http://www.london-se1.co.uk/forum/list/1 EN Wed, 09 Dec 2009 17:39:08 +0000 Wed, 09 Dec 2009 17:39:08 +0000 SE1 Discussion Phorum 5.1.6 600 http://www.london-se1.co.uk/forum/read/1/89994/120068#msg-120068 forum@london-se1.co.uk (jackie rokotnitz) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/120068#msg-120068 Wed, 09 Dec 2009 17:39:08 +0000 http://www.london-se1.co.uk/forum/read/1/89994/120066#msg-120066 forum@london-se1.co.uk (James Hatts) http://www.london-se1.co.uk/news/view/4248

I'm afraid it's 1750 words but there's some fairly important stuff.

Jackie will be thrilled that yet another set of consultants have been hired to do an assessment re transport.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/120066#msg-120066 Wed, 09 Dec 2009 17:15:39 +0000 http://www.london-se1.co.uk/forum/read/1/89994/120061#msg-120061 forum@london-se1.co.uk (urbanite)
Can't find a link to it as yet but will try to have a look again later.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/120061#msg-120061 Wed, 09 Dec 2009 14:59:54 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119986#msg-119986 forum@london-se1.co.uk (graham) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119986#msg-119986 Mon, 07 Dec 2009 19:23:14 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119980#msg-119980 forum@london-se1.co.uk (jackie rokotnitz) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119980#msg-119980 Mon, 07 Dec 2009 15:19:14 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119975#msg-119975 forum@london-se1.co.uk (Merlin Rouge)

“In 1999, Southwark led a partnership of local people, businesses, voluntary organisations and other public sector organisations that won a Single Regeneration Budget funding bid from central government. A private sector partner in development was chosen the following year to carry forward the plans for regeneration in the area. The Elephant Links programme was about the transformation of urban space and the communities living there. It would also be about the age-old question: who would benefit from this transformation?

…To inform its bid, the council convened a Resident’s Regeneration Group (RRG) made up of local people who met for 18 months and developed their own ‘principles for effective regeneration’: the need to improve – and replace any lost – council-owned housing, environmental improvements to local green spaces and improved community facilities. But these considerations were not at the heart of the council’s regeneration agenda. In the eyes of the Labour-led Southwark council, local residents would be consulted but they would not be in charge of the regeneration process. The main themes of the SRB funding were worked up by council officers and presented to partners somewhat late in the day in what appeared as fait accompli. The bid did not address major community issues around housing and the need for community facilities. The bulk of the expenditure would go to provide environmental and transport works to facilitate physical development and the council’s flagship inclusion programme…Thus the bid focused on top down New Labour-friendly social inclusion policies rather than the community-generated programmes developed by the RRG.

Residents had to fight to get the regeneration programme to address their concerns…Community activists resolved to make Elephant Links a partnership led by local residents. They were concerned that the council was working to a hidden ‘social cleansing’ agenda. In an infamous remark, Southwark’s then Director of Regeneration, Fred Manson, argued that ‘We need to have a wider range of people living in the borough…social housing generates people on low incomes coming in and that generates poor school performances, middle class people stay away’. Southwark, it was argued, suffered from having too many of the ‘wrong sort’ of residents…
…The Council’s answer was managed but inclusive gentrification to bring in more wealthy residents with higher levels of social capital and labour market involvement and paying higher levels of local tax, which could be used to benefit local residents (provided they were not displaced in the process).”

From ‘[i]The Emancipatory Community? Place, politics and collective action in cities[/i]’.
By James DeFilippis and Peter North
Essay in ‘[i]The Emancipatpory City: Paradoxes and Possibilities[/i]'. Edited by L Lees (2004)

It’s worth reading the whole text if you can find it. James DeFilippis was living in the Elephant at the time and involved for three years in the Elephant Links Community Forum and so the text is full of personal insight as well as well-grounded research and participant experience.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119975#msg-119975 Mon, 07 Dec 2009 14:55:32 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119967#msg-119967 forum@london-se1.co.uk (James Hatts)
In some cases this is because they prefer to remain council tenants - whereas those who return post-development will have to become housing association tenants instead.

The council expects that the percentage that actually exercises the right to return at the end of the process will be even smaller, as people will have settled in their new homes elsewhere in the borough and be reluctant to go through the upheaval of moving again.

So, yes, so far as I can see the old population of the Heygate will effectively be broken up forever.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119967#msg-119967 Mon, 07 Dec 2009 12:00:00 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119965#msg-119965 forum@london-se1.co.uk (Merlin Rouge) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119965#msg-119965 Mon, 07 Dec 2009 11:48:41 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119960#msg-119960 forum@london-se1.co.uk (Jan the old one) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119960#msg-119960 Mon, 07 Dec 2009 10:47:06 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119931#msg-119931 forum@london-se1.co.uk (jackie rokotnitz) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119931#msg-119931 Sat, 05 Dec 2009 18:16:46 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119916#msg-119916 forum@london-se1.co.uk (paulie) All the planned regeneration is going to do is to replace a load of architecturally ambitious post-war social housing slums with some bland early 21st century private rabbit hutch slums.[/quote]

Which is a cause of great concern. Displacing so many working class tenants is, frankly, social cleansing.

Wasn't there that development guy at SC who slipped up and admitted that 'Unaspirational working classes were an obstacle to private investment'. Sadly most discussion seems to be about subways and property values rather than the poor treatment of thousands of people with history and connection to the area.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119916#msg-119916 Fri, 04 Dec 2009 19:00:33 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119836#msg-119836 forum@london-se1.co.uk (jackie rokotnitz) Another matter: I have from the horse's mouth that 360 is NOT cancelled.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119836#msg-119836 Thu, 03 Dec 2009 14:22:19 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119833#msg-119833 forum@london-se1.co.uk (JayBee) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119833#msg-119833 Thu, 03 Dec 2009 14:13:05 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119831#msg-119831 forum@london-se1.co.uk (Rambling Phil)
Frankly, unless we're going to get a Waitrose instead, I really can't see what this development is going to have, then.

All the planned regeneration is going to do is to replace a load of architecturally ambitious post-war social housing slums with some bland early 21st century private rabbit hutch slums.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119831#msg-119831 Thu, 03 Dec 2009 14:07:11 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119830#msg-119830 forum@london-se1.co.uk (James Johnston) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119830#msg-119830 Thu, 03 Dec 2009 13:50:50 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119828#msg-119828 forum@london-se1.co.uk (jackie rokotnitz) The plan is to have all the pipes and cables for the centralised energy thingy (Clinton's pigeon).
But as for the rest...bring it on. PLEASE!!!]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119828#msg-119828 Thu, 03 Dec 2009 13:00:19 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119826#msg-119826 forum@london-se1.co.uk (James Hatts) http://www.london-se1.co.uk/news/view/4217

I'm unclear on the current overall status of the London Park Hotel site, but it's on my list to get to grips with.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119826#msg-119826 Thu, 03 Dec 2009 12:12:55 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119825#msg-119825 forum@london-se1.co.uk (Rambling Phil)
This is a once in a lifetime opportunity to transform the neighbourhood.

The council is acting as our, the electorate's, agents in disposing of commonly-held assets to a private, profit-focussed enterprise.

And yet, we are not allowed to see the details of the detail until it is too late to revise it.

Specifically:
a) How much social housing will Lend Lease be providing?
b) What is the schedule of works for the contracted development?
c) If this schedule is breached, for whatever reason, what penalties are provided for?
d) How are risk and reward being shared between the council and the developers?

If this deal cannot be held up to public scrutiny, we should assume that someone is trying to hide something.

Further, for my own interest, when will we see the following:
1) When will the theatre be built?
2) When will the subways under the road be replaced by pedestrian friendly surface crossings?]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119825#msg-119825 Thu, 03 Dec 2009 12:06:23 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119824#msg-119824 forum@london-se1.co.uk (Mary L) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119824#msg-119824 Thu, 03 Dec 2009 12:04:56 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119813#msg-119813 forum@london-se1.co.uk (urbanite)
1. Please don't crow on about you guys doing the right thing and offering up the deal to the OSC. As you point out its a once in a lifetime deal and that means you have only done exactly what you should have done. No heros here for that.

2. As Julien points out what may be a good deal for LL may be exactly the opposite for Soutwark's Council Tax payers and residents. At the moment no one is any the wiser.

3. Whilst I'm sure your legal team have advised caution about what you divulge, as a public company LL have a duty to inform their shareholders and the public of any major deal that may affect their business. They will have to divulge deatils, even if you feel you cannot at this time.

4. On a linked point to 3 you could quite easily have built in a clause in the contract where details would have been made public after a short period as will happen anyway. In the current world there really are no secrets anymore, just periods of time where people can hide.

5. If this is such a good deal for both sides then there will be no problems divulging the details. If not I hope the council members will offer themselves up for scrutiny and any possible ramifications if found to have been negligent in maintaining and protecting the interests of the residents and Council Tax payers of Soutwark.

This really is a big deal...and needs to be done with trust and transparency by ALL involved.]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119813#msg-119813 Thu, 03 Dec 2009 09:18:51 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119803#msg-119803 forum@london-se1.co.uk (Julien)
As for Lend Lease share price reaction may I point out that this is not necesarily a good thing for Southwark as it could also be the sign of the company clinching "a good deal" ..... but at whom expense may I add?]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119803#msg-119803 Wed, 02 Dec 2009 21:54:25 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119798#msg-119798 forum@london-se1.co.uk (timmcn)
On one level this was to be expected - as although though the Executive had already scheduled this to go to OSC and had delayed any implementation of the Decision until OSC had an opportunity to comment, this is a huge deal that that Southwark will only get to do once. That's why we on the Executive had already sent it to OSC without the need for a "Call-in".

All political groups in Southwark are signed up to the regeneration of the Elephant and Castle - and I am confident that the Heads of Terms the Executive agreed this week are compliant, if not a much better deal for the tax payers in Southwark, than the "Best and Final Offer" (BAFO) which won Lend Lease the partnership two years ago.

We are acutely aware that the information in the public domain about the commercial specifics of the deal is minimal. We have to follow legal advice on this, and I noted that the announcement of the signing of the Heads of Terms lead to a 6% increase in Lend Lease's share price on the Australian Stock Market - compared to a 1% fall is the ASX that day. This just goes to show how commercially sensitive this information is.

I look forward to the bulldozers going onsite in February 2010 to start the demolition, and will welcome the creation of additional new homes of all tenures - including social for rent in excess of that in the current Heygate, shared ownership and private - in what will surely be the revitalised centre of South East London.

Tim

Cllr Tim McNally
Executive Member for Resources
LibDem Member for Chaucer Ward
Southwark Council

07903 967 809 - mobile
020 7525 7158 - office]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119798#msg-119798 Wed, 02 Dec 2009 19:50:08 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119795#msg-119795 forum@london-se1.co.uk (jackie rokotnitz) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119795#msg-119795 Wed, 02 Dec 2009 17:43:02 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119782#msg-119782 forum@london-se1.co.uk (urbanite) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119782#msg-119782 Wed, 02 Dec 2009 16:23:17 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119772#msg-119772 forum@london-se1.co.uk (Julien) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119772#msg-119772 Wed, 02 Dec 2009 14:47:42 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119768#msg-119768 forum@london-se1.co.uk (urbanite) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119768#msg-119768 Wed, 02 Dec 2009 13:40:03 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119765#msg-119765 forum@london-se1.co.uk (James Hatts)
"Lend Lease is committed to developing all six phases of the Elephant and Castle regeneration. As such we will be responsible for the funding of the project."]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119765#msg-119765 Wed, 02 Dec 2009 12:44:58 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119737#msg-119737 forum@london-se1.co.uk (jackie rokotnitz) SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119737#msg-119737 Tue, 01 Dec 2009 16:56:04 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119735#msg-119735 forum@london-se1.co.uk (James Hatts)
http://moderngov.southwarksites.com/mgConvert2PDF.aspx?ID=6245 [PDF]]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119735#msg-119735 Tue, 01 Dec 2009 16:37:46 +0000 http://www.london-se1.co.uk/forum/read/1/89994/119734#msg-119734 forum@london-se1.co.uk (Julien) - What has Southwark Council agreed to?
- What has Lend Lease agreed to?
- How will Lend Lease fund the above?
- What will Soutwark Council do with the money it received?

Best regards]]> SE1 Discussion http://www.london-se1.co.uk/forum/read/1/89994/119734#msg-119734 Tue, 01 Dec 2009 16:03:26 +0000