This story appeared in the Yorkshire Evening Post on 12 October 2007.
Tenants get boost in fight to save flats
By DAVID MARSH
Municipal Reporter
http://www.yorkshireeveningpost.co.uk/news/Tenants-get-boost-in-fight.3374167.jp
TENANTS fighting plans to sell three council tower blocks to private developers have scored a victory.Council chiefs have now decided to seek Government cash to improve the three Lovell Park tower blocks on the Little London estate in Leeds.
And Andrew Coley, chairman of Little London Tenants and Residents Association, today hailed the council’s change of heart as “fantastic news.”
Two years ago Leeds City Council revealed plans for a £95m Private Finance Initiative (PFI) scheme to regenerate Little London. It proposed that as part of the project the three high-rise blocks could be sold to a specialist developer who would renovate them for sale or rent.
The suggested sale was strongly opposed by the association, who argued that no tenants should lose their homes as part of the regeneration.
After the Government last year approved the PFI, council bosses agreed to put the sale proposal on hold and consider other options for the blocks.
They have now decided to apply to the Government for Decent Homes funding to carry out major improvements to the flats.
Mr Coley said: “As an association we always said we didn’t want to see any demolitions or any sale of people’s homes.
“We wanted the community to be kept together and for everyone to benefit from investment. It is fantastic news that the council has decided to seek the decency funding.
“Apart from day-to-day repairs, there has been no capital spending on the Little London flats since PFI was first suggested in 2001. We back the council 100 per cent in trying to get this money.”
Process
Coun Les Carter, executive member for neighbourhoods and housing, commented: “This is the start of a process. We are by no means guaranteed the funding from Government, but this shows that the council is ready to take action to secure a decent future for Lovell Park flats.”
Coun Penny Ewens (Lib Dem, Hyde Park and Woodhouse) said: “I am aware that residents would like to see decent homes improvements and I am very pleased about this news.”
Coun Barry Anderson, who chairs West North West Homes, the council’s arms-length management organisation responsible for the estate, said: “We’ll be writing to all the residents to let them know the plan, and hope that we are able to bring good news back from our discussions with the Government.”
Monday, October 29, 2007
Lovells Flats saved from privatisation! October 2007
On 10 October (2007) Leeds City Council informed tenants of three Lovell Park high-rise blocks of flats in Little London that it would no longer seek to sell off the flats to a private developer, and would instead retain them as council homes.The decision was announced to an open meeting of the newly-formed Lovell Park Flats Tenants and Residents Committee at the Little London Community Centre.
This is magnificent victory for tenants, and the small number of leaseholders, who have fought the proposed sell off since Leeds City Council announced its plans in early 2006. Thanks to dogged campaigning, tenants decisively rejected the sale of their homes during the February 2006 consultation. Initially, Leeds City Council ignored their wishes and in May 2006 passed a resolution to press on with the sale.
However, following the public embarassment to senior councillors of the extensive television and newspaper coverage of the injustice to the Lovells tenants, and a 500 signature-strong petition from local residents calling for regeneration to 'benefit all, not some', the Council agreed to 'look again' at the options and consult tenants.
Yet again, the Council failed to communicate with anyone in the Lovells flats, and following a newspaper article in December 2006, tenants were forced to endure another agonising and worrying period of silence on the matter until this month (October).
At the meeting with tenant representatives from the Lovells, an officer from the housing management company, West North West Homes, finally gave tenants the news they had always wanted to hear: that the proposed sale of 297 flats to be refurbished as private flats was off, and that instead West North West Homes and Leeds City Council would apply for extra cash from central government to bring the flats up to the Decent Homes Standard.
Despite the good news, the discussions with housing officers confirmed what the Save Little London Campaign has been saying all along - that the Lovells are viable council flats in a great location with many years of public service left in them. In other words, Leeds City Council was not telling tenants the truth when it said that the flats were beyond saving as council homes and that the council could not continue to let these flats in the long term because of falling demand and high turnover.
The simple truth is that Leeds City Council originally decided to sell off the flats for a variety of reasons that bore little resemblance to their official explanation. Housing officers admitted as much at the meeting when they explained that the private sector market had "moved on" in recent years to favour "new build schemes" and therefore a refurbishment scheme was unlikely to attract much interest from developers.
So what is the future for the Lovells now?
Leeds City Council and West North West Homes will hopefully succeed in getting extra funding from government to carry out Decent Homes repairs. This means that every flat that needs it will get double glazing, but only those flats with outstanding repairs and renewal issues that fail the Decency standard will actually have anything spent on them. The Decency threshold is also pretty low in any case.
In other words, even though the flats look like being saved, we are extremely concerned that the housing management company and the Council will not have / or make available enough funding to get the flats refurbished to a level of human decency. The situation in the Lovells at the moment is a disgrace with drug dealing and addiction causing major security and health problems. Tenants standard of living is shocking.
Little London PFI in local press, 3 July 2007
This was printed in the Yorkshire Evening Post on 3 July 2007
'Build more council homes' plea to chiefs
By David Marsh
http://www.yorkshireeveningpost.co.uk/news/39Build-more-council--homes39.2997882.jp
HOUSING chiefs are being urged to build more council houses as part of a plan to regenerate an inner city Leeds neighbourhood.
The council has published a draft blueprint – currently out for public consultation – that will help guide plans to reshape the Little London estate on the edge of the city centre.
A key plank of the regeneration is a scheme to build hundreds of new homes under a Government-backed Private Finance Initiative (PFI).But there are fears the initiative will do nothing to tackle the affordable housing crisis facing the city and is more of a device to "gentrify" the 1960s-built council estate.
In a document prepared as part of the public consultation, Leeds University academic Stuart Hodkinson, who is also a community advisor to the Little London Tenants and Residents Association, says the council's draft scheme would see a reduction of between 15 and 27 local authority homes.
He also points out there is a questionmark over the future of three multi-storey blocks – which the council is considering selling to a private developer – and adds: "Overall, this represents a major change in the mix of housing tenures towards the free market and away from social housing."
Mr Hodkinson said the number of council homes in Leeds was expected to fall by up to 15,000 over the next 10 years, which would add to the shortage of affordable housing.
Desire
He said: "Leeds – and Little London – desperately needs to retain its existing social rented stock."
Noting that the draft blueprint says that one of the aims is to "maximise the market potential of the area," Mr Hodkinson says:
"This speaks more of a desire to gentrify the community as part of the city centre growth strategy."
He acknowledges that the blueprint – called a development framework – has much to commend it including housing improvements, proposals to make the estate safer and more attractive, better shops and a new community centre.
Mr Hodkinson adds: "It is very much hoped that this framework does not become watered down during the competitive dialogue and final negotiations of the PFI procurement process."
Public consultation runs until the end of this month, and the council will consider all the comments made.
Last Updated: 03 July 2007 12:37 PM
'Build more council homes' plea to chiefs
By David Marsh
http://www.yorkshireeveningpost.co.uk/news/39Build-more-council--homes39.2997882.jp
HOUSING chiefs are being urged to build more council houses as part of a plan to regenerate an inner city Leeds neighbourhood.
The council has published a draft blueprint – currently out for public consultation – that will help guide plans to reshape the Little London estate on the edge of the city centre.
A key plank of the regeneration is a scheme to build hundreds of new homes under a Government-backed Private Finance Initiative (PFI).But there are fears the initiative will do nothing to tackle the affordable housing crisis facing the city and is more of a device to "gentrify" the 1960s-built council estate.
In a document prepared as part of the public consultation, Leeds University academic Stuart Hodkinson, who is also a community advisor to the Little London Tenants and Residents Association, says the council's draft scheme would see a reduction of between 15 and 27 local authority homes.
He also points out there is a questionmark over the future of three multi-storey blocks – which the council is considering selling to a private developer – and adds: "Overall, this represents a major change in the mix of housing tenures towards the free market and away from social housing."
Mr Hodkinson said the number of council homes in Leeds was expected to fall by up to 15,000 over the next 10 years, which would add to the shortage of affordable housing.
Desire
He said: "Leeds – and Little London – desperately needs to retain its existing social rented stock."
Noting that the draft blueprint says that one of the aims is to "maximise the market potential of the area," Mr Hodkinson says:
"This speaks more of a desire to gentrify the community as part of the city centre growth strategy."
He acknowledges that the blueprint – called a development framework – has much to commend it including housing improvements, proposals to make the estate safer and more attractive, better shops and a new community centre.
Mr Hodkinson adds: "It is very much hoped that this framework does not become watered down during the competitive dialogue and final negotiations of the PFI procurement process."
Public consultation runs until the end of this month, and the council will consider all the comments made.
Last Updated: 03 July 2007 12:37 PM
Little London PFI scheme out for tender, July 2007
On 24 July (2007), Leeds City Council finally advertised the tender for the Little London PFI housing regeneration scheme. This means that the public sector contract for the proposed regeneration scheme has now been advertised by the Council to the private sector across the European Union, and that Leeds City Council is now officially in the procurement phase of the PFI scheme.
Any company / consortium interested in bidding for the Little London scheme had to send in what is called a 'Pre-Qualification Questionnaire' (PQQ) by the 4 September 2007. A PQQ asks a potential bidder a number of questions about their economic and financial standing and their technical and professional ability in order to determine whether they can proceed to the next stage.
The full tender advertisement is below, or download it here. As you can see, it is a very technical document that only professionals will understand!!! However, it very clearly states that Leeds City Council is seeking to award a single contract for both the Little London PFI scheme, and the Beeston Hill and Holbeck PFI scheme, to a prospective PFI consortium. Click here to remind yourself how PFI works.
The tender advert also makes clear that tenants in Beeston Hill and Holbeck face a far worse situation than Little London tenants, because Leeds City Council is proposing to demolish around 600 homes and convert a further 120 homes into more suitable accommodation (which will mean more homes being lost). In their place, the Council is proposing to build approximately 200 new council homes, and a massive 500 new private homes. In other words, a net loss of council housing by at least 400 homes, and the direct replacement of public housing with private housing.
Little London PFI Scheme Tender Document (click to download PDF version)
Tender: Leeds: housing services
Articles / Tenders: Other Services Date: Jul 24, 2007 - 08:14 AM
The deadline for this government tender / public sector contract notice is 04/09/2007
UK-Leeds: housing services
2007/S 140-173257
CONTRACT NOTICE
Works
SECTION I: CONTRACTING AUTHORITY
I.1) NAME, ADDRESSES AND CONTACT POINT(S):
Leeds City Council, Procurement Unit, 4th Floor West, Civic Hall, Calverly Street, Contact: Greg O'Halloran, Attn: Greg O'Halloran, UK-Leeds LS1 1UR. Tel. 0113 3950707. E-mail: mailto:greg.o. Fax 0113 2478862.
Internet address(es):
General address of the contracting authority: http://www.leeds.gov.uk/.
Address of the buyer profile: http://scms.alito.co.uk/.
Further information can be obtained at: As in above-mentioned contact point(s). Specifications and additional documents (including documents for competitive dialogue and a dynamic purchasing system) can be obtained at: As in above-mentioned contact point(s).
Tenders or requests to participate must be sent to: As in above-mentioned contact point(s).
I.2) TYPE OF THE CONTRACTING AUTHORITY AND MAIN ACTIVITY OR ACTIVITIES:
Regional or local authority.
General public services.
Housing and community amenities.
The contracting authority is purchasing on behalf of other contracting authorities: no.
SECTION II: OBJECT OF THE CONTRACT
II.1) DESCRIPTION
II.1.1) Title attributed to the contract by the contracting authority:
Little London and Beeston Hill and Holbeck Housing Private Finance Initiative Regeneration Project.
II.1.2) Type of contract and location of works, place of delivery or of performance:
Works.
Main site or location of works: Leeds.
NUTS code: UKE42.
II.1.3) The notice involves:
A public contract.
II.1.4) Information on framework agreement:
II.1.5) Short description of the contract or purchase(s):
Leeds City Council is seeking to enter into a Housing Revenue Account Private Finance Initiative contract or contracts for the refurbishment, demolition and replacement and associated environmental improvements of homes in the Little London area of Leeds and (subject to government funding approval) in the Beeston Hill and Holbeck area of South Leeds. The project is anticipated to encompass both a Private Finance Initiative contract or contracts (as outlined above) and development agreement(s) for the redevelopment of certain sites in both Little London (which will include the redevelopment of the Little London neighbourhood centre) and the Beeston Hill and Holbeck areas. It is anticipated that the PFI contract(s) will be for a period of around 20 to 30 years (including the works period). The contractor will be responsible throughout the duration of the contract for the provision of repairs, maintenance, cleaning and caretaking services to both refurbished and new dwellings. Leeds City Council expects bidders to propose solutions to satisfy its output based specification. It should be noted that funding approval is still required in respect of the Beeston Hill and Holbeck aspect of the project. Further information is contained in the Memorandum of Information available from the address in I.1.
II.1.6) Common procurement vocabulary (CPV):
70333000, 70331000, 50700000, 45111000, 45211000, 45453100.
II.1.7) Contract covered by the Government Procurement Agreement (GPA):
Yes.
II.1.8) Division into lots:
Yes.
Tenders should be submitted for: all lots.
II.1.9) Variants will be accepted:
Yes.
II.2) QUANTITY OR SCOPE OF THE CONTRACT
II.2.1) Total quantity or scope:
A design, build, finance and operate contract with an overall capital value of approximately 154 000 000 GBP (75 000 000 GBP in respect of Little London and 79 000 000 GBP in respect of Beeston Hill and Holbeck) is envisaged.
The procurement is to be divided into 3 'lots', the first in respect of Little London only (“Lot 1”), the second in respect of Beeston Hill & Holbeck only (“Lot 2”) and the third encompassing both Little London and Beeston Hill & Holbeck (“Lot 3”). Bidders are required to bid for each of the 3 lots (subject to the right of Leeds City Council to discontinue or postpone the procurement of any of the lots) though they should note that Leeds City Council's preferred option at this stage is to award a contract in respect of Lot 3 (subject to receiving government approval in respect of Beeston Hill and Holbeck).
Within the Little London area, the project is anticipated to consist of the refurbishment of around 922 Council homes (subject to technical due diligence), demolition of two blocks of flats (102 units) and around 40 maisonettes, construction of approximately 125 new homes for Leeds City Council and the undertaking of associated environmental improvements. It is also expected that the contractor will enter into a development agreement for the provision of approximately 90 new homes for private sale, a proportion of which will be affordable or low cost housing, and for the redevelopment of the current neighbourhood centre (including the provision of shops, community centre and housing office).
Within the Beeston Hill and Holbeck area it is anticipated that the project will consist of the refurbishment of approximately 450 Council homes (subject to technical due diligence), demolition of around 600 properties, conversion of around 120 homes into more suitable accommodation, construction of approximately 200 new homes for Leeds City Council and the undertaking of associated environmental improvements. It is also expected that the contractor will enter into a development agreement for the provision of approximately 500 new homes for private sale, a proportion of which will be affordable or low cost housing.
The number of properties to be refurbished, demolished, built and/or maintained and the scope of the services currently envisaged may change as the project progresses.
The Beeston Hill and Holbeck part of the project still requires government approval which will be sought during the initial stages of tendering. The City Council reserves the right (at any time) to discontinue or postpone the procurement of any of the lots, or to proceed with the project and to award a contract in respect of: Lot 1 only; Lot 2 only; both Lot 1 and Lot 2 (separately); or Lot 3.
Prior to entering into any development agreement, the successful bidder will need to demonstrate that its bid will provide best consideration in relation to any land to be disposed of by Leeds City Council.
Leeds City Council may include an option or variation mechanism to extend the initial contract term and/or to include additional works, services and/or supplies within the scope. Furthermore, a public works contract for new works which would be a repetition of the works provided (or to be provided) under any contract awarded pursuant to the procurement process commenced by the publication of this contract notice may be awarded by Leeds City Council without prior publication of a contract notice using the negotiated procedure in accordance with Regulation 14(1)(d)(ii) of the Public Contracts Regulations 2006.
Further details are contained in the Memorandum of Information which can be obtained from the address at I.1.
II.2.2) Options:
II.3) DURATION OF THE CONTRACT OR TIME-LIMIT FOR COMPLETION: Duration in months: 240 (from the award of the contract).
INFORMATION ABOUT LOTS
LOT NO 1
TITLE: Little London only
1) SHORT DESCRIPTION: Housing services.
2) COMMON PROCUREMENT VOCABULARY (CPV): 70333000.
3) QUANTITY OR SCOPE:
4) INDICATION ABOUT DIFFERENT DATE FOR DURATION OF CONTRACT OR STARTING/COMPLETION:
5) ADDITIONAL INFORMATION ABOUT LOTS:
LOT NO 2
TITLE: Beeston Hill and Holbeck only
1) SHORT DESCRIPTION: Housing services.
2) COMMON PROCUREMENT VOCABULARY (CPV): 70333000.
3) QUANTITY OR SCOPE:
4) INDICATION ABOUT DIFFERENT DATE FOR DURATION OF CONTRACT OR STARTING/COMPLETION:
5) ADDITIONAL INFORMATION ABOUT LOTS:
LOT NO 3
TITLE: Both Little London and Beeston Hill and Holbeck
1) SHORT DESCRIPTION: Housing services.
2) COMMON PROCUREMENT VOCABULARY (CPV): 70333000.
3) QUANTITY OR SCOPE:
4) INDICATION ABOUT DIFFERENT DATE FOR DURATION OF CONTRACT OR STARTING/COMPLETION:
5) ADDITIONAL INFORMATION ABOUT LOTS:
SECTION III: LEGAL, ECONOMIC, FINANCIAL AND TECHNICAL INFORMATION
III.1) CONDITIONS RELATING TO THE CONTRACT
III.1.1) Deposits and guarantees required:
Leeds City Council reserves the right to require deposits, bonds, or other forms of appropriate security.
III.1.2) Main financing conditions and payment arrangements and/or reference to the relevant provisions regulating them:
The terms concerning financing and payment will be set out in the contract documents. The project is being procured under the UK government Private Finance Initiative.
III.1.3) Legal form to be taken by the group of economic operators to whom the contract is to be awarded:
Contract(s) may be awarded to one or more applicants, consortia or individual members of consortia in respect of any one or more of the lots, but in the case of a consortium or individual members of a consortium liability to Leeds City Council will be joint and several.
III.1.4) Other particular conditions to which the performance of the contract is subject:
Yes.
See the pre-qualification documents which are available from the address in section I.1.
III.2) CONDITIONS FOR PARTICIPATION
III.2.1) Personal situation of economic operators, including requirements relating to enrolment on professional or trade registers:
Information and formalities necessary for evaluating if requirements are met: Suppliers may be treated as ineligible under the terms of Regulation 23 (Criteria for rejection of economic operator’s services) of the Public Contracts Regulations 2006, as detailed in the pre-qualification documents.
Further details and copies of the Pre Qualification Questionnaire can be obtained from the Supplier Contract Management System web site at http://scms.alito.co.uk. If you have any queries you can contact Greg O'Halloran, Project Procurement Officer, Corporate Procurement Unit, Legal and Democratic Services, Leeds City Council, Leeds LS1 1UR, tel. 0113 395 0707, fax 0113 2478862, email mailto:greg.o. The deadline for receipt of Pre Qualification Questionnaires is noon 4.9.2007. The selected list of tenderers will be compiled from the evaluation of the questionnaires (as set out in Articles 29- 35 of Directive 92/50/EC).
III.2.2) Economic and financial capacity:
Information and formalities necessary for evaluating if requirements are met: Please refer to Pre Qualification Questionnaire and Tender Documents.
III.2.3) Technical capacity:
Information and formalities necessary for evaluating if requirements are met: See III.2.1 above and refer to Pre Qualification Questionnaire.
III.2.4) Reserved contracts:
No.
III.3) CONDITIONS SPECIFIC TO SERVICES CONTRACTS
III.3.1) Execution of the service is reserved to a particular profession:
III.3.2) Legal entities should indicate the names and professional qualifications of the staff responsible for the execution of the service:
SECTION IV: PROCEDURE
IV.1) TYPE OF PROCEDURE
IV.1.1) Type of procedure:
Competitive dialogue.
IV.1.2) Limitations on the number of operators who will be invited to tender or to participate: Objective criteria for choosing the limited number of candidates: As stated in the pre-qualification documents available from the address in section I.1.
IV.1.3) Reduction of the number of operators during the negotiation or dialogue:
Recourse to staged procedure to gradually reduce the number of solutions to be discussed or tenders to be negotiated yes.
IV.2) AWARD CRITERIA
IV.2.1) Award criteria:
The most economically advantageous tender in terms of the criteria stated in the specifications, in the invitation to tender or to negotiate or in the descriptive document.
IV.2.2) An electronic auction will be used:
No.
IV.3) ADMINISTRATIVE INFORMATION
IV.3.1) File reference number attributed by the contracting authority:
LCC4057.
IV.3.2) Previous publication(s) concerning the same contract: No.
IV.3.3) Conditions for obtaining specifications and additional documents or descriptive document Payable documents: no.
IV.3.4) Time-limit for receipt of tenders or requests to participate: 4.9.2007.
IV.3.5) Date of dispatch of invitations to tender or to participate to selected candidates:
IV.3.6) Language(s) in which tenders or requests to participate may be drawn up: English.
IV.3.7) Minimum time frame during which the tenderer must maintain the tender:
IV.3.8) Conditions for opening tenders:
SECTION VI: COMPLEMENTARY INFORMATION
VI.1) THIS IS A RECURRENT PROCUREMENT: No.
VI.2) CONTRACT RELATED TO A PROJECT AND/OR PROGRAMME FINANCED BY EU FUNDS:
No
VI.3) ADDITIONAL INFORMATION:
Candidates should note that Leeds City Council intends to hold a bidders information day on 16.8.2007. Applicants wishing to attend should pre-register with Dayle Lynch via e-mail at dayle.lynch@leeds.gov.uk (0113 395 2835) by 13.8.2007.
Leeds City Council expressly reserves the right:
(a) not to award any contract as a result of the procurement process commenced by the publication of this notice;
(b) to make whatever changes it may see fit to the content, process, timing and structure of the tendering competition;
(c) not to evaluate any PQQ responses received after the relevant deadline;
(d) to award one or more contracts in respect of part only of the requirements covered by this contract notice;
(e) to procure the whole or any part of any lot or any combination of any lots by any other means (including by way of a new procurement process);
and
(f) to make any change to the procurement programme or any other date currently envisaged.
In no circumstance will Leeds City Council be liable for any costs incurred by any candidate participating in the procurement process.
Parties which alter their composition after submitting a response to the PQQ may be the subject of re-evaluation.
Variant bids may be permissible within the parameters to be determined in the tender documentation.
Variants will be accepted in addition to the compliant bids (as set out in the tender documentation) providing that Leeds City Council's core requirements are met and provided that they are in accordance with the contract documentation. Applicants should note that it is intended that rent collection, allocations and lettings and other tenancy management services will not form part of the project, and will be retained by the local ALMOs.
VI.4) PROCEDURES FOR APPEAL
VI.4.1) Body responsible for appeal procedures:
Official name: See section VI.4.2.
VI.4.2) Lodging of appeals:
Precise information on deadline(s) for lodging appeals: Precise information on deadline(s) for lodging appeals: Leeds City Council will incorporate a minimum 10 calendar day standstill period at the point information on the award of the contract is communicated to candidates. This period allows unsuccessful candidates to seek further debriefing from Leeds City Council before the contract is entered into. Applicants have two working days from the notification of the award decision to request additional debriefing and that information has to be provided a minimum of three working days before the expiry of the standstill period. Such additional information should be requested from the addressee in section I.1. If an appeal regarding the award of the contract has not been successfully resolved, The Public Contracts Regulations 2006 (SI 2006 No. 5) provide for aggrieved parties who have been harmed or are at risk of harm by a breach of the rules to take action in the High Court (England, Wales and Northern Ireland). Any such action must be brought promptly (generally within three months). Where a contract has not been entered into, the Court may order the setting aside of the award decision or order Leeds City Council to amend any document and may award damages. The purpose of the standstill period referred to above is to allow parties to apply to the Courts to set aside the award decision before the contract is entered into.
VI.4.3) Service from which information about the lodging of appeals may be obtained:
Leeds City Council, Procurement Unit, 4th Floor West, Civic Hall, Calverly Street,
UK-Leeds LS1 1UR. E-mail: mailto:greg.o
Tel. 0113 3950707 . URL: http://www.leeds.gov.uk/
VI.5) DATE OF DISPATCH OF THIS NOTICE:
20.7.2007.
Any company / consortium interested in bidding for the Little London scheme had to send in what is called a 'Pre-Qualification Questionnaire' (PQQ) by the 4 September 2007. A PQQ asks a potential bidder a number of questions about their economic and financial standing and their technical and professional ability in order to determine whether they can proceed to the next stage.
The full tender advertisement is below, or download it here. As you can see, it is a very technical document that only professionals will understand!!! However, it very clearly states that Leeds City Council is seeking to award a single contract for both the Little London PFI scheme, and the Beeston Hill and Holbeck PFI scheme, to a prospective PFI consortium. Click here to remind yourself how PFI works.
The tender advert also makes clear that tenants in Beeston Hill and Holbeck face a far worse situation than Little London tenants, because Leeds City Council is proposing to demolish around 600 homes and convert a further 120 homes into more suitable accommodation (which will mean more homes being lost). In their place, the Council is proposing to build approximately 200 new council homes, and a massive 500 new private homes. In other words, a net loss of council housing by at least 400 homes, and the direct replacement of public housing with private housing.
Little London PFI Scheme Tender Document (click to download PDF version)
Tender: Leeds: housing services
Articles / Tenders: Other Services Date: Jul 24, 2007 - 08:14 AM
The deadline for this government tender / public sector contract notice is 04/09/2007
UK-Leeds: housing services
2007/S 140-173257
CONTRACT NOTICE
Works
SECTION I: CONTRACTING AUTHORITY
I.1) NAME, ADDRESSES AND CONTACT POINT(S):
Leeds City Council, Procurement Unit, 4th Floor West, Civic Hall, Calverly Street, Contact: Greg O'Halloran, Attn: Greg O'Halloran, UK-Leeds LS1 1UR. Tel. 0113 3950707. E-mail: mailto:greg.o. Fax 0113 2478862.
Internet address(es):
General address of the contracting authority: http://www.leeds.gov.uk/.
Address of the buyer profile: http://scms.alito.co.uk/.
Further information can be obtained at: As in above-mentioned contact point(s). Specifications and additional documents (including documents for competitive dialogue and a dynamic purchasing system) can be obtained at: As in above-mentioned contact point(s).
Tenders or requests to participate must be sent to: As in above-mentioned contact point(s).
I.2) TYPE OF THE CONTRACTING AUTHORITY AND MAIN ACTIVITY OR ACTIVITIES:
Regional or local authority.
General public services.
Housing and community amenities.
The contracting authority is purchasing on behalf of other contracting authorities: no.
SECTION II: OBJECT OF THE CONTRACT
II.1) DESCRIPTION
II.1.1) Title attributed to the contract by the contracting authority:
Little London and Beeston Hill and Holbeck Housing Private Finance Initiative Regeneration Project.
II.1.2) Type of contract and location of works, place of delivery or of performance:
Works.
Main site or location of works: Leeds.
NUTS code: UKE42.
II.1.3) The notice involves:
A public contract.
II.1.4) Information on framework agreement:
II.1.5) Short description of the contract or purchase(s):
Leeds City Council is seeking to enter into a Housing Revenue Account Private Finance Initiative contract or contracts for the refurbishment, demolition and replacement and associated environmental improvements of homes in the Little London area of Leeds and (subject to government funding approval) in the Beeston Hill and Holbeck area of South Leeds. The project is anticipated to encompass both a Private Finance Initiative contract or contracts (as outlined above) and development agreement(s) for the redevelopment of certain sites in both Little London (which will include the redevelopment of the Little London neighbourhood centre) and the Beeston Hill and Holbeck areas. It is anticipated that the PFI contract(s) will be for a period of around 20 to 30 years (including the works period). The contractor will be responsible throughout the duration of the contract for the provision of repairs, maintenance, cleaning and caretaking services to both refurbished and new dwellings. Leeds City Council expects bidders to propose solutions to satisfy its output based specification. It should be noted that funding approval is still required in respect of the Beeston Hill and Holbeck aspect of the project. Further information is contained in the Memorandum of Information available from the address in I.1.
II.1.6) Common procurement vocabulary (CPV):
70333000, 70331000, 50700000, 45111000, 45211000, 45453100.
II.1.7) Contract covered by the Government Procurement Agreement (GPA):
Yes.
II.1.8) Division into lots:
Yes.
Tenders should be submitted for: all lots.
II.1.9) Variants will be accepted:
Yes.
II.2) QUANTITY OR SCOPE OF THE CONTRACT
II.2.1) Total quantity or scope:
A design, build, finance and operate contract with an overall capital value of approximately 154 000 000 GBP (75 000 000 GBP in respect of Little London and 79 000 000 GBP in respect of Beeston Hill and Holbeck) is envisaged.
The procurement is to be divided into 3 'lots', the first in respect of Little London only (“Lot 1”), the second in respect of Beeston Hill & Holbeck only (“Lot 2”) and the third encompassing both Little London and Beeston Hill & Holbeck (“Lot 3”). Bidders are required to bid for each of the 3 lots (subject to the right of Leeds City Council to discontinue or postpone the procurement of any of the lots) though they should note that Leeds City Council's preferred option at this stage is to award a contract in respect of Lot 3 (subject to receiving government approval in respect of Beeston Hill and Holbeck).
Within the Little London area, the project is anticipated to consist of the refurbishment of around 922 Council homes (subject to technical due diligence), demolition of two blocks of flats (102 units) and around 40 maisonettes, construction of approximately 125 new homes for Leeds City Council and the undertaking of associated environmental improvements. It is also expected that the contractor will enter into a development agreement for the provision of approximately 90 new homes for private sale, a proportion of which will be affordable or low cost housing, and for the redevelopment of the current neighbourhood centre (including the provision of shops, community centre and housing office).
Within the Beeston Hill and Holbeck area it is anticipated that the project will consist of the refurbishment of approximately 450 Council homes (subject to technical due diligence), demolition of around 600 properties, conversion of around 120 homes into more suitable accommodation, construction of approximately 200 new homes for Leeds City Council and the undertaking of associated environmental improvements. It is also expected that the contractor will enter into a development agreement for the provision of approximately 500 new homes for private sale, a proportion of which will be affordable or low cost housing.
The number of properties to be refurbished, demolished, built and/or maintained and the scope of the services currently envisaged may change as the project progresses.
The Beeston Hill and Holbeck part of the project still requires government approval which will be sought during the initial stages of tendering. The City Council reserves the right (at any time) to discontinue or postpone the procurement of any of the lots, or to proceed with the project and to award a contract in respect of: Lot 1 only; Lot 2 only; both Lot 1 and Lot 2 (separately); or Lot 3.
Prior to entering into any development agreement, the successful bidder will need to demonstrate that its bid will provide best consideration in relation to any land to be disposed of by Leeds City Council.
Leeds City Council may include an option or variation mechanism to extend the initial contract term and/or to include additional works, services and/or supplies within the scope. Furthermore, a public works contract for new works which would be a repetition of the works provided (or to be provided) under any contract awarded pursuant to the procurement process commenced by the publication of this contract notice may be awarded by Leeds City Council without prior publication of a contract notice using the negotiated procedure in accordance with Regulation 14(1)(d)(ii) of the Public Contracts Regulations 2006.
Further details are contained in the Memorandum of Information which can be obtained from the address at I.1.
II.2.2) Options:
II.3) DURATION OF THE CONTRACT OR TIME-LIMIT FOR COMPLETION: Duration in months: 240 (from the award of the contract).
INFORMATION ABOUT LOTS
LOT NO 1
TITLE: Little London only
1) SHORT DESCRIPTION: Housing services.
2) COMMON PROCUREMENT VOCABULARY (CPV): 70333000.
3) QUANTITY OR SCOPE:
4) INDICATION ABOUT DIFFERENT DATE FOR DURATION OF CONTRACT OR STARTING/COMPLETION:
5) ADDITIONAL INFORMATION ABOUT LOTS:
LOT NO 2
TITLE: Beeston Hill and Holbeck only
1) SHORT DESCRIPTION: Housing services.
2) COMMON PROCUREMENT VOCABULARY (CPV): 70333000.
3) QUANTITY OR SCOPE:
4) INDICATION ABOUT DIFFERENT DATE FOR DURATION OF CONTRACT OR STARTING/COMPLETION:
5) ADDITIONAL INFORMATION ABOUT LOTS:
LOT NO 3
TITLE: Both Little London and Beeston Hill and Holbeck
1) SHORT DESCRIPTION: Housing services.
2) COMMON PROCUREMENT VOCABULARY (CPV): 70333000.
3) QUANTITY OR SCOPE:
4) INDICATION ABOUT DIFFERENT DATE FOR DURATION OF CONTRACT OR STARTING/COMPLETION:
5) ADDITIONAL INFORMATION ABOUT LOTS:
SECTION III: LEGAL, ECONOMIC, FINANCIAL AND TECHNICAL INFORMATION
III.1) CONDITIONS RELATING TO THE CONTRACT
III.1.1) Deposits and guarantees required:
Leeds City Council reserves the right to require deposits, bonds, or other forms of appropriate security.
III.1.2) Main financing conditions and payment arrangements and/or reference to the relevant provisions regulating them:
The terms concerning financing and payment will be set out in the contract documents. The project is being procured under the UK government Private Finance Initiative.
III.1.3) Legal form to be taken by the group of economic operators to whom the contract is to be awarded:
Contract(s) may be awarded to one or more applicants, consortia or individual members of consortia in respect of any one or more of the lots, but in the case of a consortium or individual members of a consortium liability to Leeds City Council will be joint and several.
III.1.4) Other particular conditions to which the performance of the contract is subject:
Yes.
See the pre-qualification documents which are available from the address in section I.1.
III.2) CONDITIONS FOR PARTICIPATION
III.2.1) Personal situation of economic operators, including requirements relating to enrolment on professional or trade registers:
Information and formalities necessary for evaluating if requirements are met: Suppliers may be treated as ineligible under the terms of Regulation 23 (Criteria for rejection of economic operator’s services) of the Public Contracts Regulations 2006, as detailed in the pre-qualification documents.
Further details and copies of the Pre Qualification Questionnaire can be obtained from the Supplier Contract Management System web site at http://scms.alito.co.uk. If you have any queries you can contact Greg O'Halloran, Project Procurement Officer, Corporate Procurement Unit, Legal and Democratic Services, Leeds City Council, Leeds LS1 1UR, tel. 0113 395 0707, fax 0113 2478862, email mailto:greg.o. The deadline for receipt of Pre Qualification Questionnaires is noon 4.9.2007. The selected list of tenderers will be compiled from the evaluation of the questionnaires (as set out in Articles 29- 35 of Directive 92/50/EC).
III.2.2) Economic and financial capacity:
Information and formalities necessary for evaluating if requirements are met: Please refer to Pre Qualification Questionnaire and Tender Documents.
III.2.3) Technical capacity:
Information and formalities necessary for evaluating if requirements are met: See III.2.1 above and refer to Pre Qualification Questionnaire.
III.2.4) Reserved contracts:
No.
III.3) CONDITIONS SPECIFIC TO SERVICES CONTRACTS
III.3.1) Execution of the service is reserved to a particular profession:
III.3.2) Legal entities should indicate the names and professional qualifications of the staff responsible for the execution of the service:
SECTION IV: PROCEDURE
IV.1) TYPE OF PROCEDURE
IV.1.1) Type of procedure:
Competitive dialogue.
IV.1.2) Limitations on the number of operators who will be invited to tender or to participate: Objective criteria for choosing the limited number of candidates: As stated in the pre-qualification documents available from the address in section I.1.
IV.1.3) Reduction of the number of operators during the negotiation or dialogue:
Recourse to staged procedure to gradually reduce the number of solutions to be discussed or tenders to be negotiated yes.
IV.2) AWARD CRITERIA
IV.2.1) Award criteria:
The most economically advantageous tender in terms of the criteria stated in the specifications, in the invitation to tender or to negotiate or in the descriptive document.
IV.2.2) An electronic auction will be used:
No.
IV.3) ADMINISTRATIVE INFORMATION
IV.3.1) File reference number attributed by the contracting authority:
LCC4057.
IV.3.2) Previous publication(s) concerning the same contract: No.
IV.3.3) Conditions for obtaining specifications and additional documents or descriptive document Payable documents: no.
IV.3.4) Time-limit for receipt of tenders or requests to participate: 4.9.2007.
IV.3.5) Date of dispatch of invitations to tender or to participate to selected candidates:
IV.3.6) Language(s) in which tenders or requests to participate may be drawn up: English.
IV.3.7) Minimum time frame during which the tenderer must maintain the tender:
IV.3.8) Conditions for opening tenders:
SECTION VI: COMPLEMENTARY INFORMATION
VI.1) THIS IS A RECURRENT PROCUREMENT: No.
VI.2) CONTRACT RELATED TO A PROJECT AND/OR PROGRAMME FINANCED BY EU FUNDS:
No
VI.3) ADDITIONAL INFORMATION:
Candidates should note that Leeds City Council intends to hold a bidders information day on 16.8.2007. Applicants wishing to attend should pre-register with Dayle Lynch via e-mail at dayle.lynch@leeds.gov.uk (0113 395 2835) by 13.8.2007.
Leeds City Council expressly reserves the right:
(a) not to award any contract as a result of the procurement process commenced by the publication of this notice;
(b) to make whatever changes it may see fit to the content, process, timing and structure of the tendering competition;
(c) not to evaluate any PQQ responses received after the relevant deadline;
(d) to award one or more contracts in respect of part only of the requirements covered by this contract notice;
(e) to procure the whole or any part of any lot or any combination of any lots by any other means (including by way of a new procurement process);
and
(f) to make any change to the procurement programme or any other date currently envisaged.
In no circumstance will Leeds City Council be liable for any costs incurred by any candidate participating in the procurement process.
Parties which alter their composition after submitting a response to the PQQ may be the subject of re-evaluation.
Variant bids may be permissible within the parameters to be determined in the tender documentation.
Variants will be accepted in addition to the compliant bids (as set out in the tender documentation) providing that Leeds City Council's core requirements are met and provided that they are in accordance with the contract documentation. Applicants should note that it is intended that rent collection, allocations and lettings and other tenancy management services will not form part of the project, and will be retained by the local ALMOs.
VI.4) PROCEDURES FOR APPEAL
VI.4.1) Body responsible for appeal procedures:
Official name: See section VI.4.2.
VI.4.2) Lodging of appeals:
Precise information on deadline(s) for lodging appeals: Precise information on deadline(s) for lodging appeals: Leeds City Council will incorporate a minimum 10 calendar day standstill period at the point information on the award of the contract is communicated to candidates. This period allows unsuccessful candidates to seek further debriefing from Leeds City Council before the contract is entered into. Applicants have two working days from the notification of the award decision to request additional debriefing and that information has to be provided a minimum of three working days before the expiry of the standstill period. Such additional information should be requested from the addressee in section I.1. If an appeal regarding the award of the contract has not been successfully resolved, The Public Contracts Regulations 2006 (SI 2006 No. 5) provide for aggrieved parties who have been harmed or are at risk of harm by a breach of the rules to take action in the High Court (England, Wales and Northern Ireland). Any such action must be brought promptly (generally within three months). Where a contract has not been entered into, the Court may order the setting aside of the award decision or order Leeds City Council to amend any document and may award damages. The purpose of the standstill period referred to above is to allow parties to apply to the Courts to set aside the award decision before the contract is entered into.
VI.4.3) Service from which information about the lodging of appeals may be obtained:
Leeds City Council, Procurement Unit, 4th Floor West, Civic Hall, Calverly Street,
UK-Leeds LS1 1UR. E-mail: mailto:greg.o
Tel. 0113 3950707 . URL: http://www.leeds.gov.uk/
VI.5) DATE OF DISPATCH OF THIS NOTICE:
20.7.2007.
Council unveils vision for Little London, May 2007
In May (2007), Leeds City Council unveiled their regeneration vision for Little London under the Private Finance Initiative (PFI). This vision was set out in the Council's Draft Development Framework (click link for full document archive) for the estate. While it made proposals similar to those consulted in February 2006 (Powerpoint Presentation), it also introduced new controversial ideas, such as the demolition of garages and building on existing green space. Below is a summary of the main proposals followed by our analysis and further links to information.1. What is the Draft Development Framework?
The Little London Draft Development Framework is the plan that will eventually form the officially desired vision for the re-development of Little London by Leeds City Council. It will give developers a set of strong guidelines for how they design and build. It contains details of existing homes to be demolished and where new housing will be built and what kind, plus other environmental changes and new facilities. However, the proposed development might not be agreed to by the eventual PFI contractor during negotiations. The Development Framework consists of two parts: Part 1 is the Planning Framework, which sets out the broad regeneration principles with respect to what the Council wants and how this fits in with planning and government requirements; Part is the Masterplan, which sets out the more detailed design requirements for each part of the area.
2. What's in the Draft Development Framework?
(a) New Housing and Demolitions
• Approx 900 Council homes to be refurbished above the Decent Homes standard
• Some demolition of maisonettes and multi-story blocks in the Carltons, plus bed-sits around the estate
• 125 new council homes – 90 flats, 35 family houses
• Approx 100 new private homes (mix of flats and family houses)
• High density development
• No proposals for the Lovell Park Flats
(b) Built environment
• The estate will be encircled with tall buildings at each of its main 'gateway locations’ or entrance points so that it 'fits in' with the built environment of the city
• Distinct neighbourhoods will be given greater identity through ‘colour-coding’
• Unnecessary ‘ginnels’ to be closed with gates to prevent through movement
• Lovell Park Road will be renamed 'Lovell Park Road Avenue' and turned into an attractive highway with shops, transport links, and trees that links to city centre and to the north
(c) Shops and central community area
• The area comprising the shops, community centre and kids play area is designated as a “local centre”
• The council wants to bulldoze the existing site and rebuild as a mixed use scheme comprising community facilities, retail and residential
• This includes a new 300m2 convenience store
• Any facilities lost must be re-provided
(d) Environmental re-modelling
• The council wants to create a ‘Little London Green Corridor’ from the North to the South of the estate
• It wants to plant huge numbers of new trees
• Cycle, pedestrian and cars to be given equal priority
• Existing garages to be demolished
• New neighbourhood routes throughout the estate
(e) Development Sites
There are 5 proposed development sites set out for regeneration, with sites 1 and 5 defined as primary opportunities for developers to their size, importance and location.
Site 1: Carlton Gate
• Demolition of Carlton Towers 1 & 2, Carlton Carr maisonette block and 2 blocks of maisonettes sited on Carlton Gate
• 125 new council homes
• 35 family houses for market sale
•1,2,3 bed and family homes across site with potential for small retail/office spaces
• 12-14 storey apartment block at Carlton Gateway
• 10-12 storey apartment block at Lovell Park Gateway
• 8-10 storey development along edge of Clay Pitt Lane; 5-6 storey along Lovell Park Rd
• New ‘Public Square’ and smaller entry square
• Diagonal walkway through the site
• Garages to be demolished; replaced by recycling / refuse area
Site 2: Leicester Place
• 125 new council homes
• 35 family houses for market sale
•1,2,3 bed and family homes across site with potential for small retail/office spaces
• 12-14 storey apartment block at Carlton Gateway
• 10-12 storey apartment block at Lovell Park Gateway
• 8-10 storey development along edge of Clay Pitt Lane; 5-6 storey along Lovell Park Rd
• New ‘Public Square’ and smaller entry square
• Diagonal walkway through the site
• Garages to be demolished; replaced by recycling / refuse area
Site 2: Leicester Place
• Approx 20-24, 3-4 bedroom family terraces at 2 storeys
• Public green space / pocket parks proposed at the northern and southern corners
Site 3: Cambridge Rd/Servia Rd
• Predominantly single family terraced housing
• 3-4 storey with tallest building at the corner
Site 4: Cambridge Rd
•Predominantly flatted apartment accommodation in single stepped block, 3-4 storeys with the tallest height at key entry points
•Ground level of apartment block could include small shops etc.
•Terraced housing adjacent to existing terrace housing for single families
Site 5: Commercial Hub
• Will be a dramatic, vibrant community focused development
• Public space should be of the highest quality
• Key corner to have distinctive design
• Development height 4-6 storeys, 3-5 and 2
• New community centre with cafe
• New retail and convenience stores, including larger food store (300m2)
• Residential 1,2,3 bed apartments
(f) Greenspace
• Within Little London there are 3 areas formally defined as Protected Greenspace
• Development is not permitted unless for outdoor recreation unless the need for greenspace is already met and a suitable alternative site can be identified and laid out in an area of identified shortfall
• The Council wants to build on on 2 of the 3 greenspace areas
• The developer will have to replace it or upgrade existing greenspace to compensate
• It also wants to build on greenfield (sites 2 and 3)
(g) Neighbourhood identity
• Rainbow theme to be used across the Carltons
• Houses to be painted different shades
• Colour coding to be used to identify different aspects e.g. roads, squares, paths etc
3. What does the Save Little London Campaign think about these proposals?
We don't have a lot of problems with the Council’s overall design vision of the future physical form of Little London. It looks 'nice' on paper and, if adhered to by the developer, will certainly improve the design and layout of the estate, and provide a range of new, modern housing types and tenures, and community facilities.
We are, however, extremely unhappy with the proposed loss of green space, and with the proposal to knock down the garages. Leeds city centre had almost no green space to speak of - and the facilities for kids are shocking. Doing away with green space reduces the opportunities for kids to play, and does nothing for the natural environment. The loss of garages would really hit some tenants very hard on their motor insurance.
However, our main criticism - and hence opposition to this development framework - is the way the regeneration will be financed - using the Private Finance Initiative - and the implications this will have for the eventual design for the estate, the standard of new build and maintenance, and the accountability to tenants for the repair and maintenance of the estate. Our concerns have been well expressed by Dr Stuart Hodkinson from the University of Leeds in his analysis of the Draft Development Framework (PDF download).
...the use of PFI is extremely worrying and opens up the strong possibility that the repairs, maintenance and re-modelling needed for the area will be done badly at hugely inflated cost to tenants, leaseholders and the taxpayer. Here is a summary of the recurring problems:
• PFI contracts take longer to procure and are more expensive than traditional methods, leading to delays in housing refurbishment and decency being met
• In 2005, 5 of the 8 first-round PFI housing pathfinders had not reached contractual agreement, 6 years after the government initiated the scheme
• The first round of PFI housing ‘pathfinders’ were on average 88% above their
original estimated cost; the amount being sought from central government for PFI has risen by 250%...; delays of months can cost £ms over 20 years
• There are the huge costs of the bidding process as the Council must employ an army of legal, financial and technical experts from the private sector; consultancy fees during procurement average £500,000
• Affordability problems emerge if council properties remain un-let and there are vacancies – the Council must pay for the increasing costs transfer resources from other parts of HRA to pay for its PFI obligations
• PFI will mean a 20 year contract that the Council and tenants are locked into, giving little flexibility to change or respond to developments as they arise
• PFI means a chain of sub-contracting firms, all of whom are pressured to cut
costs (wages, raw materials, etc) and thus reduce the quality of their work
4. What does the Little London Tenants and Residents Association think about these proposals?
The LLTRA shares similar views to the Save Little London Campaign.
LLTRA response to: Little London Draft Development Framework Consultation (PDF Download)
21 June 2007
After reviewing the material it was clear the framework plan was designed by people who have little or no firsthand knowledge neighbourhood or the people who live here. For example the proposed demolition of a row of garages included no mention of an electrical substation. The idea of colour coding areas of the estate shows ignorance of the fact that much of the estate already have there own identities, through the mix of designs and mixture of tenants who occupy these homes – this idea seems out of place in LL and smacks of some passing fad in the planning world.
The questionnaire used for the framework consultation was poorly designed. It asked leading questions, framed in a way to receive positive YES responses without fully explaining the implications of that response. Asking the entire estate about ‘ginnels’ when a large proportion of the population have none was obtuse. No definition was included as to what the council considered an ‘unnecessary ginnel.’
a. Positives
We are pleased that brand new council housing will be built.
We support the Council’s view that any new council housing should be built at Carlton Gate and that it should include 35 family units and would be completely opposed to having the council housing dotted around the estate – it should be given pride of place in the new major development site.
We are pleased that a new community centre will be built along with improved shops.
We support the creation of more public spaces and squares.
b. Housing/Homes
We feel any in plan for Little London should not include the net loss of council of actual housing units. Those lost should all be replaced and that a net increase in genuinely affordable rented council housing should be hardwired into this development.
We oppose the loss of garages on the estate, but would encourage the refurbishment of all the existing garages and the increase of garage provision for the local community.
We believe that the new housing for market sale and rent will not be affordable due to Council’s poor enforcement record. The Council should issues a transparent statement that sets out who will be able to afford to live in Little London under the proposed regeneration, and puts in place a transparent strategy for delivering genuinely affordable housing in the area, including guarantees of prices and rents.
We believe that Carlton Towers should be retained, in recent years money was spent partly refurbishing the building. Common sense says this work should be completed, with accompanying environmental re-modelling outside to make it a safe, secure and pleasant place to live. The Council has made absolutely no stock condition grounds or justification for Carlton Towers to be demolished. Other blocks of the same design in the city have been refurbished, why not these? The towers are only 50 years old, they provide decent and spacious homes that many people in Leeds would jump at the chance to live in.
c. Green space and environment
We are deeply concerned that the Council’s proposals will mean a large loss of Green Space and green field spaces to the community with implications for natural habitat, biodiversity, sustainability, health and wellbeing.
The Council has promised that there will be no net loss of green space. But from our understanding of the development framework, there will be a net loss of green and open space. Given the lack of green and public spaces in the City Centre – unlikely to improve, more likely to further decline given the way the city centre development is shaping – we feel that a net loss of open, public, green space in this inner-city area is retrograde and short-sighted step.
We also object to colour-coding the estate seems a poorly conceived idea.
d. Shops and community centre
We are extremely concerned that the re-development of the shopping area will lead to existing businesses suffering and being forced out of the area due to rising rental values. We strongly oppose any re-development that will lead local businesses being priced out of the area.
We are concerned that proposals to build a new Community Centre will be accompanied by a privatisation plan for the facilities. The community centre should remain council/community run and owned. The size of the community centre should be increased as the plans include a larger population, therefore the demand will rise.
e. Schools and Children’s welfare
We are extremely concerned that the potential loss of many families to Little London between now and 2009 will have negative implications for the local schools, Little London Community Primary School and Blenheim Primary.
f. Health provision
We are concerned that the Draft Development Framework makes no mention of plans to provide improved and expanded GP services in Little London. We believe that the Council’s priority should be the health of the community and space should be found in any re-development for a larger and improved GP surgery.
g. Surrounding regeneration and development
We cannot look at the re-development of Little London in isolation from the Council’s longer term plans for the surrounding area. With the planned Cultural/Student Quarter at Brunswick Place, the student flats up and planned, the re-development of the barracks site and the possible closure and re-development of Blenheim Primary School.
In our view, all of this regeneration activity is going to dramatically change the face of the surrounding area at an alarming pace of change. We are concerned about the community, crime and disruptive implications of more bars and more students next door, the amount of possible through traffic they will generate and the implications for house prices and rents in Little London.
We believe that if the Council is genuinely committed to the ‘holistic regeneration’ of Little London, then it should be considering the impact of its regeneration projects on the design and re-development of Little London now. We are also of the view that the totality of these regeneration zones offers the opportunity to provide much of the market housing scheduled for Little London. Therefore, there is no need for so many new homes for owner occupation to be built in Little London itself.
Conclusion
Looking at the Draft Development Framework for Little London in terms of an overall regeneration encompassing major re-development and re-design, we do not believe there is any proven or justifiable need for such a dramatic, lengthy and expensive intervention.
We accept that the estate is in places poorly designed and does not make good use of the existing urban space, and we know to our own personal cost that many homes are in disrepair and in need of refurbishment to decency levels, and the estate as a whole needs a facelift and new facilities. We are realistic enough to realise that this requires capital investment and some disruption and change.
However, there is a world of difference between overdue investment in the physical environment of Little London, and, as the Council wants to do, create a development vision that aims to “maximise the market potential of the area” as set out in the planning framework (p.6). We are a community of people; we should not be reduced to a portfolio of real estate assets and commodities, we are not all ‘needy people to be designed out of our neighbourhood.’
Many of the problems facing LL are in fact the result of, or compounded by, the lack of any substantial capital investment, denied by the fact that LCC has pursued a PFI funding stream.
It is a fact – according to official and unofficial statistics and perspectives – that in recent years, Little London has improved significantly on all indicators. The factors and deteriorating community of the late 1990s that influenced the original decision in 2000 to go for a PFI regeneration of Little London have all but disappeared – higher than average turnover rates and voids, crime, anti-social behaviour and so on have been much reduced and the estate is definitely on an upward trajectory. The positive impact of CALLS, Little London Arts and Space@ has been key to this, plus more investment and services under neighbourhood management.
Yet, despite major changes in life on the ground in Little London, the Council persists with trying to ‘comprehensively regenerate’ our community with virtually the same plan it came up with during the crisis years.
It is important to note that plans differ in detail from those in the consultation presented staged in August 2007 for example:
The demolition of garages.
No mention was made of the plans LCC has for the 297 Lovell flats.
The community/commercial hub plans.
Numbers of new build properties
Also, no overall preference slip was supplied to give the tenants/residents an overall YES or NO of the plan.
We strongly object to the Council’s efforts to paint the estate in the worst light possible to central government in order to justify the PFI scheme. The latest case of this was the recent housing market assessment of Little London by consultants Outside Research and Development who were clearly asked to find the evidence – any evidence - to justify the huge expense and investment of PFI regeneration. They relied on selective data from the 2001 census and other selective data sources to draw the highly unreliable and biased conclusion that Little London was a ‘community on the edge’, had an unsustainable housing market, was full of problems, was unpopular, a place of last resort and needed to have less council housing and more private housing in order to attract young professionals to live here.
Committee of LLTRA
21.06.2007
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