Following ongoing community pressure, the planning application to demolish Elephant & Castle Shopping Centre and London College of Communication will now not be reconsidered by councillors until after the local election on 3rd May.
Southwark Labour pushed through the previous controversial demolition of the Heygate Estate two months after winning a council election.
Latin American community newspaper editor Lina Usma said:Read more
Southwark Council leader Peter John stated there was “no alternative” to displacing existing communities and building only 3% social rented units throughout the Elephant & Castle Opportunity Area (OA). He was wrong in principle and in fact.
I would counter this regressive OA model with a Green Economic Zone. “We need local economies that put communities first, and provide opportunity, dignity and well-being. Whole rivers of wealth run through local places. We need to capture it, because it already belongs to us,” say progressive economic thinkers CLES.Read more
Betiel Mehari is a single mother who became a housing activist to try to save her own home.
Betiel works in retail on a zero-hours contract. She lived on the Loughborough Park Estate in Brixton for 11 years, until her family lost their home when the estate was completely demolished by housing association Guinness Partnership in a £75m "regeneration" scheme. She was forced to leave Brixton, losing her much valued local community, with huge disruption to her family. ("That's what regeneration does," she says.) Rehoused in a smaller flat in Newington with no balcony, her two children (aged 11 and 10) are now commuting the lengthy distance from Newington to Brixton in order to maintain their educational stability and friends.
Furthermore, Guinness whacked up the rent in the family's new flat, from a "social rent" of £109 per week to a so-called "affordable rent" of £265 per week. Although Betiel had been a Guinness tenant for 11 years, Guinness claimed that demolishing her flat and rehousing her had created "a new tenancy".
Betiel says: "'Affordable' rent is a con. You'd assume it's based on wages, but it's not. It's set at 80% of market rents, not according to any measure of actual affordability. With two kids it requires an income of £35,000, which is higher than the national average. This measure puts us at the mercy of the housing market - it's absolute madness."Read more
The historic Walworth Town Hall building on Walworth Road, and the Newington Library next door which houses the Cuming Museum, suffered significant damage in a fire in 2013. In 2015 plans were drawn up for the comprehensive redevelopment of the buildings, but Southwark Council has now paused these plans. They were costed at around £40 million, almost twice as much as the original budget. Evidently there was no adequate fire insurance policy despite the fact that both these Edwardian buildings are Grade 2 listed.
Labour-run Southwark Council has never published the results of its last public consultation on the future of the building. Instead, it has published a glossy website walworthtownhall.com proclaiming an "opportunity" for "investors, developers, businesses, organisations or other consortia" to express their interest in "play[ing] their part in reviving this historic gem". The council proclaims its willingness to consider "ancillary and complementary commercial uses" alongside arts and culture uses retaining "some genuine public access to... parts of the site".Read more
A governor of a local primary school has spoken of his great concern about the impact of budget cuts on our local schools.
David Powell, who is also a visiting instrumental tutor in several Southwark primary schools, said: "It seems very likely that there will be a big reduction in Southwark this year, and possibly further cuts in future years. Despite some careful budgeting by schools aiming to protect excellence in teaching and learning, with the likely decrease in Pupil Premium it looks likely that children from poorer families are going to lose much-needed support. Many schools are already finding it difficult to cater for the significant rise in Special Educational Needs, particularly autism.Read more
After the 2014 local elections, Southwark's Labour-run council promised they would build 1,500 new council homes by the end of 2018. Now Councillor Mark Williams, lead for regeneration and new homes, has admitted "we will not be meeting this target".
Only 400 new homes will have been built - less than one-third of the local Labour promise. Southwark Labour's 2014 manifesto had promised 11,000 new homes, but it didn't say how long they would need to meet this pledge. It has since emerged that the Labour-dominated Council's official homebuilding targets stretch to the year 2043 - 25 years away from now.Read more
"Before the application we hadn't seen local councillors for 2-3 years"
Diverse small traders facing displacement in Elephant & Castle regeneration are already having their livelihoods damaged by Southwark Council indifference. The Latin American community hub remains particularly at risk without proper guarantees.
Elephant Artworks boxpark will be closing down by the end of this year to make way for new flats. Developers Delancey are offering a 'new' boxpark as replacement temporary accommodation for displaced Shopping Centre businesses. Yet Elephant-based lawyer Adriana Hoyos Rojas, Latin community rep in the Elephant traders' deputation, said: "We first heard about this on social media. We've not been told the cost, quantity or duration of units in the 'new' boxpark. Traders have no information about notice to vacate. Legal advice offered to traders is not independent.Read more
In December, property developers Delancey put in an application to demolish Elephant & Castle Shopping Centre and London College of Communication. Councillors on Southwark Council’s Planning Committee refused to approve the plan, yet accommodated an eleventh-hour promise from Delancey to make an improved offer. This means the committee will hear the proposal again this month.
Meanwhile, the Shopping Centre is being run down, conveniently bolstering the claimed 'need' for demolition. Certain entrances are now being closed during trading hours (right). Empty units are no longer available for re-let, enhancing a 'ghost town' feel. Escalators have been left broken for long periods. Pedestrian access has been unsatisfactory since removal of subways. Yet the building is structurally sound and could be imaginatively refurbished, re-landscaped and re-clad. This would avoid nine years of environmental destruction, intense construction noise, degraded local shopping and leisure facilities, and enormous disruption to nearby residents' home delivery access.Read more
Walworth’s air contains levels of a harmful pollutant which greatly exceed European and World Health Organisation standards, shows new research by Southwark Green Party.
Laboratory analysis of air samples taken by local Green parliamentary candidate John Tyson last autumn found nitrogen dioxide (NO2) levels at Bricklayers Arms (where New Kent Road, Old Kent Road and Tower Bridge Road meet) were nearly double the EU limit. Studies have shown that excessive NO2 worsens shortness of breath, coughing and lung inflammation, particularly for people with asthma.
We all know the answer to “Opportunity for Whom?” Disregard for existing communities has been the keynote of the Elephant & Castle Opportunity Area. The Mayor’s new London Plan has big ambitions, in particular the target of 65,000 new homes a year, delivered mainly through additional Opportunity Areas across the city. But they will fail unless London stops ignoring or actively displacing existing communities in so-called regenerations, and instead puts them first. A formal recognition of Existing Communities would include a Right to Community, with clear definitions of community and a set of subsidiary rights, including to clean air.
This is an opportunity for change: combining big principles, clear entitlements, and a guerilla localism to bring the benefits of development home.