Recognition of Regenda Ltd for funding

fred robinson (Account suspended) made this Freedom of Information request to Tenant Services Authority

This request has been closed to new correspondence from the public body. Contact us if you think it ought be re-opened.

The request was successful.

fred robinson (Account suspended)

Dear Sir or Madam,

Will you confirm or deny the Corporation funds Regenda Ltd as a builder and provider of social housing

Yours faithfully,

fred robinson

Foia TSA, Tenant Services Authority

Dear Mr Robinson

I write in response to your Freedom of Information request shown below.

I am afraid we are unable to assist you in this matter as we do not hold
the information which you have requested.

On the 1st December 2008 the Housing Corporation was replaced by two new
agencies. The Homes and Communities Agency (HCA) and the Tenant Services
Authority (TSA). The remit of the Homes and Communities agency includes
queries about buying an affordable home, investment in social housing -
including: grant funding, bidding and design and quality standards. The
TSA on the other hand is the regulator of Social Housing.

As you enquiry relates to funding you should address it Homes and
Communities Agency - [1][email address].

Final comments:

If you are dissatisfied with my response, you may request an internal
review. To do this you should contact Mr Anthony McCann, Board Secretary,
at TSA, Maple House, 149 Tottenham Court Road, London W1T 7BN. You should
make your application no later than 40 working days from when you receive
this response. Once you have been through our internal review process you
may then contact the Information Commissioner whose address is Wycliffe
House, Water Lane, Wilmslow, Cheshire SK9 5AF.

Marianne Zierau | Information and Complaints Assistant
Tenant Services Authority
Maple House | 149 Tottenham Court Road | London W1T 7BN
T: 020 7393 2283
E: [2][email address]
W: [3]www.tenantservicesauthority.org

ü Please consider the environment before printing this e-mail or its
attachments

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fred robinson (Account suspended)

Dear Foia TSA,

Your answer does not confirm or deny anything and does not comply with the FOIA. Please give a proper response or a reason for not doing so..

Yours sincerely,

fred robinson

Catherine Moran,

1 Attachment

Dear Mr Robinson

Thank you for your recent request for information, submitted to the
Tenants Services Authority (TSA). As advised by the TSA, the functions of
the Housing Corporation have now been split between two new agencies: the
Tenants Services Authority and the Homes and Communities Agency.

Your request for information has, therefore, been transferred to the Homes
and Communities Agency for our consideration.

Please find attached our acknowledgement of receipt of your request.

Regards

Catherine Moran

Information Access Officer

Homes and Communities Agency

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fred robinson (Account suspended)

Dear Catherine Moran,

THANK YOU FOR YOUR DOWNLOAD BELOW:

Thank you for your recent request for information, submitted to the
Tenants Services Authority (TSA). As advised by the TSA, the functions
of the Housing Corporation have now been split between two new agencies:
the Tenants Services Authority and the Homes and Communities Agency.

Your request for information has, therefore, been transferred to the
Homes and Communities Agency for our consideration.

Please find attached our acknowledgement of receipt of your request.

Yours sincerely,

fred robinson

fred robinson (Account suspended)

Dear Catherine Moran,

I REFER YOU TO THE APHORISM:

“IF YOU WISH TO FIND THE CRIMINALS, DON’T FOLLOW THE CRIMINALS, FOLLOW THE MONEY.”

FOR THE MONEY READ THE LAND

In 1962: Crosby Council, initiated a compulsory purchase order to buy a plot of land to the south of Lime Grove consisting of Maple Grove, Willow Grove, Bangor Street and Beaumaris Street which is shown on OS SJ3396.

This land was subsequently filed under title LA45343 at the Land Registry.

In December 1964: Land to the north of Lime Grove, bought under a compulsory purchase order by Crosby Council, was registered under title LA45086 at the Land Registry using OS SJ3396 dated 1955.

By 1968: Numerous streets to the north of 19 Lime Grove, including 21 Lime Grove, had been demolished, the land cleared, and maisonettes built on it. This land became known as the Kepler Street Estate.

One of the maisonette blocks, 21 to 39 Lime Grove, was built some 5 metres from the gable wall of 19 Lime Grove.

The level of the land adjacent to 19 Lime Grove was consequently lowered by Crosby Council’s contractors to accommodate the building of these maisonettes, and the support that this land had previously given to 19 Lime Groves gable wall was removed and, in so doing, exposed the shallow footing of part of 19 Lime Grove’s gable wall.

Crosby Council’s building contractors, Mathew and Mumby, subsequently replaced the former support with two Party Boundary Structures in the forms of what are known as, the ‘screen wall' and the 'old footings' some 700mm square which were constructed abutting the gable wall of 19 Lime Grove around 1968.

The first and most significant of these structures being the ‘old footings.’ The term 'old footings' a misnomer as they 'footed' nothing and were in fact a ‘buttress.’ They remain in place today and, with the land they stand on, are, and have been since 1994, the property of Maritime Housing Association.

The second was a wall built abutting the gable wall of 19 Lime Grove around its centre, and extending to abut the gable wall of the maisonette block, 21 to 39 Lime Grove near its front elevation.

The location of this wall is of some significance as it was constructed at the point where the footings of the gable wall descend into a cellar and thus obviate the need for support beyond that point.

Clearly those structures belonged to Crosby Council.

This is borne out by the fact that the brick cladding of the gable wall of the maisonettes was, the same brick as used to construct the screen wall, and obviously, both structures stood on Crosby Council’s land.

The structure the ‘screen wall’ was first shown on OS SJ3396 in October 1969, and by October 1989, (according to a ruling in the House of Lords) 19 Lime Grove had obtained a legal right to the support it gave.

Beyond the rear of the screen wall where, the footings were exposed by the excavation of the land, is where the old footings abutted it, and from there commenced, it is abundantly clear that no other purpose can be attributed to this constructions other than to give support to the gable wall of 19 Lime Grove and, that purpose, in the absence of any other, would be obvious to an engineer, architect, surveyor or any competent builder.

This contention is borne out by the fact that the old footings extend beyond the gable wall and continue to give support not only to the gable wall but also to the boundary wall which, extends some four metres from the gable wall.

The ‘old footings’ are still in situ but, have never been recorded on an OS map. They could not be removed at any time after 1984 without causing structural damage to my property.

In 1973: A new version of OS SJ3396 was drawn which did not included the Star of the Sea Junior School, built in 1974, but did included the maisonettes 21 to 39 Lime Grove with the boundary structure, the 'screen wall' still shown running at right angles between the respective gable walls of 19, and 21 to 39 Lime Grove.

In 1978: A new version of OS SJ3396 was drawn which included the Star of the Sea Junior School, the maisonettes 21 to 39 Lime Grove with the boundary structure, the 'screen wall' still shown running at right angles between the respective gable walls of 19, and 21 to 39 Lime Grove.

In March 1977: The land, known as the Kepler Street Estate, filed at the Land Registry in 1964 under the title number LA45343 using the 1969 OS SJ3396 map: had removed from it a parcel of land re-registered under title MS351603 which included the maisonettes 21 to 39 Lime Grove with the boundary structure, the 'screen wall' still shown running at right angles between the respective gable walls of 19, and 21 to 39 Lime Grove.

In April 1977 The land filed at the Land Registry under title number LA45343 using OS SJ3396 dated 1966: had removed from it two parcels of land that were also re-registered under title MS351603. The 1966 OS SJ3396 did not include the maisonettes 21 to 39 Lime Grove with the boundary structure, the 'screen wall' shown running at right angles between the respective gable walls of 19, and 21 to 39 Lime Grove, because in 1966 they had not been built.

In 1984/5 Sefton Council revamped the maisonettes including 21 to 39 Lime Grove and reduced the screen wall from some 5 metres long to a 'nib wall' some 1.5 metres long and built a pier on its end.

Clearly Sefton Council also attached some significance to the screen wall’s role of support to my gable wall, and just as clearly, their actions prove that they owned it by virtue of them reducing and strengthening it, something Maritime Housing Association seemed unaware of, because when they wrote to me on October 5th 1999 - in response to a photograph of the nib wall in situ, taken by Sefton Council (their appointed agents) on March 14th 1994 during a survey which, in June 2000, Maritime did know about and, which they also (then, if not before) knew was prior to the demolition of the maisonette block 21 to 39 Lime Grove - they stated:

“Sefton as our agent, are responsible for controlling building operations on our behalf, but as I have already said, demolition was still taking place up to September 1994, which had nothing to do with Maritime…looking at the photograph you have sent me I notice what appears to be either a newly built brick pier attached to your wall, or an old pier that has been repointed…I would question who constructed, or repointed, the brick pier. ”

In 1989: A new version of OS SJ3396 was drawn showing no screen wall between 19 and 21 to 39 Lime Grove.

On August 13th 1993: Planning Permission for:

“Erection of single story and 2 storey dwellings after demolition of the existing maisonettes.”

Was granted to Maritime Housing Association.

On September 25th 1992: The three titles, taken from Titles LA54086 and LA45343, and filed under MS351603, were Registered separately to Sefton MBC at Bootle Town Hall, and Southport Town Hall.

On October 28th 1993: Sefton Council’s Housing Standing Sub Committee resolved, that:

“Demolition of maisonette blocks at Kepler Street prior to development by Maritime Housing Association. (1) That the appropriate officer be authorised to implement the demolition works by acceptance of the tender of GTB Demolition company…in the sum of £95,693 subject to the land being acquired by Maritime Housing Association by December 31st 1993. That subject to (1) above the Borough Property Services Officer be authorised to issue a letter of intent in advance of formal contract documentation.”

On December 16th 1992: Sefton Council’s Housing Standing Sub Committee considered the report of the Borough Property Services Officer recommending the transfer of land for two new build sites to Maritime Housing Association.

On December 13th 1993: A new version of OS SJ3396 was drawn showing no screen wall between 19 and 21 to 39 Lime Grove.

On December 24th 1993 Sefton Council and Maritime Housing Association, after taxation, signed and sealed the transfer documents for the sale of 3.5 acres of land under titles 1. (a) LA45086 and (b) LA45343.

This land consisted of the three plots filed in March and April 1977 with the Land Registry under the title numbers LA45086 and LA45343 re-referenced to Sefton on September 25th 1992 which, the transfer document shows were to be given a new title number with another two parcels of land, i.e.:

(c) the land comprised in an agreement dated 7 August 1967 made between Liverpool Roman Catholic Archdiocese & Trustees Incorporating (1) and the Mayor Aldermen and Burgesses of the Borough of Crosby.

(d) the land comprised in a Statutory Declaration dated December 16th 1993 made by Michael Scott.

There were on December 24th 1993, to my knowledge, five distinct OS SJ3396, maps of the Kepler Street estate available, they were:

The first dated October 1969 – showing the screen wall

The Second dated 1973 - showing the screen wall

The third dated 1978 – showing the screen wall

The fourth dated 1989 – showing no screen wall

The fifth dated December 13th 1993 – showing no screen wall

Bound with the transfer documents was a ‘cut and pasted’ version of OS map SJ3396 comprising of: an ‘outer section’ being OS SJ3396 dated 1978 showing the Star of the Sea School and,

an ‘inner section’ depicting the land filed under titles MS351603, united by a section of public highway named Maple Close.

The screen wall, despite being on both of the versions of OS SJ3396 used in the forgery, had been erased from this transfer map.

The altered OS map SJ3396 provided for sale of the land is a forged instrument under s.8. (1) (a) and 9 (2) of the Forgery and Counterfeiting Act 1981 as it does not depict the presence of the party Boundary Structure 'the screen wall' and is clearly calculated to deceive.

This document also breaches s. 183 (1) of the Law of Property Act 1925 as neither Sefton or Maritime showed "due diligence" in the sale of the land in breach of s. 2 of the Property Misdescriptions Act 1991.

At 2, of the transfer document it is stated:

“It is agreed between the Council and the Association that any boundary structure now or hereafter constructed within 80 years of the date herein between the property herby transferred and the adjoining land of the Council are party boundary structures and are maintainable and repairable as such.”

This land is identified at 3, of the transfer documents as land referenced by Planning Permission as 93/03897/S. this reference was given to me by Sefton Council’s Planning Department as land provided for: “Erection of single story and 2 storey dwellings after demolition of the existing maisonettes.”

This permission was the permission granted on August 13th 1993.

The above dwellings are all now in situ on the land registered to Sefton Council under title MS351603 on September 25th 1992, taken from title LA43086 1977.

These dwellings are also identified in a ‘memo’ from Sefton’s Mr Barr, to Sefton’s Mr Williams: Referenced HSG 1188/2, and dated November 12th 1999 in which Mr Barr states, with regard to 19 Lime Grove – with a twist as to responsibility:

“This particular dwelling lies within an area which was redeveloped by the Council in conjunction with Maritime Housing Association during the period January 1994 to September 1995. The work basically involved the demolition of 7 blocks of 4 storey maisonettes and the construction of 49 new 2 storey traditionally built houses as part of the City Challenge program relating to relocation of residents of the former Rimrose Housing Estate.”

And further, with another twist:

On November 16th 1999, Fawley Construction, Maritime’s Building contractor, wrote the following to me:

1. “Our site plan 417/01 was adapted from Sefton Council’s drawing HSG 1187.1A which did not show a nib wall attached to your property, therefore one was not included on our drawing submitted for planning approval.”

2. Drawing HSG 1187, a used as part of the transfer map, and is marked as a Sefton Planning Department drawing based on OS SJ3396 dated 1978, which has had the screen wall erased from it.

3. This clearly shows that Sefton and Fawley, if not Maritime, had a drawing, and knowledge, at the planning stage of the development in August 1993 that showed no nib wall abutting my gable wall. All three had contractual obligations to each other.

On August 31st 1994 the land shown on the forged OS map used to transfer the land at both Kepler Street, shown on title LA45086, and Maple Grove, shown on LA45343 which was united by the public highway, Maple Close, was registered by the Land Registry under title MS351603 to Maritime Housing, at 2, of the office copy of the Property Register dated February 3rd 2006, it states:

“2. (21.01.1994) A transfer of the land in this title dated 24 December 1993 made between (1) The metropolitan Borough of Sefton and (2) Maritime Housing Association Limited contains the following provision:-

2, It is agreed between the Council and the Association that any boundary structure now or hereafter constructed within 80 years of the date herein between the property herby transferred and the adjoining land of the Council are party boundary structures and are maintainable and repairable as such.”

The title map that accompanies this title is a forgery which again, like the transfer map is composed of two versions of OS SJ3386 cut and pasted together, this time, the outer section is that of OS SJ3396 dated 1984 showing the Star of the Sea junior school, and the inner section, that of OS SJ3396 dated 1969, clumsily overlaid on it which has, amongst other things, removed the pavement between Seaforth Road and 19 Lime Grove and the entire pavement from Seaforth Road and the opposite side of Lime Grove through to Maple Close from it.

This title map is marked: Crown copyright 1975.

The altered OS map SJ3396 draw by the Land Registry for registration of the land is a forged instrument under s.8. (1) (a) and 9 (2) of the Forgery and Counterfeiting Act 1981 as it does not depicts the presence of the party Boundary Structure 'the screen wall' and is clearly calculated to deceive.

This document also breaches s. 183 (1) of the Law of Property Act 1925 as the Registry did not show "due diligence" in the production of this title map and also breach of s. 2 of the Property Misdescriptions Act 1991.

Yours sincerely,

fred robinson

Catherine Moran,

I am currently out of the office and will return on Tuesday 27 January
2009.

If you wish to make a request for information under the Freedom of
Information Act or Environmental Information Regulations, please forward
your enquiry to [email address]. Please note your email
will not be automatically forwarded.

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fred robinson (Account suspended)

Dear Catherine Moran,

OK

Yours sincerely,

fred robinson

Catherine Moran,

I am currently out of the office and will return on Monday 2 February
2009.

If you wish to make a request for information under the Freedom of
Information Act or Environmental Information Regulations, please forward
your enquiry to [email address]. Please note your email
will not be automatically forwarded.

show quoted sections

Catherine Moran,

1 Attachment

Dear Mr Robinson

Thank you for your recent request for information, received in pursuance
of the Freedom of Information Act.

Please find attached our response to your enquiry.

Regards

Catherine Moran

Information Access Officer

Homes and Communities Agency

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fred robinson (Account suspended)

Dear Catherine Moran,

YOUR RESPONSE:

Request for Information
Thank you for your recent enquiry, which requested information in pursuance of the Freedom
of Information Act (2000). For clarification, the wording of your request was as follows:

“Will you confirm or deny the Corporation [Homes and Communities Agency] funds Regenda Limited as a builder and provider of social housing.”

As you are aware, the functions of the Housing Corporation have now been divided between two new organisations: the Tenants Services Authority, and the Homes and Communities Agency. Your request was submitted to the Tenants Services Authority, but has been transferred to the Homes and Communities Agency for our consideration.

We have now completed our investigations into your request for information, and are able to respond as follows. We can confirm that the Housing Corporation DID fund Regenda Ltd as a developer, owner and manager of affordable housing. The Homes and Communities Agency, as successor to the Housing Corporation, also funds Regenda Ltd as a developer, owner and manager of affordable housing as part of the Riverside Partnership 08.

Please do not hesitate to contact us if you have any questions regarding this response or any further queries. If you are unhappy with the way Homes and Communities Agency has handled your request you may ask for an internal review. You should contact

Legal Assistant

THANK YOU FOR YOUR RESPONSE WHICH HAS ANSWERED MY FOI REQUEST.

Yours sincerely,

fred robinson