Lambeth Council is considering plans to seek a development partner who can bring the investment and expertise needed to restore the former Charles Edward Brooke School, and bring it back into “beneficial use” for the local community.
Under the proposals, the council would offer a long lease on the 128-year-old building, which could see the site transformed into new community uses. These could potentially include much-needed housing – although the council would retain appropriate control over any future proposals.
The move came after a community-led consultation found strong local support for repurposing the building, which is on Cormont Road, in the Minet Conservation Area. The site has also served as Cormont Secondary School, the Kennington Boys’ High School and housed a military hospital during the First World War.
In consultation with local residents, Lambeth has considered a range of options for securing a sustainable future for this important historic building, that local people have shown they want to see brought back into use. These options include retaining or repairing the buildings, which have suffered “extensive deterioration” since they were last occupied – however, the scale of investment required, along with wider financial pressures, mean these options were seen as unviable.
Although the school, which is close to the Myatt’s Field North Estate, has been declared surplus to educational requirements, Lambeth spends £50,000 a year on vital work including security and maintenance at the site. But the council estimates it would need £2.6 million to repair the roofs – and even temporary weatherproofing works would cost £500,000.
Word from the Cabinet
Cllr Scott Ainslie, Cabinet Member for Property, Planning and Development, Built Environment and Public Realm, said: “This is an iconic building, which is hugely valued by people in this area and across Lambeth, and we want to see it remain a central part of the local community.
“Marketing the site on a conditional long leasehold structure would enable the council to keep control over future development proposals, while securing the investment needed to bring these valued buildings back into beneficial use. It would be great to secure a development partner that could deliver not only a restoration of this wonderful piece of architecture, but a win for the local community who love it.”
The wider significance of the school was underlined earlier this year, when the conservation body Historic England included it in its “Heritage Investment Prospectus”. The document said: “The picturesque grandeur of this Victorian school belies a century of public service.” It added: “As Kennington Boys’ School, and, later, Charles Edward Brooke School for girls, the building served generations of local children, and was home also to special provision for refugees and asylum seekers in the borough.”
A council report on options for the building said a survey this summer had identified extensive deterioration across the site. It added: “The buildings have suffered significant vandalism and anti-social behaviour, including the widespread theft of lead from the roof. The survey identified substantial roof failures, water ingress, pigeon infestation and deterioration of the timber floor structures.”
The proposed long leasehold would enable Lambeth “to retain appropriate control over future development proposals whilst securing investment to restore and bring the site back into beneficial use”.
Findings from a community-led consultation confirmed widespread local support among local residents for repurposing the buildings – including:
- 91% of respondents strongly agreed that the school site is recognised as important to the conservation area;
- 88% strongly agreed, or agreed that homes are important, but so are other benefits for the community; and
- 85% strongly agreed/agreed that mixed use would be beneficial, and that social impact such as local jobs, and community access were important.
Cllr Zvikomborero Chihoro, Lambeth’s Cabinet Member for Finance and Community Wealth Building, said: “We’re committed to meeting our obligation to manage all Lambeth’s public assets responsibly, and this means working hard to address the significant investment required by this iconic site and making sure it has a future.
“Importantly, residents will continue to have a role in shaping the future of the site. Local community representatives have already been involved in regular stakeholder meetings and workshops, including helping to shape the framework that will be used to assess proposals from potential development partners.”
Subject to the necessary approvals, a representative from the community stakeholder group who wishes to participate will also be invited to join the evaluation panel to help assess the bids received. This is an important opportunity to ensure that local voices remain part of the process as we move into the next stage.
The council report recommends marketing the school site, offering a long lease. Officers will update once the marketing process has been completed, seeking approval of the preferred bidder, the final disposal terms and the proposed structure of the agreement.
