, as many former inhabitants have moved away. However he still feels an underlying community feeling exists and believes they have an important role in the future growth of the Old Kent Road.

3 135 4 years sqm

“The Old Kent Road, should not become the next Elephant and Castle....” THE TEKKROOM 47 UNIT 217, ELEPHANT & CASTLE

Meet Imran, he has been trading at the Elephant and Castle contact regarding the future of the shopping centre. So far only Shopping Centre for nearly 5 years. He moved to the UK from 2 existing businesses have been offered accommodation in the Egypt with his family and set up his technology shop and new development. He feels that small family run businesses like internet cafe at the Elephant and Castle. He chose to open the his, have no chance to single-handedly afford the cost of a new shop at the shopping centre because of the great balance of commercial unit in the redeveloped shopping centre. His trade location, community and cheap rents. relies on the foot fall of the nearby tube station.

The Elephant and Castle is renowned for its close community “As many locals don’t own computers, printers or have access of independent business traders, principally made up of owners to the internet. My shop provides a social space for the from various ethnic backgrounds, serving a diverse and mixed community as well a service. The thoughts of having to build all local community. Yet, since the plans to redevelop the shopping this up again, well its almost heartbreaking...” centre have been proposed by the developer and the council, Imran’s not been feeling so confident about the future of his business.

When talks started, they tried to put the rents up by 50%, knowing full well that the traders in the shopping centre would be unable to afford this. Imran bargained his rent increase down to 30% but still feels that more should be done to help and protect the small scale traders who are being pushed out from their home.

Imran is mostly frustrated by the lack of consultation and

5 92 3 years sqm

“They tried to put my rent up by 50% when they announced plans to redevelop ....” CONTINENTAL CAR WASH & TYRES 48 2 PARKHOUSE STREET

Meet Ray, he owns the Continental car wash and tyre company park might change or shrink with the redevelopment of Burgess on the fringes of the Burgess Park industrial estate. He Park next door. Plus a new residential block has gone up purchased the business five years ago and since then it has across the road so the future for the business park in its current gone from strength to strength. form is a bit uncertain. Businesses tend to stay in the location at the Burgess Park industrial estate, its a great inner city location. Ray lives in Newham but decided to locate his business in The turnover of businesses through the estate reflects that. Camberwell because of the affordable rents, proximity to the city and the many residential estates nearby. “Locals pop in for a car wash or tyre change regularly in the way home”.

Since the recent road improvement program many routes have been diverted through Parkhouse Street. “We see about 50 more clients a week, at the moment thanks to the roadworks, its a nightmare getting to work but at least my business is picking up”.

Many of the employees of Continental car wash are from the local area, many within a relatively short distance from the yard. There’s also a few other car wash businesses and dealers around here so finding staff is easier.

In terms of premises the yard is perfect, it could do with a bit of TLC but the size is ideal. There are rumours that the business

5 450 7 years sqm

“ My trade has increased since the road outside got busier” The Blue Mantle Fireplaces & Antiques 49 306 OLD KENT ROAD

The Blue Mantle fireplace and antique shop is one of the most Along with the former fire station, the Thomas A Beckett pub in infamous buildings on the Old Kent Road, a distinct corner the next block are two of the most famed buildings on the Old building with a blue painted facade, the building is Grade II Kent Road. Known in the 1960’s for their temporary use as a listed. A former Edwardian fire station the ground floor now boxing ring which attracted famed sportsmen of the day the accommodates the shop whilst the upper floors are currently Blue Mantle is the last of the two still in use. being transformed into residential flats. The rear yard is used to house antiques and is open to passers-by. The sense of community which existed on the Old Kent Road back in the 1960’s and 80’s is now long gone, the owners hope When the fire service moved out in the early 1980’s the Blue any redevelopment will hep to rebuild this. Mantle was used to house all night dance raves, an outcome of the infamous night-life that the Old Kent Road was once the renowned for. The original Blue Mantel shop was located across the road in a small premises on the site of the Tesco superstore.

The business of the Blue Mantle is very healthy, as an independent specialist trader their unique catalogue of antique and architectural fireplaces are highly sought-after. The nearby streets of Victorian and Edwardian housing stock in the South of London provide a steady stream of regular business. The Blue Mantle now receives most of their trade via their website, but having the distinctive and historical store is key to the businesses success.

35 450 9 years sqm

“They used to have raves here in the 1980’s its an iconic building on the Old Kent Road” STEPTOES & SONS 50 1-3 SOUTHAMPTON WAY

Located on the fringes of Burgess Park bordering the site of The council have offered no support with the proposed new residential development, Steptoes and Sons is one of the relocation nor have they provided alternative sites for the last inner London reclamation yards. Specialising in discarded business to consider within the Borough. items, the yard is an Aladdin’s cave of varying antiques and bric-a-brac. The roof of the yard is scattered with distinct, hand Its a concern for the local business community of the Burgess made sculptures made from left over stock, particularly glass. Park industrial estate that the park boundaries are expanding. On a day of trading, the goods and wares of Steptoes and With Steptoes and Sons leaving the site and new residential Sons is scattered out across the road, inviting curious passers blocks going up all around the perimeter the future of this small by to take a look. industrial estate, one the last remnants of the Grand Surrey Canal is looking uncertain. Following the proposed redevelopment and expansion of Burgess Park, the site of the yard is being reclaimed for a small nature reserve. The council have recently issued a compulsory purchase order (CPO) on the land to forcibly evict Steptoes and Sons.

The small family run business, is now facing the realisation that land for reclamation yards in London is incredibly limited and unaffordable. Instead Steptoes and Sons are considering options to relocate to Reading. Yet the customer and supplier base that has been built up over nearly two decades will be lost.

18 155 4 years sqm

“We’ve been told they need the land for expansion of the park, so we have to go...” EDWARD PLACE MOTORS 51 190 EDWARD PLACE

Meet Jeff, a very amiable chap, proud of his profession and the Jeff doesn’t see himself moving in the next year but like many owner of the business providing maintenance and servicing of others working in the railway arches he is concerned of the vehicles. network rail ‘improvements’ in the area which are pushing up In the past his father was a mechanic for the government, repairing rents and pushing out local businesses. and maintaining cars, so it t seemed only natural for him to follow in his footsteps and take up the profession.

He told us how he has built up a good reputation in the community after working at this location for 30 years and the proximity to a busy road means he benefits from passing trade. He is also well known for his specialist skills working on Jaguars. Before that Jeff was a mobile mechanic working in around Lewisham.

He goes on to say “there have been some good times and some bad times” over the years. Due to advances in car technology it has made it difficulty for small mechanics, like him, to keep up with the changes, unable to invest in the expensive equipment required.

When asked about employing more people, he says he would but “there is too much red tape” make it very difficult for him to do so.

30 37 1 years sqm

“ You can’t just read it in a book” (learning to be a mechanic)