Appendix 1 Housing Committee 10 July 2014 Item 5

Appendix 1 Housing Committee 10 July 2014 Item 5

Appendix1 HousingCommittee 10July2014 Item5:ResidentPerspectivesonthe RegenerationofLondon’sSocialHousingEstates DarrenJohnsonAM(Chair): Todaythefirstpartofthemeetingisgoingtobeanopen session,enablingresidentstogivetheirviewsandexperiencesofregenerationprogrammesand theissuesarounddemolitionandestaterefurbishment,sowewillhearfrompeopleintheroom onthat.ThenthesecondpartofthemeetingisapaneldiscussiontoallowtheCommitteeto considerthemethodswhichallowthesenon-financialmatterstobemoresystematically factoredintothedecision-makingprocessandtheimpactthismighthaveontheresulting regenerationprogramme. Tokickthingsoff,IamgoingtoaskSharonHayward,theLondonTenantsFederation(LTF) representativeonourpaneltoday,togiveherperspectivefirstandthenintroduceanumberof otherspeakersbeforewethrowitwideopen. SharonHayward(Co-ordinator,LTF): IamtheCo-ordinatorfortheLondonTenants Federation,soIdonotconsidermyselfarepresentative.Ihadassumedthatpartofmyrole herewouldbetoco-ordinatesomeofthevoicesfromtheLTFtoexpresstheirconcerns.We hadfocusedontheissueofdemolitionversusrefurbishmentandwehadnotconsideredawider regenerationagenda,althoughperhapsthetwooftenareverymuchoverlappingatthe moment.Obviously,youcanhaveregenerationthatdoesnotinvolvehousingatall,andthere havebeenmanycircumstancesofthat,andtherearesomethatdealwiththefullrange. TheLTFbringstogetherborough-widesocialhousingtenantfederations.Mostofthemare localauthorityorganisations,butincreasinglyweareinvolvinghousingassociationtenantsas well.AlsounderourumbrellaaretheLondonFederationofHousingCo-operativesandthe NationalFederationofTenantManagementOrganisations(TMOs). TheissueofdemolitionversusrefurbishmenthasbecomemoreprominentintheLTF’s discussionsforawhilenowandincreasinglyaspeoplecomebackandsaythatsomeoftheir ownmembersareexperiencinglarge-scaledemolitionswheretherehasbeenpoorprovisionof informationtotenantsandresidentsfromthestart,retractionofpromisesthatweremadein earlydiscussionsandinadequateevidencetojustifythedemolitionatall. TheLTFwasinvolvedintheorganisationofaconferenceinJune2013withanumberofother groups,includingJustSpace,andweheldaworkshopatthatconferencespecificallyonthe issueofdemolitionversusrefurbishment.Thatworkshopconcludedthattherewasaserious needforauthoritiestoproduceinanyproposalfordemolitionagoodbalancesheetcovering wideeconomic,socialandenvironmentissues.Oftenpeoplearegivenpartoftheinformation, Page 1 butnotalloftheinformation.Asafollow-uptothatconference,JustSpaceandLTFhave recentlycommissionedapieceofworkfromUniversityCollegeLondon’s(UCL)engineering departmenttoconsidersomeofthetechnicalissuesrelatedtothisandtheirreportisgoingto besubmittedaspartofthewrittensubmissionstothisinvestigation. Asatenants’organisation,necessarily,theLTF’sgreatestconcernisthesocialimpactof unnecessarydemolitionofperfectlygoodsocial-rentedhomesandparticularlytheimpactof demolitionontheavailabilityofgenuinelyaffordablehomesinthecapital.AsIamsureyou alreadyknow,iftheMayor’sassessmentofthebacklogofhousingneedtogetherwithnewly arisingneedweretobemetwithinafive-yearperiod,whichusedtobetherequirement,99%of the42,000housingtargetwouldneedtobeaffordablehomesand66%wouldneedtobe social-rented.ThereareafairnumberofuswhowouldchallengetheanalysisthattheMayor’s Officehasdoneandfeelthatperhapstheanalysisontheneedforsocial-rentedhousingis underestimated,butthefigureisanywayveryhigh. Deliveryofadditionalsocial-rentedhomesinLondonisconsistentlypoor.From2007to2013, asouranalysisofmonitoringreportsoftheLondonPlanshows,only50%oftheLondonPlan’s targetforsocial-rentedhomeswasmetandthiscompareswith92%ofthetargetformarket homesbeingmetand73%ofthetargetforintermediatehomes.Havingabitofafurtherdig throughtheannualmonitoringreportsoftheLondonPlan,wefoundthattheimpactof demolitiononsocial-rentedhomesonthisverypoorlevelofdeliveryisactuallyquitesignificant. Itseemsthatathirdofthenewsocial-rentedhomesdeliveredinLondonoverthatsix-year periodwerejustreplacementsforothersthathadbeendemolished.Haditnotoccurred,the targetwouldhavebeenmetby75%-betteranyway-andtherewouldbe15,272additional social-rentedhomesinLondonthanwehavenow.Itisnotinsignificantinpolicyterms. Giventhattheaffordablehousinggrantisnolongeravailableforthedeliveryofsocial-rented homes,itisessentialthatthisCommitteeseriouslyconsiderstheextenttowhichdemolition, ratherthanrefurbishment,ofsocial-rentedhomesiscontributingtotheongoingcrisisin housingaffordabilityinLondonandthefailuretoproperlyaddressthegapbetweenneedand supply. Thereisalsoasignificantlackoftransparencyinthedata,notonlyaroundthedeliveryof additionalsocial-rentedhomesinLondon,butalsoonhowmuchdemolitionofperfectlygood social-rentedhomesisoccurringandwhy.Ourfiguresarederivedbycomparingfiguresfornew homesdeliveredwithfiguresforadditionalhomesandobviouslythereisquiteasignificant differencethere.DemolitionofestatessuchastheHeygatewillnotappearanywhereinthe figuresuntilsomeyearshencewhenreplacementhomesarebuilt,sowehaveasignificant underestimateofnumbersofsocial-rentedhomesthatarebeingdemolishedandbeingleft emptyinLondon.Wewouldlikesometransparencyonthis.Wewouldliketoseeasaveryfirst stepthattheLondonAssemblyrequiresortriestopushforthosefigurestobetransparentand thattheGreaterLondonAuthority(GLA)openlypublishesfiguresarounddemolitionseachyear ofeachtypeofhome.Thankyou. DarrenJohnsonAM(Chair): Thankyouverymuch,Sharon,forsettingthesceneso eloquentlythisafternoon.ThereareanumberofspeakersthatSharonhassuggestedIcallwith Page 2 perspectivesfromdifferentestatesaroundLondon,whichIwill.Thenwewillthrowit completelyopenand,hopefully,wewilltrytogeteveryoneinoratleastasneartoeveryoneas possible.Dokeepyourcontributionsfairlyshort.Sharonhassetthescenewonderfully,butwe doneedtokeeptherestofthecontributionsreallyshortsowecanbringasmanypeopleinas possible. Iamkeenthatwekickoffthediscussionnow.CanIcallDerrickChungfromtheWestHendon Estate? DerrickChung(Chairman,WestHendonResidents’Association): Mynameis DerrickChungandIamChairoftheWestHendonResidents’AssociationinBarnet.Ihavebeen lookingatyourflyerswhereitsays,“Welcometotoday’smeeting”,andaboutbestpracticeand seekingviewsinthedecision-makingprocess.Thedecision-makingprocessforthe regenerationofWestHendonwasaconsultationthatwasanultimatum:youeithertakeitor thereisabusgoingthatway.Wewerenotallowedtotakepartinthedecision-makingprocess. Inthebeginning,therewere680homeunits.Atthepresenttime,thereareabout548 affordablehomesthataresupposedtobebuilttoreplacewheneverythingisknockeddown. Theterm‘affordable’appliesonlytolandlordsandnottenantsbecausetheywillnotbeableto affordthenewhomes.Thefiguresmaynotbeveryaccurate,butascloseasIcangettoit, therewillbe132low-costhomeownerships,whichmayrelatetoleaseholdersandfreeholders whowilllosetheirleasesandhavetorenegotiatenewtermsofcontractandarrangementsin ordertogetahome.Thecompulsorypurchaseorders(CPOs)havealreadybeendelivered. Wehaveadocumentherethatisapledgeforlike-for-like.Itmeanswhatyouhave,whenthe newhomesarebuilt,isexactlywhatyouaregoingtogetoverthere,unlessyoucanfind £50,000moreontheprice.Homeownershipandsharedequityareaconbecauseitmeansthat thedevelopers,BarrattHomesandMetropolitanHousingTrust,willeventuallyownyourhome. Nooneintheirrightmindwhohasdischargedtheirmortgagewouldwanttoenterintoany formofrenegotiationwheretheyaregoingtopayrentbecause,ifyouarenotabletopayyour rent,thereisrepossessionorderandanevictionorderyouwillbeservedwith. Wealsofoundout15yearsagothatwhatitisandwhatitshouldbearedifferent.Thereare 256non-securedtenantswhohavebeendraftedintothearea.Thereasonisbecausethereis noagreementwithBarnetCouncil,whoismakingthedecision,torehousetransienthouseholds anywhereontheestateorevenwithintheborough,sotheycouldallbeshiftedtosome reservationsomewhere.Thereare1,491homesforsale.Thatisexpectedtoincreasefrom680 to2,149.Thosehomeswillbeluxuryapartments,so,ifyouhave£1million,youareOK. WearenearYorkMemorialPark,whichhassomesignificancebecause,asfarasIcan understandit,alotoffolkswerekilledduringWorldWarIIwhenabombexplodedthereand theirremainsaredownthere.TheWelshHarpisalsoaSiteofSpecialScientificInterest(SSSI) area.Birds,bats,bees,trees,theirhabitatsareindangerandsoforthefolkswholiveonthe estate,allforthemeansofmakingalotofprofit. DarrenJohnsonAM(Chair): Thankyou,Derrick. Page 3 PatTurnbull(HackneyResidentsLiaisonPanelrepresentative,LondonTenants Federation): IamreadingoutastatementfromEddieRichardson.EddieRichardsonisalong- timetenantontheWoodberryDownEstateinHackney.Heisnotabletobeheretoday, unfortunately,becauseheisprettyoldandheisnotfitenoughtogetout,soIamreadingthis onhisbehalf: “WoodberryDownEstatewasstartedin1948.ImovedintoRowleyGardensonthe estatein1961intoanewflatinahigh-riseblockwhereIstilllivetoday.Rowley Gardenswasthelastmajordevelopmentontheoriginalestate.Aswellashigh-rise blocks,ithasrowsofmaisonettesandplentyofgreenspaceinbetween.Whenyousee itevennow,itisnotsurprisingthatitwonanaward. Therewereover2,000council-rentedhomesoriginallyonWoodberryDown.In1999, HackneyCounciltookthedecisiontoknockdownandrebuildtheestate.Therewasno ballotofresidents.Apublicrelations(PR)firmheldmeetingsindifferentpartsofthe estatetoselltheplantothetenantsandleaseholders.Thepictureweweregivenwasof arebuiltestatewewouldallbeabletolivein,withnewhomestheequivalentofthe councilhomeswelivedin.Therewasnotalkofprivatedevelopment. ThelatestrescheduledplanforWoodberryDownhasincreasedthenumberofphases fromfivetoeight.Weareonlyonphasetwo.Thedevelopmentwillgoonuntil2032. Peoplewereoriginallytoldtheywouldonlyhavetomoveonce,butalreadysomehave movedthreeorfourtimes.Thenumberofprojectedhomeshasgoneupfrom4,000to 5,557.SixtypercentofthesewillbeforsalebydeveloperBerkeleyGroup.Sofar,their

View Full Text

Details

  • File Type
    pdf
  • Upload Time
    -
  • Content Languages
    English
  • Upload User
    Anonymous/Not logged-in
  • File Pages
    40 Page
  • File Size
    -

Download

Channel Download Status
Express Download Enable

Copyright

We respect the copyrights and intellectual property rights of all users. All uploaded documents are either original works of the uploader or authorized works of the rightful owners.

  • Not to be reproduced or distributed without explicit permission.
  • Not used for commercial purposes outside of approved use cases.
  • Not used to infringe on the rights of the original creators.
  • If you believe any content infringes your copyright, please contact us immediately.

Support

For help with questions, suggestions, or problems, please contact us