Thread by @LatinElephant

Following @SadiqKhan decision to approve Delancey's & Southwark's plans to demolish the #ElephantandCastle Shopping Centre, we remain adamant that this scheme has a long way to go to protect BAME communities and small traders in Elephant and Castle (follows👇🏾)

We are deeply saddened to witness the consequences of such decision, justified by @MayorofLondon and @LDN_gov officers in the Stage 2 report, which highlights several negative implications for the communities at #ElephantandCastle

.@SadiqKhan acknowledges there were 1,000 formal objections; opposition from 8 Labour Cllrs; two London AM; and over 20 key stakeholders including Imperial War Museum, UAL and Latin Elephant; an online petition with 2,500 signatories; plus an open letter from 21 local bodies.

Nonetheless, @MayorofLondon concludes, "Having considered responses to public consultation & planning obligations...officers are satisfied that the responses do not raise any material planning issues of strategic importance that have not already been considered..."

Despite our support to the extended affordable rent period, the market rate is still to be set and this is a cause of concern for #elephantandcastle traders who believe new rent levels can potentially exclude them from ever returning to the site.

The reference to a cap in affordable rent for 15 years is vague and unclear – more clarity is needed as to whether a market rate will be used as baseline or an adjusted and cap rent level that takes into account needs of current traders to protect specialist BAME business cluster

Discrepancy over the number of small traders and tenants affected: The number of displaced traders is over 100, without counting Hannibal House (@MayorofLondon report claims only 65+18 at Hannibal House)

Available temporary and permanent space for relocation is not sufficient to house all independent traders. NET LOSS OF ABOUT 4,000 sqm according to the report. And figure for 1,351sqm aff. retail space at Elephant Park is deceiving, 500sqm might be available by 2019 on this site.

Uncertainty over arches 6 (Distriandina) & 7 (Elephant Mall) in Elephant Road, despite acknowledging that these sites will be lost as a result of the development no further compensation has been made or reference to how this loss will be addressed.

In a twist however, Corsica studios just next door to Distriandina will receive a contribution of £125,000 from the developer through Section 106 agreement in order to fund mitigation works to reduce noise pollution to prospective residential tenants.

The new development requires the removal of Distriandina and La Bodeguita (both Latin American nightclubs), however these losses of cultural provision are not noted in @MayorofLondon Officers Report

We demand a clear path towards meaningful engagement, relocation and compensation for Arches 6 & 7 in Elephant Road. Distriandina will be one of the last businesses within the red line to be relocated, as its railway arch will be demolished at a much later date (...)

It is of concern to Distriandina that by the time it will be forced to relocate, there
will no longer be a suitable relocation site, or a suitable portion of the relocation fund remaining - @SadiqKhan report does not address these significant issues

Loss of clustering opportunities has also been identified as potentially undermining a critical mass of community. Adverse impacts on business employees arising from the above could include temporary or permanent loss of income and temporary or permanent loss of employment.

Another serious concern is the loss of the Bingo and Bowling Alley. For over 5 years the area will be a building site and regular users (mostly elderly and of BAME background) could become isolated.

Finally, We still await an equalities impact assessment on the impact that this development will have for the Latin American community. Survey responses of Latin Americans at just over 3% is not proportionate to the 8.9% of Latin Americans residing in Southwark