Tag Archives: Aylesbury Estate

Thurlow Lodge Centre, Aylesbury Estate Occupied

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(Pic: Southwark News)

Thurlow Lodge Community Hall on Aylesbury Estate, Walworth is being defended by local users and groups after Southwark Council sought to close the well used space. Locals have began an occupation of the space and a meeting this week issued the following joint statement from Divine Rescue, the Thurlow Lodge occupation committee and Aylesbury new TRA steering group:

Save Divine Rescue and Thurlow Lodge Community Hall
Support the occupation of Thurlow Lodge!

Southwark Council intends to close or privatise Thurlow Lodge Community Hall and it has tried to evict homeless charity and foodbank Divine Rescue from Thurlow Lodge. This is both an attack on the homeless, disabled and poor clients of this charity and an attack on council tenants and residents on the Aylesbury Estate. By demolishing more than 2,000 council homes on the Aylesbury, the Council will create even more homeless people.

Our occupation, determined opposition and the support of trade unions, campaign groups and the wider tenants’ movement has forced the Council to row back on their eviction threats and attempts to close the hall. The Council now claims it never tried to close the hall in the first place! However, it is still considering legal action against Divine Rescue and it has put the prospect of privatisation on the table by saying that the hall will be put out to tender.

This is unacceptable. Tenants and residents on the Aylesbury are in the process of forming a new tenants’ and residents’ association which claims the right to manage this hall in the interests of the community, provide a secure home for Divine Rescue and fight for council housing for all. We are proud to state that the new TRA steering group has been offered the solidarity and assistance of experienced tenant reps in Southwark. We have every confidence that the new TRA will be able to successfully manage the hall and provide a full programme of events and activities. The new TRA is keen to work with the two remaining TRAs on the Aylesbury Estate to provide a genuine democratic voice for Aylesbury tenants and residents.

We demand that the Council recognise the Aylesbury new TRA as soon as it is set up. We demand that the Council lifts all threats of closure and privatisation and accepts that Divine Rescue can remain, on its current rent.   We call on Southwark Council to halt the demolition of the Aylesbury Estate and instead refurbish and properly maintain our council housing.

Signed, Thurlow Lodge occupation committee, Divine Rescue and Aylesbury new TRA

What you can do: Send a message of support, invite us to speak at your meeting:
thurlowlodgeoccupation@gmail.com  southwarkdch@gmail.com

For updates go to facebook southwark dch. 

Sign this petition

Join us in our programme of activities in defence of our TRA hall and Divine Rescue

Thurlow Lodge Community Hall
1 Thurlow Street, London, SE17 2US

Saturday 14th January 3pm – Solidarity Tea Party with music and fun. Bring union and campaign banners. Banner making workshop. All welcome including children.

Sunday 15th January 5:30pm – New TRA inaugural meeting. All Aylesbury tenants and residents welcome Followed by 6:30pm – Occupation meeting

 

Press Coverage:

South London Press
https://www.londonnewsonline.co.uk/14905/bailiffs-attempt-another-eviction-foodbank-time-protestors-ready/

Southwark News
http://www.southwarknews.co.uk/news/homeless-charity-divine-rescue-workers-resisting-eviction-home-aylesbury-estate/

 

 

Letter To Evening Standard re: Aylesbury CPO rejection

‘In Monday’s article (regarding the secretary of state allowing Aylesbury Estate residents the right to remain in their homes in the face of Southwark Council’s and Notting Hill Housing Trust’s socially unjust ‘regeneration’ scheme) important points were missed. The Secretary of State for Communities and Local Government Sajid Javid’s rejection of the compulsory purchase order should shame Southwark. Aylesbury Estate has a large Black and Minority Ethnic population. Javid’s report was clear that the redevelopment scheme will affect these most vulnerable local residents and noted Southwark’s failure to uphold its public sector Equality Duty in this respect.

The article also gave the impression that the leaseholders involved in this case are the last ones left on the estate. In fact, this recent Public Inquiry only relates to the “First Development Site”, a small part of the 60 acre estate. There are still hundreds of residents in the rest of the Aylesbury, watching this case with great interest because their homes are due to be affected by Phases 2, 3 and 4. The scheme if it goes ahead will result in a minimum net loss of 800 affordable council homes further impacting available housing for locals on the housing waiting list. After Heygate Estate’s demolition and replacement by mostly private sale homes, residents are fearful of Aylesbury becoming another Heygate, campaign groups in Southwark are calling for a moratorium on estate regeneration schemes that are premised on demolition and decanting of residents.

Finally, the statement by Southwark’s head of regeneration states that the regeneration is “supported by the vast majority of residents”. This is not true – the only ballot of residents to date (in 2001) rejected redevelopment with a 73% majority on a 76% turnout. Southwark Council and Notting Hill Housing Trust must now rethink this entire regeneration model and listen to the residents’ needs and desires’.

Aylesbury Tenants and Residents First
35 Percent Campaign
Elephant Amenity Network
Fight For the Aylesbury
People’s Republic of Southwark
Southwark Notes
Saving Southwark
Southwark Green Party
Southwark Defend Council Housing

 


PDF of this letter here for printing and circulation: letter-to-evening-standard-re

Compulsory Purchase Orders for Aylesbury Estate Regeneration Rejected

After an amazing and determined fight, Aylesbury leaseholders and other residents have been vindicated in their long struggle to be adequately compensated for their homes (if they are to be ‘decanted’ aka displaced out of the area). The whole dubious premise of the regeneration process has been critically toasted on this very basis of piss poor treatment of Aylesbury residents alongside many other crucial criticisms of the Council’s disgusting bulldozing through of the regeneration / gentrification scheme.

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The Inspectors report is long and detailed (83 pages) and we are still figuring out what this means. You can read the Inspector’s letter and report here:

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For us this is the opening space once more to pour our arguments into – net loss of affordable Council homes in favour of private homes, displacement of long term local residents and the gentrification of the area, knock on effects of the regeneration would lead to a secondary displacement locals and shops from local rising private and commercial rents.

For background you can read the whole sorry saga here: http://35percent.org/aylesbury-estate/ and here: https://southwarknotes.wordpress.com/aylesbury-estate/

There will be much more to say in the next weeks. For now here is Barrister Chris Jacobs from Landmark Chambers, giving his closing submission on behalf of objectors to the Aylesbury estate CPO Public Inquiry on 14th October 2015.

Aylesbury Regeneration Boss Says Social Housing Is ‘Undesirable’

NOTHING HILL HOUSING (DON’T) TRUST

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Notting Hill Housing Trust logo: a maze game to find your way to NHHT social housing!!

Notting Hill Housing Trust (NHHT) is Southwark Council’s development partner for the complete demolition of Aylesbury Estate’s 2700 homes and their replacement with up to 4200 new homes. NHHT is a Housing Association: ‘a private, non-profit making organisations that provides low-cost “social housing” for people in need of a home’. NHHT is one of the biggest Housing Associations in London. Since the 1980’s when local councils stopped building council homes, it has been Housing Associations that have increasingly been the main developers of low-cost social rented homes.

That might all sound fine and dandy but in the last decade the big Housing Associations have started to develop more and more private homes as a way to finance more ‘affordable’ housing. The problem is that such ‘affordable’ housing is now more likely to be either shared-ownership homes where you need a large salary to buy a percentage of a new home or the rent will be what is called ‘affordable rent’. Such ‘affordable’ rents are up to 80% the price of local private rented homes. So in Walworth this can start at £150 – £200 or more per week. It’s been estimated that even at 65% of local Walworth private rents, you would need a salary of £35,000 to afford to rent such a home.

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The Chief of Notting Hill Housing Trust is Kate Davies. In this position she takes home £200,000 a year. She is also a ‘Fellow’ of the Centre for Social Justice (CSJ, a Conservative think tank with dubious Christian leanings). The main cheese of the CSJ is Iain Duncan Smith, former Leader of the Conservative Party and now their somewhat Benefits guru as Secretary of State for Work and Pensions. He has been responsible for numerous attacks on those who rely on welfare benefits to get by. He has been the ideas man behind financial ‘sanctions’ on claimants who can’t satisfy ever and ever harsher Job Centre conditions. His Centre for Social Justice project pretends to be about ‘empowering’ poor people but there is no real justice on offer. Only pressure and stress. An estimate that is on the very low side talks about 60 suicides as a result of benefit sanctions. The DWP is refusing to release data it has about other suicide cases relating to benefit cuts.

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In 2008 Kate Davies contributed an Introduction to a Centre for Social Justice report on housing called ‘Housing Poverty’. She says ‘council estates are ghettos of needy people’. She says ‘council homes are subsidised by the taxpayer’ yet NHHT (and other Housing Assocations as well as private developers) receive millions of taxpayers money to build so-called ‘affordable’ homes. NHHT has been allocated £77.4m of funding to build 2,250 largely unaffordable homes in London.

She says council tenants ‘often pay little or no rent, and get their home maintained in good order for free’. She also maintains that ‘living on an estate can affect your health, your ability to work, the type of education your children will get and your life chances’ To top it all she adds that ‘social housing is not a desirable destination’ and that ‘private ownership is preferable to state provided solutions’ i.e council homes.
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These are the typical ignorance and lies that feed the demolition of council estates and then the gentrification of these areas.They pretend that council estates are not made up of all sorts of people doing all sorts of jobs. They pretend everyone is unemployed or single mums or alcoholics. It’s the usual stigma to create a picture that council housing is a failure and needs to be replaced by ‘mixed communities‘. But we know this a code word for getting in more wealthy people to live in new private homes. You can read her introduction here:
Housing Poverty Kate Davies Introduction

You can displace working class people to far and wide and bring in more wealthy folks but poor people remains poor no matter where you pack them off too. ‘Mixed communities’ as an idea seems to conveniently forget this er…easy to grasp fact!

Notting Hill Housing Trust says ‘Centre for Social Justice report ‘is 7yrs old, much has changed inc Gov policy. NHH still committed to finding housing solutions for all needs’. We asked if Kate Davies was still a ‘Fellow’ for them as the CSJ project seems well in line with what they are doing on Aylesbury which will actually see less genuine cheap homes for current residents and future residents than it currently has.

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In Southwark, NHHT are developing thousands of new homes on old council estate sites (Walworth, Camberwell, Peckham etc). In their ‘The Exchange’ development in Bermondsey they promised 44 social rent homes but after planning permission was approved they changed these to the ‘affordable rent’ category, a sleight of hand that was signed off by The Council themselves. With such underhanded tactics, tenants on Aylesbury are concerned that the promised social rent homes in the regeneration will be also whisked away at the last minute, just like the broken promises at Heygate.

Aylesbury residents have a right to be nervous and demand answers and guarantees from NHHT.

The Council has said that Aylesbury will ‘not be another Heygate’ but Kate Davies and NHHT beliefs and policies mean that it’s very likely to be a repeat of the Heygate scandal. NHHT cannot believe that social housing is ‘undesirable’ while at the same being asked to ‘regenerate’ one of Southwark’s largest social housing estates. NHHT can’t be trusted.

— PDF Flyer of this article here: notting hill dont trust flyer

nhht davies flyer Version 3
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January 2017: We highly recommend the article written from the inside on NHHT and especially Kate Davies role in their moving away from building social rented homes: Here on Red Brick blog

Externally, Kate was often heavily involved in policy development and lobbying. Amongst other things, she was a key advisor to the extremely influential Localis review (Principles for Social Housing Reform) on which Red Brick has commented many times (for example here). She chaired the ‘Housing and Dependency Working Group’ for Duncan Smith’s (misnamed) Centre for Social Justice producing a report – using NHHT resources – on housing poverty in 2008, where she repeated her call for an end to security of tenure and criticised social housing for providing ‘low cost living for life funded from the public purse’.

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Interesting stories of ye olden times concerning Kate Davies.

Internet says that back in the day, late 70’s and early 80’s Kate Davies was calling herself Kate Marshall and was a member of the Revolutionary Communist Party. In 1985, as General Secretary of the RCP, she wrote a pamphlet called ‘Moral Panics and Victorian Values‘ detailed the prevailing return under Thatcher’s Tories of the insistence of hard working family life as a cure all to society’s evils such as gays, single mothers and so on. Forward a few decades to 2008 and Kate is now writing for Tory think tank Centre for Social Justice about ‘aspiration‘, ‘home ownership‘ whilst the CSJ with it’s strong Christian Tory leadership goes on about the strong role of the nuclear family in keeping society healthy. What a mad and vile tangle she weaves.

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It’s Not Too Late Aylesbury Estate: What happened and what next?

What a week! Three crucial and significant things have happened this week for the ongoing fight against the demolition of the Aylesbury Estate and the social cleansing this entails.

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1) THE OCCUPATION

After two months in residence in three different buildings on the Phase 1 Aylesbury site, the Occupation has decided that it is time to leave. The difficulty in the last few weeks of 24 hour security guards who at times assaulted them, stole their stuff as well as the famous ‘Alcatraz’ fence that made it hard to get back into their chosen home made the Occupation increasingly stressful. The Lapa Security guards, who as minimum wage workers we would usually have some sympathy for, were mostly bullies to both the Occupiers and the residents. Some of them were the same guards used at the Heygate site when the Council fenced in the last three leaseholders. One of them on Aylesbury was even the same guy who assualted a Heygate leaseholder in 2013. Police were informed when that happened, issued a crime number but did not do anything about it despite the guy’s name and employer being known.
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Although at Southwark Notes our family and work commitments meant we were unable to be around the Occupation much, we did get to know some of them and we take our hats off to all of them. They were so well organised and strategic and definitely sussed on the need to keep the Occupation dynamic and not get bogged down on the terms of the Council, the police or the security guards. They always set the agenda. After two amazing months having an exit strategy for leaving is part of that suss.

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The Occupation is proof that sometimes you just got try something and see what happens! That’s definitely the case here. There are many arguments made about who is local and who is not. Who has a right to do what and who doesn’t. The Occupation has thrown up some great lessons into those questions and these will remain pertinent throughout the next few years of anti-regeneration struggles that are happening.

Although no-one from the Occupation was ever a tenant or resident of Aylesbury there were some initial long-term connections to the tenants struggle. In two months, the Occupiers ran themselves ragged making more connections, publicising the Aylesbury campaign all over the estate, organising events for all, working with the campaigns to make it known to Creation Trust, the Council and MP’s that all is not well on Aylesbury. There are a significant number of people there who do no want to be thrown out of the homes they love and who do not trust that they will be able to afford any of the new rented ‘affordable’ homes that get built there. The Occupation and the work of the campaigns has been a huge boost to those people who are consistently shut down and marginalised by the regeneration machine

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The Occupation also shows that not all housing struggle occupations are the same and that has been a very useful lesson. They always insisted that the Occupation was both an act of solidarity with the Aylesbury campaigns and also the taking of homes for themselves as squatters seeking other necessary ways to live against the brutalities of mad private rents and the lack of any chance of a council tenancy. Alongside this, the Occupation maintained itself as a protest against the fairly recent criminalisation of squatting in residential buildings. With so many luxury flats bought as investments and then kept empty by their owners, this new law is vile and punishing. Everyone needs a roof over their head. The Occupation’s insistence on “squatting the lot’ makes sense when you look how at the housing crisis gets worse and worse. With the demolition of public housing (such as Heygate and Aylesbury), where else will people go?

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The Occupiers short leaving leaving statement sums up their defiance and attitude: ‘ We are squatters who are not bound by the borders of the Aylesbury estate. We are residents who still have leases and tenancies. We are everyone who needs a place to stay. We are bound by nothing but this need.


2) THE FENCES
What to say? The Occupation’s leaving present was particularly momentous. When the last 20 or so residents around Bradenham and Chiltern asked the Council to maintain security around their homes they never asked to be fenced in behind locked doors. The residents remain clear on this despite the Council’s public statements that the fences were asked for. We’ve heard stories of residents afraid to leave their homes due to the guards, of residents crying from the stress, of relatives unable to visit,
of residents’ mail being intercepted, of vulnerable people having to walk half a mile more around the estate due to the fences. It was clear from talking to residents that the fences were a humiliation. From talking to local people, it was clear the fences were a disgrace.

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From the publicity that was first made by the residents and then others about the ‘Alcatraz’ fences, a groundswell of anger built slowly over the weeks towards the Council’s indifference to residents suffering. Not only this but how the fencing in of residents and the occupation showed how the regeneration scheme proceeds now on its own logic of success with little attention paid to both its unpopularity and the suffering it is causes. There can no longer be any real truth that the regeneration will benefit the local community. Not now and definitely not in the future.

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It was no real secret that the fences would be pulled down. That was why people came to the demo and that is what was put into practice. 250 people came together to support a necessary direct action against this fence, the symbol of the violence of regeneration. As we said a few times now, regeneration politics never looked this way one year ago. A massive shift has occurred where people no longer have faith in the institutions that supposedly work on their behalf: planning committees, regeneration consultants, councils and so on. People know they need to do things for themselves and defend what they have. Protests, occupations, direct actions have all have upped the ante. We welcome this because this is what was needed and because these tactics work!

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3) AYLESBURY GOING FORWARD

Seeing the fences come down was a great moment and it remains a moment. Just one moment of all the work done so far – street stalls, petitioning, public meetings, researching, writing, publicising, organising, learning together. We don’t mistake the fences for the trees. We are sure the fences are mended and back in place. It’s up to the residents and supporters to still maintain pressure to get them permanently removed. It’s also vital we support the one arrested Aylesbury resident of the night and we will post further details on this when she is ready. 20 people held a party outside Walworth cop shop as they waited for her to get out! It is also vital to keep on supporting the Aylesbury campaigns, both the tenants and the leaseholders.

Significantly, on the same day as the fences came down the venue for the Aylesbury Estate Compulsory Purchase Order Public Inquiry on 28th April and subsequent days was announced: Conference Centre, Millwall FC, The Den, Zampa Rd, London SE16 3LN

These few days are where there will be an open and public examination of whether the regeneration on Aylesbury will be of any benefit to the local community.We invite all who support the Aylesbury residents to attend and listen to the arguments, support those giving evidence and testimony and also if you are in a position to help as a legal bod or some kind of expert in planning, CPO, regeneration, housing policy etc, please get involved.

The leaseholders Statement of Case is worth reading but we also summarised some of it here. It makes the case that the regeneration is only about being a private development scheme that will see most residents displaced to either existing Council homes (like this one) or see leaseholders unable to stay in the local area (like Heygate), We doubt very few tenants or residents will take up residence in the new homes Notting Hill Housing Trust (NHHT) promise to build.

And here’s why:
nhht aff 58% 1 nhht aff 58% 2

Also on the same day the fences were toppled, we had a reply from our question to Notting Hill Housing trust re: the tenure status of their 44 ‘affordable’ homes on their Exchange development in Bermondsey Spa. When planning permission was agreed, the application had NHHT promise 44 homes for ‘social rent’. That means that the rents are set according to income levels as determined by the National Rent Regime regulatory framework. This also means that these 44 homes were more likely to be affordable to local people. After the planning permission was agreed, when a later S106 agreement was signed with the Council, the 44 ‘social rent’ homes had changed unchallenged by the Council to ’44 Affordable Rent’ homes. NHHT clarified to us this week that they mean to rent these flats at 58% of local private rent prices. That could be up to £250 – 300 per week or more!

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The Council very well knows the difference between ‘social rent’ and ‘affordable rent’. “Affordable rent’ was introduced by the Government in 2011. It means that Housing Associations such as NHHT can charge up to 80% of market rent for these supposedly ‘affordable’ homes. The council were part of 4 councils seeking a Judicial Review of ‘affordable rent’ as in the words on then Council Head of Regeneration Fiona Colley: ‘We are very keen to seek a judicial review of this decision. Maybe there are some areas of London where rent levels of 80% of market rent are affordable to most people, but they certainly aren’t in Southwark. The implication of the mayor’s decision is that councils will have little power to make sure new affordable housing is really, genuinely affordable for local people‘.

Not only this but the Council wrote to Boris Johnson in March 2012 outlining in detail how ‘affordable rent’ would be entirely out of reach of most Southwark residents pockets. See Southwark’s own graph above which shows how a council rent in Walworth is roughly £108 per week. Under ‘affordable rent’, the equivalent rent would be (at 2012 prices!) £226 per week. Southwark’s letter is here: Southwark Letter to Boris Affordable Rent

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Whereas before NHHT has guaranteed in its planning application 44 social rent units, through sleight of hand and unopposed by the Council, these 44 homes have been taken away from local people. What concerns us is that as NHHT are the regeneration partner for Aylesbury regeneration will the promised 100’s of social rented homes on that site be magically transformed into ‘affordable rent’ ones? It’s a concern also because the loss of 44 social rent homes at The Exchange also means less homes for decanted tenants from Aylesbury. If 1000’s of Aylesbury tenants will only end up being rehoused in existing council stock outside the Aylesbury area then it makes a mockery of the regeneration benefiting tenants with new homes. With NHHT zealous love of ‘affordable rent’, will they seriously stump up the promised number of new social rented homes at Aylesbury? Increasingly Housing Associations are converting their existing social rent properties to affordable rent. In the past three years, London and Quadrant switched 1,673 tenancies earning an extra £4.2m and Notting Hill Housing Trust switched 853 earning an extra £3.3m. Both L&Q and NHHT are development partners at Aylesbury. Will the social rent homes L&Q built on Phase 1 slowly be switched or re-let to more expensive rents?

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Horrible questions that need answers and these answers only seen to come from paying constant attention and constantly demanding them. For Southwark Council in its dreamworld of regeneration, everything is fine and everything is dandy. Their regeneration proceeds smoothly as social cleansing is either explicit or sneaked in through the back door. But there are many regeneration fences that are ready to be pulled, be they ‘Alcatraz’ ones or taking on the Council, NHHT and anyone else. We haven’t given up yet!

Aylesbury Estate Is Everyone’s Fight

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In the last 12 months, London has finally woken up and smelt the instant coffee about what ‘regeneration’ really means:

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Residents’ property strewn across the Sweets Way estate after eviction preceding ‘regeneration’

Before the decanting, displacement of residents and final demolition of the Heygate Estate, there were other total demolitions of London council estates but it was the Heygate and all the work local people did on publicising what was going on there that made ‘Heygate’ the well-known byword for regeneration, gentrification and social cleansing. The most well known fact about the ‘regeneration’ of the Heygate is that were as once there were 1000+ council rented homes, only 79 new equivalent social rented homes will be built on the new scheme.

Despite Southwark Council’s claims that it has ‘learnt from the mistakes’ and that ‘Aylesbury Estate won’t be another Heygate’, the massive Aylesbury Estate in Walworth is another further testing ground for what can be gotten away with in the name of ‘regeneration’. The only difference is that instead of the Council’s partner developer being an international development corporation (Lend Lease at Heygate), at Aylesbury the choice is mostly the housing association Notting Hill Housing Trust (NHHT).

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Since January 31st there has been the ongoing protest Occupation of different blocks on Aylesbury at different times. This has been both amazing in itself as a principled act of solidarity that has given long-term campaigners on Aylesbury a big boost and also because the Occupiers stress that these squat actions are about direct action to house themselves in the midst of the housing crisis. Between the campaigners and the Occupation, there has been a two month engagement with other locals (through door-knocking, petitioning, street stalls and other events) and there is a strong feeling from many people that they do not want to give up their flats to demolition and an uncertain future.

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In 2001 when 73% of those balloted on the estate said ‘No’ to stock transfer and demolition it was precisely because they ‘didn’t believe the new Housing Association would be able to keep its commitments on rents and service charges”. The Council likes to paint that ‘No’ vote as ancient history and irrelevant now but it was only four years after that ballot in 2005 that they decided, with no new ballot or consultation, against the wishes of the majority of residents and to go ahead with demolition and redevelopment. Overriding people’s wishes and concerns only four years after the ballot remains as relevant today as back then. We will see later on, the fears of higher rents and service charges were well founded.

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Creation Trust, funded by The Council and overseen by Councillors, so not really ‘independent’!

Despite the many publicities and promotions of the pro-regeneration Creation Trust who oversee public engagement and social programmes around the Aylesbury demolition and development, it is in no way certain that the remaining 2000 households desire the destruction of their community. The Occupation and the campaign have been proving this week by week from all the troubled and angry conversations the are having with other Aylesbury residents. Creation Trust would do good to actually begin again and be honest that there is not a done and dusted mandate for demolition on the estate.

REGENERATION IS VIOLENCE AGAIN…

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Without saying it all again in detail, in the last few weeks, the Council has been up to its usual standard operating mode of bullying anyone who disagrees with it. Since it has been twice unable to defeat the Occupation and supporters through the courts, it decided to fund to the tune of £140,000 pounds the construction of a large fence to block off Aylesbury towers Bradenham and occupied Chiltern House and everything in between. When we say ‘in-between’ we actually mean the existing 18 homes of council tenants and leaseholders within that area. That means Council Tax paying, rent paying or mortgage paying residents are having to ask to be let in and out if the area where they live. Despite 7 exits being guarded 24 hours a day by security guards costing the Council £1000’s per week, residents are only allowed to use one exit/entrance. They have also been subject to brutal conditions:

(Being) forced to make a lengthy detour, all the way over to the gate on Westmoreland Road, every time they leave their homes or come back in. If guests want to visit them, the security guards insist that the residents must come all the way to that one gate to fetch them. This had made it impossible for many elderly friends and relatives to visit at all, and has left at least one woman housebound. Whenever asked about the fencing/ security arrangements, the council trot out a line about how they did this because those residents asked them to. From our conversations with the residents, it’s clear that this is a lie. Some of them asked for doors to be fitted to the actual blocks they live in, with an entry-phone system to let their guests in, but they didn’t ask for this. They had no wish to deprive people from walking their dogs, or traveling across this corner of the estate, and hate the fact that they now live in what is effectively a big cage’.

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Ramping up this week has also been the security clampdown on anyone attempting to get to their home at the Occupation, to visit the Occupation and even stopping a prospective MP from canvassing residents inside the fenced in part of the estate. The Occupiers are reporting both the violent frogmarching out of the area of occupiers and supporters and theft by security guards of a laptop.
The Council is once again taking the Occupation to court this Thursday 2nd April. The Occupation is calling for a ‘solidarity with the residents demo‘ on that evening. All welcome!

WHY THE LEASEHOLDERS FIGHT IS FOR EVERYONE

On 28th April, the Aylesbury Estate leaseholders will get to attend and state their case at a Compulsory Purchase Order (CPO) Public Inquiry at a venue still to be decided. Disputing the very low valuations being offered by the Council for their homes, some leaseholders have been subject to the violence of CPO that means that the Council takes your home by law and gives you what it wants to for it. Low valuations means that leaseholders cannot afford to buy anything comparable locally to what they had on Aylesbury Estate. On Heygate it was the leaseholders who were displaced the furthest – Sidcup, Gravesend and even Slough. If you don’t like it the Council says you can ‘sue’ them. The Council saysThe council will want to avoid using the powers of a compulsory purchase order where possible and only do so as a last resort” yet they used them on Heygate and so far have used them on all phases of Aylesbury regeneration. The are also seeking CPO’s for Elmington Estate Phase 3 and for traders at Peckham Rye Station. On Elmington it’s clear this is no ‘last resort’ as they sayThe council has engaged with leaseholders since August 2011 and it will continue to negotiate to acquire those remaining leasehold interest in parallel with the Compulsory Purchase Order process.’

But the leaseholders fight is not just about gaining adequate compensation for the forced removal from their home but is about challenging the entire Aylesbury Estate regeneration itself. The struggle against CPO affects everyone locally as it seeks to argue that the granting of CPO and thus the green light for the scheme is not in the public interest. Their excellent detailed Statement of Case can be read here but its worth us summarising some of the main arguments just so more light is shone on the details of why the regeneration is another rip-off for local people.

The legal question for CPO asks if there is a ‘compelling case in the public interest’ for regeneration? A CPO needs to be set within a clear strategic framework and in this case the over-arching GLA London Plan would be such a framework. The London Plan states that states that the loss of social housing “should be resisted unless the housing is replaced at existing or higher densities with at least equivalent floorspace.” The planning applications underlying the Order (14/AP/3843 / 14/AP/3844) will see the net loss of at least 1393 social rented homes; and if the Objectors’ concerns about the precise tenure mix are well founded, then this net loss could amount to 2,700 social rented homes. Such loss of social housing is not only in breach of the London Plan policy requirements but also of Southwark’s Aylesbury Area Action Plan (AAAP) on which the regeneration is based. Policy 3.3.1 of the AAAP envisages a total net loss of just 150 social rented units. Furthermore, policy 3.3 states clearly that 50% of all new homes should be affordable and that “of the affordable housing provided, 75% should be social rented”.

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However, it is unclear and yet to be clarified that NHHT will be providing its social rented housing at rents defined by income (as determined by the National Rent Regime regulatory framework) and not as a percentage up to 80% of local private rents as ‘affordable rent’ introduced in 2011. In the Aylesbury estate postcode (SE17), a study shows that in Dec 2014 a 1-bed social rented flat costs on average £97 per week, in contrast to the new ‘affordable rent’ at 80% market rent costing £239 per week. The study shows that the 80% affordable rents would require an annual household income of £41,600, which is well beyond the £14,300 median income of existing Aylesbury estate residents.

The Statement of Case also contains many arguments about how the scheme is premised on breaches in the 1985 Housing Act re: failure to consult residents on the steamrolling through of the 2005 demolition plan and the subsequent failing of those residents re: the Human Rights Act 1998. The regeneration scheme also breaches the Equalities Act 2010 by failing to assess the impact of demolition on 8 protected minority groups and this is a most pertinent question when 67% of the residents come from a minority ethnic group. The Aylesbury New Deal for Communities (ANDC), the precursor to Creation Trust, had acknowledged in a report in 2003 that ‘There are specific Black & Minority Ethnic communities who are not represented and whom ANDC have little contact with. These are the Turkish, Somali, SE Asian, Bangladeshi and Latin communities, all of whom have a significant presence within the ANDC area. There is currently little being done to address the needs of these specific communities’.

Later ANDC  set up a committee dedicated to promoting BME group participation in the regeneration plans, the Aylesbury Black and Minority Ethnic Group (ABMEG). Yet when ABMEG wrote to the Government Office for London in 2003 complaining about the management of the ANDC, the ANDC responded by suspending all ABMEG board members, this move described by ABMEG as ‘an attempt to silence ABMEG’.

Two years later Lord Ousely’s Report on Southwark, black and minority communities and regeneration determined that black traders were being driven out by the Council’s regeneration plans. Equality Impact Assessments on Aylesbury scheme have not been fully undertaken and when partially completed only seek to reassure that black and ethnic minority groups in the area will be okay as new homes will be available to rehouse them. Yet those very groups tend to be the most poor and vulnerable and can in no way be reassured that housing will be there when the questions around how cheap rents in the new flats will be has not been answered.

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It’s been an amazing 2 months on the Aylesbury Estate. Once again local people, just like they were forced to on Heygate, have been setting the record straight over and against the ‘revitalising’ spin that the Council and Creation Trust ceaselessly promotes with a straight face. Lessons have been learned and lessons are continually being learnt by loads of other areas facing regeneration. Tactics, ideas and strategies are being shared (legal, protest wise and also as direct action – occupation, taking the struggle to the Council, developers etc). Certainly nothing will be the same again. ‘We won’t go!’ is the message. Let’s keep hitting that home together.

Aylesbury Estate Occupation: Solidarity Demo tomorrow

Statement from the Aylesbury Estate Occupation re: court dates & solidaritY

We are calling for as many of our friends and supporters as possible to come along tomorrow (Wednesday 4th March) in the day time.

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We’re starting the day with a solidarity demo outside Camberwell Magistrates Court (15 D’Eynsford Road London SE5 7UP). One of the ‘Aylesbury Six’ – the people arrested during the eviction operation on Tuesday 17th (links to media articles below) – has a plea hearing, and we’ll be outside to support him. He’s a tenant from the estate, and we want to make sure he feels the strength of our solidarity, so would love to have a large presence outside the court.

We’ll be there from 10am – 12 noon, and then we’ll go back to the estate to get ready for any eviction attempt, and work out how to continue our protest. So if you can’t make it along in the morning, come and visit us in the afternoon instead.

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Southwark Council have applied for another Interim Possession Order, and that case is being heard at the same time, at Lambeth County Court. It’s likely that the police are already planning another massive operation to enforce that later this week. We’ll be running some legal workshops on Wednesday pm so that everyone knows their rights.

Please come and join us!

Refuse Resist Repopulate Refurbish”

Fight for the Aylesbury! website here!

http://www.theguardian.com/society/2015/feb/18/six-arrested-as-police-help-in-evictions-from-london-estate
http://www.bbc.co.uk/news/uk-england-london-31526037
http://rt.com/uk/233443-social-cleansing-protest-southwark/
http://www.londonlive.co.uk/news/2015-02-18/protesters-say-they-will-not-move-from-aylesbury-estate
http://www.standard.co.uk/news/london/six-arrests-during-chaotic-eviction-of-housing-activists-from-one-of-londons-largest-estates-10053161.html
https://vimeo.com/119923934
https://www.youtube.com/watch?v=7Fmkgh1-Sxg

ayles refurb sml
ayles demo 14 feb