Residents on Greenwich Peninsula have won an 18-month battle to force Greenwich Council to release a document that influenced its decision to scrap all ‘affordable’ housing on a key development there.
A tribunal has told the council it should release “viability assessments” which prompted it to cut a requirement for developer Knight Dragon to include affordable housing on Peninsula Quays, on the west side of the peninsula facing Canary Wharf, in exchange for building more on the east side.
Greenwich said its decision – backed by seven councillors, including current leader Denise Hyland – was taken after an independent assessment showed the scheme wouldn’t be viable if Knight Dragon had to build social housing, and that it needed to be approved quickly so Knight Dragon could get £50m in grants.
The plans include a private school, “high-end private residential” units at Drawdock Road, and a four/five star hotel at Ordnance Crescent.
But all affordable properties will now be pushed to the south, towards City Peninsula and Greenwich Millennium Village, rather than being spread evenly across the peninsula, which had been council policy since 2004.
To make up for this effective social cleansing of Peninsula Quays, new developments to the far south of the Dome – around where the City Peninsula tower now sits – will see levels of affordable housing shoot up to between 54% and 58%, mostly for social rent rather than shared ownership.
Residents of City Peninsula and Greenwich Millennium Village asked Greenwich Council to release the viability assessment under the Environmental Information Regulations – similar to the Freedom of Information Act.
But Greenwich refused, and appealed against an Information Commissioner decision that it should release the assessment.
Greenwich’s appeal meant the case ended up at a tribunal, which sat over three days last October and November. The council hired an external lawyer, Christopher Knight from 11 KBW, at a cost quoted in October at £2,200.
The council could appeal and take the case to a further tribunal – at further cost – but it may face an uphill battle considering the comprehensive nature of the judgment against it. You can read the full judgment here.
Key passages include:
First, the number of affordable homes to be provided on this enormous development, as well as their location, is an important local issue on which reasonable views are held strongly on both sides.
Second, this is a case where a company, robust enough to take on the development of a huge site over a period of 20 years… immediately asks to be relieved of a planning obligation freely negotiated by its predecessor. It justifies this change on the basis of a downturn in house prices it knew about at the time of purchase, using a valuation model that looks at current values only and does not allow for change in the many factors that may affect a valuation over time. It seems to us that in those circumstances the public interest in openness about the figures is very strong.
One argument against disclosure of the redacted information was that those receiving it would be unlikely to understand it. In our experience this is never a useful objection to disclosure under FOIA or EIR. It is increasingly open to question whether the public should be expected to accept the “expert view” without opportunity to see the supporting factual evidence.
Indeed, the final paragraph of the judgment is one that should ring alarm bells as to how Greenwich’s planning system works.
It points out that the eight-strong planning board – which included three cabinet members and was chaired by the Labour group’s chief whip – that approved the decision to cut affordable housing at Peninsula Quays had no more information than the general public.
Effectively, they were taking the decision on trust, and hadn’t been shown the viability assessment in question. Should they have asked for more details?
“It is not for us to say what depth of information Councillors should have expected or asked for, although we note that at least one Councillor would have preferred more detail about the appraisal,” the judgment says. That councillor, who is not named, was Hayley Fletcher, who voted against the proposal and later left the council citing problems with bullying in the ruling Labour group.
The tribunal’s decision comes as Knight Dragon consults on plans to increase housing on the peninsula from 10,000 to 15,000 – with big question marks over whether anyone will actually be able to afford the new properties. (Labour candidate Matt Pennycook and The Guardian’s Dave Hill have written about this.)
More broadly speaking, it’s also a significant decision in terms of councils’ relationships with developers as they struggle to cope with the demands of an overheated and little-regulated property market.
Last year, Southwark Council was told to release parts of a similar viability assessment for redeveloping the Heygate Estate near Elephant & Castle. The Greenwich decision may now give confidence to others who want to find out more about the relationship between their local councils and developers.
The members of the planning board who supported the decision: Denise Hyland (Labour, then cabinet member for regeneration, now council leader); Ray Walker (Labour, then chief whip, remains planning chair); Steve Offord (then cabinet member for housing), Sajid Jawaid (then cabinet member for community services, no longer a councillor), Clive Mardner (Labour), Geoff Brighty (Conservative), Dermot Poston (Conservative, no longer a councillor).
Hayley Fletcher (Labour, no longer a councillor) voted against, then-leader Chris Roberts (Labour, no longer a councillor) was absent.
Seven years after the O2 opened, finally, finally, the miserable open space outside, Peninsula Square, has started to look like the “new leisure destination for Londoners and tourists alike” promised back then.
New York band We Are Scientists opened up Meantime Brewery’s Beer Box with a blistering free live show last night. It looks like the Beer Box, on empty land above the Jubilee Line tunnels, is only around for a little while – it was only erected over the last 10 days – but hopefully the shot of life it’s brought to this long-wasted space will last for a while longer.
Fingers crossed, it’ll stay and there’ll be more live events here. Keep the bar, sort out the big screen showing inane promos, and perhaps Peninsula Square will be something Greenwich can be proud of, instead of an embarrassment that’s walked through as quickly as possible.
A year ago, I wrote how Peninsula Square, the open space between North Greenwich station and the Dome, planned as “a buzzing, exciting place to visit”, had become a sorely disappointing spot – simply nothing more than a glorified holding pen for O2 Arena customers.
Twelve months on, and here was the scene as the opening ceremony of the 2014 World Cup got under way in Brazil. Directly below, people were passing through North Greenwich to watch the opening ceremony and the first match on screens large and small. But on a balmy June evening, all the big screen in Peninsula Square could muster were the same old crappy promos for the O2 Arena. What a waste.
Even the unfortunate Frank Dekker (remember him?) managed better on Olympics opening night with his ill-fated Peninsula Festival big screen. Oh well. In the meantime, Woolwich’s big screen might just be the place to head to (particularly for Iran v Nigeria on Monday and Ghana v Germany on Saturday 21st.)
PS. There won’t be any football there, but one open space in Greenwich is open for the community this weekend – the riverside garden at Ballast Quay, by the Cutty Sark pub.
As you may have noticed, it was rather hard to get home to south-east London last night.
A fire in signalling equipment at London Bridge saw all trains through the station cancelled at the beginning of the evening rush hour. The delays lasted beyond the rush hour and right to the end of the day.
I came through Charing Cross at 11pm and just managed to get a train back to Charlton which ran via Lewisham. Judging by the announcements telling people to use local buses, it seemed Southeastern had simply given up running a service on the other metro lines.
The disruption spread, and a perfect storm hit North Greenwich station – swamped by people bumped off Southeastern trains on the night of a gig at the O2, plus a Charlton Athletic home match. It’s chaotic enough on a normal night, but last night the police were called and the station was closed for a spell.
Everyone had their own story to tell. While a total wipeout of trains from London Bridge is rare, from 2015 there’ll be severe restrictions on mainline trains stopping at London Bridge as the station’s rebuilt for the Thameslink programme. Will North Greenwich be able to cope with the extra load?
Still, everyone caught in the disruption last night can be comforted by the fact that Greenwich Council, Boris Johnson and the owners of the O2 have the solution to everyone’s transport worries at North Greenwich. Yes, that’s right, they want to build a new road tunnel.
Oh, and don’t forget Boris Johnson’s other solution to our travel woes…
The future of our local transport is clearly in safe hands.
Imagine if your local council had begun the process of allowing a massive new development of luxury housing, exclusively for the affluent, towering over the skyline. Imagine if that development included its own private school, and a luxury hotel.
And imagine if it’d decided to renege on its past plans to create mixed communities, where people who wanted homes for social rent or affordable housing would have a fair shot at living in new developments.
What’s more, imagine if it’d approved plans to shunt the non-affluent into a plot half a mile away, creating a little ghetto as far away from the luxury homes as possible? And what if it never asked you about it?
This is social cleansing – and it’s beginning to happen on the Greenwich Peninsula as Greenwich Council yields to the demands of private developers.
Controversial plans for the peninsula were backed at a planning meeting held in public at the end of February, but it went completely unrecorded at the time, save for a few lines posted in comments on this website.
Now residents on the peninsula are threatening legal action against the council for ignoring its own policies on redevelopment.
February’s meeting saw councillors agree to reduce to 0% the proportion of affordable housing to be offered at Peninsula Quays – the development planned for land just to the south-west of the Dome, surrounding the northern end of Tunnel Avenue.
In the past couple of years, land here has been cleared and decontaminated and roads rebuilt. No planning application’s gone in yet – a small exhibition was held a month ago, showing tower blocks and plans for up to 1,638 homes (see a business plan) – but this is an adjustment to the masterplan which covers the whole peninsula.
The plans include a private school, “high-end private residential” units at Drawdock Road, and a four/five star hotel at Ordnance Crescent.
Effectively, the council’s planning board approved the idea that a development which will sit opposite Canary Wharf should be built in Canary Wharf’s own image – exclusively for the affluent. It’s envisaged this will be up and running by December 2019.
To make up the difference, new developments to the far south of the Dome – around where the City Peninsula tower now sits – will see levels of affordable housing shoot up to between 54% and 58%, mostly for social rent rather than shared ownership. These developments were also given permission that night, and will be completed by December 2017.
Greenwich Council says that overall, the 11 plots considered together will be 25% affordable – but all those properties will now be pushed to the south, towards City Peninsula and Greenwich Millennium Village.
There was no consultation on this change – pushed through so developers can grab £50m in grants. Residents at City Peninsula and GMV are furious, as they expected levels of affordable accommodation to be even across the peninsula. They’re now threatening to force a judicial review of the councillors’ decision, accusing them of railroading the change through.
A letter to Greenwich Council seen by this website brands the councillors’ decision as “unfair”, adding that the new plans don’t offer enough family accommodation and contradict both local and London-wide planning guidelines.
So far, they’ve had no response from the council – but the residents are sure of their case.
This aggressive development follows Hong Kong billionaire Henry Cheng investing £500m into the project last year through his company Knight Dragon, teaming up with existing developer Quintain.
At present, if the Knight Dragon/Quintain proposals go through, they’ll destroy the dream of the peninsula as a stable, sustainable community, as promised when Greenwich Millennium Village was conceived in the late 1990s.
Indeed – and the planning documents hint at this – it may all be one long hangover from the construction of the Millennium Dome itself, with central government keen to recover the costs it spent on infrastructure back then.
While by most accounts GMV (which remains separately developed) is a fine place to live – and the river-facing homes at City Peninsula look like fantastic places – it still suffers from being physically isolated from the rest of the area by dual carriageways. But it’s developed into a mixed community, and people seem to rub along fine.
Greenwich Council’s frustration with the pace of development on the peninsula is well-known. In 2004, it expected 500 homes a year to be built over the next 20 years. In fact, only 229 homes have been built since then.
But in the long term, is it really worth junking the benefits of building a mixed number of homes just to get developments back on the move again? Greenwich Council’s and developers’ desperation to get things moving again could have long-term, disastrous consequences for the regeneration of the area. This is a complicated tale, but one to watch closely over the next few years.
Update, 13 April 2013: The minutes from the planning board meeting are now available, which show the proposals criticised by local residents, local councillors Dick Quibell and Mary Mills, and planning board member Hayley Fletcher (who isn’t named).
Sunday night at North Greenwich, and a familiar problem after an event at the Dome – a traffic jam of buses which can’t leave the bus station because the traffic lights are set to favour cars (which themselves then queue up through Greenwich Millennium Village). It was taking about 10 minutes for buses to negotiate their way out of the station, with the queue snaking around both corners on the left and right of the screen at one point.
This should be a simple, and cheap, problem to fix, but instead, TfL spent £26m on a cable car.
There’s unlikely to be any Jubilee Line service through North Greenwich on Boxing Day following Thursday’s High Court ruling that a strike by rail union Aslef can go ahead as planned.
London Underground says the line will only run to a reduced frequency between Wembley Park and Green Park, leaving no service at all through east and south-east London.
The dispute – which does not involve the RMT or TSSA unions involved in other recent strikes – centres on pay for working this Boxing Day.
Southeastern has withdrawn its limited Boxing Day service this year, although buses and the Docklands Light Railway will run as planned.
London Underground managing director Mike Brown said of the union: “By holding Londoners to ransom in this way they are showing complete disdain for all who want to visit family and friends or hunt a good bargain during what is one of the busiest shopping days of the year.”
Without getting into the whys and wherefores of the dispute, I wonder if he’d accuse Southeastern and other mainline train companies (including TfL’s own London Overground) of “holding Londoners to ransom” by also refusing to work on Boxing Day?