Tag Archives: Southwark

The Curious Case of The Heygate Estate, Hej Coffee And A Hey Presto!

As ‘people who sit in the dark typing things by themselves’, we are happy to shine a light on the real and marvelous history of The Curious Case of Hej Coffee and The Heygate Photo.

At the start of August we received our usual public relations updates from multinational property developer, profiteer and demolisher of the Heygate Estate, Lend Lease, with exciting ongoing news about their new development Elephant Park. This time there was an Elephant Park video promoting the new Hej Coffee shop on Rodney Rd. Hej Coffee is part of the new blocks where the old Wingrave blocks of Heygate Estate had been. Ok, but that’s how it works? – Lend Lease promote a new café to advertise their new development and the café promo talks about the new development to promote Lend Lease and their cafe. They are joined at the hip. Ok, that’s not sinister. It’s just business doing its thing. Marketing, selling, profiting or hoping to profit. However…

 

WHITEWASHING?

The video is fronted by Joanna, a black barista working at Hej Coffee (pronounced Hey! as in Hey-gate!). At the time we commented that although we had ‘massive respect to Joanna as a local worker’, it was ‘utterly tragic the actual disconnect between the words and the pictures in the promo video and the actual reality of the social cleansing of The Elephant’. By disconnect we meant that the script of the video talks about the customers being ‘diverse’, ‘variety’, ‘all sorts of people’, ‘everyone’s different’ but actually everyone in the video wasn’t different or diverse but were all white 20-somethings. So it’s a typical whitewashing of a local London area that is a massively mixed and great community. In Heygate’s hey day it even had about 3000 working class people living around where the Hej Cafe stands.

Cafe Manor Place Holal

This isn’t the first time this goes on locally and probably won’t be the last. In fact, this week Notting Hill Housing who are developing the Manor Place depot site put up hoardings with very much more of the same – a barren but stylishly chic café with only white people in it and yet bearing the text ‘Hola!’ and three spicy chillis! You could argue that these regeneration images are just identikit nonsense, badly thought through or you could argue that’s it’s deliberate. We edge towards the latter.

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(Customers from the Hej Coffee promo video)

 

Of course, it’s not our argument that we want a more inclusive gentrification! Gentrification will only ever be exclusive along class and race lines – that’s how it works. Black people rarely get ‘included’ in these ‘indicative CGI’ pictures of forthcoming developments because images of smug white coffee slurpers are used to sell the new-builds to exactly those smug white coffee slurpers. Creating a terrain of whiteness means that these hoardings are like all those other unsubtle codes that racialise everyday life – white people indicate safety, white people indicate networking and getting on, upward mobility, white people indicate taste and style, beauty and desirability. To be honest, it’s sickening. So, this was our first criticism directed at Hej Coffee.

 

Hej Orignal Photo

ARTWASHING?

A few days later we heard that Hej Coffee had put on its wall a large artistic photo of the Heygate Estate as part of the décor. It’s a pretty photo, carefully taken in 2010, a symmetrical presentation of an empty estate. Hej Coffee was very proud of the photo and Tweeted out its installation in the café by the picture’s taker Simon Kennedy, an architectural photographer and lecturer at University College of London’s Bartlett school.

As people who were heavily involved in the last years of the struggles against the demolition of Heygate we wondered what it meant for a new café, an intimate part of the gentrification of the area, to want to display a photo of the Heygate albeit one especially chosen for its abstracted sense of the estate blocks. So we dropped some lines to Hej Coffee about this saying things like ‘don’t think many customers understand the long messy and scandalous history of the demolition of the Heygate. It’s certainly not a good look for the Hej cafe. Bit insensitive given that the Heygate scandal has not gone away for many local people’ and posting up photos we took in 2011 of the old Wingrave blocks.

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(Photos – From Heygate Estate to Hej Coffee 2008 – 2018)

 

Hej Coffee replies were never on the subject of the criticism and only about coming in for a coffee to chat about it. In fact the more we and then other people commented the more they made invites (with cute emojis) – ‘We need more people to come in to drink more coffee and know more things…not to be sitting in the dark typing things by themselves’. Nice one!

Hej Heygate Text on PhotoHej Text Heygate

Eventually they made a move and placed next to the Heygate photo two texts to try and give the photo some context and some rationale. These were a bit rich really and seemed to us as manly guff and wishful thinking – ‘Reverence for history is paramount at Hej, consequently we are open and honest about Heygate’s past. With your co-operation we would like to facilitate discussion and debate to benefit our community’. They also posted out a link to an article ‘Heygate Abstracted’ about Simon Kennedy’s Heygate photos where various ideas are mooted about what Kennedy’s images mean in relation to social housing and the scandal of the demolition – ‘Kennedy’s photographs emphasise the consequences of the painfully protracted if not perpetual contemporary ‘regeneration’ process which has left homes and shops conspicuously vacant for years on end’. Hej Coffee wrote ‘This should help everyone understand the context of the art we proudly display at our roastery’. (Here, we could be pedantic and ask: is the scandal really that those homes and shops were vacant for a long time, or is it rather that the diverse community that lived and worked there for 35 years were forced to vacate them, for no other reason than desire to sell-off the land and encourage privatised profit and a whiter, richer image for the area?)

HEJ FLYER

Anyhow, then it all becomes a bit confusing. Either Hej Coffee or someone else made a leaflet for a discussion night at Hej Coffee on Friday 7th September about Hej and the Heygate. This then caused another round of online back and forth. Hej Coffee said they hadn’t made the flyer but were happy for a discussion to go ahead.

 

AND THEN AS IF BY MAGIC – HEY PRESTO!

For us lot, although Simon Kennedy’s picture shows an empty estate and might therefore represent some kind of symbolic commentary on the political processes around the ‘regeneration’ and demolition of the Heygate buildings and community, we thought that there’s something less than sincere in the representation and in its display in a café that is only situated where it is because of that social cleansing process. Despite its neat portrayal of vacancy, at the time the photo was taken in 2010 there were still many households living on the estate and there was a huge range of people doing stuff in the estate’s public spaces to highlight it. We were there too being a part of the allotments, the film screenings, the public exhibitions on the scandal of the decant, the chicken keeping, hosting visits for school kids and students, leading anti-gentrification walks and supporting all the remaining residents in their struggle for decent rehousing or fair compensation.

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(Activities on Heygate Estate right up to the final eviction of the last resident, 2013)

 

So when Hej wants to contextualise their use of the image as a respectful memory we would question whether such an image devoid of the actual real tenants and residents functions in any such way but more appears as a done and dusted and historical artefact removed from any actual painful and still very real context. One Tweeter described Heygate as ‘still an open wound’ which is something we agree with and continue to do the work we do on this basis. We replied to Hej Coffee – ‘your Heygate photograph describes ‘a process that disassociates these buildings from their contentious histories, and any sense of domestic life’ yet when he took those photos residents were still living there and all sorts of public life was still going on for 3 more years. The community never gave up on the public and social side of the estate until the final eviction and enclosure. In fact that enclosure was resisted til the end. The Heygate photo you proudly display is both an abstraction and aestheticised erasure of that long community struggle. It would make more sense if you were genuinely concerned to remember the social housing of the Heygate by framing these displacement maps of where residents went. Displaced so Lend Lease could demolish their homes, build Elephant Park & you could rent a space for your coffee shop’. We also posted a photographs of their site that show the actual material history of what demolition and displacement looks like and how it’s experienced by many locals. Other critics were also piping up. Our friends at Vile Arrogance wrote ‘When posh coffee shops come to your neighbourhood and wanna debate ‘context’ about poor decisions of displaying an arty photo of the council estate they were built on top of…

Hej Heygate Gone

Any road up, were were umming and arrrghing about whether to go the event or not. We do not relish liberal dialogues in gentrified spaces where any anger or pointed criticism gets washed out by scene and setting. But on the day of the event, Hej Coffee took down the Heygate photo and wrote ‘whilst we never intended any offence or insensitivity by displaying art, we have listened to your comments and have taken the photo down’. It wasn’t any old ‘art’ that was seen as offensive and serving the politics of gentrification, but Hej Coffee could not at this point seem to bear to name it. Whatever! The Heygate photo was gone, decanted to some other unmapped place.

 

FINAL HEAVY HEAVY CONTEXT OF OUR OWN

By way of a small finale, we want to add some things in about gentrification, community and coffee shops. It would be a kind of foolishness to equate expensive coffee shops with some kind of enemy. Hej Coffee, like others appearing in the neighbourhood, are the product of gentrification and not the cause. Although we don’t particularly like the kind of expense, vibe and disposition of such places, it would be stupid to centre our entire political life on opposing them. Campaigns against ‘yuppies’ in the 80’s and against ‘hipsters’ now rarely have any potential for actual community organising and they seemingly don’t have much longevity! In the same weeks that this mini-soap opera was playing out with us, Hej Coffee and others, we were more usefully spending our time being part of the local campaigns against the demolition of the Shopping Centre and of the Aylesbury estate, because opposing these is opposing the much larger forces at play – that’s national and local government-supported gentrification dressed up as ‘regeneration’.

 

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(Latin@s from Boyle Heights protesting the Weird Wave Coffee Shop, 2017)

 

Having said this, there are many communities in the world who are militantly against the arrival of gentrifying businesses as they are part of the signal that it’s okay for developers and speculators to colonise ever greater chunks of our cities for their bloody-minded profit-seeking schemes, while low-income residents get stomped over or cast aside. In Boyle Heights in L.A, a Latin@ neighbourhood with a decades long struggle for public housing and against the social and ethnic cleansing of their area, parts of that community are targeting new business such as cafes or art galleries that are a sign of the violent gentrification of their area. Those struggles are enacted by a community that recognises itself as such – as poor and as Latin@ – and who are fighting from the basis of that self-identification.

We would say that in London the debate and action around these questions has not been so clear. Of course, it’s London and not L.A and each anti-gentrification struggle is different but it would be good to see some discussion here about how to think and link different parts of the ‘regeneration’ process – global development and real estate, investment and construction, demolition and displacement with the ‘uplifting’ of areas, luxury flats and more expensive shops, lifestyle values and displays. But let’s not mistake one for the other. White coffee slurpers have little power over any of this, the same as the rest of us. We need to be clear also that many (but not all) people living in gentrifying areas are likely to be as precarious in their housing situation (low wages and expensive rents), even in new developments like Elephant Park. Then of course, there are the rich folks buying into the area and so what role do they play? So far, locally, they do not really organise as a lobby to boost more ‘regeneration’ although London is seeing a rise of Yes In My Back Yard (YIMBY) groups who are dubious in their support for more and more new gentrifying developments.

Elephant Crowd 2108

In The Elephant, the community campaigns have not been making clear demands to new more upscale businesses partly because this probably reflects it being an unresolved issue within London’s wider anti-gentrification campaigns. Partly, locally, this is out of sheer tiredness with keeping up with everything going on in the area. Maybe it’s because the carrot of a Labour government dulls a bit the fact that we actually want a whole lot more than just percentage peanuts of social rented homes? Partly again there is still over politeness to politicians, be they councilors or The Mayor. There have been attempts to make a Neighbourhood Plan of our area and that would enable us to make decisions about what kind of things we want to keep and what kind of things we want to see invested in around The Elephant. All good stuff but its slow work! One thing for sure though is that without thinking through and being clear on the above and if we aren’t clear about how to take on gentrifying businesses head on in line with our vision for the area, we will wake up in a whitewashed bland-o-rama!

 


LOLZ…

Hej Blocked

more LOLZ…on the old Heygate site…and that is why we keep going on about it!!

Heygate House Price Aug 2018

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IT’S NOT TOO LATE – The Aylesbury continues to resist. Support the Resisters!

Lots has been happening behind the scenes on the Aylesbury Estate since last time we wrote about it. The Aylesbury Leaseholder Action Group and their supporters have been working tirelessly preparing the objectors’ case to present at the second Public Inquiry on the Compulsory Purchase Order (CPO) of a number of flats on the First Development Site (a section of the Aylesbury Estate), which will open next week, on Tuesday 9th January. 

As you might remember, in a landmark ruling the Secretary of State Sajid Javid had not confirmed the Compulsory Purchase Order for the First Development Site after the first public inquiry held in 2015. He wrote that a compelling case for the CPO had not been made by Southwark Council, on the grounds that the compulsory purchase would negatively impact protected groups such as the elderly, children and BME communities, and that the Council had failed on their Public Sector Equality Duty; and on the grounds that Southwark Council had not made enough efforts to negotiate with the leaseholders. Southwark Council contested the decision through, and after some to-ing and fro-ing within and outside the courts, it agreed to drop its judicial review if the Secretary of State held another inquiry, and so it was that a new public inquiry was ordered. It promises to be epic: starting on 9 January, it will run from Tuesday to Friday for three weeks.

As we said, a group of dedicated and determined objectors have been working day and night to put together a killer case against the order. A crowdfunding campaign was launched to pay for legal representation and this has allowed to pay for the help of a barrister to put the case together. It is not too late to contribute, and more funds are still needed: https://www.gofundme. com/aylesbury-the-right-to-a- community-2uefgf2s

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The whole collection of documents put together by the objectors has been made available publicly here (http://ouraylesbury.org/cpo/) . It’s a lot of documents, and many of them are very technical: the Objector’s Statement is a long summary (http://ouraylesbury.org/cpo/ objectorsstatementofcaseNOV201 7.pdf) and David Bailey’s statement is a powerful testimony from a leaseholder and his family that sums up all the issues that the leaseholders are facing (http://ouraylesbury.org/cpo/ dbailey.pdf). The bundle also contains statements from academics and professional people, including that of a surveyor who has developed a refurbishment plan for the site: (http://ouraylesbury.org/cpo/ simonmorrowproof.pdf).

AYLESBURY CPO FIRST pic

The public inquiry is open to the public and anyone can attend. Come along to show your support to the leaseholders – the proceedings can be dry, but the impact of a full public gallery on the inspector will be much greater than rows of empty seats. Let’s show them we are watching them closely!

From Tuesday 9 – 26 January (but not on Mondays), 9:30 – 17:30, Southwark Council Offices in 160 Tooley Street, London Bridge SE1.

WHAT A JOKE! 979 NEW HOMES – 33 AFFORDABLE!! THIS IS SOCIAL CLEANSING!!

January Tuesday 16th 2018
SOUTHWARK COUNCIL 160 TOOLEY ST, LONDON SE1 2HZ

PROTEST FROM 4.30PM / MEETING STARTS 6PM going til late

• Object online here: Up The Elephant
• Sign petition here: Elephant Is A Castle

The demolition of The Elephant & Castle story concerns everyone in London who doesn’t want London to be crap.

Do you want the relentless weeding out of the small ways of getting by and the removal of those communal spaces and ties that make up all of our areas? In fact, is anyone actually seriously asking you what you want as your friends, your neighbours, shops, estates, open spaces disappear overnight, priced out or close down? In London right now it’s like new build flats go up as if by magic? But it’s certainly not magic.

The demolition of the Heygate Estate (1000 council homes lost) wasn’t the first in the disaster of regenerations that are being pushed onto us but it was certainly a mega-blueprint for continued social cleansing at the hands of Councils, developers, housing associations etc. And so today, there are certain frontlines of regeneration these days and these battles simply can’t be lost less we want to lose the great and messy communities that has so far made London a pretty decent place to live (despite it all!) The frontlines are places like Aylesbury Estate, Cressingham Gardens, Wards Corner, Haringey HDV. It’s crucial we win these fights and it feels like we can win them.

SHOPPING CENTRE DEMO Jan 2018

We call upon anyone who doesn’t want London to become ever more bland and boring to see them selves as one vital part of the struggle to say ‘No!’ to these changes, here and now. The fight against regeneration, gentrification and displacement of locals and local businesses doesn’t need to only be a local fight done only by those immediately under threat. Increasingly the successful regeneration of one area just means that any adjacent area will be next in line for social cleansing treatment. Come and support us in The Elephant as we support you in Brixton, Dalston or Tottenham or wherever. We can all be here there and everywhere offering support and solidarity whether we are affected directly or not.

PRIVATE HOMES MAXED OUT – THEY’RE HAVING A LAUGH!

A year ago when we wrote our long read ‘The Murder of The Elephant’, the plans to demolish the Elephant & Castle Shopping Centre were bad. We were also cynical enough to expect them to get worse. Guess what? They did. Much worse! We won’t just repeat what we wrote back then but do read it as it sets out the whole sorry background to the current Masterplan of big time social cleansing of The Elephant. We will just update you here on the ever-shady deal between the Council and tax-avoiding offshore developers Delancey.

The number of new homes planned keeps getting higher and higher as the developer’s eyes water at the money to made at The Elephant. In 2013 the Council were refusing St Modwen’s proposed 500 homes on the Shopping Centre site as too many. Yet they are all set to now recommend Delancey’s scheme of nearly double that.

Of a planned 979 private homes, only 33 will be social rent affordable to the majority of people who live in the neighbourhood. That’s a staggering 3.3% of the total homes Delancey wants to build. Of the rest 96 flats will be ‘London Living Rent’ estimated at £250 a week for a two bedroom place). Then there is the 213 ‘Intermediate Rent’ flats for households earning between £50k to £90k. Finally the bulk of the development will be 637 Market rent flats – who knows how much these rents will be? We also have to add that all these homes are rental flats (i.e none for sale) where Delancey remains the landlord. The initial tenancy is only 3 years then you have to renew or move on. How does this add cohesion and stability to the area?

This is pure and simple Heygate Mk Two! It’s a land grab worse than the Wild West. It’s sad to think that University of The Arts London / London College of Communication‘s partnership with Delancey makes them a cynical part of this shameful social cleansing of the area they have long been part of.

The closure of homeless hostels through regeneration and the massive increase in street homeless people at Elephant is ongoing. We don’t like the term ‘housing crisis’ much as this seems to suggest that there is something wrong that the system can correct rather than the actuality that the crisis of finding some cheap and decent to live is exactly how the system maintain profits before people. 33 genuinely affordable flats out of 979. This is just taking the piss. Gotta say NO!

Elephant Stinks

TRADERS CHUCKED OUT – THEY’RE HAVING A LAUGH!

On the topic of the treatment of the numerous local traders at the Shopping Centre, there are still only poor intentions about making sure there are robust and genuine offers of relocation in the area. Delancey seeks to throw money at this problem by offering a pissy £250,000 ‘towards a relocation fund’ but it’s not clear how many of the 70 or so businesses there will get this help. It doesn’t add up to much really. They are also seeking to get out of policy compliance by offering £750,000 to relocate them into a proposed bunker-like mall in the disused garages at Perronet House or at disused railway arches in Arch St. Unsurprisingly, knowing their businesses and their customers very well, none of the traders think these are great ideas. Out of sight, out of mind no doubt! The Council has no idea how stressful and precarious any small business relocation is. They have been listening sort of to traders for years but listening and acting on what they hear isn’t their strong point. The traders are part of the essential fabric of The Elephant. Relocation plans have to be realistic and well financed and part of any new development, not shoved off-site into existing Council-owned places. The first promises to traders were for new ‘affordable retail units’ in Delancey’s development on Elephant Rd? What happened to this promised 7 units? Like the planned new market for current market stalls at the Shopping Centre, they seem now to have disappeared from the plans.

BINGO ELE
ECONOMIC GROWTH = SOCIAL LOSSES

As we wrote last year, ‘the Shopping Centre is more than just a series of shops though. Any day of the week sees people meeting friends there, hanging out, chatting in the cafes, loitering, keeping warm, watching the day go by or whatever people want to do there socially within reason…The Shopping Centre is as complex as all the people’s lives are who use it: stressed, joyful, skint, getting by, on their uppers, begging, coping, living large, whatever and it’s within those complexities that lies the Elephant’s care of its community’.

So-called ‘regeneration’ based on property development might economically increase a bit of council tax into the Council coffers but socially they actually increase poverty, isolation, ill health, anxiety and so on. For the hundreds of the elderly community who visit Palace Bingo 2 or 3 times a week, how will it feel to no longer be able to do this? For those who visit the Centre to catch up with friends in Jenny’s or Sundial, get their haircut in Lucy’s or sit in Café Nova and chat, where will they go when the area is filled with a more expensive and socially bland Costa or Café Nero? None of these informal lifelines or survival networks will survive in a landscape of luxury towers with chain shops and eateries at the bottom. Regeneration is just the rich getting richer and the poor getting poorer. The Council pretends to act in our interests but are only ever about giving even more of what we’ve got away to those who already have too much. They want to permit the murdering of an amazing community so that an offshore non-taxing paying investment vehicle can make more money for those with already loads of money.

elephant-crushed-delancey

ON GROVELLING

To be honest, after years of fighting for the basic Southwark Council’s policy-compliant 35% ‘affordable’ homes in big developments, we’ve reached a point where this scheme is so blatantly about screwing over the area that we are sick of grovelling for percentage peanuts. We oppose the Elephant & Castle ‘regeneration’ because we remain impolitely bloody-minded about the area where we live. These days what even is a victory for any local community – a minimum of affordable homes, some re-jigged open space? We are not against those things, but we know the violence of regeneration casts a shadow over those crumbs from the High Table of property development.

We reiterate what we said last year, only this time this crappy regeneration plan makes us even more determined to say NO!

‘When we say that The Elephant is being murdered we refer to the area and to the killing of a long-term home-grown neighbourhood with special characteristics, peculiarities, strengths and weaknesses. When we say murder though we also mean it very specifically in that regeneration in this cynical fashion that seeks to replace deep bonds of community togetherness (with all its problems too!) with an alienating and sterile landscape of chain shops and pseudo-public places will result in a few local deaths from the removal of the heart of the area and the familiarities and connections it brings. Such community networks, developed and grown over years, provide people with support from neighbours in addition to, or instead of, the help from family. These informal support networks give people a level of emotional resilience derived from the sense of safety and well-being that comes from knowing and trusting people in the immediate locality. But the Council or Delancey won’t ever be consulting us on loneliness, or stress, or depression or isolation. For them the plans are all shiny wonders of progress that we should all be in awe of. For us these plans are deadly!’

See you at The Town Hall!

TUESDAY 16th JANUARY 2018
SOUTHWARK COUNCIL H.Q
160 TOOLEY ST, LONDON SE1 2HZ


 

 

 

 

THIS WAS THE OLD LEAFLET FOR THE CANCELLED DEMO FROM LAST YEAR:

Leaflet PDF for printing and circulating about the plans and the demo here:
SHOPPING CENTRE DEMO LEAFLET DEC 18TH

SHOPPING CENTRE DEMO LEAFLET DEC 18TH

LEDBURY ESTATE: Community’s amazing fight for safe homes

Southwark Notes members have been following the rapid-changing news from Ledbury Estate, down on the Old Kent Rd for a while. We were happy to meet some residents back in July after they invited us for a chat. We also attended the residents delegation to the July Council meeting where they put forward their ten demands to Southwark. We wanted to write something about the amazing campaign they all been waging for safe and secure homes but pressing time never allowed us to put pen to paper!

Then, this week, the excellent Radical Housing Network has asked us to host this text about the ongoing  struggle at Ledbury which we are happy to do so. Here at Southwark Notes HQ we don’t have much faith in Labour but appreciate the energies and arguments of all those working with Ledbury residents in their campaign.

This week Ledbury residents demanded that Southwark Council’s Cabinet Member for a Housing and Deputy Leader Stephanie Cryan should resign. You can join that call here!

Support Ledbury residents:
ledburyactiongroup@gmail.com
Ledbury Action Group – @LedburyAction


LEDBURY ESTATE:
Community’s amazing fight for safe homes

Two months after Grenfell, 224 families in Southwark high-rises are preparing to be evacuated. No fire. Just the discovery that their blocks are completely unsafe.

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It was a 12th floor resident, in the wake of Grenfell, who raised the alarm about ‘compartmentation’. She sent pictures of the cracks in her walls direct to the Fire Brigade, sparking a chain of events which overturned the findings of all the council’s previous fire risk assessments and structural surveys. 24-hour fire wardens were put in place until the cracks could be sealed. But residents invited independent experts to continue investigating and this week the council finally confirmed their findings – that gas should never have been installed on the blocks. The independent surveyors also say it’s not possible now to make the structures safe but the council insists it will do so, and have costed this work at 100 million, apparently even before they have their own surveyors final report.

ledbury big cracks

A bombshell letter was delivered to tenants announcing that the blocks were the same as the Ronan Point blocks which collapsed killing 4 people 50 years ago; that the gas was going to be turned off immediately; and everyone moved out within weeks. Residents asked for a meeting with council leaders but they refused. They are on holiday.

For residents who feel angry, betrayed and abandoned it’s not hard to see the similarities with Grenfell. Another estate run down prior to ‘regeneration’. Residents continually reporting problems being fobbed off by contemptuous officials, and cracks literally papered over. Years of poorly managed work by subcontractors. Fire risk assessments that failed to deal with risks. And still the ingrained methods of disrespecting council tenants prevail.

A resident who asks about moving to a hotel is told haughtily that they can apply but they’ shouldn’t expect The Ritz’. Gas workers are instructed to break into people’s homes to cap their gas pipes without giving any notification.

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Council tenants have come to expect being treated badly. From Thatcher’s Right to Buy to the 2016 Housing & Planning Act, governments have attacked the ‘privilege’ of council housing for working class people and tried to force through privatisation, higher rents and less secure tenancies. Global speculators and developers made billions but for the rest of us, in private as well as public, there’s been rising rents, increased insecurity and homelessness, overcrowding and more substandard housing. A process for which Grenfell tower stands as testament.

The Tories have no interest in reversing this process but could this be a turning point for Labour? Southwark have been responding to some of the residents’ demands. They claim they want the estate to stay council and that leaseholders shouldn’t lose out. But they are also trying to manage residents’ expectations rather than defy the government’s spending or borrowing limits. They say they can’t afford to buy more flats immediately and that if they demolish they can’t afford to rebuild it as council housing. So tenants begin to weigh the risk of staying in dangerous blocks as preferable to moving into properties with vastly higher rents and losing their council tenancies, or moving out of their community altogether.

When the council refuses to guarantee tenants will be rehoused locally in good quality council homes it is creating an atmosphere of fear, setting people in competition with each other, and preying on feelings of powerlessness to make people accept anything for fear of losing everything.

 

ledbury mtg grass

So it comes down to the residents who are organizing themselves. On Sunday, after meeting on the green to draw up their demands, tenants marched to an empty new private development which has only 6% social housing. They do not believe the council cannot buy up these flats for council housing. They do not accept that the Government should not foot the bill. The residents are pointing the way and Labour in Southwark now have the opportunity to deliver.

by Grace Perry, Radical Housing Network

ledbury lux flats visit.jpg

ledbury west grove

Keys Now for Aylesbury Residents Trapped Behind Regeneration Fences

Hopefully you know by now that the Aylesbury Estate in Walworth is being ‘regenerated’ by Southwark Council. It’s a very big deal because the Aylesbury’s 2700 flats are currently home to an estimated 7500 residents. The plan is to demolish the existing estate and, in partnership with mega-Housing Association Notting Hill Housing (NHH), to build nearly 4000 new homes. In reality (just like Heygate Estateregeneration’ before) the regeneration and demolition of the Estate will result in thousands being displaced not only from their current homes but also from the local area all altogether.

creation trust displacement map 2017

Nearly 400 households were decanted in Phase 2 and only 34% of them were able to find existing council homes in the local area. Aylesbury Estate council tenants have limited rights to return to the area and none will be returning as council tenants to any of the new homes being built. Council stats show that decanted tenants are moving to existing council homes right across the Borough. Some of those people might choose to return to the area to the NHH new homes but under what conditions – higher rents, less secure tenancies? We don’t see that this is a particular beneficial option for 100% of those decanted in the name of ‘regenerating‘ their estate.

A percentage of ‘affordable homes‘ will be built on site, 50% closer to cheap council rents and 50% shared ownership homes. We don’t need to rehearse the arguments about the latter being entirely un-affordable to local people. Whether the social housing units provided by Notting Hill Housing will be close to existing council rents or more likely be the NHH-preferred ‘affordable rent’, well, we aren’t holding our breath. ‘Affordable rent’ means such rents being charged up to 80% of local private rents which, of course as the local area gentrifies faster and faster, means such ‘affordable rents’ are rocketing year by year.

 

FENCED IN – ‘TO MAKE US SAFE OR TO MAKE US INTIMIDATED’?

Unlike the Heygate, the demolition of the Aylesbury has been taking place in phases. L&Q Housing Association in partnership with the Council had already demolished the Wolverton blocks at East St and ‘regenerated’ them – 147 new homes, 49 of them affordable rent at 50% of local private rents. The next phases though are all Notting Hill Housing with the First Development Site (FDS) comprising of four Aylesbury blocks, two high towers and two low rise ones. The Council’s own timeline indicated that demolition would take place in summer 2015 with the first new homes available in autumn 2017. Things have however gone very differently. The Council failed to gain possession of all the flats in the area of the FDS. Leaseholders who own their homes on Aylesbury have been facing a nightmare. Faced with the Compulsory Purchase of their homes, the compensation they have been offered by the Council does not enable them to buy anything equivalent locally. And so our tale begins.

bev and agnes Aylesbury-Estate-2-1

One Aylesbury Estate resident has lived in her home for 27 years and loves it. She is maintaining an amazingly strong and dignified fight to receive adequate compensation to stay local to the area she also loves. But of course it’s not easy to stand firm and the fight comes with tons of stress and aggravation.

In November 2014, Leaseholders in the FDS had a meeting with the Council to discuss security issues around the emptied out blocks and how they might deal with safety and anti-social issues. In January 2015 housing campaigners occupied the empty Chartridge low-rise and maintained a successful protest against the social cleansing of this regeneration programme for a couple of months. This was the Council’s worse nightmare as it brought a ton of publicity to the many arguments for refurbishing and saving the Aylesbury.

It was during this occupation and definitely in response to it, that the Council suddenly began fencing in the blocks in the First Development Site. Southwark claimed that the fencing in was needed for the ‘safety of residents’ because of the protests. The resident told us in February 2015 as we looked down from her flat: ‘As you can see downstairs, they are boarding us up. They are boarding up the circumference of the building. I don’t know whether that is to make us safe or to make us feel intimidated. Because this really shouldn’t be taking place until after they have sought possession”.

ayles fence cost1

By March 2015, the fencing in of the site was completed at a cost of £140,000. On March 11th the Council wrote to remaining residents now living behind the fence telling them that in two days time:

‘Access to these blocks will be via the pedestrian and vehicular gate in Westmoreland Rd. The entrance is for use by all residents, visitors, deliveries etc and once operational your only means of entrance to your home will be via these gates. This entrance will have 24 hour security personnel presence in position to ensure that your access to the estate is not impeded’.

ayles-residents-fences-lettersml

And so began the life behind the fence where leaving your house forces you to walk a whole lot further each time to access the one gate and where you don’t know how long it will take to get back in again.

 

ENOUGH MISERY! FENCES MUST GO!

It was with local support and outrage at what people were called the ‘Alcatraz fence’ and the ‘Berlin Wall’ that the new fence became its own infamous image of what everyday violence regeneration happily dumps on people’s heads. It seems so entirely symbolic in the sense of the Council’s urgent desire to get residents off the estate that they could leave through the gates using the door handle but couldn’t get back in without having to ask! You can go and please don’t come back!

 

ayles occ pcard

The fence became a perfect site for slogans and posters in both chalk and paint against the regeneration of the Aylesbury. There was even a protest on 2nd April where 300 people marched around the fence and parts of the crowd pulled down three large sections of the fence in anger. But, as we wrote at the time, as good as that direct action was, the struggle against social cleansing continues every day in small and minute moments of organising against it. The day after the fence was pulled it was rebuilt and remains almost two and a bit years later both the impediment to normal life that it is for residents and the material reality of how awfully the Council can treat people in the name of the local benefits for all from regeneration.

The Aylesbury resident later reflected on this with us once more:
‘A few weeks later we were still walking throughout the estate with just the fencing up, they hadn’t put any gates in. Then, all of a sudden, one day I saw them putting gates in. Maybe about three weeks after they started to put the fencing up they started putting these gates still thought well, they are putting gates in clearly they are going to be giving us keys to access to come and go cause we live here, this is our home. And then all of a sudden we was told we couldn’t access the building at certain points and after 27 years of coming in the estate whenever I wanted to at whichever point I wanted to, if I came in on Albany road, her, obviously that’s the nearest bus stop to me, with shopping and stuff which makes it easier, more accessible’.

They have many tales of not being able to get into the Estate, waiting for security guards, being stuck outside late at night etc. This has been an entirely unnecessary regime imposed upon the residents. Postal services have been a constant battle to maintain delivery of vital letters as well as general disrepair in the blocks. In March 2016, the main lights in the blocks were broken for four weeks leaving the residents in darkness in the public areas. In December 2016 they were trapped in the lift for an hour when it broke down. The lift has broken down due to a water leak that they had reported a month before to the Council.

 

TWO YEARS LATER: ENOUGH IS ENOUGH

The need for a secure fence is not controversial. It’s normal practice for guarding development sites and having one is not the argument we are making. What FDS residents have been asking for for ages now is easier access such as the gate having a lock and key, a numerical keypad and code or a swipe card lock. None of these things are costly or difficult to install and would give residents the autonomy they should have had from day one to come and go on their own terms. In March 2015, Mark Williams, Southwark Cabinet Member for Regeneration told South London Press: ‘We will continue to review these arrangements to make sure they work for the residents and that we respond to any feedback we receive‘. These ‘arrangements‘ have clearly not worked for residents since day one so what’s the point of continuing to make residents suffer in this way?

A Freedom of Information request to Southwark Council about the costs of the fence so far revealed the following:

Q1) What has been the total cost from March 2015 to present day that the Council has paid to
the security company who guards the fence. Information up to the last paid invoice or date is
acceptable?

A1) £705,000 

Q2) Can you send a monetary figure that is a estimation of how much is currently being spent by
the Council per month for the security company. eg over the last six months.

A2) £24,000

Being forced to lived behind the fence because you are unwilling to move out of the area and are demanding proper compensation for you home becomes somewhat spiteful when the Council has spent close to £900,000+ so far on this over the top security.

With the current demolition of the Bradenham, Arklow, Chartridge blocks happening under residents noses within the First Development Site, we are asking of the Council that residents are now given some form of self-managed entry and exit from their homes. The next round of the Public Inquiry into the Compulsory Purchase of leaseholders homes is not until October so it’s time now for the Council to sort this for residents!

We don’t believe the security regime is mostly about security. We believe this disgusting treatment of residents who are putting up a fight for housing justice is entirely because of that fight. We agree with residents – this is just intimidation and an attempted war of attrition. Enough is enough.

keys for residents

KEYS FOR RESIDENTS – WHAT CAN YOU DO?

Keys for residents and the other residents now:

If you support this demand, please spread this article far and wide via your social networks and social media (#keysforResidents)

Please contact the following Councillors with your respectful demand for keys for Aylesbury FDS residents:

Peter John, Leader of The Council: peter.john@southwark.gov.uk / @peterjohn6

Stephanie Cryan, Cabinet Member for Housing: stephanie.cryan@southwark.gov.uk / @steviecryan

Mark Williams, Cabinet Member for Regeneration: mark.williams@southwark.gov.uk / @markwilliams84

Creation Trust is a ‘charity dedicated to residents on the Aylesbury estate and ensuring they receive the benefits of the regeneration of the area’.

Charlotte Benstead, Chief Executive of Creation Trust: charlotte@creationtrust.org / @creationSE17

Elephant Shopping Centre: The Time Is Now! Meeting Tues 28th Feb

WHAT IS HAPPENING TO THE ELEPHANT & CASTLE SHOPPING CENTRE?

The Shopping Centre is owned by property developer Delancey. It wants to demolish the Centre and build new shops and 900+ new homes in its place. But before Delancey can demolish the Centre it must get planning permission from the local council, Southwark. It must also get Southwark Council’s permission for any new buildings it wants to build.

Delancey gave Southwark its plans for the new shops and homes before Christmas. Delancey’s plans raise two big questions;

Will there be new shops for local traders?
Will there be new homes for local people?

Southwark Council is now asking what local traders and local residents think of Delancey’s plans and we must make our voices heard.

The Elephant Amenity Network is a group of local people that campaigns for a better deal from the Elephant’s regeneration. In this public meeting we invite all local people to discuss Delancey’s plans for the Shopping Centre – what we think of them and how we want them changed. We are being supported by the Southwark Green Party and other groups and campaigns.

The meeting will on Tuesday February 28th at 7pm

Venue: Tesco’s First Floor unit (above Tescos shop)

All are welcome – come and join us!

vision

Delancey’s plans for the shopping centre can be seen above. You can make comments here on our online form. It’s simple to use:

http://commentform.herokuapp.com/

ec-objection-form

Already there are detailed responses to Delancey’s plans most focusing on the plight of local traders in the Centre and market who are not being well looked after. Re-location strategies have not been forthcoming and only vague promises are being made (if at all), something we have seen across the entire Elephant regeneration project. Worth reading these objections from Southwark Green Party & Latin Elephant. They may give you some fine details to work with for your objections.

—-

The meeting has been organised by the Elephant Amenity Network’s 35% Campaign – http://35percent.org/

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¿QUE ESTARA PASANDO CON EL CENTRO COMERCIAL DE ELEPHANT & CASTLE?

El centro comercial es propiedad de los desarrolladores Delancey, quienes proponen demoler el centro y construir nuevas tiendas y residencias en su lugar.

Pero antes de la demolición del centro ellos deben obtener permiso de gobierno local de Southwark. También debe obtener de Southwark Council permiso para la construcción de nuevos edificios.

Delancey entregó sus planes para nuevas tiendas y residencias antes de Navidad. Los planes de Delancey resaltan dos preguntas importantes:

  • ¿Habrá nuevas tiendas para comerciantes locales?

  • ¿Habrá nuevas residencias para la gente local?

Southwark Council está preguntándole a comerciantes y residentes locales qué piensan sobre los planes de Delancey y debemos dejarles saber nuestro sentir, que nuestras voces se escuchen.

Elephant Amenity Network es un grupo de personas locales que llevan una campaña para obtener un mejor resultado de la regeneración de Elephant. En nuestra próxima reunión discutiremos los planes que Delancey tiene para el centro comercial – Qué pensamos y qué queremos cambiar. Nos apoya el partido ambientalista de Southwark (Southwark Green Party).

La reunión será a las Martes 28th febrero, 7pm

¿dónde? – TESCO Unidad de primer piso

Todos bienvenidos – les esperamos!

———————————————————————————————————

Los planes de Delancey estan disponibles en

http://planbuild.southwark.gov.uk:8190/online-applications/simpleSearchResults.do;jsessionid=02EFEEFD01FBEF127FA1974DAC930F47?action=firstPage

Esta reunión organizada por Elephant Amenity Network’s 35% Campaign – http://35percent.org/


We Southwark Notes folks have written extensively about the fate of the Shopping Centre. Our most recent and top piece here: The Murder of The Elephant

The Murder of The Elephant

murder elephant cover new

This is a Whodunnit written in advance of a murder. It’s a very serious life and death affair.

Anyone who visits and uses the Elephant & Castle Shopping Centre, as we have been doing for over 25 years, knows that it’s exactly what it is. It’s exactly what it says on the tin – a Shopping Centre. It has about 80 businesses that go from the big Tescos and Smiths to the smaller shops like hairdressers and food places to the smaller kiosks for all sort of the things – clothes mending, coffee, handbags and so on. In what is really the moat of the Castle, for the Shopping Centre was built like a castle, there is the popular small market of numerous and varied cheap stalls. Mostly the shops and services are independent and often family-owned businesses where the owners live locally.

The Shopping Centre is more than just a series of shops though. Any day of the week sees people meeting friends there, hanging out, chatting in the cafes, loitering, keeping warm, watching the day go by or whatever people want to do there socially within reason. Although we can buy dog food, bags of nails or bibles (if you want), we also go there to catch up with what’s happening, with who is there, with what funny things are going on, with all the long-formed non-shopping things that people do under the Centre’s roofs. It’s a place that contains all the great funny stuff that local people bring to it, both funny ha-ha (the banter between people and shopkeepers) and the funny peculiar (like the guy stuck inside the service tunnels somehow before the subways were shut!). This is what makes the place human and simple. It’s the very heart of The Elephant and a poke in the eye to recent claims by developers ‘The Elephant & Castle has no soul..there is no community here’ (as Rob Deck, former Lend Lease Project Director of The Elephant regeneration told us all once).

We aren’t out here to tell tales of simple folks doing simple things as this is just patronising rubbish and there are plenty of people already painting this picture. The Shopping Centre is as complex as all the people’s lives are who use it: stressed, joyful, skint, getting by, on their uppers, begging, coping, living large, whatever and it’s within those complexities that lies the Elephant’s care of its community. But we have to say it’s a cheap and cheerful place with no apology required. It’s not a fancy place. It’s not an expensive place unless you need a wee. It’s not a place for coming to for a Next or H&M or Wagamama or Giraffe or EE or Waitrose.

To return to our serious affair, we know that once this central heart of The Elephant is gone and replaced by 1000’s of expensive flats and mostly chain stores and restaurants, there will be very serious consequences for local people. This is the murder in its planning stages. This is the premeditated death of the Elephant community. Some people like to talk about how there is no such thing as ‘community’ but we tend to think those people don’t know because they either have never lived in one or they do but don’t know how to be in it. Community, such as The Elephant area, is always more like a community of different overlapping communities who mostly get along but it’s a recognisable physical, emotional and economic mish-mash of all of us.

The Shopping Centre is a kind of second home for many in those communities. It’s a place to go where you feel safe, there’s a familiarity, there’s a stability in visiting and a purpose, be that your dogfood or bibles, or sitting shooting the breeze seeing what’s up. It can be and is for many a place of direct social contact with traders you know, friends or strangers. It’s the breaking for many of the everyday isolation. It’s a vital connection for many but particularly older folks. It can be a place of sharing, of trust and of generosity in even the smallest encounter. Contained in all these moments and interactions is a sense of well-being and the positive affect this brings to people’s healthiness. What helps these feelings and meanings flow is that it’s a big place with places for sitting and its sheltered and it’s central. It’s the Shopping Centre, the centre being the Heart.

 

 

STB_HOUSE_03_05_15_1147137k
BEHOLD THE USUAL SUSPECTS

The plans to demolish the Shopping Centre as part of the by-now infamous ‘regeneration’ of the Elephant area go back donkey’s years. By February 2004, Southwark Council had adopted a Supplementary Planning Guidance called ‘A development framework for the Elephant & Castle’ that proposed demolishing the Shopping Centre and the Heygate Estate. The vision they dreamed up was a new ‘town centre’ with new homes and new leisure and shopping facilities based around a network of new streets at Elephant and top of Walworth Rd instead of a centrally-located Shopping Centre. More plans and negotiations with the owner of the time St Modwen went nowhere past the envisaged removal of the shops ‘between June 2008 and June 2009 with demolition in early 2010’. There was always a big tension in the fact that the larger regeneration plans were hampered by the Council not being the owners of the Shopping Centre site. The Council could agree with Lend Lease to demolish the Heygate but had little real say in the Shopping Centre.

Then there was a funny moment when St Modwen and the Council seemed to suddenly agree to a ‘in-principle decision’ to not knock it down (as had been planned since 2002) but to refurbish the Centre and bung loads of new private homes on top. In the end, the Council were unhappy with St Modwen’s homes idea and refused to consider more than 500 units on site. St Modwen claimed this would not be ‘financially-viable’ of course but having also been playing a long and difficult game of speculation by holding on to the site for as long as possible finally sold to Delancey in 2013 for £80 million. St Modwen had bought the site of UK Land in June 2002 for £29 million anyow so ker-ching!

Delancey is major property company owned by Jamie Ritblat (see photo of one of his modest houses above) . You can Google that name to revel in his tax-dodging and avoidance of paying millions in stamp duty. Delancey is a British company registered in tax haven the British Virgin Islands (23,000 residents, 1,000,000 shell companies registered there!). Delancey’s ‘principal client fund DV4’ is the owner of the ever name-changing new development on Elephant Rd where three large ugly towers have gone up recently adjacent to the Shopping Centre. Here we are talking serious money and serious investment and serious land values.

Here’s how complicated the financing is:

In late 2013 Delancey and APG, the Dutch ‘pension fund asset manager’, formed a new ‘Joint Venture’ to deliver 3000+ new homes in London particularly at the ex-Athletes Village site post-Olympics in East London. Their other main development is the new retail and homes at the Shopping Centre. In 2016 there was a £1.4 billion merger between Qatari Diar Real Estate Investment Company, Delancey’s client fund DV4 and the Dutch pension fund asset manager, APG.

Qatari Diar is a real estate company established by the Qatar Investment Authority in 2005, itself a ‘sovereign wealth fund’ owned by the state of Qatar, a country with a dubious record of workers rights amongst other things. APG is a €343bn Dutch pension fund asset manager owned by ABP, a public sector pension fund for people working in the Dutch government and education sectors. ABP slogan is ‘Tomorrow is today’ but we’ve known for ages that ‘Tomorrow is actually tomorrow’.

Anyhow, because they are only thinking about you, Sheikh Jassim Al-Thani, chief development officer for Europe and the Americas at Qatari Diar, says that they have a ‘vision to create vibrant, sustainable local communities where people aspire to live, work and visit’. You could be forgiven for thinking that paying into your pension fund was really about you having a few quid after you retire rather than the money being ending up being used by an international cluster of disreputable friggin’ sharks to make money from the gentrification and displacement of locals and local businesses wherever they happen to have their eyes on. The financing is as global as the resulting displacement – London, Sydney, Mumbai, Rio de Janeiro, Luanda etc – and that’s how the system works! Money circulates internationally in ever fewer hands looking to land and make a profit. Any statements  about making ‘new great places to live for everyone’ is pure guff. The bottom line is profits. The Elephant is just one more example of how regeneration is just the making of money dressed up as an urban planning matter. To put it another way – they don’t care about you!

 

elephant crushed delancey
DO YOU WANT SOME OF THIS?

Interestingly, although these companies don’t give a toss they do go along with the game of pretending they care about what we think. In a monumental time-leap from 2000 to now we are still subjected to what they call ‘consultation’ but we have come to callpantomime’. It’s worth thinking through how any of these plans to destroy the community are supposedly validated by the community.

In the early 2000’s, the Council conducted a ‘consultation’ at The Elephant about their plans to demolish it and replace it with a Town Centre. It’s published results were somewhat skewed. Of 464 responses to their viewing of the new plans, 80% of replies were either ‘strongly or moderately in favour’. Hence we calculate from an area containing 1000’s of local people, 371 were either dead keen on the plans or were ‘moderately’ in favour i.e their agreement was actually quite limited. From this consultation, the Council begins to trumpet a mandate for demolition from local people.

If we jump to Delancey’s public consultation in July 2015 when the first few details of the proposed plans are shown, we can see how such ‘consultation’ (asking for people’s input) is skewed by the misleading and bogus questions people are asked. There is no point going over old ground again and so you can read our critical responses to those questions here! Worth pointing out that at no point does this question – Would you like the development to include homes for people who love and live in London? – ask about what kind of homes are they talking about? Why are there no questions about types of tenure so that people answering the questionnaire can specify types if tenure they desire locally. People could then also talk about the absent question of social rented and affordable housing in the scheme.

As part of the ‘regeneration’ of the area, the Elephant & Castle zone has been awarded the dubious status of being an ‘opportunity area’ which we read as being an area ripe for the picking for opportunist investors, developers and more international shitehawks. Such an ‘opportunity’ means that the area is set for a ‘minimum of 4000 new homes to be built by 2031‘. This also supposedly includes at least 1,400 ‘affordable’ homes although few truly affordable social rented homes are being built or even if they are promised through the contract of S106 provision, they are being switched to unaffordable rents at the last moment. These are the same ‘affordable rents’ that the Council says ‘we do not think that the new affordable rent tenure is affordable for people in housing need in Southwark’.

What is becoming increasingly clear is Delancey’s plans to maximise the number of private homes across the whole Shopping Centre site and what will be the former site of the London College of Communications over the road by building 650 homes. (You’ll remember from earlier that St Modwen sold up after being refused only 500 homes!!) The LCC deal means that’s acres of prime land where the college now sits will be the landing place for numerous tall towers (19 to 31 storeys) adjacent to the other tall towers (20 to 31 storeys) planned for the Shopping Centre land themselves adjacent to Strata tower, the One The Elephant tower and the 44 storey tower at Newington Butts. We wonder if any daylight will reach us mortal at ground level?

For us, the question remains: who is this new housing for? Already we know that it will be entirely made up of towers of ‘built to let’ properties. This is a new fast growing housing sector that means developments are only made up of new private rental properties. None of the flats are for private sale, or for shared ownership and none are socially rented or ‘affordable’ rented (rents up to 80% of local private rents). Instead they are all owned by the developer and rented out to people for a maximum of three years. When Delancey’s Stafford Lancaster was asked by Council members what guarantee Delancey would give as to the level of social rented housing in the development, he ‘stressed again that these were very early days’ and said ‘that as the rental model was a mass-market product rent levels would need to reflect this. No firm commitment or comment was possible at this stage but there would be a robust discussion about the viability assessment’. This is simple code for no cheap housing as they are allegedly a drain on profits. Back in the real world of property and profits, Realstar, a large Canadian developer of the private rental market, is offering studio flats at their Courland Grove tower in Stockwell for £246 per week! What rents will Delancey be offering at The Elephant? We shudder to think.

 

ec displace tr autodsec disp[lace chaplinec displace latinoec displace 4

DISPLACEMENT, DATPLACEMENT, NO GOOD BLUES

If we are to think of the number of times promises have not been seen through by the Council and developers, we shudder to think again, of the fate of the independent shops, kiosks and market stalls who make their living in and around the Shopping Centre. There has been a great campaign being run by Latin Elephant that raises the question of how to protect the strong local Latino businesses and culture that has been around the Shopping Centre for over two decades now. At the end of the day, of course, everyone is in it together and all the businesses there have to come together to fight for the rights and against being shafted.

For many of the Latino businesses outside of the Shopping Centre redevelopment, being mostly in the railways arches, they will have to face the aggression of Network Rail who have a disregarding  flair for kicking out their tenants once an area is ‘up and coming’. Network Rail’s vision is for more Nandos and more high fee gyms and not necessarily the often precarious tiny business created inside mini-malls in the arches. But inside and around the Shopping Centre are numerous small businesses that will have no place in the new retail zones to be built. There will be some provision for ‘affordable retail’ built into the plans with phased rent-free periods and discounted rents but the few that have been built locally have been tiny and unsuitable for much (see the minuscule unit set aside for Shopping Centre traders that’s in Dashwood Studios student building 120-38 Walworth Rd). Such ‘affordable retail’ units will be set out in developers Section 106 contracts but we’ve been seeing that increasingly such S106 agreements are being weaselled out of.

Delancey’s Elephant Rd development is still supposed to have a market square in situ but we doubt this will be for the kind of popular market stalls the Elephant currently has. Delancey has also used their provision of this market square as an ‘exceptional circumstance’ for why it could not possibly include any affordable homes in their development. Delancey has also been making dubious movements on its promises of affordable retail in its development (see ‘Delancey – a morality tale’ in this post from 35% Campaign). It has also lined the Council up to use its Compulsory Purchase powers for traders who are unable to agree a compensation level for their business move or closure.

None of us here at Southwark Notes Towers can remember a time when traders at the Elephant were happy with the regeneration plans. The most common complaints have always been that traders had no idea what was going on, felt that the Council weren’t talking to them and that they would not survive any regeneration of the Elephant area. By 2007, things were so bad that the traders managed to present a Traders Charter to the Council detailing their concerns: ‘As small business traders at the Elephant and Castle we feel that the regeneration of the Elephant and Castle, approved in 2004, has significantly disadvantaged us, by damaging our existing business livelihoods and future prospects. We have suffered a slow and progressive cloud of regeneration induced recession with the prospect of extinction. Our businesses have suffered over the past four years, with little hope of any improvement. During this time many small businesses have folded, through being driven out of business by the regeneration’. The demolition of the Heygate and the displacement of those residents resulted in a drop in trade for many of the local businesses.

Jump ahead with us once more to 2014 and the ‘Trading Places: Research at The Elephant & Castle Shopping Centre‘ report from consultants Social Life found traders still saying ‘it will kill my business’ or ‘I will lose everything’. Traders told Social Life’s researcher that they fear rent rises, displacement, closure and lack of compensation and the majority said they were not being talked to by the Council. Many traders also affirmed the social role they and the centre plays in people’s everyday lives saying ‘It’s not just about shops, it’s community, saying Hello’ and ‘We look out for our customers. Some of them come at special times or on certain days so if they are not they I ask about them’.

The following story does not add much conviction to Delancey’s commitment to traders in the Shopping Centre. Paulette Simpson of the Jamaica National Building Society spoke at a meeting of the Council where Delancey were present on behalf of businesses from the Caribbean community. She said that the community was concerned at the lack of consultation, the provision for displaced businesses, whether businesses would be able to afford to return to the new shopping centre and how long the development would take. What profile of businesses was Delancey was envisaging, including size and rents, and what reassurances were there that current businesses would not be driven out. Stafford Lancaster from Delancey stressed that consultation was at a very early stage and that he looked forward to engaging with all businesses.

At the recent launch of Latin Elephant’s ‘The Case for London’s Latin Quarter: Retention, Growth and Sustainability’ on 6th June 2016, Mark Williams Cabinet Member for Regeneration & New Homes said the Council will “shout it to the rooftops” that E&C is London’s Latin American quarter and that the Council will “fully support” the report on protecting and enhancing The Elephant’s Latin Quarter. It’s a tricky situation for us overly pessimistic types and we don’t want to pour any cold water on the amazing work of Latin Elephant in engaging with the Council and others to ‘voicing the concerns of Latin Americans in the Elephant’ but we wonder what real guarantees the Council can give traders that they will be benefiting from the ‘regeneration’ and not being thrown out of the area. It’s simply not possible for all the little businesses to survive regeneration which then beggars the question of how and who does regeneration really benefit? It’s also tricky because over years we’ve simply ended up believing that the Council cannot be trusted and between us and numerous other local blogs there is not a week goes by when another shoddy and scandalous revelation is laid at the Council’s door. BUT we support 100% Latin Elephant’s engagement with Southwark and it’s organising around protecting the Latin American community. It’s vital work.

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DISPLACEMENT:
IT’S NOT LIKE THE COUNCIL DON’T KNOW WHAT THEY ARE DOING!

Interestingly, until forced by statutory requirements of the Equalities Act (2010), no assessment of the effects of regeneration on the area’s more marginal, vulnerable or precarious people had been carried out despite the numerous policy plans that were produced both Borough-wide and for The Elephant. The first Equalities Impact Assessment (EqIA) was undertaken for Southwark’s 2011 Core Strategy document that provides a ‘local development framework’ for the borough. It’s worth looking in detail at the EqIA for the Shopping Centre and Walworth Rd area and the Council’s own noting that East Walworth ward still ranks in the 10% most deprived areas in the country and that parts of Faraday and Newington wards rank in the 20% most deprived areas in the country. It’s a long document but we can summarise quickly by simple quotation the main thorny question of ‘regenerating’ The Elephant.

The report says ‘The plan could unintentionally fail to meet local housing needs by not providing the right housing type and mix for the local community which could sustain or result in overcrowding and poor quality accommodation which in turn disproportionately affects older people, young and Black & Minority Ethnic community’. Following on from this insight, the report continues that ‘The regeneration of Elephant and Castle may result in a rise in house prices and housing may become unaffordable to those currently living in the area, especially for, lone parents, disabled people, the BME community and elderly people. This may also result in a dilution of the community as people are forced to move out of the area as they no longer can afford to live there’. Is this the only ever common sense to be found in Council thinking and experience of the real community-smashing effects of regeneration schemes? What does Heygate show about displacement and replacement of council homes with unaffordable Housing Association rentals? It then beggars belief when right after the above two lines the Council can assert that ‘redevelopment and regeneration of areas may result in the disruption of communities’ and that ‘as part of the Elephant and Castle SPD we will look at how we can successfully create mixed communities with a range of housing types and tenures. This should help to improve social cohesion’. The Council’s EqIA’s solution to the problem of ‘social cohesion’ is to ‘mitigate’ displacement by building 4000 unaffordable homes and destroy the local community business base at The Elephant.

 

 

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REGENERATION = DEATH

We’ve long been critical of the use of the term ‘regeneration’ to signify much that’s positive for local people. It sits alongside the Council’s use of the term ‘revitalise’ for places like The Elephant, Peckham, Old Kent Rd etc. Do they really mean that they will ‘give new life’ to these places where we live? What on Earth do they mean when these places are already full of life. We know they already think we are the ‘wrong sort of residents’. Do they know think we are the wrong sort of lives too?

When we were thinking about the title of this writing, we thought about how some of those displaced from their homes on the Heygate suffered terrible ill health from stress and anxiety at being removed from the deep social bonds they had created and maintained for years and years. We thought of how some people had died prematurely from the awful experience of decant and displacement. We also thought how the Council had no monitoring in place to keep in touch and be aware of the circumstances of those who it moved at of their area just so they could see if people’s lives, health, employment, happiness and so on was improved or denigrated from being moved off the Heygate. Is this going to be the same for 1000’s of Aylesbury Estate residents too as they get the heavy hand of ‘good for you’ regeneration?

When we say that The Elephant is being murdered we refer to the area and to the killing of a long-term home-grown neighbourhood with special characteristics, peculiarities, strengths and weaknesses. When we say murder though we also mean it very specifically in that regeneration in this cynical fashion that seeks to replace deep bonds of community togetherness (with all its problems too!) with an alienating and sterile landscape of chain shops and pseudo-public places will result in a few local deaths from the removal of the heart of the area and the familiarities and connections it brings. Such community networks, developed and grown over years, provide people with support from neighbours in addition to, or instead of, the help from family. These informal support networks give people a level of emotional resilience derived from the sense of safety and well-being that comes from knowing and trusting people in the immediate locality. But the Council or Delancey won’t ever be consulting us on loneliness, or stress, or depression or isolation. For them the plans are all shiny wonders of progress that we should all be in awe of. For us these plans are deadly!

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elephnt fuck off