Up the Elephant Public Meeting 19 Nov 2019

Dear Friend

Many thanks to everyone who came along and supported the campaign at the Judicial Review. We had great turn-out – over 40 people – many staying on to hear the case itself. Special thanks to Distriandina for a heartening breakfast!

Now we wait for Justice Dove’s decision, which should be in two or three weeks. In the meantime we must talk about what happens next. Whether we win our lose, there will be much to do, supporting the traders and fighting for an inclusive development that benefits local people.

We are therefore holding a public meeting on Tues 19 November, 7pm, Draper TRA Hall, Hampton Street Junction with Newington Butts
(next to the Santander bike stand) SE17 3AN, more details, including speakers, below – please join us!



FB event and map here- please share
For updates go to https://twitter.com/UpTheElephant_

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35% Campaign update – High Court hearing looms for Elephant shopping centre

High Court hearing looms for Elephant shopping centre

Oct 17, 2019 12:00 am

Legal challenge goes to court next week –

The legal battle to quash the planning permission for the demolition and redevelopment of the shopping centre reaches the High Court next week, when a judicial review hearing is scheduled for the 22 and 23 October, after being postponed from July. The challenge is supported by the Up the Elephant campaign, the Public Interest Law Centre and Southwark Law Centre, as well as by the 35% Campaign. The challenge will be presented by barristers Sarah Sackman of Francis Taylor Building and David Wolfe QC of Matrix Chambers.

demonstration of support is being held on Tues 22 October 9am, outside the Royal Courts of Justice, Strand, WC2A 2LL. There is a free coach to the protest – departing 8am, from outside the Metropolitan Tabernacle, opposite the Northern line tube station (text/phone 07792786192 to reserve a place).

Traders are being lost

The High Court will decide whether or not Southwark Council’s decision to award planning permission to offshore developer Delancey was lawful. Delancey proposes to build shops, homes and much else besides, including a new Northern Line tube entrance and new college campus for the London College of Communication. But Delancey’s big plans have very little in them for local people, those who are living and working at the Elephant now.

The much-loved bingo hall has already gone and is unlikely to return. If the shopping centre is demolished it will displace all the traders from the world over who have made the Elephant their home. Demolition will also destroy a social hub for London’s Latin American community and nowhere near enough has been done to mitigate the consequences of this. Latin Elephant, with the help of Petit Elephant, have made a detailed study of what is happening to all the traders and they estimate that almost fifty traders have not been given relocation space and will have nowhere to go.

 Latin Elephant’s detailed interactive map and list of traders with nowhere to go

Much more social rented housing needed

While we are losing the small traders, Delancey’s ‘mixed-use’ development is denying us the one kind of housing we most need – social rented housing. The Up the Elephant campaign has gradually driven up Delancey’s social housing offer from 33 ‘social rent equivalent’ units to 116 proper social rent, but this is still a very small number out of the 979 total number of new homes.

Next week’s legal challenge will argue that Southwark’s Council’s planning committee was misled about the maximum amount of affordable housing the scheme could viably provide. Delancey said it could only afford to provide 116 social rented homes, but we now know that with Mayor’s funding they could give us another 42 much needed homes.

Even the 116 social rented homes promised could be at risk; the devil is in the detail and Delancey has managed to pull the wool over the Council’s eyes, with a legal (s106) agreement that could leave us with little or no social rented housing if Delancey chooses not to deliver the latter part of the scheme, which in any case is not due to be built for another 10 years.

Join Us!

We should be getting something much better than this. The regeneration of the Elephant has already lost us over a thousand council homes, from the demolished Heygate estate. The shopping centre is the last major site within the Elephant and Castle Opportunity Area – it should be making up much more of these losses. The benefits of the redevelopment in the shape of the new tube station and new college campus should not be at the expense of social rented housing.

The Up the Elephant campaign has fought tirelessly for nearly 3 years to get more social rented housing and a better deal for the independent traders; it has shown that we can make gains. As well as the extra social housing, traders have got more affordable retail space, a relocation fund and a temporary facility on Castle Square – but it is not enough to make Delancey’s development one that really benefits everyone at the Elephant.

So, please join us on 22 October to show your support for our battle!

Text/phone 07792 786192 to reserve a coach place.

You can still also donate to our crowdfunding appeal

For a brief history of the controversy surrounding Delancey’s scheme, check out part 1 of Emile Burgoyne’s recently released film – ‘Why do Elephants keep developing?’](https://youtu.be/EQ2M6_vQo2s):


Update: Change of date for the Old Kent Road Social Regeneration Charter consultation workshops

Change of date for the Old Kent Road Social Regeneration Charter consultation workshops

 Yesterday we invited you to our upcoming consultation workshops being held at 231 Old Kent Road. Unfortunately we have had to change one of the consultation dates.

 The new consultations dates are

  • Thursday 17 October from 6-8pm
  • Thursday 24 October from 6-8pm.

Please note that the event planned for Saturday 19 October will no longer take place.

We apologise for any inconvenience caused by this change.

 If you would like to attend one of these sessions, please email us at planningpolicy@southwark.gov.uk.

More details about the consultation events can be found on the Old Kent Road website: https://oldkentroad.org.uk/okrsrc/.

Have your say about the Bakerloo line extension

Home Plan journey Status update
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TfL email update
We would like your views on proposals to extend the Bakerloo line beyond Elephant & Castle to Lewisham, serving Old Kent Road and New Cross Gate.

We are also considering plans for a further extension to Beckenham Junction and Hayes.

For full details and to share your views, please visit our consultation page.

This consultation will run until Sunday 22 December 2019.

Yours sincerely,

Alex Williams
Director of City Planning

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E&C Shopping Centre campaign goes to court next week

Dear Friend

You are invited to join us on the Elephant and Castle Shopping Centre Judicial Review Express!

Our legal challenge against the Elephant Shopping Centre planning permission goes to court next week – on Tues 22nd October – and we have hired a coach to take all our supporters along.

Coach pick-up is at 8am prompt, outside the Metropolitan Tabernacle, opposite the E&C tube station.

To reserve a place on the coach please call or text 07792 786 192.

We will travel to the Royal Courts of Justice, the Strand, Holborn, London WC2A 2LL and have a demonstration of support at 9am. The case then starts at 10am. You can stay for as long as you wish – the case is open to the public.

Please join us and spread the word – Facebook event page here!

We want as many supporters as possible to come along, to show the strength of our campaign for more social housing and a better deal for traders and a better deal for the local community at the Elephant.

You can read more about our case here.
Hope to see you next Tues!


Copyright © 2019 Elephant Amenity Network, All rights reserved.
You are receiving this email because you signed a petition and said “I want to help” or you asked to go on our mailing list.

Our mailing address is:

Elephant Amenity Network

18 Market Place
Blue Anchor Lane

LondonSouthwark SE16 3UQ

United Kingdom

35% Campaign update – Canada Water regeneration finally up for approval

Sep 22, 2019 12:00 am

15 hectares of public land, 4000 new homes but affordable housing policy requirements not met. -Southwark Council’s planning committee is set to approve the largest planning application ever submitted in the borough this week, when it considers the redevelopment of Canada Water. This huge 21 hectare site includes the Surrey Quays shopping centre and leisure park and the old Daily Mail printworks. Developer British Land’s (BL) proposals for about 7 million sq ft of development will be considered over two planning meetings on the 25th and 30th September.

The masterplan site is the final phase and main component of the Council’s regeneration of Canada Water and comprises a cluster of tall buildings up to 34 storeys, with a mix of residential, retail, office, workspace and leisure uses. It will include a hotel, student accommodation, cinema and community facilities.

The planning application is in two parts. The first part is the main outline application for between 2,000 and 4,000 new homes plus a large element of non-residential floorspace, while the second, is the detailed application for phase 1 of the scheme comprising 265 new homes, a leisure centre (a replacement for the Seven Islands centre largely paid for by Southwark), plus a petrol filling station.

 Canada Water Shopping Centre (shaded blue), Print Works (shaded green), Leisure park (shaded purple)

The Affordable Housing

The proposed scheme is for a minimum of 2,000 new homes, rising to a possible 4,000 maximum, 35% of which would be affordable (25% social rent, 10% intermediate housing). This is in line with Southwark’s own local plan.

As well as the local plan requirement, though, the Mayor’s London Plan requires a viability review mechanism, to ensure that if a scheme turns out to be more profitable than predicted, then extra affordable housing can be provided, up to a cap of 50%. Canada Water triggers this review requirement because at least a quarter of the site is either public or industrial land, and more affordable housing is expected from such sites.

But Southwark has compromised with British Land on the review mechanism, in breach of housing policy. It is allowing a 40% cap on any increase in affordable housing, instead of 50%, and is also allowing British Land to discount any profit from the commercial elements (office space, retail etc) of the scheme from any viability review.

Southwark justifies this departure from policy requirements on viability grounds. It agrees with British Land’s claim that the scheme can only viably support 11% affordable housing, not 35%, and thus British Land is incurring a ‘risk’ by committing to 35% “given the current day viability position.” This is a familiar line of argument, recently deployed by developers of major Old Kent Rd schemes. Developers claim a scheme is unviable, while agreeing nonetheless to provide 35% affordable housing, but only if there is no review, or conditions are placed on the review. The true profitability of the scheme is therefore never established.

 Extract from the planning committee report

It is difficult to understand why Southwark agrees to undermine reviews with these compromises. If the review shows that no extra profit is made, then the developer does not have to provide the extra affordable housing. If, on the other hand, the review shows enough profit is made to provide 50% affordable housing, then it makes no sense to cap it at 40%. The cap should be restored to 50% and the profit of the whole scheme, not just the residential element, should be measured – it could give us around 400 extra much-needed affordable homes, if the scheme is built to its maximum extent.

Other factors reinforce the argument for not settling for just 35% affordable housing. British Land are receiving a total of £39.1m of public money from the Mayor for the first phase alone. If the Mayor gives grants to developers without ensuring the maximum amounts of affordable housing are secured, then it simply becomes a subsidy for developers’ profit margins.

While the Mayor considers that only the Rotherhithe Police Station is public land, Southwark is in fact the freeholder of 15 hectares of the site – the Print Works and the Surrey Quays shopping centre (for which it collects £400k p.a. in rent and 5% of turnover respectively1), as well as being British Land’s development partner, with a 20% interest in the site’s development, under a Master Development Agreement (MDA).

Finding space for new affordable homes is also becoming increasingly difficult. Last week Southwark approved the purchase of its fifth site in the neighbouring Old Kent Rd area in the last two years alone2.

It would therefore be reasonable to expect that maximising affordable housing on the largest development site in the borough would be Southwark’s top priority on Canada Water, the largest of many large development sites in the borough. Southwark should not just be settling for the minimum its housing policy requires and ignoring the Mayor’s viability review policy.

A little history – British Land

British Land is Southwark’s development partner for the scheme and is one of the UK’s largest developers. It is formerly run but still partly owned by property magnate Sir John Ritblat, father of Delancey’s Jamie Ritblat (see E&C redevelopment and its offshore connections). The Ritblats are one of the Tory party’s top 100 donors.

Both Delancey and British Land were named in the Panama Papers leaks for their relationship to a network of offshore subsidiaries/parent companies.

 British Land’s network of offshore companies


  1. See para 34 of this council briefing paper. 
  2. Sites bought to date are the PC World site, a site on Verney Rd, a site at 1 Ann Moss Way, the former gas works and the B&M Ruby Triangle site. See this thread for more details. 

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35% Campaign


Public Exhibition: KCN Land’s proposals for 74-84 Long Lane

KCN Land - Long Lane - Exhibition invitation-page-001.jpg

KCN Land would like to invite you to our public consultation displaying proposals for the redevelopment of 74-84 Long Lane, SE1. We are proposing an office-led building that has been sympathetically designed to minimise impacts on neighbouring buildings.

The exhibitions will take place on:

  • Saturday 7th September: 10.00am to 1.00pm
  • Monday 9th September: 4.30pm to 8.00pm

The events will take place on-site via an entrance off Pilgrimage Street.

We hope to see you there. Should you have any questions before the exhibition, please do get in touch with myself, Erin Hayward or Ben Knock via 0800 298 7040 or by return of email.

Best wishes

David Button

On behalf of KCN Land