Tag Archives: London Borough of Lewisham

L&Q lockout Silwood Youth Club

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Jacqueline Willis Silwood resident and Ola Walker local youth worker expressed their frustration and hurt after L&Q housing association, current managers of the Lewington Community Centre, cancelled the youth club at short notice. The day before L&Q had cancelled the Zumba class again at very short notice, which sparked a resident sit down.

L&Q have a history of last-minute cancellations of community events including the residents’ Christmas Party. Fortunately, they were given permission to throw the Christmas party, but not without causing distress and anxiety to the community event organisers and the caterers. As the Christmas party drew nearer, they were still in the dark about the availability of the centre.

The Lewington Community Centre, promised under the regeneration of the Silwood estate to serve and be managed by the Silwood neighbourhood has become simply an “asset” of L&Qs portfolio of properties- it is rented out most of the time to Morley College.

These community events were cancelled at extremely short notice, just a few hours before the events were meant to begin. This was particularly unfortunate on the day that they were supposed to hold a youth club event for minors, as it posed a child protection issue when the building closed and they had nowhere to go.

L&Q offer no real explanation for the cancellations. They cite staff shortages but there is no reason for the community not to be keyholders. If they had been keyholders none of the events would have needed to be cancelled.

L&Q seem determined not to allow members of the community-led Lewington Community Centre Management Community (LCCMM) to be keyholders. Indeed L&Q appear to resist any attempt by the community to organise and run their own centre as they were promised they would under the Section 106 agreement. Before the “regeneration” of the estate the community happily and efficiently ran their own centre.

Silwood residents sit-down to demand a community centre.

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After a series of community events have been cancelled at short notice, when L&Q suddenly announced the Lewington Centre on the Silwood Estate would closed at 5pm- not the scheduled 9pm, it was the final straw, after 20 years of being excluded from their own centre. 

Residents wanted to show that there were people who would be prepared to manage and close the building after 5pm. The women were resident community workers and representatives of residents and tenant groups.

Residents were not asked to leave by L&Q but soon after 5 the police were in the room.

Police called to Rotherhithe estate after residents stage sit-in protest over cancelled Zumba class

This is not the whole story.

Since the building was open L&Q have resisted all attempts by the community to manage and use their own centre.

This sit down was not just about a zumba class being cancelled. It was the last straw in a 20 year struggle for the community to get the centre “regeneration” promised.

What Silwood residents had pre Regeneration: a mish-mash of community resources, youth clubs, a nursery, a creche, education and training facilities, clubs and groups, council supported and bottom up initiatives effectively run and organised by residents, paid or voluntary. Many were much loved by the community and the residents made the best of what little they had.

What they were promised, the justification for the entire regeneration scheme was a bigger, better, purpose built community centre and facilities.

What they have 20 years on is the “Lewington Centre.” A building L&Q run and refer to as an “asset” and a business. The centre is in fact let out to Morley College most of the week so it is not available for community use.There is nothing “purpose-built” about the Lewington Centre. With 25 flats above the main hall, occupied by key workers, some on night shifts, the building was never suitable for the kind of noisy social  and community events like birthday parties, weddings.  The acoustics have been a constant problem. Just a few teenagers playing table tennis made a deafening noise before expensive sound remediation.

L&Q insisted they had to build the flats above the centre to provide an income stream to make the centre sustainable. Its not clear why the flats needed to be physically located on top of the building given the huge amount of land L&Q were given in the regeneration deal. Without transparency and published accounts it is also not clear what this income, combined with the rental from Morley College and other private hires, is actually spent on. Do L&Q really need to charge the community to use their own hall for social and community events to “cover their overheads”?

The community want some very basic things so they can once again manage their own community resources:

Management of activities and social events at the community centre.

Registered Community key holders.

Recognition of the Community Centre Management Committee (CCMC)

Published accounts for Lewington Centre. (required under Section 106)

These are simple demands. It is curious L&Q are so resistant. Why?

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Silwood Community Centre Management Committee

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Before the “regeneration” of the Silwood Estate by Lewisham and L&Q in 2000 the residents successfully ran their own community centre and youth facilities- either voluntarily or employed.

These facilities, the youth club, cyber centre, community hall, under 5s etc were demolished and residents were promised a bigger and better purpose built “Community Centre” to not just replace but improve on what they lost. What followed was a systematic disempowerment of the community. What they got was the L&Q run “Lewington Centre”, a totally unsuitable building that residents struggle to access. L&Q sublet the building to Morley College which is of no benefit to the community and means the building is rarely available for residents to use.

On the 16th of September 2019, the Silwood community held a meeting to form the Community Centre Management Committee (CCMC). This meeting symbolises local people of Silwood wanting to come together to improve the facilities of the community and surrounding areas.  

Silwood Community Centre run by L&Q

Historically, the residents successfully ran their own community centre and amenities. Sadly, under the regeneration of the estate, L&Q housing association took control of the new purpose-built community centre that was meant to not just replace but improve the facilities lost. Following the regeneration, L&Q then sub-let the centre to Morley College and the community has felt excluded ever since.

After years of frustration, the establishment of an independent CCMC means the whole community could have their voice heard. In the past L&Q have managed to make promises and not keep them to individuals without being made accountable but now with the strength of the committee, this will happen no more. A significant improvement for the community, as in the past, resident’s concerns about the management of the estate was falling on to deaf ears and there was no one to hold L&Q accountable to fulfil promises made.

  • Silwood Residents at Inaugural Community Management Meeting

Spectacle has been documenting the resident’s struggle since 1999 and continue to do so today. We believe that the injustice done to the residents is unacceptable. By setting up the Silwood video group to document and lobby for a meaningful regeneration, we are working with the community to help bring awareness to the mistreatment of Silwood residents. 

The group has participated in workshops organised by Spectacle and filmed the consultative meetings so they have a personal record.

Rita Edmond, Community Develop Practitioner, in her interview, exclaims,  “we stand together, and we fall together.” which is an attitude that currently illustrates the unity of the Silwood community and their hopes for the future. 

Another interviewee, Pembe Kumbi, Local entrepreneur, said the community has lots of hidden young talent that will be expressed through the use of the community centre. 

There is so much opportunity for Lewington Community Centre to become a hub for people to gather for youth groups and an assortment of classes. Joyce Jacca mentions all sorts of potential uses for the centre if it is allowed to be run by the locals. 

This represents a whole new chapter in the Silwood story that goes to the heart of community empowerment and wellbeing.   

Click Silwood Video Group for more blogs
Or visit PlanA  for general posts on urbanism, planning and architecture.
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Richard Southall; Assistant Director, South East Neighbourhood L & Q replies

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Residents visiting the building site of their promised Community Centre

Dear Richard Southall,

I am writing on behalf of residents and Lewington Centre users.

Re your letter 20th Sept 2012 distributed to Silwood residents:

1- Was this letter circulated to all Silwood residents? If not why not?

2- Can you outline the process and mechanisms by which you ” regularly consult with residents” ?

3- How did the residents identify the priorities you cite and how many responded?

4- How and when are you going to “make available opportunities for local people to give us their views about our services”?

5- Does the new use of the Lewington Centre comply with the funding agreements between L&Q and Lewisham Council?

6- Does the new use of the Lewington Centre comply with the funding agreements between L&Q and Southwark Council?

7- Please can you forward Lewington Centre business plan and accounts for years 2010/11 and 2011/12

8- The SIlwood Community Centre Business Plan April 09-Aug 09 shows profits of £65,244 ( 08/09) 47,366 (09/10). Where do these profits go?

9- The income from the 25 flats above the Lewington Centre is meant to go towards community use of the centre. Is this the case?

10- When did L&Q agree with BEC re use of the Lewington Centre? Please can we see a contract.

We would appreciate a written response to these questions.

I thank you in advance for your prompt response.

Thanks

Mark

Dear Mr Saunders

Re: The Lewington Centre, 9 Eugenia Road SE16 2RU

I write in response to the issues raised in your email of 7 November 2012 the contents of which are noted.  I have structured my response to address each of the ten separate issues raised.

1.    The letter dated 20 September 2012 was hand delivered to all residents (irrespective of Landlord or tenure) living on the estate.  In addition to this the letter was also delivered to those Southwark homes located in St Helena Road adjacent to the centre.
2.    L&Q undertakes, through an independent market research company monthly resident satisfaction surveys designed to test satisfaction with existing services and opportunities for residents to express their personal priorities.  This information helps to inform our forward strategies.  These randomly selected candidates can number up to 570 surveys each month.
3.    Through the independent surveys described in two above.
4.    In addition to the process previously described we undertake localised surveys at L&Q organised events and projects.  Those engaging in these activities are given an opportunity to complete a feedback form that also asks them to identify their individual priorities.  This information also helps to shape our future strategies.
5.    Lewisham are satisfied with arrangements at the centre.
6.    There are no outstanding financial agreements between L&Q and Southwark in relation to the centre.
7.    These will be made available, on request from London Borough of Lewisham.
8.    All generated income supports the operational upkeep of the centre and on-going service delivery.
9.     As above
10.  BEC have rented space at the centre since October 2011.  It is not appropriate to disclose contractual details to a third party.

I hope the above is of assistance to you and I appreciate your concerns surrounding the running and use of the Lewington Centre, however I can assure you that this centre is run completely in line with our policies and procedures and any agreements we have with third parties.

Kind Regards

Richard Southall

Please leave a comment if you have any remarks, further questions or suggestions regarding this issue.

We have put some of the issues these documents raise to Richard Southall Assistant Director, South East Neighbourhood of London and Quadrant see the following blogs.
Click Silwood Video Group for more blogs
Or visit PlanA our general blog on urbanism, planning and architecture.
See our Silwood Video Group project pages for more information and videos.
Support our work by ordering Silwood related books, maps, dvds and prints from Spectacle’s shop.
Spectacle homepage
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Lewington Community Centre Silwood Estate- Freedom of Information Request

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Residents of the Silwood Estate, Rotherhithe, were promised that when the estate was “regenerated” their existing and community managed community centre and other facilities would be replaced with a better purpose community centre- later called the Lewington Centre.

London and Quadrant received grant of £3,334,653.00 of Section 106 money, of which £1,964,728 was to build the community centre- it also included £2,240,000 SRB money to build new flats above the main hall that would provide the community with a constant rent revenue stream of £32,500 p.a. that was to go towards community capacity building.

However since it opened in April 2009 local residents have struggled to get access. The rents are too high for the Tenants and Residents groups to use it for office space. The hall is either inappropriate or unaffordable for most community uses.

Now the “owners” London and Quadrant, without any meaningful consultation with residents, have let out the centre to Bede Educational College and the residents are almost complete excluded. There appears to be no L&Q staff based there.

In order to find out what is going on it has been necessary to make a Freedom of Information request to Lewisham Council see below.

Lewisham Borough Council have now responded, late, to our freedom of information request. Here are details of the original request and their reply:

From: Mark Saunders

2 October 2012

Dear Lewisham Borough Council,

Re Lewington Centre 9 Eugenia Road
Rotherhithe London SE16 2RU

Regarding the Lewington Centre and the flats above please can you
provide the following information and documents:

Documents relating to Section 106 agreements with L&Q

Documents relating to L&Q’s commitments to funding and services
provided for the community centre

Details of any funding from Lewisham council to the centre and the
terms and conditions of this funding.

L&Qs financial reports and business plans for the use of the
Lewington Centre since it was opened.

Yours faithfully,

Mark Saunders
c/o
Spectacle
Studio 25
99-109 Lavender Hill
London
SW11 5QL

From: Foi
Lewisham Borough Council

7 November 2012

Attachment Silwood Update Report September 2009.pdf
423K Download View as HTML

Attachment grant agreement community fac silwood 3b.pdf
682K Download View as HTML

Attachment grant agreement phase3b.pdf
744K Download View as HTML

Attachment community fac 3b silwood estate.pdf
2.1M Download View as HTML

Attachment Lewington centre Buiness plan Update 300909.xls
37K Download View as HTML

Dear Mr Saunders

Re: Freedom of Information Act 2000
Reference No: 197880

Thank you for your recent request. We apologise for the delay responding.
We enclose the following information.

Regarding the Lewington Centre and the flats above please can you provide
the following information and documents:

Documents relating to Section 106 agreements with L&Q
Section 106 Agreements once signed are public documents and can be viewed
either at the Council offices or via the Council’s website.
Below is a link to the Section 106 Agreement we believe you are interested
in. That agreement relates to Silwood Phase I and was signed on the 23
October 2001.

[1]http://acolnet.lewisham.gov.uk/ACOLLATED…

Documents relating to L&Q’s commitments to funding and services provided
for the community centre
Please see attached report.

Details of any funding from Lewisham council to the centre and the terms
and conditions of this funding.
Please see attached.

L&Qs financial reports and business plans for the use of the Lewington
Centre since it was opened.
Please see attached report.

We hope you find this information helpful.

You have a right of appeal against this response. If you wish to appeal
you must do so in writing to the Corporate Information Manager at the
following address:
Corporate Information Team
London Borough of Lewisham
1^st Flr, Town Hall Chambers,
London, SE6 4RY
or
[2][email address]

Yours sincerely

Maria Kaminski
Corporate Information Team
Tel: 020 8314 6848

We have put some of the issues these documents raise to Richard Southall Assistant Director, South East Neighbourhood of London and Quadrant see the following blogs.
Click Silwood Video Group for more blogs
Or visit PlanA our general blog on urbanism, planning and architecture.
See our Silwood Video Group project pages for more information and videos.
Support our work by ordering Silwood related books, maps, dvds and prints from Spectacle’s shop.
Spectacle homepage
Like Spectacle Documentaries on Facebook
Follow SpectacleMedia on Twitter