Council plan to redevelop Somerleyton road/ Ovalhouse Theatre to move to the site.

[Gramsci]

As I said on the BG thread I will put up the Social Life report on the recent workshops they did.

It accessible from this link

Comments please.

I have read it through once so far. Will comment later.

If Ovalhouse and Social Life want to comment or explain report that would be useful.

OvalhouseDB

Saffron

 

[Vibrant-Hubb]

"The residents in terms of their social environment and conditions are likely to carry out practises inimical to the Councils vision for Brixton"

Is it the council's business to have a "vision" for Brixton? It is not an organisation composed of visionaries. More one of administrators. I think these "visions" the council has are puny and misguided. Even more so if they put people out of their homes.

 

[Rushy]

"The residents in terms of their social environment and conditions are likely to carry out practises inimical to the Councils vision for Brixton"

Is it the council's business to have a "vision" for Brixton?

Yes. They are legally obliged to produce a Local Development Framework to guide the spatial development of the borough over the next 15 years.

 

[ViolentPanda]

Yes. They are legally obliged to produce a Local Development Framework to guide the spatial development of the borough over the next 15 years.

The real issue perhaps being whether or not the council decides that guiding the spatial development gives them a pathway through which to steer demographic development. We already know that some councillors believe there to be "too much" social housing in Lambeth. Will they take/are they taking an opportunity to change this?

 

[Gramsci]

The initial report on the Somerleyton road scheme is going to Cabinet on Monday 8th July.

There are two pdf reports.

The glossy one here. Which I have read.

And a more detailed one here put in as report for Cabinet.

 

[editor]

This fucks me off.



The green space outside the block isn't 'unwelcoming' and it's not a problem either - it's the great ugly car wash business surrounded by 8ft railings which the council granted lengthy planning permission to without consulting residents.

And perhaps the residents of Moorlands estate are quite happy not being 'integrated' with surroundings, whatever that means. And how much 'street activity' do they want? And why?

 

[editor]

"Vibrant"

 

[Gramsci]

View attachment 34755

"Vibrant"

"Reinforce and compliment vibrant and diverse mix of activities in Brixton Village"

Did think that was a crass statement.

What does it mean?

One of the things that came out of the consultation was concerns about affordability in Brixton. ie not extending Brixton Village activities to rest of site.

Unless the Council think Ovalhouse Theatre will be extension of Brixton Village.

I think a lot of people in Council think Brixton Village is the future of Brixton. It is how they see this corner of Brixton being "regenerated".

 

[Gramsci]

Missing from the report is anything about Combined Heat and Power plant that is supposed to be on the site according to Brixton Masterplan. As part of infrastructure for local energy in Brixton area. Nor is there anything about building in infrastructure for local energy network.

Bioregional who the Council got One Planet Living concept from are also not mentioned. I think they should be asked to look at this first stage of the scheme for there views. OPL is about ecology in the broadest sense of community and living sustainably.

In particular 8, 9 and 10 are not looked into much in the report.

There is discussion in report about "affordable" housing. But looks like only 40% of the housing on this Council owned site will be affordable.

Which is not that much different from a private developers scheme.

 

[editor]

I added a piece here: http://www.brixtonbuzz.com/2013/07/...on-road-redevelopment-scheme-report-released/
I wrote it at 2am, but hopeflly it makes enough sense for people to work out some of what is going on. If anyone wants to write more about this development for BBuzz, please get in touch!

 

[Winot]

"Reinforce and compliment vibrant and diverse mix of activities in Brixton Village"

Did think that was a crass statement.

What does it mean?

Presumably they mean "complement".

Although it still doesn't make much sense.

 

[CH1]

This fucks me off.

View attachment 34754

The green space outside the block isn't 'unwelcoming' and it's not a problem either - it's the great ugly car wash business surrounded by 8ft railings which the council granted lengthy planning permission to without consulting residents.

And perhaps the residents of Moorlands estate are quite happy not being 'integrated' with surroundings, whatever that means. And how much 'street activity' do they want? And why?

Agree about the green space - it is refreshing to have a green space with plenty of trees to counteract the featureless new developments on the north side of Coldharbour Lane. The only thing unwelcoming about the green space is the car-washing/parking/advertising stockade.
Regarding the lack of street activity - this is not helped by the way the Viaduct building relates to the street. If they want to sort that out they should come up with a way of getting the Viaduct retail/office units into use. Lexadon won't be too bothered - they play a very long game and anyway get in maybe £18,000 per week in rent from the flats (not forgetting the offices round the side now rented out as living accommodation).

 

[CH1]

I see that the milestone timetable in the officer's report (page 17) broadly agrees with what was said at the Brixton Green AGM. Looking up what this Secretary of State section 123 consent is all about it seems that when land is sold off by a council for less than full commercial value then the Secretary of State has to give permission.

 

[CH1]

There is remarkably little mention of Brixton Green though apart from them being part of the core project team and as such meeting weekly, and with ward councillors monthly.
Oval House is very much the key player identified in this report.
Carlton Mansions vacancy "tbc" - definitely no role envisioned for existing co-op, yet the report mentions the possibility of setting up a co-op to run the ultimate development as one of their options.
Wonder what is in the part 2 (confidential) report. Of course if you go to the meeting, part 2 is held in the absence of the public, so we would be none the wiser.

 

[leanderman]

Yes, what role will Brixton Green have? Are they being sidelined?

 

[OvalhouseDB]

<<ears burning>>
Lots has been going on. After the workshops run by Social Life (Social Life were commissioned by BG with a grant BG had in place while they were still developing ideas for the site and before the council took lead role in the overall development of a scheme - so there were old and new processes running concurrently) BG and Social Life and the council have been looking at the key points to come out of those meetings. I was only in 2 of them, the culture, youth and training ones, The council and BG are now exploring ways to make the greatest number of homes possible available at the council social housing rent, amongst the greatest number of homes available at 'affordable' rent. And yes, the council are looking into a co-operative model with that aim in mind - but I am not going to start trying to explain it and the council should speak for themselves. I think there will be discussion about the principles of that at the Cabinet Committee Mtg on July 8th.

There will be a further public consultation event - very open - on July 18th to take reactions and hold discussion over what has been suggested so far: the council will be publicising details any minute.

I should be at the Brixton Forum Meeting tonight, but sadly could not go - I'll look out for feedback.

I'll be at the meeting on July 8th as an observer, very happy to talk to anyone I haven't met yet.

 

[editor]

Not entirely sure why only BG should be the only ones 'invited to explore ways to make the greatest number of homes possible available at the council social housing rent,' assuming I've read this correctly.

 

[OvalhouseDB]

Invited as in being the organisation the council entered into partnership with?
The council have been taking the lead in looking at different ways to get lots of affordable homes - rental model, the new-to-the-table version of a co-operative model, and others - with BG doing lots of legwork in research and advice. And taking on board material and ideas from the Social Life housing workshops. The council team have also taken input from other local groups....and will continue to do so.

 

[editor]

I can't even begin to articulate the growing unease I've been hearing about Brixton Green in recent months. They've still never approached the Southwyck House Resident's Association and, of course, they buggered off from here extra-sharpish as some as folks starting asking them valid but searching questions. It's all very disappointing.

 

[Gramsci]

There is remarkably little mention of Brixton Green though apart from them being part of the core project team and as such meeting weekly, and with ward councillors monthly.
Oval House is very much the key player identified in this report.
Carlton Mansions vacancy "tbc" - definitely no role envisioned for existing co-op, yet the report mentions the possibility of setting up a co-op to run the ultimate development as one of their options.
Wonder what is in the part 2 (confidential) report. Of course if you go to the meeting, part 2 is held in the absence of the public, so we would be none the wiser.

I noticed in the (glossy) report BG is not mentioned that much. Have not read the officers report for the actual Cabinet meeting.

I am going to try and go on Monday.

Nice that the Council are trying to evict one Coop to replace it with another.

I do think the Council should clarify what as residents we have a say in on the scheme and what is a "given " of the scheme.

There to much wooly talk about residents having a say.

The basic layout of north end of site for example. With the theatre up against the Carlton Mansions. Its in all three options.

Also the % of affordable housing looks like its to be set at 40% of the total housing.

What is needed is list of info that is a given for the site.

 

[Gramsci]

Invited as in being the organisation the council entered into partnership with?
.

The point is that some of us belong to local residents groups that are separate to Brixton Green. Brixton Green are one group among several with an interest in the site.

As the Council webpage says:

The Somerleyton Road Project will be one of the first to come forward as part of Future Brixton and will be developed in partnership with the local community.

The issue of affordable housing on the site is imo one of the biggest issue of the development. So there should be fullest consultation by Council of all groups about this issue.

It was good to read in the report that the Council realise that people want social housing at social rent/ target rent. Preferably Council tenancies if I read the glossy report correctly.

 

[Gramsci]

<<ears burning>>
Lots has been going on. After the workshops run by Social Life (Social Life were commissioned by BG with a grant BG had in place while they were still developing ideas for the site and before the council took lead role in the overall development of a scheme - so there were old and new processes running concurrently) BG and Social Life and the council have been looking at the key points to come out of those meetings.

This is the confusion in the scheme that needs clearing up.

My take on it is that this is a Council led project. They commissioned architects to draw up some plans. Some time last year BG, OH and the Council starting discussing site.

Later on end of last year beginning of January the Council decided to try to contact some other local groups to try and get some of there views.

Since the consultation on the Brixton Masterplan (finished 2009) this is the first time there have been serious consultations on the site.

 

[Gramsci]

Can't see this email? Click here to view it in your browser

4 July 2013

Somerleyton Road: Walk and Talk event

Take the next steps with us as we agree what has to happen to transform Somerleyton Road. We’ve had some great ideas, but what should we tell potential developers are the ‘must haves’? How are we going to do things differently to bring out the best of Brixton?
When? Thursday 18 July 2013, between 4pm and 8pm
Where? Along Somerleyton Road, main base by temporary school
What? Guided walks will leave on the hour (first one at 4pm, last one at 7pm) then you'll be encouraged to talk about the issues with the project team back at ‘base’
And some fun ... Get a feel for what Somerleyton Road could be like in the future and take part in some of the activities people have suggested.
Visit Future Brixton to find out how Lambeth Council, Brixton Green and Ovalhouse are working together on the Somerleyton Road project.

www.lambeth.gov.uk
@LambethRegen
Not for you? Unsubscribe

 

[Gramsci]

Carlton Mansions vacancy "tbc" - definitely no role envisioned for existing co-op,

vacancy tbc

FFS

Where is that in report?

 

[Gramsci]

Yes, what role will Brixton Green have? Are they being sidelined?

According to the officers report for the Cabinet meeting on Monday:

Brixton Green is a consultative body affiliated with local organisations that provides a wide community base for discussions over the future of Somerleyton Road.

section 1.7

 

[CH1]

FFS
Where is that in report?/quote]
At the bottom of Page 13 of officer's report for cabinet:
"3.7 For the project to be successful the Council will need to provide vacant
possession of the site to enable regeneration to take place. Vacant possession
could be provided in phases. Set out below is the Vacant Possession strategy:"

First item in the table is Carlton Mansions.

 

[Gramsci]

According to the officers report for the Cabinet meeting on Monday:

Brixton Green is a consultative body affiliated with local organisations that provides a wide community base for discussions over the future of Somerleyton Road.

section 1.7

Quoting myself here.

Do not understand this section of the officers report. Need to read through whole report as its more detailed than the glossy one.

Maybe I have got it wrong. But Brixton Green is not a "consultative body affiliated with local organisations".

Its an organisation in its own right. But not some kind of umbrella organisation.

I do not understand this section of officers report.

 

[CH1]

But Brixton Green is not a "consultative body affiliated with local organisations".
Its an organisation in its own right. But not some kind of umbrella organisation.

You are right - Brixton Green itself does not puport to represent other organisations as fas as I can see - though they do claim to be community based. There is a tension between representing the community and drafting in experts in Brixton Green. The experts are in pole postiion so what Brixton Green says is "top down" - just like the council.

 

[Gramsci]

Have read the more detailed officers report for Cabinet tomorrow.

A few things.

The development partner will be chosen through the new London Development Panel

This is new to me. As I thought the Council was going to use "Competitive Dialogue" . In which developers who are interested in the scheme enter a dialogue with Council about what and how they would deliver the scheme. This dialogue could also have meant the local community could also have a say.

However this is being used instead:

4. Procurement Strategy



4.1 The Council is bound by European Union public procurement law and in
particular Public Contract Regulations 2006 (as amended). This provides a clea
framework in which the procurement of a development partner must be carried out.

4.2 In assessing the most appropriate procurement route for the project a workshop
was organised by the Council. The GLA, Brixton Green and Ovalhouse Theatre,
as well as the Council’s external legal and financial advisors, attended this workshop. The workshop focused on three procurement options: Competitive Dialogue, Restricted Procedure and the London Development Panel.

4.3 The preferred route by which the Council will procure a development partner is
by using the GLA’s new London Development Panel (LDP). The LDP is a multisupplier framework panel of Housing developers, procured by the GLA as a framework strictly in compliance with OJEU to deliver housing and associated infrastructure. The LDP offers an alternative to a full OJEU procurement by the Council.


4.4 The benefits of the LDP are that the framework panel consists of 25 pre-qualified
high quality housing developers, procured specifically to address the unique housing delivery challenges in Greater London. The LDP removes the need to run a Pre-Qualification Questionnaire and full tender evaluation and as a result should result in a reduction in procurement costs. While all of the LDP members will likely need to sub-contract specific elements of the scheme (for example theatre construction) this is permitted under the framework.

4.5 The GLA estimates that the procurement timetable can be reduced from a minimum of 6-9 months to less than 3 months.

4.6 The Government Procurement Service estimates that an average of £70k -£100k can be saved using a framework rather than undertaking a full OJEU procurement procedure.

It would have been nice if the other groups involved in the consultation on the scheme had been asked there opinion on this. ( Barrier Block, Carlton Mansions HC and Brixton Society etc).

Competitive Dialogue would have taken longer. But would have meant more possible consultation with wider community.

Using this LDP will limit the "partner" to the LDP list. So if a certain amount of housing is to go an RSL the choice is limited.

I do not see this is good for a scheme that is meant to be innovative in the way that it is "Co-produced" and delivered with ongoing community involvement. The LDP may be ok but its a limited choice.

This smacks of saving money rather than delivering the scheme the way that it is promised.

See here for LDP members

 

[Gramsci]

5.3 A Core Project Team has been established to oversee the development of the
project. The members of this Core Project Team include the Council, Ovalhouse
and Brixton Green. The Core Project Team has met on a weekly basis and
meets once a month with the local Ward Councillors. It is envisaged that this
Core Project Team will continue to meet throughout the lifetime of the project.

5.4 The purpose of the Core Project Team is to monitor the progress of the project
(including monitoring and mitigating project risks and issues), to successfully
deliver the coproduction of the project and to allow the discussions taking place
with a range of people to shape the proposals for Somerleyton Road. Every
month a note summarising the Core Project Team meetings is produced and
shared to ensure that the decision making process is transparent and information
is shared and publicly available. The Core Project Team is ultimately responsible
for making the recommendations included within this report.

From officers report to Cabinet tomorrow.

I got one short note. But do not remember getting any more. Anyone who is consulted on scheme been getting monthly notes?

The only one I can find is this one for March/April.

Which is once every 2 months.

I remember asking for minutes/ notes of these meetings of the Core Group.