Thank you for reply of the 3rd February 2000, to the letter of the 19th
January 2000 addressed to yourself and other Lewisham officers, and the Leader of the Council and Mayor for Lewisham.
I apologise if I did not enclose a copy of the leaflet for the Public Meeting. I enclose one now with this letter.
The formation of a Steering Committee of tenants effected by Lewisham Councils plans to revise Estate Action on the Pepys Estate, Deptford, London SE8. Was drawn from those people who responded to the leaflet and attended the Public Meeting. Approximately 25 tenants and some 6 young children who were not able to be 'babysat'.
The committee consists of both tenants who wish to 'leave' and tenants who wish to 'stay'. As you know none of these blocks have a Tenants Association, and are not represented at the Neighbourhood Committee. Although some individual tenants have attended the latter, at various times in the last year in particular. We hope to have a balanced committee representing all views of the tenants effected by the proposed radical changes. We will endeavour to ensure that all tenants are kept informed of our discussions, and the meetings are open to anyone to attend. Although most tenants are concerned, we cannot force them to be active.
I regret that you did not feel that you were able to attend the meeting held on 7th February 2000. I regret too your slightly dismissive opening paragraph in your reply. All minutes of our meetings and other information are also sent to FELTRA. I am also sending a copy from now onwards to the chair of the Neighbourhood Committee.
In early January 2000 all tenants and residents in Aragon Tower, Millard, Marlowe, Barfleur, Limberg and Dolben House; were mailshot by hand with leaflets to attend a Public Meeting on Monday 10th January 2000, at 7.30pm, in the Daubeny Meeting Room, Bowditch. Posters were also prominently displayed at strategic positions in all the blocks. Approximately 500 leaflets were printed.
This meeting endorsed the election of ten tenants and residents from the blocks effected to form a Steering Committee. The Steering Committee them met on Monday 17th January 2000 with the initial purpose of draughting the letter to Lewisham council - which you have since received. Second and third meetings were held on 7th February 2000 and 21st February 2000.
In between these events, Lewisham sent out a newsletter to all Pepys Estate
residents, received at the end of the last week in January 2000. The first page of which ( a four page leaflet ), dealt briefly with the decant dates fo the blocks effected by the new plans, and an invitation to an Open Day on Saturday 5th February 2000. No mention was made of Aragon Tower on this leaflet. No discussion with tenants concerning the contents of this leaflet had previously taken place.
Most of our committee members managed to attend this Open Day. It is now evident that Lewisham have made plans without keeping tenants fully informed, and indeed had briefed three architectural practices without there being any input from tenants in :- choice of architect(s), tenants views to the architect(s), or visits to tenants in the existing properties. To better inform their proposals. Only after the architects presented their initial plans do we get to see them and make our view known. Even then we are not invited to be involved in the decision making leading to the choice of the actual architect to be commissioned. All this is done 'behind closed doors' by Lewisham. Rather than engaging tenants participation throughout.
This is treating us badly in relation to consultation - Hyde Housing Association expressed surprise at the way we were treated when spoken with at this Open Day. As did two out of the three architectural groups engaged in
the presentation. Our concerns still lay with a lack of real consultation.
Complex detail was on display at this Open Day, requiring a good deal of effort for individuals to come to terms with. Not all tenants will have attended, so there needs to a further leaflet to explain the ideas to those concerned - i.e, principally in the blocks effected by these proposals. Many tenants spoken to since the Open Day have said that either they didn't know about it, or that too short a notice was given for them to attend ( one weeks notice only ).
1 - The right to return to this area, very many people have lived here for a long time and wish to remain in the area. Tenants need a clear and firm commitment to this from Lewisham.
Tenants in Limberg, Dolben and Barfleur in particular need this assurance
now as they are the first on the list to be decanted prior to the proposed demolition. There is no new build for them to occupy. They need to be offered alternative tenancies on Pepys, e.g, in Marlowe or Millard, or in Aragon Tower, or elsewhere on the Estate so that they can continue their involvement and easily move to any new build when available.
Of course, those tenants that wish to leave Pepys entirely are entitled to do so.
2 - A home at a reasonable rent. The provision of social housing for people who wish to rent and not buy.
The properties on Pepys under threat of demolition and re-build are not in a such a crisis state that this is the only solution. In fact they are only 40 years old, yes they do need renovation ( especially as the Council seems to have neglected them over the latter 8 years in particular ). Yet very many more tenants enjoy living in the properties directly effected by the demolition plans ( as opposed to a 'whole Estate view' used in Lewishams' earlier survey ). They value the size and location of the properties, and that fact that they are council tenants with a secure tenancy.
Two out of the three architects' proposals simply replace the buildings
on the very same ground site. The third just varies a little from the existing grid, whilst proposing two large eight storey buildings which would dominate the surrounding area to detriment of all other homes, if they were ever to be built. Substantially downgrading the amenities for everyone else in order to echo poor quality new buildings on the opposite side of the river.
3 - The right to remain a Council tenant.
These issues are still problematical.
What is going to happen to tenants in Limberg, Dolben and Barfleur ? There is no opportunity to return to the proposed 'new build', as it has not been built yet.
Lewishams proposals would dramatically change the housing and lives of all these tenants. Many of whom had clearly expressed the view that they wanted to stay in the area and have the right to return. To have reasonable rents with a secure landlord.
This 'double-disadvantages' these tenants. They only get one financially
supported move from Lewisham. They cannot move to new build, as it has not been built. Therefore they cannot remain where they would like to be. Remember that tenants who wish to stay have lived in the area for 15, 20, even 30 years, and have brought up their families.
A third 'Decant Officer' - Tracey Anne Buckley - is now employed. Is this correct ?
Offers to people in Aragon Tower had so far been found to be acceptable by those taking them. Yet all of those dealt with so far are families with children whose housing needs had changed during their occupancy of Aragon Tower. Single people, shared occupancy, and elderly people whose families had moved away were likely not to be so impressed with their new housing offers.
How is the decant policy being carried out with Aragon Tower ?
What is its proposed future for Aragon Tower ?
It is recognised that Councils do not have the money made available to them to be able to properly maintain housing stock. This being as a result of laws and regulations introduced by the last Conservative governments, which have not been changed by the present government; and it looks unlikely that they will be changed. For example councils cannot use the money raised through council house sales, nor can they raise money on the 'money market' to finance maintenance or new building projects. This restriction has forced many councils to look to working with Housing Associations who do not have these restrictions. Yet Housing Associations have very different tenancy agreements that those currently offered by the Council. Tenants rights would be diminished.
Is the land on the Pepys Estate held by Lewisham ?
Will a 'HA' lease the land from Lewisham ? Lewishams choice is Hyde Housing
Association. Will Hyde HA own or lease the land ?
Are there any legacy restrictions in place for the land use after the handover of the land from the former GLC to Lewisham ?
The HA that Lewisham have chosen is Hyde. Yet, again, the tenants effected by this decision were not involved in consultation on this.
We feel that the Steering Committee does represent a cross section of tenants feelings, it includes people who want to leave as well as people who want to stay; existing council tenants and leaseholders. It is regretted that no one from Dolben has yet come forward. This block is the most difficult to gain access to and mailshot leaflet directly owing to the security doors which split the block into two main parts, as well as other subsidiaries. However, publicly displayed leaflets at strategic points in Dolben have been placed, and they had not been removed. Therefore these tenants have been made aware of the Steering Committee.
Aragon Tower was not mentioned or included in the Open Day. Giving rise to a potential unfairness in dealing with tenants. What is the current status of tenants in Aragon ?
An advice session on tenants housing rights was held for the tenants of Limberg, Dolben and Barfleur on Monday 14th February 2000, at the Daubeny
Meeting Room from 7.30pm.
We would like to meet with you to discuss these points and other issues raised.
A suggested date and time is Monday 13th March 2000, in the afternoon or early evening.
Yours sincerely,
Mr S Greening - Aragon, Mr M Cadman - Marlowe, Ms P Devito - Barfleur,
Ms M Dunn - Barfleur,
22nd February 2000
Attention : Neighbourhood Manager - Gordon Sandifer
Copies to : Leader of Lewisham Council and Mayor for Lewisham - Dave
Sullivan.
: Tiri Oyawole Chair Neighbourhood Committee.
Dear sir,
The following points are our main concerns :-
Questions and issues arising from our discussions :-
Lewishams policy for three bedroom houses had now changed to include children up to the age of 15.
( Previously it had been a lower age to qualify ). Is this correct ?
PS - Please supply the names and addresses of the three architectural practices,
Mr S Greening - Chair Steering Committee
Mr M Cadman - Secretary Steering Committee
On the behalf of Steering Committee,
Mr L Brooks - Aragon, Ms S Jeffrey - Limberg, Mr A Djourdem - Millard,
Ms T Lane - Limberg,
Ms M Sanh - Marlowe, Ms K Clark - Limberg, Ms N Nyaulingo - Aragon.