Here is the entire contents of a representation made by TAG to the Liverpool City Council in response to the proposed creation of a Renewal Area within the Kensington district (as though there were not enough agencies trying to destroy peoples lives already in this small area).
This is followed by their (inadequate) response.
TENANTS ACTION GROUP (TAG)
Chairman Mike Lane
Vice Chair Tom McKay
Secretary Stephan Smyth
Webmaster Steve Heathfield
Web site: www.tenantsactiongroup.pwp.blueyonder.co.uk
Tel 07770-478756

Notice Written in Liverpool Echo 29th of November 2004



Take Notice: Liverpool City Council acting under the provision of The Local Government and Housing Act, 1989, section 89 (as amended) intends to declare as a Renewal area" in the Kensington area of the city (Kensington New Deal for Communities area and the Elm Park neighbourhood). The declaration will provide certain statuary powers and establish a strategic framework for the designated area within which the council will promote the refurbishment or redevelopment of the existing housing as part of the total regeneration of the designated area. The council intends the declaration will be for a period of ten years.

More information concerning the location of the properties to be included in the renewal area and the city councils intentions can be obtained from the Eastern Link neighbourhood team by calling 0151-233-3018.

Any person wishing to make written representation on the comments of these proposals should write to The eastern Link Neighbourhood Team, Municipal Buildings, Dale Street, L2 2DH For representation to be considered by the council they must be received at the above address by 12 am on Thursday the 9th of December 2004.

Right of Legal Representation:



Take notice. To the Eastern Link Neighbourhood Team:

After some discussion The Tenants Action Group TAG have decided to exercise our legal right to make representation on the proposals pertaining to the City Councils intention to declare a renewal area in Kensington. Local Government and Housing Act 1989 Section 89.

TAG's main concern is that tenants, especially private landlord tenants, are not adequately represented on the NDC Board or within any of the community participation structures that have been put into place by the New Deal administrators. TAG realises that there are four tenants on Community 7's Board but C7 have not yet taken over all the RSL's within the NDC area neither do they represent the private landlord tenants.

DEHENS

TAG is also very concerned about Development, Housing, Environment and Neighbourhood Services Committee (DEHENS) which consists of:

Information provided by Lyn Spencer Chief Executive of the KNDC:

The Board agreed the committee structure July 2000

Number of meetings being counted.

Usually meet monthly

The committee is made up of 8 voting members (these are all Board members) and the Chair of the Board also attends and can vote.

In addition agencies are invited and take part but do not vote, there are also 5 places for non voting observers (one from each neighbourhood).

Any Board member can attend, but not vote at, any of the committees including DHENS. So in the minutes you will see that some Board members only attend occasionally - this is because DHENS isn't their named committee.

5 of the voting members are KNDC residents - in bold

Voting members
Cllr Doran, Mr Baptista, Mr Keenan, Mrs Morris, Mrs Bristow, Mr Doyle, Mr Caton, Mr Steinberg, Ms Williams

We do not ask Board members about their tenure.

All Board members are expected to be involved in at least one committee, committees are made up of 8 Board members - 5 must be community members and 3 others, Board members are asked each year to state which committees they will attend. The Chair and Vice Chair are then elected.

There are 5 places for observers, one for each neighbourhood. Currently Norma Lee represents Edge Hill and attends nearly all of the meetings. We are trying to get volunteers for the other areas.

Yes the observers take part in the discussions.

Cathy Williams is the manager that supports the committee, she is supported by Eileen Webb with minutes etc. The CEO attends most.

We don't have electronic copies of all of the minutes. The latest are on the web site. If you want to come in to look at minutes from previous years please give me a ring.

Lynn Spencer
(Chief Executive of the Kensington NDC project)

 TAG does not feel that the above committee represents in any way the true aspirations or issues of the tenants in the NDC area. TAG believes that all of the people who are on DHENS are homeowners. TAG believes that all the decisions that are being made by DEHENS are decisions, which are skewed in favour of the homeowner's perspective. The latter statement can be given further authenticity by a statement made by the chair of DEHENS Norma Williams, she stated: "As have the community repeatedly wanted such public open space as we have, refurbished for the youth, rather than built on to provide more RSL housing. We had all been aware rented tenure was excessive, and that more owner occupiers would provide a more stable community."

The above statement by Norma Williams proves that the people who are on DEHENS support the reduction of social housing within the NDC area. TAG believes that this is tantamount to social cleansing of an area with the soul intention of gentrifying the area. This is being allowed to evolve totally unopposed, especially by tenant organisations like TAG. Shelter in Liverpool has stated that over the last 9 months alone there has been a 40% to 50% increase in homelessness applications. SHELTER say that private landlords are now cashing in and selling their properties because the housing market is now slowing down and that because of the mass demolition of terraced RSL housing the demand for social housing has increased but the supply of social housing by the RSL's has decreased because central government will not reassess the Hartland's initiative to take into account the soaring increase in house prices.

Central government has recently stated: We accept the need for increased investment in social housing, and are determined to provide more affordable housing, especially for key workers and young families.

The Barker Review

The Barker Review highlights the case for increased social housing to meet society's needs.

The Kate Barker Review shows how house price inflation has made home ownership in the private sector increasingly unaffordable for many groups in the population, particularly for first-time buyers, with knock-on impacts on rent levels in the private sector and on demand for social housing, which already outstrips supply. The Barker Review highlights the case for increased social housing to meet society's needs.

But even though central government agrees with the Barker report concerns are still being expressed by organisations such as SHELTER that central governments rhetoric will not match with reality at local government level.

Tenant Participation

TAG feels that from the onset of this NDC project the service providers. i.e. Liverpool City Council (who are the accountable body for the KNDC) and the KNDC never put simple structures into place to encourage tenant participation. TAG also feels that the City Council, the Kensington Regeneration team and all the other service providers deliberately avoided the issue of tenant's participation because they wanted to socially cleanse the NDC area of tenants so as to gentrify the area. They are using the largely unsuspecting homeowners as yet another instrument to impose their agendas onto the tenants.

According to the "Housing Delivery Proposal" document, which was presented (presented to central government approximately 2000) as the main document to central government to improve housing within the Kensington NDC area approximate estimate of situation of tenure in the five designated neighbourhood area were:

	Edge Hill: 75% tenants,  25% homeowners.

	Kensington Fields: 55% tenants, 45% homeowners.

	Holt Road & Cameron Street: 70% tenants, 30% homeowners.

	Holly Road: figure unknown, but probably 60% tenants, 40% homeowners.

	Fairfield: 55% tenants, 45% homeowners.
(The above figures have now changed because many RSL tenants have been moved out or left through natural migration of the above areas and many private landlord tenants could have been made homeless because landlords are selling their properties because of the housing boom).

It is not known how many of the above are private landlord tenants or RSL tenants, but the fact is they are all tenants who have a right to decent housing. TAG believes that the above figures are probably a true representation of the situation of tenure within the NDC area. TAG is also aware of the fact that many RSL tenants have left through natural migration because many RSL properties are now boarded up (especially in the Gladstone Road Royston Street area) throughout certain areas of the NDC zone. What is frustrating is that TAG can not get any clear answers to what C7 intends to do with the empty properties which are situated in areas within the NDC zone, which up to now have not been earmarked for demolition.

Bellway Homes

In a recent telephone conversation with a Bellway representative TAG was informed that the whole emphasis behind New Labours "Heartlands" initiative is to reduce the amount of rented housing and increase homeownership. Bellways say that 500 to 600 houses and flats will be built in the Edge Hill area were 851 properties and flats will be demolished. TAG asked Bellways to give a rough estimate as to how many of these properties would be owned by C7? Bellways said that approximately 30% would be made available for social housing. This surely means that an area, which recently consisted of 75% private, and RSL tenants will have much less social housing than before. TAG finds this totally unacceptable when Shelter has predicated a steep rise in homelessness because of the massive rise in house prices. Bellways prediction of 30% tenants and 70% owner-occupiers may have had certain validity when there was an excess of social housing in Liverpool but over the last eighteen months house prices have tripled and as such tenants who would have moved out of their RSL properties to buy houses in the private sector are now staying in their RSL properties. The "Heartlands" initiative was started 4 years ago and as such this New Labour Government did not expect the houses to triple in price in Liverpool and right across the whole northwest region of the country. You cannot dictate the market. As a result many young people, especially people who are on low wages cannot afford a new build at the present prices.

As previously mentioned Bellways intend to turn the present situation of tenure within the Edge Hill area around to 30% tenants and 70% homeowners and these homeowners will be comprised of people who will come into the area rather than the demolition homeowners who will be forced out. Remember most demolition homeowners are only going to get £30,000 to £40,000 for their old houses. What will happen to private landlord tenants is unknown. On the 18 October 2004 at a meeting (minutes of meeting available) with Community 7's executive director Tom McGuire and his operations manager Anna Bishop Tom McGuire stated quote: The aim of the NDC programme is to turn the ratio of owner occupiers to renters from 40: 60 to 60: 40 based upon accepted research that indicates that this is the ratio required for sustainability of the area. The loss of rented accommodation is aimed to be from the private sector. i.e. private landlords. Tom McGuire also told TAG that some three story houses in the area will be either sold or converted from flats to one family houses for large families. TAG believes that there is a shortage of large houses in the rented sector because the council and the RSL's are demolishing too many large RSL and council houses.

Attached is a Report by Shelter, which indicates that there is an increase in homeless single women and men. Please make this available to the team.

Home Swap

TAG is also concerned about the issue of "Home Swap" i.e. refurbishing RSL voids, which have not been earmarked for demolition, and making them available for sale to demolition homeowners for the money the demolition homeowner receive for their old house. Tom McGuire, at the meeting already mentioned above, stated that C7 had rehoused former homeowners in Latham Court (large building recently converted into 56 retirement apartments) and a few other properties. He further stated that C7's responsibilities to those in need, regardless of tenure as required by the Housing Corporation. Owner-occupiers who have to move may not have the means to buy elsewhere so renting can sometimes be their only option. TAG is aware of the difficulties faced by demolition homeowners, but it has become quite apparent to TAG that the Liverpool City Council Housing, Community 7, Kensington Regeneration, Liverpool Land Development Company and the Eastern Link Neighbourhood Team are in the process of looking into the issue of developing financial packages that might help homeowners to bridge any equity gaps. What TAG finds hard to accept is the possibility of demolition homeowners being given priority over demolition tenants when it comes to rehousing demolition tenants in new build bungalows and houses for rent. TAG also feels that private landlord tenants as well as RSL tenants earmarked for demolition should have total priority over demolition homeowners when it comes to being rehoused in new social housing. Already it has come to the attention of TAG that a number of demolition homeowners have been given the promise of being rehoused in new properties above demolition private and RSL tenants. TAG feels that the RSL Community 7's main objective is to rehouse demolition RSL tenants and private landlord tents not homeowners.

Tenant Advice

TAG believes that an independent advisory body should exist to advise tenants and homeowners on issues connected with housing. At this present moment the only people advising residents in the NDC area earmarked for demolition are Community 7 housing officers, Liverpool City Council's Eastern Link Management Team, the KNDC administrators and any consultants brought in by these same people.

SHELTER says: Anyone who is in negotiation with providers should have the opportunity to seek independent legal advice regarding the options that are being put to them it is in the interests of all parties concerned that those affected are given this opportunity because on the face of it there is a conflict of interest if the people driving the scheme are providing the advice.

Mike Lane
Tom McKay
Stephan Smyth
Steve Heathfield

And this is the response made by the council to our objections and those of others.

EXECUTIVE BOARD 10TH DECEMBER 2004 ITEM NUMBER 4(c) – KENSINGTON NEIGHBOURHOOD RENEWAL ASSESSMENT



In accordance with the ODPM Circular 05/2003 a notice was issued (both in the press and via a newsletter) to all affected residents and stakeholders to advise them of the outcome of the Neighbourhood Renewal Assessment and the proposals for the area. Approximately 5,500 newsletters were issued to residents and stakeholders.

The circular also requires that prior to declaring a ‘Renewal Area’ residents and stakeholders should be given the opportunity to make representations regarding the authority’s intentions. The notice invited comments on the proposals to be received no later than 12.00 a.m. 9th December. Since publication of the agenda the following representations have been received by Eastern Links Office:

Representations made in writing as at 9th December - 4 letters received
• 1 letter commended the work undertaken to improve the neighbourhoods and seeking clarity in terms of proposals for their individual property.
• 1 letter raising no specific objections but seeking clarity in terms of what assistance is available for home owners.
• 1 letter written on behalf of residents living in Needham Road, Toft Street, Adderley Street, Quorn Street, Laggan Street and Wimpole Street objecting to the proposed demolition of their homes to facilitate the work associated with the Edge Lane Regeneration Corridor.
• 1 letter objecting to the proposal to demolish properties in Edge Hill suggesting renovation as an alternative.
Representation made via the telephone as at 9th December - 6 telephones calls were received
• 1 objection to the proposals no specific grounds
• 4 seeking clarity in terms of the impact on their property but raising no objections to the proposals
• 1 raising an issue in respect of Right to Buy properties located within an area of social housing and the need to ensure that these properties are included in any improvement programmes carried out in the area. Representation made via e.mail as at 9th December – 2 e.mails received
• 1 objection to the eventual clearance of properties in the Holt neighbourhood suggesting that the properties should be improved to retain the character of the area.

Agenda Item 4c Page 281
• 1 objection submitted on behalf of a group called the ‘Tenants Action Group’ on the grounds that they do not feel tenants have been fairly represented and that the proposals will not adequately provide for tenants being displaced through clearance proposals. They have also raised concerns that homeowners will be given priority over social tenants.

Representations made by stakeholders as at 9th December – 2 representations received

• Kensington Regeneration’s Development Housing Environmental and Neighbourhood Services Committee (DHENS) provided the following statement; ‘support the principle of declaration of a Renewal Area in Kensington, but is unable to give support for clearance proposals at this stage until the outstanding issues relating to the criteria that will be applied to test resources and the use of home loss payments in calculations for equity gap products are resolved.
• The proposals recommended for each neighbourhood resulting form the Neighbourhood Renewal Assessment are supported and Kensington Regeneration will work in partnership with the City Council to develop a detailed work programme.
• A representative for Merseytravel telephoned to state that they would welcome being involved in developing proposals for the area to ensure residents transport needs are taken into account.

Action following receipt of representations:

Individual responses will be sent to the letters received where clarity around proposals are required. At the time of dealing with the representations made over the telephone any individual issues were addressed with the exception of the comments made regarding Right to Buy properties in which case the agreement was that this should be placed on the agenda for future discussions when developing improvement programmes with key stakeholders and the local community in that area.

The views expressed regarding representation of tenants in the email received from the ‘Tenants Action Group’ will be responded to but for the purpose of considering this report members should be advised that future provision in terms of social housing will be considered as part of the redevelopment proposals for the area. Officers are presently visiting all residents(including social housing tenants) affected by clearance in the Edge Hill area to ascertain their rehousing needs and the information collected will be used in determining the tenure provision within proposed new developments. Community Seven the lead Registered Social Landlord for the area currently has an approved programme to provide 93 new social housing units in the Kensington New Deal area and it is envisaged that this will expand as the proposals for further new developments are worked up.

With regard to the objections received in relation to clearance proposals it should be noted that the proposals for clearance are in line with the Housing Market Renewal Initiative and reflect proposals that were developed through the Kensington Housing and Environmental Blueprint. Should the proposals be approved the areas designated for clearance will be the subject of further detailed consultation with local communities and stakeholders to develop rehousing, clearance and subsequent redevelopment programmes that will meet the needs and aspirations of the local communities.

In order to deliver clearance proposals the City Council may have to consider making applications for Compulsory Purchase Orders and this will provide the opportunity for any objections to be formally considered. In terms of the comments made by Kensington Regeneration whilst officers from New Deal proposed to support the findings of the Neighbourhood Renewal Assessment the Chair proposed an amendment to the recommendation by KNDC officers to DHENS regarding the use of home loss. Liverpool City Council officers are presently in dialogue with Kensington Regeneration to advise them on the criteria that Liverpool City Council will recommend to the Executive Member for Housing & Social Care related to Equity Loans.

Should the City Council approve the declaration of a Renewal Area in Kensington it could be made on the basis that officers continue to work with Kensington Regeneration to deliver a mutually acceptable way forward.

Members should be aware that Liverpool City Council in partnership with Newheartlands and Wirral and Sefton are developing an integrated approach to Private Sector Renewal across the pathfinder and both Wirral and Sefton have accepted that Home Loss should form part of the contribution by owners to the equity gap. The implications for Liverpool in ensuring that all contributions are maximised is important because of the scale of the clearance proposals in Liverpool and then the cost of support for displaced owner occupiers.

As well in a pilot project involving Home swaps in Picton the owners contributed their home loss payment to the gap funding and there were no issues raised by them at the time.

Ward Councillors:

A number of meetings have been held with Ward Councillors to provide information, advice and answer questions on the findings of the NRA. The Ward Councillors have been satisfied with responses provided by officers and are supportive of the recommendation to declare Kensington a renewal area.

Conclusion: On the representations made to the council following the distribution of 5,500 newsletters the analysis is as follows: There have been 14 representations
2 positive responses
5 Neutral responses
7 Negative responses