Tag Archives: occupation

Thurlow Lodge Centre, Aylesbury Estate Occupied

thurlow-lodge-folks
(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/

 

 

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 update: Eviction support and demo

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The struggles at Walworth’s Aylesbury Estate continue in the next two weeks. Here are two quick call-outs for support

1) AYLESBURY OCCUPATION OPEN DAY this Sun / EVICTION THREAT

Since moving itself somewhat smartly during last weeks failed police eviction from the old Chartridge block to the new one, the Occupation has been keeping on with getting the message out. This Sunday they are having a Open Day for all to ‘meet the Occupation‘ Get on down and check it out if you haven’t been. Am sure they would also appreciate some good new banners to hang on the block. We are still working on our ‘Peter John – no free lunches here!‘ banner!

On a serious note, the Occupation is back in court on Weds 4th March (next week) and if possession is granted to Southwark Council, a repeat of last week’s police assault on the Occupation is guaranteed. We can’t stress enough how anyone who supports the Occupation should keep abreast of news after Weds to be ready to get down to any subsequent eviction attempt. Maximum support needed. Please spread the word. This is serious frontline anti-regeneration stuff going on (amongst all the other great campaigns and fights) . Be there and get your mates down too. All hands on deck!

Evcition News updates here.
Occupation Twitter feed here. This is going to be where any eviction attempt is posted (as well as other sympathetic twitter accounts. Ours, SL RCG, PRS etc.)

Please circulate the need for eviction support via Twitter, Facebook etc and through your own networks and email lists.

2) AYLESBURY PROTEST MARCH: SAT 14th MARCH

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All welcome. All housing campaigns welcome.! See you there. Make some noise!

Southwark housing campaigns and activists support the occupation on the Aylesbury Estate

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Add your name: If you, as a Southwark resident, or a local community group or just a supporter from anywhere, would like to add your name to the list of supporters, please email here as soon as you can – if you are a resident, all you need to do is say is your first name and area you live in, eg John, Camberwell:

Statement on the occupation and housing action on Aylesbury Estate ( Friday 6th February):

Numerous Southwark housing campaigns and other local activists warmly welcome the ongoing occupation of a number of empty homes on the Aylesbury Estate. The current occupation of Chartridge block on the Aylesbury Estate has brought a much-needed spark of inspiration to local residents and housing campaigners.

Southwark Labour council has been publicly claiming how the Aylesbury was not going to be another Heygate, as ‘lessons have been learned‘. The Heygate Estate decant programme has been widely denounced as an exercise in both the undignified displacement of locals and initiating the gentrification of the Elephant & Castle. However, exactly like on the Heygate, Southwark has been displacing the Aylesbury residents out of their immediate area and subjecting leaseholders, many of them elderly people who’d lived in the area their whole lives, to unnecessarily brutal Compulsory Purchase Orders. Abysmally low offers for their homes are forcing them to leave their neighbourhood and communities for good.

The right of tenants to return to a ‘regenerated‘ Aylesbury would force them to take non-council tenancies in more expensive Housing Association flats, something many residents do not want. In 2001 a majority of Aylesbury residents voted ‘No’ in ballot on the Councils desire to transfer the estate out of council ownership. Not only is this ballot no longer being honoured, the Council has been unwilling to undertake a new ballot of residents on the question of refurbishment instead of a total demolition.

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The Council attempts to dismiss the occupiers as ‘not representative‘ of the Aylesbury residents while claiming Southwark is building ‘more affordable homes than any other London borough‘. Council-backed developments such as the One The Elephant tower contain zero (0) ‘affordable‘ homes, let alone any social-rented ones.

Local people know that council-rented homes are the most affordable and secure. Promises by the Council to build 11,000 new council homes in the next 30 years have been met with hesitant support, with no guarantees that this will not simply involve demolitions of estates without residents being balloted.

In a borough that has some 18,000 people on the waiting list for council (and not housing association, nor ‘affordable‘) homes, none of the above can be tolerated any longer.

Since they reclaimed the homes on the Chartridge block, the Aylesbury occupiers have been holding public meetings every day at 6.30pm, and each meeting has been packed with neighbours from the estate itself, other Southwark residents and campaigners from across London. The occupation clearly highlights the disasters of Southwark’s own and London housing and development policies in which profit gained from land speculation comes way before the people whose homes and lives are destroyed in the process. ‘Ordinary’ Londoners, be they the Aylesbury occupiers, FocusE15 mothers or the New Era Estate residents, are showing that alternatives exist and they work.

Our homes are not for sale!

Supported by:

Alvey Tenants and Residents’ Association
Aylesbury Leaseholders Action Group
Aylesbury Tenants and Leaseholders First
Better Elephant
Hawkstone High-rise Community Association
Housing Action Southwark and Lambeth
People’s Republic of Southwark
SolidariTea
South London Renters
South London Revolutionary Communist Group
Southwark Benefit Justice Campaign
Southwark Defend Council Housing
Southwark Notes

Andrea, Peckham

Charlotte, Camberwell

Dan, Peckham

Dave, Peckham

Deb, East Dulwich

Denis, Peckham

Hattie, East Dulwich

Janice, Peckham

Jennifer, Bermondsey

Jennifer, Peckham

Joana, Elephant & Castle

Karen, Waterloo

Katy, Peckham

Laura, Peckham

Mike, Walworth

Milena, Elephant & Castle

Nick, Walworth

Nile, Walworth

Olivia, Peckham

Penny, Peckham

Roy, Walworth

Steve, Peckham

Stuart, Camberwell

Suzan, Rotherhithe

Tina, Peckham

Tom, Peckham

Tony, the Albert Triangle

Tracy, Camberwell

**

FocusE15 campaign

People Before Profit

Labour Land Campaign

People’s Republic of South London

National Bargee Travellers’ Association

Our West Hendon

Barnet Housing Action Group

Grenfell Action Group

Brick Lane Debates

Save Earl’s Court Supporters Club

Makers of Concrete Heart Land

Unite Community Waltham Forest

AST Guinness Trust (Brixton)

The Occupied Times

Lewisham Homeless Persons Union

Lambeth Housing Activists

**

Anastasia Ahern, London

Byron Peter, Hackney

Deepa Naik, This is Not a Gateway

Elena Besussi, University College London

Eli Davies, Camden

Glyn Robbins, Unite Housing Workers branch

Hazel Emmons, Clapham

Heather B, Camden

Jane Crow, London

Janette Evans, Barnet

Jim Chynoweth, Epsom

Jim McDonald, Squatters Action for Secure Homes (SQUASH)

Jordana, London

Les, Hackney

Lita Wallis, Hackney

Mark Winston, Focus E15 campaign

Matthew McQuillan, Clapton

Owen Hatherley, Woolwich

Paulette Singer, Barnet

Pilgrim Tucker, London

Rastko Novakovic, BFI Southbank BECTU branch

Tony Smetham, London

Trenton Oldfield, This is Not a Gateway

Add your name: If you, as a Southwark resident, or a local community group or just a supporter from anywhere, would like to add your name to the list of supporters, please email here as soon as you can – if you are a resident, all you need to do is say is your first name and area you live in, eg John, Camberwell.