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Shopping Centre Redevelopment Delancey and APG

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Monday 10 February 2014 12.23pm
Well if the housing planned as part of the overall development of the area owned by Delancey really was "relevant to London people earning London wages", perhaps they might have done some research into the income levels of current residents of the locality.

They would have discovered high concentrations of people either entirely dependent on Housing Support [assuming this was not 'discounted' by the bedroom tax], and a significant number of people in employment, but still partially reliant on Housing Support, on the grounds of low income.

Given that the upper limit for "affordable" housing in London tops out at 80% of average market rents, and that not even this type of housing is referred to by Delancey, we can be sure that the net effect of the development will be spiralling rates of domestic rent in the private rented sector, leading to another instance of 'internal exile' to the peripheries of the city for Londoners from the centre who do not qualify for social housing.
Monday 10 February 2014 1.59pm
Totally agree with jpm's reference to the Orwellian use of language in relation to the term 'affordable', which I coincidentally echoed in my initial comment on the ICO's plans to force public scrutiny of the overall Elephant plan.
Thursday 12 June 2014 10.14am
First consultation events announced:

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Thursday 12 June 2014 1.03pm
James Hatts wrote:
First consultation events announced:

Of the rather disingenuous five questions asked:

1) Do you think the transport interchanges need to be improved?

Are they going to stump up hard cash for any Northern Line rejigging?

2)What do you love most about the E&C Shopping Centre?

Presumably those who use would answer that it fulfills basic needs via supermarkets and small services shops plus cafes. If the shops and services moved into a higher price range then I am guessing that this would move it out of what most people like about it although this might be what those new to the area might want.

3) Do you think that the whole of the shopping centre site should be redeveloped than refurbished?

They are answering their own question as this is there announced intention. So they are only really looking for YES in answer to this question.

4) Would you like the development to include homes for people who love and live in London?

This is also their stated intention anyhow as private homes will be where the profits are to be had and less in building a new shopping centre. It's a debatable point whether the Council will to act to limit the number of new homes here and hence the problems of density, massing and heights and light, effects of local services, questions of car parking provision, etc. Delancey have already more or less said they want to build up to 1000 homes on site. What actual space will they use to build the shoppping centre and what spaces would they use to build then homes? Will there be a reduction in the retail / services space?

If we are taling about 'homes', then we would need to break that down into what kind of homes are they planning? The gradual erosion of any local policy that is enforced on getting some 'affordable' housing back out of developer's profits means we can probably expect a minimal of shared ownership flats (starting prices already too high for local people). Will there be any social rented properties at rent levels equivalent to council rents - i.e necessary and genuinely affordable.

Would there also be any guarantees that the higher end private flats they build will be owned by people who actually live in them? With so many overseas sales as investments and not residences as standard for new developments in Southwark, this is a key question for any consultation.

I am sure that as there are no homes currently on site, the argument will be put that local people's concerns on true affordability can be put aside. However, if more and more developments go up at the Elephant that contain no real affordable housing then we are creating another wealth ghetto as a supposed solution to breaking up the mythical poverty ghetto at Elephant.

5) Would you prefer the redevelopment to be more like a town centre than a shopping mall?

This is directly related to the above but as Delancey have already stated this is what they want to do, it's a bit phony to ask the question. Town centre planning really means shops below homes, hence the question again of what is being privileged here - a new shopping centre or the private homes?
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