11th March 2002
The overall proposal involves demolition of existing social housing in the low rise blocks, and the sale of the land to a Registered Social Landlord. It therefore qualifies under Section 10a of the 1985 Housing Act that the Secretary of State should receive a full proposal of the development, as should then tenants in residence. This has only taken place in late December 2001 and early January 2002, to a small number of remaining residents - in addition the proposals for Aragon Tower are extremely vague, and not of a 'meaningful quality'.
Aragon Tower is a 24 storey tower block, of 144 flats. The proposal will reduce the present 100% social housing provision on Pepys Estate to a new unspecified number. A decanting programme for Aragon Tower has been in progress since the end of 1999, not allowing full consultation with the all the residents on the proposal.
Limberg House is a four storey block of 32 flats, built on stilts at ground
floor level, Dolben Court and Barfleur House are of similar construction, being 52 flats and 32 flats respectively. Marlowe and Millard Houses are eight storey blocks of flats of 53 flats each - 222 flats in total. All are currently secure Council tenancies, with a small number of leasehold.
Barfleur House has been fully decanted, and Dolben Court has only two
residents left. Limber House is partially decanted, and Marlowe and Millard
House are fully occupied.
The diversion from the Estate Action regeneration has been vigorously objected to by a substantial group of tenants and their representatives, who wish to stay as a local community.
Estate Action was granted to Lewisham by Government in 1992 for 7 years to 1999. Later extended by 2 years to April 2001. The initial sum granted, we believe, was 37m in total, less 9m for administration, leaving 28m to refurbish all the properties on Pepys Estate.
The work for this scheme has gone ahead over the latter several years. Tenants and residents have been very pleased with Estate Action, and have been waiting for their turn to come in the programme. Until the council diverted from the original programme using a survey of the whole estate to get a view. The detailed questionnaire used was very mis-leading, as the majority of questions were not about the new line of the proposal in hand. At this time, too, the Council did not come to the tenants and residents with any estimated overspend on Estate Action. The Council had 6m of Estate Action funding left - enough to complete the project in full.
Limberg House and Dolben Court - two blocks now to be demolished - had a good deal of the refurbishment works, like double glazing, new secure entrances. Marlowe and Millard Houses are identical eight storey blocks, to the other eight identical eight story blocks which have already been fully refurbished throughout the estate. These ten blocks as a whole form the 'London Wall' in the GLC architects vision from Convoys Wharf to Evelyn Street. What is the logic of demolishing identical blocks, at such great cost, when refurbishment with environmental works would keep the community together ?
When tenants were informed about the proposals - in Aragon Tower - they
were led to believe that the Right to Return would mean to the Tower block
itself. Subsequently a 'decanting' process was enforced on Aragon tenants. Yet around 53% have simply moved to other parts of Pepys estate, and over 30% of these have moved to one of the other 2 tower blocks on the estate. Nine tenants now remain in residence, who know their rights and are expecting fair treatment.
We believe that the decanting of Aragon Tower should not have taken place
until a full proposal for new use was put to the tenants in occupation, and to the Secretary of State. There are two identical tower blocks on the estate where refurbishment was carried with the tenants 'in situ', proving that this could also happen with Aragon Tower if it were for social housing. The consultation proposals by the Council for Aragon Tower only show a poor quality photocopy indicating further storeys to the tower block - no further details. This is inadequate. To this day we still do not know whether it will be for social housing or for private development.
A vote taken at local Pepys Neighbourhood Committee, two years ago, was
unanimous to keep Aragon Tower for social housing, not to privatise, to keep rents low enough for ordinary people to be able to afford in this area.
The Council have used consultation processes to suit themselves, not in a consistent and open way. An independent Survey undertaken was to the whole estate, rather than directly to the individual blocks effected. Later only the individual blocks were consulted - after decanting - not the whole estate. In addition leaving out of the equation the density of Aragon Tower - 144 units - in the calculations made. The latter will take 144 units out of social housing, for a believed private sale.
The Council state that tenants are themselves leaving 'voluntarily'. Yet a decanting team appointed by Lewisham has been in place giving tenants only 2 offers, before they are faced with the threat of eviction. The high number of people who have moved locally highlights the feeling that their preference is to stay in an area that they both know and like, and remain a part of the local community.
We would like your decision to favour the local community itself to have
regeneration through a high quality refurbishment for the properties under
threat; which are at present good quality homes, as well as other works to the environment.
The Tenants Action Group have been successful in making a bid for a small
amount of funding from a Community Chest set up by 'Get Set for Citizenship' at New Cross, in order to put forward the ideas of people who wish to stay living on Pepys estate. The initial consultation has had to be done very quickly, only since late November 2001, yet we have come forward with an initial vision - shown in the Community Masterplan.
Pepys Regeneration Forum - 26th November 1998
Lynne Clements - "The review of Pepys Estate Action would give the Council the opportunity tp provide more family house with gardens, which at present, were in short supply on the Estate, but in high demand ... the possible introduction of family housing would help reduce the maintenance cost on the Estate as there would be less communal areas to vandalise. The level of transfer requests from the Estate remains high despite the work carried out."
Lynne Clements - "If the view of the majority of residents is that they want to stay where they are, then, it is most unlikely that the Council will go ahead with the review proposals. ( I wish to ) stress that no decision has been taken in terms of a review of Pepys Estate Action."
Pepys Neighbourhood Committee Meeting - 26th January 1999.
( In correction to minutes of meeting of 15th december 1998 ).
Theresa Camilleri - "What she had actually said was 'she felt tenants were being conned out of their homes' and not turned out as reported in the minutes."
Dave Fleming - ( Regarding the Survey in Aragon Tower ) - "The questions asked on the initial survey were very misleading. Residents were not aware that if the block was not transferred or sold off, then the Council would continue with the refurbishment of Aragon the same as Daubeny and Eddystone ... Is the reason behind all this due to a shortage of money ?"
Frank Taggert - "When the Pepys Estate was transferred from the GLC, it was given over debt free with huge sums of money to maintain it. ( I ) do not understand why we have to knock down existing blocks to build new ones. The money was available to maintain them but it has obviously been squandered."
Theresa Camilleri - "How much do the Council intend to sell Aragon Tower for and what was the market value of each unit ?" ( Reply - Mike England - Estimate 1m, but this could go up or down. )
Cllr Mee Ling Ng - "There is a clear demand for low rise family housing with gardens and this is an opportunity to reduce the density of the Estate."
Lynne Clements - "As well as Aragon Tower and the other four blocks we now want to look at including Millard and Marlowe in order to give us a bigger site. The Council are not trying to hide anything and are not trying to unroll some master plan."
Cllr Mee Ling Ng - "We need to decide what our vision for the Estate is and that residents play an important role in this. The other works which have been carried out had been signed, sealed and endorsed by the residents."
Theresa Camilleri - "( I ) am disgusted by Cllr Ng's remark that tenants had endorsed these works, and that she should be ashamed that she had made such a comment."
Public Meeting - 27th February 1999 - in Pepys Tenants Hall to discuss Pepys Estate Action Review.
Mike England - "Estate Action Programme on the Pepys Estate is being run well and according to plan, there is enough money to carry on with the planned scheme of work ... There is no hidden agenda behind the review and there is no pressure to choose any one of the options. What will be considered is the outcome of the consultation due to take place shortly; if people say 'no' to the options to redevelop there will be no redevelopment if people show an interest in the idea of redevelopment, it will be taken forward."
Jessica Leech - "( I ) am opposed to the demolition, and have been working to oppose it together with other people of similar views. The proposals make no sense; Marlowe ( for example ) is good housing with good views, some properties have gardens and room sizes are generous. The idea of knocking down blocks and replacing them with similar building makes no sense. The accommodation will be similar, only the ownership will be different ( a HA ). The Estate is attractive, it feels safe, it is trouble free and quiet. It is possible that 6m in the form of Single Regeneration Budget will be awarded to the Estate. This is what will make a difference."
Anne Smith - " ( I ) am opposed to demolition of Albemarle House ( lived there for 31 years ). The residents do not want the block demolished but want refurbishment to go ahead as planned ... The questionnaire on which the survey is be base is biased, it is not a questionnaire it is a census for demolition and decanting."
David Kendrick - "... it seems to be the disused garages which are condemning
Barfleur to demolition. This tenant has found living in Barfleur successful.
Something could have been done about the garages some time ago."
Sharon Gunning - " ... Demolition is not the answer. We will be losing homes on the Estate, the Council as a landlord and secure tenancies."
Resident of Millard House - "The structure of the buildings is in good condition ... demolition is a waste of money. Why doesn't the Council build more homes instead ?"
Dave Fleming - "The way the Survey is constructed, everyone asked would say yes if they were offered a house with a garden, but it will be means tested, and lots of people will get another flat, somewhere even out of the Borough or have to pay more ."
Hannah Baneth - "Tenants have not been involved in which is the Best Value. The problems on the Estate include neighbourhood nuisance and are not structural. The Council has failed in participation and HA's are worse still. Can the Chair of Housing tell the truth - what are the plans."
Mike England - "There is only one option to refurbish the blocks because there is no extra money for refurbishment, only that already allocated."
Mike England - "The Government would not approve ( a Survey ) and decisions
made on the basis of a false questionnaire. This is why an accredited
independent company has been appointed to carry out the survey."
Cllr Gordon - "No overall policy has been decided with regard to the future of Council housing in Lewisham. There are a number of options to bring in the money which is needed."
Mike England - "The Council may not be the best landlords, but we are certainly not the worst."
Aragon Tower - first tower block in Lewisham being proposed for sale
to private sector.
Good Retirements - 22nd January 2002 -
"Neglect - lack of maintenance is the problem in Marlowe and Millard. Neglect is a big word on the estate."
Yrs 5 and 6, Deptford Park School - 24th January 2002 -
"By knocking down the buildings we are loosing a lot of our friends at School !"
Community Planning Workshop - 26th January 2002 -
"The transient nature of the population has been a big problem on the estate."
We believe that the Council may have already made an arrangement to sell the footprint of the land for the Barfleur House site in November / December 2001. In addition a similar arrangement may have been made for Dolben Court in January / February 2002.
Is this a proper way to conduct the process prior to obtaining approval from the SoS ?
We believe that the existing the community would be better served by being able to express its own views about the nature and quality of any new buildings and environmental works, rather than a plan introduced from the outside by a Housing Association whose task is just to build houses. The Hyde scheme does not show any community benefit. There is no Section 106 Agreement. Lewisham Planning approval has not incorporated any of the many objections from local people in the recommendations. It is being phased over a number of years, which could mean a diversion at any time in the future.
We wish to work together to achieve the best outcome for local people.
We look forward to your reply.
Any other information can be supplied.
2 - Pepys Estate An Alternative Vision - CCP Architects initial report March 2002.
3 - Copies of newspaper reports by the Action Group.
Mr S Greening - Chair Mr M Cadman - Secretary
On the behalf of Steering Committee for Pepys Estate Action, TAG - the Tenants Action Group
Mr S Greening - Aragon, Mr M Cadman - Marlowe, Mr D Fleming - Daubeny,
Previous Committee members now decanted tenants from Barfleur House Ms P Devito, Ms M Dunn, Mr D Kenrick.
Previous Committee members now decanted tenant from Limberg House - Ms
K Clark.
Supported by the Pepys Neighbourhood Committee.
Supported by Pepys Community Forum.
Attention : Mr Kenneth Livingstone, Elected Mayor of London, Greater London Authority
: Ms Nicky Gavron, Executive Member for Environment.
Dear Secretary of State, Minister of State for Housing.
We wish to bring to your attention our strong objection to the London
Borough of Lewishams' proposal for the disposal of Aragon Tower to a private
landlord from the existing social housing provision on the Pepys Estate,
Deptford, SE8; and the demolition of five low rise blocks - Limberg House,
Dolben Court, Barfleur House, Marlowe House and Millard House - and sale of the land to Hyde Housing Association for new build flats under new tenancies. In addition the repurchase of properties sold under the Right to Buy ( RTB ).
The properties effected
Background in brief to Estate action on the Pepys Estate, Deptford
Decanting
Quotes - from early consultation meetings
Dave Fleming - "I propose sticking to the Estate Action timetable. The
questionnaire should not go out."
Highlighted points in summary
'Decanting of the blocks before statutory consultation - why TAG took
legal advice.
The result of Lewisham's late 2001/2002 consultation not available in
detail.
Kept residents uninformed of real details of proposal - not treated
equally as partners -
always working in opposition, trying to find out facts and figures.
Aragon Tower is in the same land area as te five low rise blocks.
Housing with gardens is what people understood that they were expecting - the Community Masterplan shows that this is still what local people desire most.
Demolishing soundly constructed blocks.
Loss of social housing - 144 from Aragon Tower, and change from secure
Council tenancies to HA tenancies, as well as Shared Ownership.
No consultation with tenants before Hyde HA came onto the estate and
came forward with their plan.
Design 'competition' set with no input from tenants, decided behind
closed doors. Tenants were of the view that the chosen architects offered the least houses with gardens - as two other schemes offered good schemes which were very similar.
Right to Return - never been given. Despite nearby Silwood estate being
given the right.
People from Silwood have been decanted onto Pepys.
Changing direction on capital Receipts for Aragon Tower - to Pepys,
instead of taking from 6m left in 1998/9.
Stilt construction of several buildings - attractive, unique, can deal
with potential flooding.
Local Councillors initially involved and made representations. Yet
not attended at meetings for latter eighteen months.
Planning Committee of 28th February 2002 - only two councillors and
Chair, the minimum for a quorate. Yet the Pepys item on the agenda has a very important effect on a large number of peoples lives, and involves substantial public funds.
None of the detailed and relevant objections raised by a variety of
local people at full planning application included in the recommendations.
Albemarle House - a block of 12 flats identical to Limberg, Dolben and
Barfleur - refurbished in 2000.
Limberg House, for example is an outstanding building and should be
preserved, like Albemarle. Near neighbours in the Terrace are strongly in support of this.
Quotes - from recent Community consultation and Planning Event
"Misleading consultation over the eastern part of the estate - they said it was going to be houses with gardens."
"As a Council, Lewisham is very self-congratulatory"
"The new buildings that are built may not be any nicer than existing ones."
"I would like to see more flowers."
"I would like to see people being polite to one another."
"We should build people's confidence that life can change ... they can have some control."
"Decanting flats dissolved the community."
"Council decision making processes - mistrusted and thought to lead to lack of adequate maintenance of parts of the estate."
"Spaciousness of existing flats on the estate."
"Green open spaces and relationship with existing building."
"More houses for people with families."
Sale of land
Conclusion
We request an interview to represent our misgivings about this proposal.
CF - Enclosures with this letter -
1 - Historical report on Pepys Estate.
Yours sincerely,
Mr L Brooks - Aragon, Ms S Jeffrey - Limberg, Ms T Lane - Limberg,
Ms M Sanh - Marlowe, Ms Perez - Aragon, Ms J Leech - Marlowe.