LANDLORDS and developers in Liverpools rundown Islington district are combining to drive forward a £300m makeover for the area.

Firms including Downing and Pencare Properties, along with other investors, have set up the Islington Regeneration Company with the intention of breathing new life into the land behind the cityundefineds TJ Hughes department store.

The transformation of the 25-acre site, which is still in its early planning stages, has the backing of regeneration agency Liverpool Vision. It is hoped the entire project will be funded by the private sector.

Following consultation with local businesses, it has been decided that the best way to proceed would be an extensive redevelopment while retaining the existing businesses and street pattern. Under a five-year plan, thousands of square feet of both commercial and residential space would be created.

A spokesman for Liverpool Vision said: We are keen to bring forward a framework for the regeneration of the Islington area. The process is still at an early stage, but consultation with the local landowners, businesses and residents has been positive.

more (http://icliverpool.icnetwork.co.uk/0100news/0100regionalnews/tm_objectid=17024360%26method=full%26siteid=50061% 26headline=%2dpound%2d300m%2dmakeover%2dfor%2drund own%2dislington-name_page.html)

This is significant Isn't it,that whole area is criminally under used so I can't wait to see how they're going to intregate it with the local community.Liverpool is on the up,this is the ripple effect of regeneration we could have only dreamed of at one time.:celb (23):

This is significant Isn't it,that whole area is criminally under used so I can't wait to see how they're going to intregate it with the local community.Liverpool is on the up,this is the ripple effect of regeneration we could have only dreamed of at one time.:celb (23):

:PDT_Piratz_26:

Exciting times for Liverpool,I just wish I was a teen so I'd really get to see the benefits of our changing city,but hey I'm not on my lazzies yet so time to kick back and watch our city be born again.:037:

this is the ripple effect of regeneration
Hope the ripple continues on into Kensington and doesn't peter out at Low Hill.

Hope the ripple continues on into Kensington and doesn't peter out at Low Hill.

Fingers and everything else crossed. Brilliant news for that part of the city.

Hope the ripple continues on into Kensington and doesn't peter out at Low Hill.

I'm sure it will eventually but it will take years I reckon before any benefits will be felt.You step out of Manhatten and you'll find poverty that makes Kensington look upmarket believe me.Nowhere in Liverpool comes anywhere near the level of poverty some of these people face,but I do no where you're coming from,it would be good to see,some of the houses around there are beautiful and nothing a little TLC couldn't fix.

some of the houses around there are beautiful and nothing a little TLC couldn't fix
It's a shame that this government favours demolition over renovation. We stand to lose a great deal of our Victorian heritage. :sad:

It's a shame that this government favours demolition over renovation. We stand to lose a great deal of our Victorian heritage. :sad:

I know :disgust:

It's a shame that this government favours demolition over renovation. We stand to lose a great deal of our Victorian heritage. :sad:

And replace it with rubbish sadly.

Did anyone see the programme on t.v. where a millionaire was looking to give away some of his fortune to those he deemed worthy. He was living in Kensington and as it happened, as usual with Liverpool people they were too proud and honest to come clean about their poverty. I never thought the pub was the best place to start looking for someone worthy but the ladies there just shrugged and said 'our mothers had it harder' - the bingo hall didn't give him much insight either. A family, the older member originally from Nicaragua, cramped into a two up two down offered him dinner, one of their best moves ever as he ended up giving the scouse daughter and her bloke 10K for the deposit on a home for themselves. It was some immigrants at a local hostel who benefitted next including a nice Kenyan chap who was offered and took up an accountancy job back at the millionaires dehumidifier factory in the North East. Overall, a good advert for Liverpool and Kensington I thought.

How can they do a makeover when there's bugger all there? Apart from Islington Square, everything is knocked down.

I agree Dave. Did you see the pics in yesterdays daily post Heritage pull out. Some great fine old stone buildings knocked down in Hood st and Great Charlotte st including the old St. Johns for all that concrete that's there now. Islington, the great old Rushworths building amongst them, decimated for what was just a road widening scheme in the end.

Do you know what the big massive building on the corner of St. Anne street and Islington was? it's in quite a few of the L.R.O. Central area aerial pics of the 30s and was still there in the 60s.

I agree Dave. Did you see the pics in yesterdays daily post Heritage pull out. Some great fine old stone buildings knocked down in Hood st and Great Charlotte st including the old St. Johns for all that concrete that's there now. Islington, the great old Rushworths building amongst them, decimated for what was just a road widening scheme in the end.

Do you know what the big massive building on the corner of St. Anne street and Islington was? it's in quite a few of the L.R.O. Central area aerial pics of the 30s and was still there in the 60s.

Possibly the Owen Owen Warehouse?

This pic is from "Liverpool" by Quentin Hughes (Studio Vista, 1969).

Done some work there as a kid in '73. I was as fit as a butcher's dog carrying those bed matresses and bases around. At the time, that's all they stored there.

Done some work there as a kid in '73. I was as fit as a butcher's dog carrying those bed matresses and bases around. At the time, that's all they stored there.

It was burnt down a while back Phil, btw. Bloody Google:)

It was burnt down a while back Phil, btw. Bloody Google:)

I took a couple of pics, but all the smoke (or steam?) obliterated the building.
They were from quite a distance & didn't turn out very well.
I'll see if I can find them.

This is great news providing it is done right.
Along the left hand side of Islington as you go in to town is horrible with mainly just the backs of warehouses. This is a great opportunity to provide an actual street frontage to the place. This frontage would face on to what is some really nice landscaping on the central reservation and the everton side. Hopefully the buildings will be mixed use (a mix of the wholesale businesses that are mainly there now and residential is a nice mix i feel - look at the meat packing and grment districts of new york) and of a decent urban scale (at least 6 storeys) and not 3 storey brick wendy houses like they propose for edge lane.As this is one of the main routes into the city centre, it needs to look better than it does now so I cant wait to see somne plans. Ive always thought the site at the end where the emo car wash was is an ideal site for a landmark tall building as well!

Hiya Phil. No it wasn't the Owen Owen warehouse, that was where the new fire station is now, next to the Wellington Pub, I remember it being on fire, it was just an 'oller' for years afterwards but thanks anyway. The place i'm on about stood on the opposite (West) side, a bit further along on the corner of St. Anne st and Islington. I'll see if I can post a pic up of it but it may be in the distance, it's in my books.

This area is the perfect area to spread the city further and hopefully lead on the the reconnecting of Everton and Kensington. They just need to effectively bridge and reorganise islington in terms of the road way and this could become a key stepping stone.

There is a major masterplan for this, my connections have shown me the 3D, its happening soon, lots of companies involved.

A view looking up Islington circa 1987.
Taken from inside Gerard Gardens or whats left of them !!.
SFX Church in the Distance to the left.

http://i25.photobucket.com/albums/c60/gedfleming/GERARDGARDENSHOLYCROSSSLIDES-24.jpg

I once wrote in with my vision of city centre Liverpool and got a favourable reply off the council but that was about it. Lime street and William Brown Street with those fantastic buildings should be plazas, pedestrianised - how the disabled ever make it across town I don't know. There should be four massive multi storey with below ground parking car parks on each approach to the city centre, just on the periphery, there's some already there now. Trams or buses could shunt people in, it'd do away with street parking, traffic wardens, possible even traffic lights. It was before any of this regeneration and Radio Merseyside agreed it was a good idea.

There is a major masterplan for this, my connections have shown me the 3D, its happening soon, lots of companies involved.


I've heard about this but haven't seen any images yet,is there anywhere we can view the masterplan for ourselves?

I've heard about this but haven't seen any images yet,is there anywhere we can view the masterplan for ourselves?

Aye, I'll be shading the boundaries of it onto my Google Earth Liverpool Regeneration map when we get it.. Simple things they say..!:)

I mapped out Jennifer Project on there and was surprised to the see the sheer scale of the area under question. I think it's about 2/3 times of Grosvenor/PSD :shock:

Aye, I'll be shading the boundaries of it onto my Google Earth Liverpool Regeneration map when we get it.. Simple things they say..!:)

I mapped out Jennifer Project on there and was surprised to the see the sheer scale of the area under question. I think it's about 2/3 times of Grosvenor/PSD :shock:

I didn't realise Project Jennifer was that big.:PDT_Piratz_26:

Just checked and yup, it's easily 3 tiimes the size of the whole PSD project. If you think of the the Kings Dock masterplan reaching right down to the newish Excise complex there, it's also 3 times that big...

If I work out how to post images I should be able to show it.

Just checked and yup, it's easily 3 tiimes the size of the whole PSD project. If you think of the the Kings Dock masterplan reaching right down to the newish Excise complex there, it's also 3 times that big...

If I work out how to post images I should be able to show it.

So, does Project Jenifer extend from the Rotunda (more or less) down to Islington? That would be quite a large area indeed and would possibly explain why the demolision of those flats on Junival Street is starting to take place.

Must try to get round there; before it all changes.

A view looking up Islington circa 1987.
Taken from inside Gerard Gardens or whats left of them !!.
SFX Church in the Distance to the left.

http://i25.photobucket.com/albums/c60/gedfleming/GERARDGARDENSHOLYCROSSSLIDES-24.jpg
Gerard mate, a fantastic pic!
I love all pics regarding Liverpool, but when you see pics on your own patch, it really strikes a chord:PDT_Piratz_26:
Thanks

As far as I know, the flats on Juvenal, Grosvenor, Chaucer streets etc is not officially part of Project Jennifer and the residents there were up in arms that only a small portion of the new build housing will be for council rent, the rest being private?

Dryden st, which is part of it though, is now being flattened ready for new housing and there's already some housing gone up in Chapel Gardens and the Bottom of Wilbraham/Penryn streets and some buildings going up where the old indoor St Martin's market was. The Kwik save block is still there though.

Local residents at the other end of Great Homer street (skirving st) were on Radio Merseyside last week bemoaning that they don't get left behind or shipped out of the area, just as it looks like it might be taking off again.

I posted a Project Jennifer thread on SSC a couple of years back and it was sniffed at by the Scousers who post there. Speaks volumes of the quality/knowledge of their Liverpool posters. LOL!

It's a shame that this isn't going to be like the "Eldonian Village" which was a 'bottom up' strategy where the residents were the people who decided what was what during the planning and construction phase; it is apparently the only case in the country where the little people made big things happen.

It would be great if Jennifer was like this but alas it isn't. I will do my best to get the affected areas photographed.

Islington set for a makeover

A forgotten quarter of Liverpool’s once expansive city centre is closer to a multi-million pound makeover.

The London Road area used to be as busy as the main shopping centre until hundreds of thousands of people quit the city in the 1950s and 1960s.

Now plans have been drawn up that will see new shops, homes and leisure facilities as well as car parking to entice people back to the “top end of town”.

A masterplan outlining the phased regeneration of the area has been drawn up by the newly-established Islington Regeneration Company and is now under consideration by the city council.

It recommends that the area enclosed by London Road, New Islington, Moss Street and Norton Street should have a combination of commercial, retail and residential use as well as a multi-storey car park.


The existing shops facing London Road - including the highly successful TJ Hughes - will largely be retained with redevelopment taking place elsewhere, apart from Stafford Street where refurbishment is proposed.


Cllr Peter Millea, the city council executive member for regeneration said: “This is an area which is ripe for development. The council is conscious that any plan should aim to allow existing companies to be retained in the area where this is practicable.


“We are doing more work on the masterplan along with Liverpool Vision, but it presents a good framework to realise the potential of the area.


“I think we could use some imagination and not be confined by the current lay-out of the area. For example, there are very wide verges on Islington and New Islington and it may be possible to use those for development if a business wished to expand. This should not greatly affect traffic flow, if at all, and could provide increased opportunities for regeneration.”


The new regeneration company has been set up by Downing Developments, Pencare Developments and businessmen Alfie Finnegan and Gerard Murphy. It has been established specifically to develop what is now being called the Kensington Quarter.


The compared hired consultants as a first step towards drawing up a master plan. It envisages a seven en-phase development programme for the quarter, which was at one time earmarked as a potential controlled-zone for prostitution.


Cllr Mike Storey, the council’s executive member for special initiatives welcomed the prospect of the area being improved.


“We have been talking for some months to the parties involved and believe we now have a good formula for a way forward. I am delighted that this long established part of our city centre will play a big part in our future.”


Currently 600 businesses, residents and other stakeholders in the area are being consulted about a planning framework which will help guide the style, size and type of development suitable for the Islington area.

More £250,000 apartments then or what..
Their gradually working their way toward St Anne St and Scottie Rd and it wont be long before Scottie is full of Yuppie apartments that Ordinary people can't afford.

More £250,000 apartments then or what..
Their gradually working their way toward St Anne St and Scottie Rd and it wont be long before Scottie is full of Yuppie apartments that Ordinary people can't afford.

Very unlikey, I caan't see what is wrong with regeneration myself

The article does actually state that the council wants the plan to include as much as possible the existing stores in London Road ie the cheap and cheerful culture the area already has. I can't see a dramatic cultural change there, this plan will simply build on whats there as there is a market for that kind of thing.

Very unlikey, I caan't see what is wrong with regeneration myself

The article does actually state that the council wants the plan to include as much as possible the existing stores in London Road ie the cheap and cheerful culture the area already has. I can't see a dramatic cultural change there, this plan will simply build on whats there as there is a market for that kind of thing.

I agree Subs things have to move on..
How many ordinary people can afford these fancy apartments though at £250,000 a go.

Where and when was the Last Housing put up around the Town for ordinary people.

I agree Subs things have to move on..
How many ordinary people can afford these fancy apartments though at £250,000 a go.

Where and when was the Last Housing put up around the Town for ordinary people.

Well I can't afford that price tag meself. However I would prefer to see London Road thriving again rather than all boarded up shops.

I don't think Yuppie flats will be built further north than Leeds Street because the culture changes from the city centre.
Yep I agree affordable housing should be built in places like the north end for ordinary people.

I hope they can stretch the budget to include West Derby Rd, in particular the area between Farnworth St and Brunswick Rd. It's a wasteland and an eyesore. The only buildings around there nowadays is the Grafton/Olympia, the Olympia Pub and Olympia Furnishings. Oh, and Brougham Terrace.

Oh, and Brougham Terrace.

I've been to a few weddings in there, and the Grafton many many times.

Well I can't afford that price tag meself. However I would prefer to see London Road thriving again rather than all boarded up shops.

I don't think Yuppie flats will be built further north than Leeds Street because the culture changes from the city centre.
Yep I agree affordable housing should be built in places like the north end for ordinary people.


Culture Changes..if you had of told people who lived in Gerard Gardens 30 years ago that 200 yards over the Rd Peppers Pub on Commutation Row would one day be Yuppie apartments you Subs would be Millionaire MANY MANY MANY times over..

I and many many others would have given you a Million to one Odds on that.

You would'nt have got paid..but do you see what I'm saying.

I want to see London thriving propably more than anyone..I grew up there and was never out of Woolies and TJ'S as a Kid with my Mam.

I dont want to see it turn into a Yuppie Quarter though..
And thats what will happen...mark my words.

Culture Changes..if you had of told people who lived in Gerard Gardens 30 years ago that 200 yards over the Rd Peppers Pub on Commutation Row would one day be Yuppie apartments you Subs would be Millionaire MANY MANY MANY times over..

I and many many others would have given you a Million to one Odds on that.

You would'nt have got paid..but do you see what I'm saying.

Got to disagree with you on this one Gerard. For years Commutation Row was a disgrace and an embarrasment to Liverpool. I for one was glad when it was redeveloped. The fact is there is still traditional housing where Gerard Gardens stood so whats the problem?

There's no way that the London Road area would become a Yuppie area as call it as if anyone with taste would shop at TJ Hughes.

Anyway why should Liverpool's ambitious lower middle classes be held back any longer by the scall class in Liverpool?

Got to disagree with you on this one Gerard. For years Commutation Row was a disgrace and an embarrasment to Liverpool. I for one was glad when it was redeveloped. The fact is there is still traditional housing where Gerard Gardens stood so whats the problem?

You said Subs them developments would not work in the London Rd area because of Culture differences..
You have just contradicted yourself by saying this,

"The fact is there is still traditional housing where Gerard Gardens stood so whats the problem?"

The old and the new Next to each other..I know..I live there..

As for Commutation Row being a Disgrace and Embarrasment to Liverpool,Wasn't the Albert Dock Area one time as well..
Weren't the Fancy dock apartments a Disgrace one Time..
Commutaion Row was no more a Disgrace Than the Berry Street area..
It was allowed to Rot and something should have been done about it in keeping with its heritage..NOT fancy apartments,
I agree Subs..We definately are going to have to beg to differ on this one.

There's no way that the London Road area would become a Yuppie area as call it as if anyone with taste would shop at TJ Hughes.

Anyway why should Liverpool's ambitious lower middle classes be held back any longer by the scall class in Liverpool?


Rrrr aye subs..yer not at it again Rrrr yer..

There's no way that the London Road area would become a Yuppie area as call it as if anyone with taste would shop at TJ Hughes.

Anyway why should Liverpool's ambitious lower middle classes be held back any longer by the scall class in Liverpool?

That's a naughty comment Suburban, whilst the scally element of our city and wider contains undesirable elements and behaviours, u can't dis Tj's mate.

And whats this lower middle class you are on about?

Rrrr aye subs..yer not at it again Rrrr yer..

No its just me opinion I still respect your opinion.

Whats wrong with believing in Liverpools middle class culture, it shouldn't be seen as sacrilege because the working class have for too long tried to represent Liverpool, sorry if that offends you but I respectfully disagree with you.

That's a naughty comment Suburban, whilst the scally element of our city and wider contains undesirable elements and behaviours, u can't dis Tj's mate.

And whats this lower middle class you are on about?

I'm sorry TJ's is crap. However, to return to the point London Road will remain a traditional area aimed at working class people under the new scheme. There probably will be new flats and retail units but I can hardly see Gucci opening a store there can you?

I'm sorry TJ's is crap. However, to return to the point

lol

I'm sorry TJ's is crap. However, to return to the point London Road will remain a traditional area aimed at working class people under the new scheme. There probably will be new flats and retail units but I can hardly see Gucci opening a store there can you?


Sorry Subs,Paul..But your talkin through yer hole mate..again..
Remember the Everton load of cabbage you came out with..
and then sent me a PM appology..
Sort yer head out Lad.
End of..waffle on all yer want.

my heads fine mate and I can't believe people who are actually against regeneration when its proposed. Typical poverty of ambition.

my heads fine mate and I can't believe people who are actually against regeneration when its proposed. Typical poverty of ambition.

Aren't you the lucky one?

Personally I hope they demolish most of the lower end of London Road and rebuild it.

There ain't much in London Rd except the Odeon and TJs (and the Royal George which I oft frequent). The Odeon will probably end up in some multiplex in Paradise St. and TJs might well relocate to Church St with Primark when the rest move out to Paradise St. Guess Church St. will become the new London Rd. and London Rd. will be finished. (And the smokin' ban will probably finish the George). :sad:

There ain't much in London Rd except the Odeon and TJs (and the Royal George which I oft frequent). The Odeon will probably end up in some multiplex in Paradise St. and TJs might well relocate to Church St with Primark when the rest move out to Paradise St. Guess Church St. will become the new London Rd. and London Rd. will be finished. (And the smokin' ban will probably finish the George). :sad:

Check out this thread (http://www.yoliverpool.com/forum/showpost.php?p=42989&postcount=40)

There ain't much in London Rd except the Odeon and TJs (and the Royal George which I oft frequent). The Odeon will probably end up in some multiplex in Paradise St. and TJs might well relocate to Church St with Primark when the rest move out to Paradise St. Guess Church St. will become the new London Rd. and London Rd. will be finished. (And the smokin' ban will probably finish the George). :sad:

The grosvenor people have got to find a use for the Odeon building. as far as I'm aware TJ's have no plans to move and the future is bright for church Street

Finally after yeaars of decline London Road is on the up

And I can't wait for the smoking ban to come in. If people want to give themselves cancer let them in the privacy of their own homes

When I come home from a bar my clothes smell of smoke---- time for a cultural change live with it.

Check out this thread (http://www.yoliverpool.com/forum/showpost.php?p=42989&postcount=40)

Yes Kev - I'm aware of all the new build in London Rd. I meant finished as a shopping street which I remember it as a kid. Don't you wonder what the implications of the Paradise St. development will be tho' for the rest of the city's shopping streets? - It's got to have some kind of knock on effect.

Yep, I'm also aware of the masses of people choosing to shop at New Mersey Retail Park rather than go into town which is a bad thing too, including The Trafford Center (Which shouldn't happen), why earn your money in Liverpool and spend it in Manchester?

Maybe it'll all turn out okay and we will end up with a greater diversity of shops in the city centre hence negating the need to go elsewhere. I was lookin' for a pet shop the other day and since the demise of City Pets (now Lloyds Bar) couldn't find one - ended up having to go to Old Swan.

Yep, I'm also aware of the masses of people choosing to shop at New Mersey Retail Park rather than go into town which is a bad thing too, including The Trafford Center (Which shouldn't happen), why earn your money in Liverpool and spend it in Manchester?

Erm, because they want to spend their money In Manchester.:PDT10

(I'm being a smart alec I know.:PDT10 )

Erm, because they want to spend their money In Manchester.:PDT10

(I'm being a smart alec I know.:PDT10 )

Of course this shouldn't happen - eventually we'll all want to act like a mancs

Acting Manc, the horror!