CROSSRAIL 1 OPENS IN 2018 WHEN THE DENMARK STREET-ST GILES AREA WILL BE WORTH £980 MILLION ACCORDING TO OUR INFORMED SOURCES
HOW CAN ANYONE AFFORD TO STAY?
WE WANT TO HELP THE DEVELOPER-LANDLORD CONSOLIDATED TO REALISE THEIR PUBLICLY STATED INTENT OF BRINGING THE MUSIC INDUSTRY BACK TO TIN PAN ALLEY WHICH THEY’LL ALLEGEDLY STILL STAND BY?
EVERY MUSIC BUSINESS – NEW ONES MOVING IN AND THOSE ESTABLISHED – WILL NEED TO CHECK ON AVAILABILITY BECAUSE THE REDEVELOPMENT IS NOW UNDERWAY UNTIL 2018 …
IMPORTANTLY, EVERYONE LOOKING TO LEASE PROPERTY WILL NEED TO CITE THE SECTION 106 AGREEMENT DOCUMENTATION FOR FAIR RENTS AS PER TIN PAN ALLEY (MUSIC) USES CITED IN CLAUSE 5 OF THE LEGALLY BINDING THE SECTION 106 AGREEMENTS. THESE WERE SIGNED-OFF THIS JULY BY BOTH LANDLORD-DEVELOPER CONSOLIDATED AND THE LONDON BOROUGH OF CAMDEN COUNCIL’S PLANNING DEPARTMENT. THEY INCORPORATE THE CAMPAIGN’S VERY SPECIFIC INPUT IN AN ATTEMPT TO PRESERVE ALL OF THE MUSIC BASED BUSINESSES FROM THE GROUND FLOOR AND THE BASEMENTS UPWARDS TO INCLUDE THE SECOND FLOOR, ENCOURAGING NEW MUSIC-BASED BUSINESSES TO MOVE IN, TOO.
LET’S BRING THE MUSIC BACK TO TIN PAN ALLEY
Denmark Place is now wholly out of bounds to Londoners from 2015-2018 while 80% of Denmark Street’s north side is now being demolished Places You Cannot Go – Including Denmark Place – Out Of Bounds Till 2018
Consolidated Developments’ Planning Application
to The London Borough of Camden Council re land at
1-23 Denmark Place
18-28 Denmark Street
52-59 St Giles High Street
126-136 Charing Cross Road
London WC2H 8NJ
Ward: Holborn & Covent Garden
Camden Council Planning Records Search Online
‘SAVE TIN PAN ALLEY’ RE
‘THE MUSIC VENUES TRUST DAY’
It’s great to see the Music Venues Trust launching their manifesto in Denmark Street at Regents Sound and outside the closed 12 Bar Club on BBC TV and in today’s Independent. Here at Save TPA we have been battling for 19 months now so thanks to your support.
Before we came on board in early 2014 the 12 Bar building at 26 was not ‘Listed With Description’. This happened due to Henry Scott-Irvine’s intervention in the autumn of 2014. The Georgian Group made this assessment on our collective behalf as a result the approach to them. The ‘description’ further strengthens the English Heritage Preservation Grade 2 listing, dating back to 1970. We tried to save the 12 Bar, but sadly Consolidated Development had other ideas.
Meanwhile, we’ve been promoting all of the music related businesses such as Regent Sounds on a dedicated page at www.savetpa.tk throughout last year and by having several BBC and ITV News crews in there, too, thereby encouraging the public to support Denmark Street in its time of need.
Our petition has garnered over 30,000 signatures. Politically we have instigated protection for the music shops and the upstairs businesses on levels 1 and 2 in Clause 5 of The Section 106 Agreements, which were finally signed off between Camden Council and Consolidated in July. I was charmed to be told by Frances Wheat (Deputy Head of Camden’s Regeneration Control Services) that the very wording and strategy agreed upon was down to our direct influence. Hopefully the Trust will get in touch with us to see our progress so far! So keep spreading the word, says Phil Ryan
Deputy Chairman of ‘Save Tin Pan Alley’ on 20th October 2015
Disappearing Denmark Street. “Don’t Let The Music Die”, say the campaigners
The following 6 point citation of evidence indicates how even the most benign developer can potentially ride roughshod through any UK city. This is in fact happening all over London right now: e.g. all along the Thames, Camden Lock, and Kensington, to name but three out of at least 16 major redevelopments across the metropolis cited via the factually accurate pressure group calling itself RECLAIM LONDON.com Here of course we are talking about Denmark Street Denmark Place plus St Giles High Street
THE SIX POINTS OF EVIDENCE
- 1. All of the Music Shops still have a developer-landlord ‘Break Clause of 8 Weeks’.
This means that should landlord-developers wish to evict all of the tenants in Denmark Street within two months they can do so. The music-based tenants will then be obliged to vacate. Consolidated Developments are obliged to offer them all new leases, but will the existing independent businesses be able to afford them? These are the facts. They are written in black and white and remain within every leaseholder agreement.
2. The guitar shops have no leaseholder agreements extending beyond 2018 when Crosssrail coincidentally opens for business
3 (a) Despite a new ‘Section 106 Agreement’ protecting “Music Businesses” of diversity
the reality is that only ‘Music Retail’ and ‘Music Offices’ are actually indicated in the developer’s plans for protection. The ‘Architect Plans’ are actually colour coded blue for music retail only in direct contradiction to ‘Clause 5’ of the ‘Section 106 Agreements’ set out to protect the diversity of music-based businesses in the street. The studios, guitar makers and drums school could all disappear.
3 (b) The Section 106 Clause agreement importantly stipulates that “specialist retailers focusing on the sale making of musical instruments and other musical industry activities, including studios, artist management offices, music publishing houses and agents” be given priority and the right to stay in Tin Pan Alley .
3 (c) The current set of ‘Architect’s Plans’ will actually result in the imminent closure of at least 4 music based-businesses of diversity (cited below) unless action is taken immediately by Camden Council
4. As a result of work undertaken by the campaign, there is now legal protection for ‘music offices’ and ‘music retail’ through this newly signed-off ‘106’ deal between Camden Council Planning Departments and Consolidated Developments (as indicated in # ‘3’ above). But due to the colour code ‘usage’ error in the Architects Plans all of the ‘other’ music-related businesses of diversity within Tin Pan Alley remain under a constant threat of eviction
- (a) Gary O’Toole’s Drum School (at 20)
(b) The Alley Cat music venue (at 4)
(c) Denmark Street Recording Studios (at 22)
(d) The Luthier or sole remaining guitar maker (at 9)
5. All of the Rental Agreements beyond 2018 remain vague
(In 2018 the land will be worth an estimated £980 million, according our reliable sources)
6. Why are there no developer-landlord specifics currently available in writing within the public domain, apart from the ambiguous ‘Section 106 Clause’?
Despite Camden Council’s best intentions ‘The Section 106 Agreements’ remain open to interpretation, according to our legal advisors who are saying, “Where there should be clarity there is fog”. 5 foggy areas remain within ‘The Section 106 Agreements’. This dangerous ‘Fog’ could potentially silence London’s Tin Pan Alley forever.
When the music goes it is gone for good. We hope we don’t have to say,”We told you so”. The Save Denmark St Campaign is concerned with preserving the long term viability of Tin Pan Alley as a 104 year old worldwide music heritage centre for British popular music”
A Discussion Document of 02.08.2015 – An edited version was reproduced in ‘Music Week’ of August 5th 2015 Read MUSIC WEEK here
It is now apparent that once the major building work undertaken by Consolidated Developments get underway they will drastically affect the viable current/near future of Denmark Street as a trading and business operation environment. Therefore we believe we need to put forward a 10 point 5 year plan.
- 1) A compensation package for Traders and Businesses in Denmark Street during major building works from Consolidated Developments. Many buildings will be scaffolded and poly sheeted potentially obscuring them during an on-going re-development ‘blight’ period
2) A plan for the suspension of Business Rates and Council Taxes during the building works ‘blight’ period. A plan to suspend rents during the building works ‘blight’ period
3) Application of Decorated Covering Panels on closed businesses in Denmark Street as indicated by a representative of Consolidated at a Save TPA meeting. The purpose to show a street that is still trading fully during the building ‘blight’ phase.
4) A scheduled list of interested ‘Music related’ business and Companies to be compiled to re-inhabit the street in 2017 once re-development building works are completed
5) An Investment from the GLA/Camden Council/Visit London, etc, to establish the street as a designated ‘Music Zone’ (aka ‘A Heritage Zone’) and as a Tourist destination as well as a potential ‘Job Creation Zone’ with education and training possibilities for Luthiers (Guitar Makers) alongside a Song Writing School
6) The Section 106 Clause’ (legally binding document from Camden Council allowing the Developers planning permission to re-develop, but stating what the building uses in Denmark Street must be given over to or prioritized for: in this case ‘music’ industry related businesses) as it stands may be unlikely to protect the recording studios, guitar makers, education groups, and existing venues
7) Some of the current businesses situated in the basements are cited as ‘Music Retail’ as indicated in the current set of architects’ plans where they are erroneously colour coded as ‘Blue for Music Retail’ only. These basement-based music businesses of diversity are due to close as a result of their their leases not being renewed, even though they all want to remain: e.g. Gary O’Toole’s Drum School Workshop (at 20) The Alley Cat music venue (at 4) Denmark Street Recording Studios (at 22) and the sole remaining guitar maker (now on the 1st floor). Reliable sources have informed the campaign that these businesses could all be gone within the next few months. Every music-based business located in Denmark St has an ‘eight week break clause’ (a termination of lease) built into their ‘leaseholder agreement’ with the developer-landlord Consolidated. So will any of these businesses be able to survive in Tin Pan Alley beyond 2018 when Crossrail opens? Once they are gone they are in truth ‘gone’ forever
- 8) It is obviously currently not in Consolidated Developments commercial interests to retain any music presence in Denmark Street. Despite their assurances we all realise that it brings no real revenue to them or their concept of high end hotels and luxury flats. High end retailers and major chain groups would pay considerably more is the ultimate truth. The only thing standing between the ‘gentrification’ of the street is the current ‘Section 106 Clause Agreements’ and, in particular, the document Camden Council set down for ‘music business’ uses in 106’s Section 5. We will, however, continue to try and make a case to Consolidated Developments for keeping the ‘unique’ feel of the area to in fact add to their investment and revenue potential
9) The highly grey area of affordable TPA rents as cited as ‘a market rent for Tin Pan Alley Uses in the local area’ (on Page 84 of ‘The Fifth Schedule’ of ‘The Section 106 Clause Agreements’) may be the undoing of any chance to retain a serious music presence. No one currently seems able to project what a 2017 ‘affordable TPA rent’ will actually be
10) Currently there are/have been various meetings between the Save TPA Committee members and Consolidated Development over the future uses of buildings in the street. Some members seem confident that the Developers will honour the assurances given at these meetings. As yet, however, none of these commitments have been put into writing. It is therefore essential to get a written assurance from the Developers of their ‘vision’ for the re-inhabitation of the street by the music industry as well as a written response from Consolidated to each of these points
Phil Ryan – Save TPA Committee Co-Chairman
CALLING ALL UK MUSICIANS AND INTERNATIONAL MUSIC BUSINESSES
The Denmark Street ‘Music Zone’ – aka Tin Pan Alley – is going to be a perfect place for small music related businesses with music associated skills and services to relocate and base themselves. If you know of any individuals or organisations that would like to be based in Tin Pan Alley it is best to contact Richard Metcalfe at Consolidated Developments email@example.com He is dealing with the development in the area for and on behalf of the landlord-developer Consolidated. We are keen to help the developers to achieve their publicly stated intent of bringing the music back to Tin Pan Alley. You will need to check on timings as the development is just beginning. Importantly you will need cite “The Section 106 Clause” for “Fair Rents” as per “Tin Pan Alley (Music) Uses” cited in “Section 5″ of the legally binding “Section 106 Agreements”, which were recently signed-off on by both Consolidated Developments and Camden Council’s Planning Department with our input.
Let’s bring the Music back
Write that email now
THE PLANS TO SAVE THE STREET
Our plan is to turn Denmark Street – now a tourist trap and guitarists’ shrine – into a thriving ‘rock exchange’, a London centre for the music industry in the same way that the Temple is the key district for the legal profession and The City is for banking. Our ultimate goal is to become a fully rejuvenated Music Mecca for both The British Music Industry and British Music Publishing. The ‘new’ Tin Pan Alley would present itself as a beacon for British Musicians, placing them all on an international platform when Crossrail opens to the world in 2017/18.
We are calling upon the Music Industry and Musicians to invest in this famous street by leasing property here. This unique street can be saved with your support here. Otherwise Tin Pan Alley will be converted into luxury apartments or hotels above the music shops. This is the truth. It is time to act and show faith in this historic street. Let’s make Tin Pan Alley a truly magnificent Music Mecca once again.
We have the support of The MU, PPL, PRS, MCPS, Music Publishers, Councillors, and Politicians
London Weekly News + Westminster and Pimlico Today of 15th January 2015
Henry Scott-Irvine of ‘Save Denmark Street’ outlines the plan to turn Tin Pan Alley back into ‘A Music Mecca’ in a feature by former PR to Paul McCartney, Geoff Baker
London’s historic Denmark Street could be saved from development at the eleventh hour by a revolutionary rescue plan to make it the music
version of The Stock Exchange
Instead of closures of the guitar shops feared by the development, the street could have a boom future under a radical expansion programme hatched by the leader of the campaign to save the old Tin Pan Alley, by making it a new music zone. Broadcaster-journalist Henry Scott-Irvine has devised a scheme for a Band Aid-style rescue with rock stars, record companies and music businesses moving in – and the developers like the sound of it. Under Mr Scott-Irvine’s plan the rock and pop heritage site would not only keep all of its historic shops and features but it would expand to become even more of a music Mecca than it was in the Sixties. His plan would turn what is now a tourist trap and guitarists’ shrine into a thriving ‘rock exchange’, a London centre for the music industry in the same way that the Temple is the key district for the legal profession and The City is for banking.
Although the London music business is worth billions, the capital has long lacked a central hub for the industry that still creatively inspires the world. 27,500 people have signed a petition and rock stars including The Who’s Pete Townshend, Marc Almond, Mick Avory of The Kinks, and former Sex Pistol Glen Matlock are supporting Mr Scott-Irvine’s campaign to save Denmark Street from development.
Now he is to approach them and other leading figures and businesses in the music industry to get them to invest in their belief by renting space in the planned new rock zone. Consolidated Developments, who bought the area now worth £960 million in 1996 for £20 million, are warm to the idea.
In a statement, the developers said: ‘We are committed to preserving and enhancing the rich musical heritage of Tin Pan Alley. The existing music traders are at the heart of the area and keeping them has always been central to our plans.’
Although councils have given the go ahead for demolition of some parts of the area, under Mr Scott-Irvine’s plan the street would not only be saved but would become a bustling and busy music business ‘bubble’, a new rock quarter and hub for the music scene.
‘The idea came to me after meeting with Laurence Kirschel, the owner of Consolidated Developments,’ said Mr Scott-Irvine. ‘He said to me that musicians and music businesses need to show faith in Denmark Street and if they do he will rent them space. If they don’t, then the floors above existing shops will become flats. That set me thinking and I realised that if we can bring parts of the record industry, musicians and music business services back into the area, with businesses like high end hi-fi and post production studios, then the music industry can save the street itself. So I’m going to putting a call-out to the industry and its principal figures because this is something that we can all do together. It’s very eleventh hour but on the other hand it could be a whole rebirth for the street.’
In giving permission to Consolidated Developments for partial demolitions, Camden Council stressed that all of the shops in the street should remain ‘music-related’. Mr Kirschel already has plans for a new 800-seat underground music venue, a rock hotel like the famed Chateau Marmont in Los Angeles and a rock and roll hall of fame with statues of famous figures associated with Tin Pan Alley.
But for one Denmark Street venue, the rock rescue package will come too late. The award-winning 12 Bar Club will close this week after playing host to hundreds of bands since 1992. The club has been served with notice to quit and will shut its Denmark Street doors on Friday [Jan 16].
Over the years the award-winning club helped launch the careers of many top acts, including: The Libertines, Adele, Jeff Buckley, Keane, Katie Melua, Martha Wainwright, KT Tunstall, Seasick Steve, Regina Spektor, Robin Hitchcock, and Jamie T.
The 12 Bar Club held a ‘wake’ show on Sunday [Jan 11] with a different band playing every 15 minutes from lunchtime until 3.0 am. The final gig will be held on the 14th.
Consolidated Developments are to demolish parts of the immediate area as part of its development for a mixed-use block on St Giles High Street and to create pedestrian access for the huge flows of people expected to use the new Crossrail station. Consolidated will demolish 1-6, 17-21 Denmark Street and York and Clifton Mansions. There will also be partial demolition of 21 Denmark Street and the back alley of Denmark Place.
It is hoped that graffiti left behind on the upper floor at the of the rear of No 6 by The Sex Pistols will be preserved. The Sex Pistols lived above No 6 and recorded their first demos there. One rock magazine recently described the graffiti ‘as important a find [for UK music historians] as the cave paintings at Lascaux’.
Tin Pan Alley began as the hub for London’s music scene in 1911 when music publisher Laurence Wright set up premises at No 11 and subsequently founded the music magazine Melody Maker. The New Musical Express was founded at No 5 in 1952. By the end of the 1950s numerous music publishers had moved to the street. Lionel Bart, writer of the musical ‘Oliver’, started his writing career for music publishers in Tin Pan Alley and became known as ‘the king of Denmark Street’. But as the music publishing trade in the street began to decline in the 1960s, recording studios and new bands moved in. In 1961 Regent Studios were founded at No 4. The Rolling Stones recorded their first album and early singles there.
Other top Sixties musicians who recorded in Denmark Street include The Who, Black Sabbath, The Kinks, Jimmy Page and Donovan. Elton John, who first worked there for Mills Music and then Dick James Music – publishers of The Beatles – later wrote the music for his first hit, ‘Your Song’ in Denmark Street.
Musicians often socialised around The Gioconda Café at No 9. David Bowie recruited his first backing band there and it was also the venue where The Small Faces formed. Other patrons of the café came in the shape of Engelbert Humperdinck, Rod Stewart and the legendary guitarist Jimi Hendrix (Abridged) By Geoff Baker LWN 15th January
Campaign Founder & Chairman
Save Denmark St Campaign
The Save Denmark Street Campaign Committee formed in January 2015
Paul Broadhurst Music Officer, The Greater London Authority
Frank Dobson retired MP Holborn & St Pancras
Nigel Elderton MD Peer Music Group
Andrew Ellis We Are Like Minds
Stuart Hornall MD Hornall Brothers Publishing
Tom Kiehl UK Music
James Ketchell Music Heritage UK
Daniel Moore BASCA
Jonathan Morrish PPL
Sarah Osborn retired Chief Exec. Music Publishers Assoc
Simon Platz MD Bucks & Onwards Music Publishing
Phil Ryan Co-founder of The 12 Bar and the Big Issue
Henry Scott-Irvine Broadcaster, journalist, producer
David Stark Songlink & PRS Board
Sir Keir Starmer MP QC Holborn & St Pancras
George Turner Reclaim London
Councillor Sue Vincent Camden Council St Giles-Holborn ward
Dave Webster The Musicians Union
Campaign Founder & Chairman
Save Denmark St Campaign – 2015