The Development Management Team have published Newsletter #29 for Westbury Estate and it is available to read here.
The Development Management Team have published Newsletter #28 for Westbury Estate and it is available to read here.
INSIDE THIS ISSUE:
- Coming up on Westbury Estate
- Lambeth Update
- St James Update
- St James upcoming work
- Compulsory Purchase Order (CPO)
- Message from Catherine and the make:good team
- Newman Francis IA
Every Tuesday | 4-6pm No.7 Fovant Court
Pop by No. 7 Fovant Court every Tuesday afternoon to talk to Lambeth officers about any questions or concerns you may have.
make:good will be holding their last informal drop in on Friday 7th December, for a Festive Tea. There will be drinks, nibbles and festivities - all welcome!
REP Meeting 31.10.18 | 6:30 – 8:30pm No.7 Fovant Court
REP Meeting sharing project updates, including information on the allocations of phase 1 properties. These sessions are open to all residents of Westbury Estate.
You would have received a letter regarding the upcoming Compulsory Purchase Order (CPO) process. As part of the process of rebuilding of your estate the council needs a CPO as securing a CPO gives the council the legal right to buy all land on the estate so that the rebuilding can go head. A CPO does not change your rights under the Key Guarantees.
As we move forward with the CPO we will continue to talk to you about your rights under the Key Guarantees to stay living on the rebuilt estate in a new home and how Homes for Lambeth will implement these commitments. You can find more details of the Key Guarantees at: http://estateregeneration.lambeth.gov.uk/key_guarantees.
If, however, you want to use your rights under the Key Guarantees and move away from the Estate then, in such case, we now wish to commence negotiations on reaching a settlement with you for the purchase of your property and will support you in acquiring alternative accommodation.
A draft report seeking a resolution to progress with a Compulsory Purchase Order (CPO) is to be presented to Cabinet in December 2018.
The final legal documents are currently being completed and signed between St James and Lambeth Council. These documents are required to be in place between both parties, in order for the land to be formally handed over to St James, allowing the works to go ahead. Whilst this process is being completed the design team within St James are on programme for completing the required drawings for the project. The completion of the design work, will allow for St James to have the drawings to the level that will allow for St James to be in a position to tender the build works to contractors, who will work on the site to build your new homes.
We aim to start the works to put up the hoarding within, two weeks of the legal agreement being signed. Following the hoarding on all three sites being put up, we will deliver and install the temporary welfare offices (Changing rooms, toilets, canteen) for our staff and contractors to use.
Following the enabling works, we will commence soil remediation. This means making the soil clean and ready for work to begin. We will remove contaminants from the ground left by previous buildings. This is a very usual process for a project in an urban area where there have been many buildings on the site over the centuries.
The piling works will then begin and will require ‘pile mats’ (a type of working platform used for piling rigs to travel on, providing a stable base on which they can move around the site and operate) The pile mats are temporary and essential for safely carrying out piling works on the site.
CPO’s are a tool available to various organisations to acquire land and property interests to enable development in various forms to progress unhindered.
Lambeth Council is proposing to use the CPO process to ensure that the regeneration scheme at Westbury estate can proceed smoothly.
A CPO should only be made when there is a compelling case that it is in the public interest to do so. The implementation of a CPO is to be considered as a tool of last resort should the council’s endeavours to secure negotiated settlements, which are currently underway, prove unsuccessful.
CPO’s are often quite emotive, in that as soon as this phrase is mentioned it is assumed that the Council will be taking possession of people’s homes in the near future. The reality is that CPO’s are a lengthy process, with built in safeguards to protect the interests of the individual. The Council will have to demonstrate to the Secretary of State that it is appropriate to confirm a CPO, before it can be implemented.
It should be noted that there is the opportunity for anyone affected by the scheme that considers that it is not appropriate for the council to use its CPO powers has the opportunity to object to the CPO.
Any objections to the CPO will be considered by the Secretary of State’s representatives who will decide whether a public inquiry will be required.
Throughout the CPO process, efforts will continue to be made to reach voluntary settlements. The aim of commencing the CPO process is to provide the council with certainty that the scheme will progress in accordance with the delivery timeline.
As many of you will be aware, make:good’s role will be coming to an end in December 2018.
Since May, activities at No.7 have focused on the opportunities of a community space on the estate, exploring what people might get involved in and identifying interests, skills, organisations and initiatives in the local area that can contribute to a programme for local residents. Trying out different activities at No.7 has been a real success with positive feedback from residents and neighbours about the new experiences and collaborations with organisations and individuals. Lambeth’s ambition is for some of these activities to continue past January 2019. Building on relationships that have been established and popular activities, Friday afternoons across the year will be programmed alongside weekly council drop-ins and hosted by a Homes for Lambeth Officer. A programme for these will be circulated in January 2019.
Along with the whole make:good team, we would like to take this opportunity to thank all of you for your participation, the shared experiences and relationships built over the these years have been very special to us. We hope to stay in touch and to see some of you on the 7th December for a festive farewell.
All the best and sunny wishes from Catherine, make:good
Festive Greetings from Your Independent Resident Advice Service
During November we spoke with residents in the towers as the regeneration will impact on everyone. The regeneration is moving into the construction phase and it’s important that the whole community is aware of the changes that lie ahead.
The council are working on a Local Lettings Plan which will also consider the needs of residents in the towers.
For social tenants we have asked the council information about the living costs in the new homes. We expect to hear more about this during 2019.
Activities during December:
- Friday 7 December: we’ll be attending the Festive Party at no 7 Fovant
- Wednesday 12 December: outreach on the estate and home visits in the low-rise buildings
- Wednesday 12 December: REP meeting
We’d like to wish you and your families Merry Christmas and a Happy New Year. We’ve been very proud to support Westbury residents and look forward to seeing you again in 2019.
For more information:
T: 0208 536 1436 / 0800 644 6040 (Freephone)
For more information:
T: 0208 536 1436 / 0800 644 6040 (Freephone)