Support Shopping centre Traders not Delancey

Dear Friend

We are in the midst of a public health crisis which has impacted severely on people’s lives and livelihoods, forcing shops and businesses across the UK to close. The position for the Elephant shopping centre traders was already serious, with over half having nowhere to go, come the scheduled centre closure in July – now their situation is acute.

A survey conducted by SE1 website forum found that 72% of people wanted the centre to remain open beyond July. In response developer Delancey says that it still intends to go ahead with closure on the 31st July, but pledged that essential food and pharmacy facilities would remain available, if needed.

This is not good enough. All the remaining shopping centre traders need support now if they are to survive.

Southwark Council are due to assume Compulsory Purchase Order powers on behalf of Delancey, at their reconvened Cabinet meeting, this coming Tuesday. With these powers behind them Delancey’s hand in negotiations with remaining leaseholders and stakeholders will be strengthened. Southwark should not be helping Delancey to build a development that puts small traders out of business and does not give us the social housing we desperately need. 

Instead we call on Southwark Council to support the traders. We welcome its recent promise of £200,000 and now call upon them to release this money immediately as cash grants to traders.

We also maintain our demand that the centre is not closed until all the traders have been properly relocated or suitably compensated.

Please share these hash tags;
#supporttradersnotdelancey
#supportelephantnotdelancey

You can also find Up The Elephant on Twitter & Facebook.
You can read more on the 35% Campaign blog.

Regards
Jerry

image

Twitter
Facebook
Website
Copyright © 2020 Elephant Amenity Network, All rights reserved.
Our mailing address is:

Elephant Amenity Network

18 Market Place
Blue Anchor Lane

LondonSouthwark SE16 3UQ

United Kingdom

image

35% Campaign – Elephant Park – planning committee misled?

Elephant Park – planning committee misled?

Mar 01, 2020 12:00 am

Lendlease fails to declare public funding for affordable housing -Developer Lendlease failed to disclose at Last week’s planning committee meeting that it was in receipt of public funding, which could have increased the amount of affordable housing at Elephant Park (aka the Heygate estate regeneration).

The meeting was called because of the large number of objections to the final phase (H7 MP5) and the lack of additional affordable housing. We explained in our previous blog how Lendlease have met their 25% affordable housing requirement, while increasing the total number of homes, but without increasing the number of affordable homes or proportion of social rent (3%).

One of the objections, from the 35% Campaign, was that “There appears to have been no effort to take advantage of any public funding”. Southwark responded by saying: “There is no obligation on Lendlease to seek public funds.” (para 282, 283 of the officer’s report)

The planning committee followed this up in their cross examination of Lendlease, who were asked directly by Cllr King whether they had considered applying for grant funding:

 See video clip of committee meeting on youtube here.

In a lengthy reply, Lendlease did not disclose that the Mayor had in fact committed to fund Elephant Park, back in September 2018.

Elephant Park is the very first entry on a list of estate regeneration projects on the Mayor’s website, which have had funding approved since July 2018.

This gives rise to a number of questions:

  1. Why did Lendlease not say that they had received funding when the question was asked?
  2. Why were the committee members not told that Lendlease has received funding in the committee report?
  3. How much money has Lendlease received from the Mayor?
  4. Why has the affordable housing offer not been improved?

We suspect that the answer to this lies in the murky world of viability; Lendlease insisted in 2013 that only 9.4% of the new homes could be viably provided as affordable.

They repeated this at the planning committee meeting last week and would no doubt argue that any money they have received from the Mayor has gone to bridging the gap between what is viable and the 25% being delivered.

Whatever the merits of this argument (and we think it has none) it still leaves open the question of why Lendlease and the officers report did not disclose the grant funding to members.

There is a similarity here to the ongoing dispute about affordable housing in the shopping centre development. Developer Delancey claims that the £11.24m it is also receiving from the Mayor is being used to increase the amount of social rented housing. We showed previously how it was going to Delancey’s bottom line:

Read in browser »
share on Twitter Like Elephant Park - planning committee misled? on Facebook

35% Campaign update – Elephant Park – final phase, final windfall for Lendlease

Elephant Park – final phase, final windfall for Lendlease

Feb 21, 2020 12:00 am

Last phase of Heygate regeneration set for approval with increase in number of homes but no increase in affordable. -We blogged last year about the final phase (MP5 H7) of the Heygate regeneration.

Lendlease’s application for 424 new homes (15 social rent) in this final phase is now set to be approved by the Council’s planning committee on Monday.

If approved without a viability review it will seal an increase in the number of new homes beyond that approved by Southwark’s planning committee back in 2013, without any increase in the number of affordable homes. This will result in a total of 2,689 homes (220 more than approved in 2013) of which 92 will be social rent.

 Extract from the 2013 Outline application Committee report

This windfall gives Lendlease the revenue of 220 extra homes that were not included in the original viability assessment of the scheme, which was based on 2,469 units. This allowed Lendlease to build 25% instead of 35% affordable housing and to reduce the required amount of social rented homes to next to nothing. Taking account of the 220 extra homes could have improved both the viability of the whole scheme and the affordable housing offer.

Reviewing viability

We noted in our previous blog that Southwark has neglected to carry out any viability review. Monday’s planning committee report reiterates this, stating: “The council has no mechanism to insist on a viability review” (para 129)

However, this looks to be contradicted by the terms of the Regeneration Agreement between Southwark and Lendlease, which provides a mechanism for the affordable housing mix to be reviewed on an annual basis.

If these annual reviews had been taking place it should have been reflected in higher levels of social rented housing. The fact that the tenure mix hasn’t changed suggests that they haven’t.

Grant Funding

We also noted in our previous blogpost that the 2013 planning committee anticipated that the regeneration could benefit from public funding if it became available.

 Extract from the 2013 Outline application Committee report

This was in line with the Regeneration Agreement, which also obliged the parties to seek grant funding:

Such funding has been available since 2016 when Sadiq Khan announced a £4.6bn funding programme, but despite the 2013 planning committee’s intention and the Regeneration Agreement’s obligation, Lendlease has made no funding application.

Also, despite this clear contractual obligation, Southwark nonetheless states in Monday’s committee report for the final phase“There is no obligation on Lendlease to seek public funds.” (para 283)

Given the clear obligation on Lendlease to seek grant funding, we say that until Lendlease does so Southwark should reject this final phase application.

Southwark should also reject the application unless Lendlease commits to a viability review. There are a number of reasons why this is necessary. Not only was the original viability assessment based on fewer homes than the number actually being built, but also the free-market homes are being sold for twice Lendlease’s viability assessment estimate.

Another significant change to viability since the original assessment has been Lendlease’s recent decision to let, rather than sell homes in the later phases of the scheme.

Monday’s planning committee should also take account of Policy 3.12 of the Mayor’s London Plan, which says that “The maximum reasonable amount of affordable housing should be sought .. having regard to .. individual circumstances including development viability, {and} the availability of public subsidy.

The Elephant Park development lost Southwark 1,200 council homes. This final phase is Southwark Council’s last chance to (partially) redeem itself by insisting Lendlease abides by its obligations, reviews the viability of the scheme and applies for grant funding.

Read in browser »
share on Twitter Like Elephant Park - final phase, final windfall for Lendlease on Facebook

Resident Involvement Review Update

Dear all,

I hope this finds you well. Further to Cllr Williams email below please see the following link where you can find the Resident Participation Cabinet report which was published today. You can find the report and appendices under item 8.

http://moderngov.southwark.gov.uk/ieListDocuments.aspx?CId=302&MId=6419&Ver=4

Southwark Resident Participation Framework

Appendix 1 Resident Involvement Consultation Findings

Appendix 2 Resident Participation Implementation timeline

Appendix 3 Areas map

Kind regards,

George Changua

Tenant & Homeowner Support Officer

Southwark Council || Communities Division || Housing & Modernisation

160 Tooley Street || 5th Floor || Hub 3 || SE1 2QH

T: 0207 525 3326 || E: george.changua@southwark.gov.uk || Website: www.southwark.gov.uk

www.southwark.gov.uk/mysouthwark For council services at your fingertips, register online.

 

A success for shopping centre traders!

Dear Friend

The shopping centre traders’ deputation and protest at Southwark Council’s Assembly on Tuesday was a great success.

Prior to the Assembly, Southwark Council agreed to contribute £200,000 towards traders’ relocation costs. The money will be in addition to the relocation fund of £634,700, paid by Delancey. Southwark also promised a further announcement on the issue. Details of how the £200k wiil be administered are also awaited.

There can be no doubt this was a response to the campaign and the traders determination to get a fair deal.

The deputation’s 6 representatives (from the main centre, market stalls, arches, plus Latin Elephant and Southwark Law Centre) were well received by the Assembly. It presented their seven demands and took questions from the councillors.

A vibrant protest heard speeches from Paul Heron, of the Public Law Interest Unit and Patria Roman of Latin Elephant, amongst others.

A key demand is for more money from Delancey and no centre closure until all the traders are relocated or suitably compensated – sign the petition here!

We will be meeting very soon to see how we take the campaign forward …hope to see you then!

You can read more here and here

Regards
Jerry
Copyright © 2020 Elephant Amenity Network, All rights reserved.

Shopping centre protest tomorrow

Dear Friend

Just a reminder that the shopping centre traders are sending a deputation to Southwark Council’s Assembly tomorrow evening, Tuesday 28 January.

We will be supporting them with a vibrant demonstration outside Southwark Council HO, Tooley St, SE1 2QH at 6pm – please join us!

These are the traders’ demands;

  1. that the shopping centre is not closed until every independent trader is relocated or receives financial compensation.
  2. that Delancey increases the relocation fund.
  3. that the rent and service charge costs of the relocation options are brought into line with each other.
  4. that the businesses in Arch 7 are fully included in the relocation strategy and can draw from the relocation fund.
  5. that the market traders around the centre are equally and fairly treated and that all traders get the benefit of rent reductions, until the shopping centre closes.
  6. that the independent business adviser, Tree Shepherd, applies the agreed criteria for the allocation of relocation spaces in a fair and transparent way.
  7. that the database of opportunities reflects what was agreed on the approval of planning permission.

    You can read more here

    Regards
    Jerry

image

Copyright © 2020 Elephant Amenity Network, All rights reserved.

Housing Repairs Survey

Dear All,

I’m writing to let you know about a new survey for tenants and leaseholders on Southwark’s housing repairs service. The survey is being carried out by Southwark’s Housing Scrutiny Commission.

The short survey can be found here:  https://consultations.southwark.gov.uk/housing-community-services-department-community-engagement-team/housing-repairs-tenants-and-leaseholder-survey/

The survey is designed to gather data and views about the repairs service since it came back in house in October 2018.

It would be particularly helpful if you could pass this link on to your own contacts who may be interested in providing feedback and by sharing on social media.

The objective of this cross party review is to make recommendations to the cabinet to assist in improving the repairs service for everyone who relies on it.  If you have any questions about the work of the Housing Scrutiny Commission, please just come back to me.

Best Wishes and Merry Christmas,

Gavin

Councillor Gavin Edwards

Chair Housing Scrutiny Commission