Central Hill Regeneration

Waiting for an internal review by Lambeth Borough Council of their handling of this request.

Victor Hernandez

Dear Lambeth Borough Council,

Please provide me with the following information in relation to the Central Hill estate regeneration:

1. All documents with information about: How Lambeth Council plans to select the CH residents to be part of the steering group to be formed on May-June to work on the option appraisal (as reported in your reply to Kate Nutt FOI Ref:IR105950)

2. All documents with information about: how Lambeth Council is planning/schedule to calculate the different Financial Viability Assessments (FVAs) for the Central Hill (CH) Regeneration proposals once PRP Architects proposals on the 13rd of May?

3. All documents with information about: who will appointed by Lambeth Council to prepare the FVAs for the different proposals for Central Hill regeneration?

4. All documents with information about: how Lambeth Council will analyse and challenge the FVAs for Central Hill Regeneration? Who will be involved in this process?

5. All documents with information about: how Lambeth Council plans to financially challenge the different FVAs if necessary?

6. All documents with information about: how Lambeth Council plans to score the financial the gain of each FVAs against the social impact on the Central Hill Community?

7. All documents with information about: What criteria will Lambeth Council use to decide what FVAs is most suitable for the regeneration of Central Hill?

8. All documents with information about: when Lambeth Council is planning to release to Central Hill residents the FVAs for the different regeneration proposals from PRP Architects?

9. Given that the compensation to lease and freeholders in the drafts supplied by Lambeth Council to CH residents will be individually calculated after the decision on preferred regeneration option. I want to see all documents with information about how the compensation for lease and freeholders will be calculated in detail during the production of the FVAs, which will occur in advance to the final decision.

10. All documents with information about: how Lambeth Council proposes to Central Hill residents to get involved in the study of the different FVAs for the different regeneration proposals from PRP Architects?

Yours faithfully,

Dr.Victor Hernandez

Richard Carter, Lambeth Borough Council

Information request
Our reference: IR110469

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Dear Dr Hernandez
 
Freedom of Information Act 2000
 
Thank you for your request for information that was received on 1 May
2015.
 
The full detail of your request is as follows:
 
1. All documents with information about: How Lambeth Council plans to
select the CH residents to be part of the steering group to be formed on
May-June to work on the option appraisal (as reported in your reply to
Kate Nutt FOI Ref:IR105950)

2. All documents with information about: how Lambeth Council is
planning/schedule to calculate the different Financial Viability
Assessments (FVAs) for the Central Hill (CH) Regeneration proposals once
PRP Architects proposals on the 13rd of May?

3. All documents with information about: who will appointed by Lambeth
Council to prepare the FVAs for the different proposals for Central Hill
regeneration?

4. All documents with information about: how Lambeth Council will analyse
and challenge the FVAs for Central Hill Regeneration? Who will be involved
in this process?

5. All documents with information about: how Lambeth Council plans to
financially challenge the different FVAs if necessary?

6. All documents with information about: how Lambeth Council plans to
score the financial the gain of each FVAs against the social impact on the
Central Hill Community?

7. All documents with information about: What criteria will Lambeth
Council use to decide what FVAs is most suitable for the regeneration of
Central Hill?

8. All documents with information about: when Lambeth Council is planning
to release to Central Hill residents the FVAs for the different
regeneration proposals from PRP Architects?

9. Given that the compensation to lease and freeholders in the drafts
supplied by Lambeth Council to CH residents will be individually
calculated after the decision on preferred regeneration option. I want to
see all documents with information about how the compensation for lease
and freeholders will be calculated in detail during the production of the
FVAs, which will occur in advance to the final decision.

10. All documents with information about: how Lambeth Council proposes to
Central Hill residents to get involved in the study of the different FVAs
for the different regeneration proposals from PRP Architects?
 
We are dealing with your request under the Freedom of Information Act 2000
and we aim to send a response by 2 June 2015 (which is 20 working days
beginning on the first working day after the date we received your
request).
 

Thank you for your interest in Lambeth Council.

Yours sincerely

Georgia Russell
Customer Services Officer
Freedom of Information Team
London Borough of Lambeth
 
Tel. 020 7926 9694
E-mail: [1][email address]
website: [2]www.lambeth.gov.uk
 
Olive Morris House
London
SW2 1RD
 
 
Lambeth - the co-operative council 
Disclaimers apply for full details see
http://www.lambeth.gov.uk/EmailDisclaime...

References

Visible links
1. mailto:[email address]
2. http://www.lambeth.gov.uk/

Victor Hernandez

Dear Richard Carter,

I am writing because I was supposed to have a reply back for my queries by the 2 June 2015 and I haven't receive anything yet.

Could you tell me why the information has not been provided yet and could you confirm you are sending it without more delay.

Yours sincerely,

Victor Hernandez

FOI team, Lambeth Borough Council

Information request
Our reference: IR110469

--------------------------------------------------------------------------

Dear Dr Hernandez
 
Freedom of Information Act 2000
 
 
Thank you for your email.
 
Unfortunately there has been a delay in responding to your request and I
hope to provide you with a full response shortly.
 
My apologies for the delay and any inconvenience experienced.
 
Yours sincerely
 
 
Nadine Roberts
Complaints & Information Officer
 
FOI team
London Borough of Lambeth
 
Tel. 02079261783
E-mail [email address]
Website: [1]www.lambeth.gov.uk
 
Lambeth - a Co-operative Council
 
"This email (and/or attachment) may contain information that is legally
privileged.  If you have received this in error please notify the sender
immediately"

References

Visible links
1. http://www.lambeth.gov.uk/

Victor Hernandez

Dear Nadine,

Thank you very much. It is been a week since your reply and the FOI request have not been answered yet.
It is now more than 10 days over the legal limit.
Could you please let me know when you are expecting to give and answer to the FOI?

Thank you very much for your help

Yours sincerely,

Victor Hernandez

Victor Hernandez

Dear FOI team,

My Central Hill Regeneration FOI request is now long overdue, nearly 40 working days. It is been a month since Nadine Roberts contacted me apologizing for the delay. Please can you give an answer to the FOI as soon as possible.

Yours sincerely,

Victor Hernandez

Victor Hernandez

Dear Lambeth Borough Council,

Please pass this on to the person who conducts Freedom of Information reviews.

I am writing to request an internal review of Lambeth Borough Council's handling of my FOI request 'Central Hill Regeneration'.

I tried to contact many times with the regeneration team as my FOI is more than 40 days overdue!. Please start an internal review immediately.

A full history of my FOI request and all correspondence is available on the Internet at this address: https://www.whatdotheyknow.com/request/c...

Yours faithfully,

Victor Hernandez

Richard Carter, Lambeth Borough Council

1 Attachment

Information request
Our reference: IR110469

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Dear ‎Dr Hernandez‏
Please find attched response
 
Yours sincerely
 
 
Lambeth - a Co-operative Council
Richard Carter
Freedom of Information Co-ordinator
 
FOI team
London Borough of Lambeth
 
Tel. 07710 0262 40
E-mail [email address]
Website: www.lambeth.gov.uk
 "This email (and/or attachment) may contain information that is legally
privileged.  If you have received this in error please notify the sender
immediately"
Disclaimers apply for full details see
http://www.lambeth.gov.uk/EmailDisclaime...

Victor Hernandez

Dear Richard Carter,

Thank you very much for your answer. Unfortunately I don’t think your answer properly addresses my request.

Your answer to my question #2 says that the council does not hold specific documentation of how FVAs will be calculated for Central Hill, but it admits they will follow the same industry standard methods used by Airey Miller to calculate the FVAs for Cressingham Gardens. Therefore, the Council does hold the methods (and figures) used to calculate the Financial Valuation Assessments (FVAs) for Cressingham Gardens,

Regarding my questions #4 and #5 your answer refers to the report on Cressingham Gardens FVAs Options 4 and 5. This report does not challenge the figures and methods underlying the production of the FVAs and only compare the summaries and final figures of both FVAs scenarios. The challenging and appraisal of the FVAs methods and figures have proven before to be extremely important for the proper financial control and s106 compliance in other regeneration and development projects in London (strong case precedents set by the Heygate, Earls Court & Greenwich Tribunal cases). Failure by Lambeth Council to actively challenge and review present and future FVAs could result in the loss of millions of pounds that could mean the loss thousands of social housing, effectively defeating the whole point of the regeneration.

Regarding my questions #6, #7 and #9. The Equalities Impact Assessment (EIA) presented for Cressingham Gardens refers to the socio-economic impact on tenants and leaseholders (pages 17-21). This analysis is not based in the figures of the complete FVAs and is not accurate. If the Council, as claimed, pretends to have existing estate residents back to the new development, it will have to study more accurately its financial impact on the residents. For the tenants, it will be easier to use the projected rent figures of each FVA (social and/or affordable (80% market value)) to calculate if they will be really financially able to remain in the new estate. For the homeowners, the page 20 of the EIA states “the range of options available to leaseholders (shared equity, shared ownership, rental properties) should ensure that anyone wishing to remain on the estate, regardless of age, would be able to continue to do so”. That will be much more accurate is the figures of purchase of their properties could be compared with the projected prices of a similar new homes as probably studied the complete FVAs. If the formers are not at least 60% (minimum required in the Homeowners Draft to access to a share equity, Key guarantees from the council for existing homeowners, point 5) of the new ones, it is highly likely that the homeowners won’t be able to remain in the estate. It will be even more unlikely for homeowners to remain in the estate in the case of share ownership with the financial pressure of a rent on top of a mortgage. The EIA does not calculate the projected rise (by the Bank of England) of interest rates. Your answer to point #9 states: “The Council will be releasing information to homeowners across all estates on indicative values of properties (existing and theoretical new build) to enable individual homeowners to understand better how the shared equity offer would relate to them”. That will be too late for them if before has been already decided to proceed with one specific scenario and one specific FVA. On top of that the criteria used to evaluate both FVA summaries in the Cabinet Report – 13th July 2015, Appendix A Viability Assessment from 1.31 to 1.40 does not hold as criteria to choose sn option the financial capability of the residents in front of each situation. If it is repeated along all the regeneration projected by Lambeth many thousands of residents (tenants and homeowners) will be left financially unprotected.

Regarding your answers to my questions #8 and #10. You said the Council wants to involve the residents during the design process claiming that the Council will not be sharing detailed financial viability information with the residents during the design process as they are evolving documents. The lack of disclosure of each FAVs during the initial and following design scenarios for each estate regeneration will undermine the whole consultation process.

I think the reasons stated above are sufficient to say that the disclosure of the complete FVAs for the regeneration of Lambeth estates are a matter of great public interest under the Environmental Information Regulations and Freedom of Information Act.

Therefore, I will like to receive the complete FVAs created by Airey Miller for Options 4 and 5 regarding Cressingham Gardens regeneration as they set out the precedence, as stated in your answer to point 2, for the rest of Lambeth regenerations projects.
I will also like to see all the complete FVAs that will be created for Lambeth by Airey Miller or other consultants based on the Cressingham Gardens scenario evaluation process, for the 5 remaining estates marked by Lambeth for regeneration (Central Hill, Fenwick, Knights Walk, South Lambeth and Westbury Estate) in the Lambeth Cabinet report of the 8thof December of 2014.

Please proceed for an internal review of my request.

Yours sincerely,

Dr. Victor Hernandez, PhD

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