Welcome to the latest Barnsbury Estate Leaseholders Group Update
We are an informal, self-organised group of leaseholders, who seek to help each other access information around the Barnsbury Estate transformation proposals. Please refer to our website for further details NOTE: Replies to this email will go to barnsburyleaseholders@gmail.com where they will be picked up by the Reps
CONTENTS 1 Reminder to review leases by 30th Apr – 2 Flyers/recruiting – 3 Anonymous flyer update from Newlon – 4 Latest updates from Source meeting – 5 Source’s post-ballot role – 6 Numbers of res/non-res LHs – 7 Section 20 process help – 8 Sinking fund clarity – 9 Islington Local Plan feedback opportunity – 10 OB improvement leases
Please review your leases! Both Old and New Barnsbury Leaseholders have been asked to do this. Old Barns info is here: https://barnsburyleaseholders.wordpress.com/2021/03/30/members-update-email-old-barnsbury-only-30th-march-2021/ New Barns info is here: https://barnsburyleaseholders.wordpress.com/2021/04/15/new-barnsbury-only-leaseholders-update-15th-april-2021/ The time to do this and respond with what you find, has been extended to the 30th April 2021 for both Old and New Barnsbury leaseholders. Thank you to those of you who have done this already and have let us know what you found. We appreciate the lovely messages we have received from some of you about the work the reps are doing to co-ordinate the group, as we have very busy lives. Our time is limited and we will not be able to remind you again to check our lease. If you need help to do this, please contact Source who may be able to help with some aspects, or we suggest you get support from your own legal advisor.
2. We are still doing flyer drops to non-group member leaseholder addresses across the whole estate – this has already generated some new members of the group, good news. Please let us know your flat number if you haven’t already done this (so we don’t waste time/effort putting flyers through the doors of existing members). Please continue to spread the word if you know of any leaseholders who are not part of our group already.
3. Anonymous Flyer – we received a response from Newlon to the final open points we were chasing them on on the anonymous dropped through doors across the estate in February 2021. How does Newlon justify the poor state of the estate given that they have managed the estate for c. 20 years? The estate was transferred to Newlon in 1999 but as you know it came back to Newlon to manage and maintain in early 2019. Prior to this the estate was managed by the Tenant Management Organisation that came into being at the point of transfer. On the point above, can you please confirm that you are saying that Newlon has no accountability whatsoever for the poor state of the estate between 1999 and 2019? I am not saying that Newlon had no accountability for the estate post transfer. I was just stating the facts as they stood. In holding a deep dive consultation with residents over a 16 month period leading to the proposals, Offer Document and the resident ballot, Newlon has signalled its clear responsibility and intention to deal with the poor condition of the housing stock in a comprehensive manner for present and future generations, working closely with residents during the process. Thank you for confirming that Old Barnsbury was built in the 1930’s and Aldrick house and Amory House built in the 1950’s. Can you now advise whether Aldrick and Amory fall into the category of better stock or not, as Newlon defines it? Aldrick an Amory do not fall into the category of better stock as they exhibit all the problems of the 1970’s stock.
4. The Leaseholder Group Reps had a meeting with Source to find out what we can can about the next stages of consultation/involvement, and how we make sure LHs are much more formally represented in future, how arrangements will reflect the changing requirements for Old & New Barnsbury residents and leaseholders, how details in the charter will be bottomed out and the timing and implications of Residential or Non-residential leaseholder status etc. Source has advised that Newlon is in a post-ballot re-grouping phase, so there is not a lot to share at this stage but we did establish that: Source is pressing Newlon for their proposals on the shape and form of a new Residents Committee – this is to be led by Graham Watts from Newlon. We want to ensure that all flavours of leaseholders as well as residents are represented on this when it forms. Sub-committees can be expected. Source understands that Old and New Barnsbury will have separate Newlon leadership assigned, although there will be some overlaps. They believe that Symon Sentain will lead on the Old Barnsbury side, the New Barnsbury lead for Newlon is tbc. The planning application process, which will combine works in New and Old Barnsbury (required to go together because the offer document integrated both) but is it tbc what the planning application will look like and it is expected to take at least 1 year to progress with Islington Council. While we do not expect any of the refurbishment work to begin in Old Barnbury ahead of planning permission being granted, not least because the funding for it is dependent on the income Newlon expects to receive through New Barnsbury, it is possible that Section 20 notices could be issued ahead of this, depending on the approach Newlon decides to take to the work. There is no clarity, for example, over whether Newlon intends to appoint a single refurbishment contractor and sub-contract from there for the different elements or let multiple contracts for specific chunks of work. We don’t yet know anything about the phasing of the work. Meanwhile, it’s business as usual for repairs and maintenance. Currently Newlon and Mount Anvil, the appointed contractor for New Barnsbury, are in discussions about the set up of their joint venture company for the New Barnsbury development which could also take anything up to a year to establish. The New Barnsbury Reps will update leaseholders on other details only relevant to NB leaseholders in the coming days We plan to meet Source again in late May and will update you again after that. Let the Reps know if you’d like us to ask anything on your behalf – barnsburyleaseholders@gmail.com
4. The Leaseholder Group Reps had a meeting with Source to find out what we can can about the next stages of consultation/involvement, and how we make sure LHs are much more formally represented in future, how arrangements will reflect the changing requirements for Old & New Barnsbury residents and leaseholders, how details in the charter will be bottomed out and the timing and implications of Residential or Non-residential leaseholder status etc. Source has advised that Newlon is in a post-ballot re-grouping phase, so there is not a lot to share at this stage but we did establish that: Source is pressing Newlon for their proposals on the shape and form of a new Residents Committee – this is to be led by Graham Watts from Newlon. We want to ensure that all flavours of leaseholders as well as residents are represented on this when it forms. Sub-committees can be expected. Source understands that Old and New Barnsbury will have separate Newlon leadership assigned, although there will be some overlaps. They believe that Symon Sentain will lead on the Old Barnsbury side, the New Barnsbury lead for Newlon is tbc. The planning application process, which will combine works in New and Old Barnsbury (required to go together because the offer document integrated both) but is it tbc what the planning application will look like and it is expected to take at least 1 year to progress with Islington Council. While we do not expect any of the refurbishment work to begin in Old Barnbury ahead of planning permission being granted, not least because the funding for it is dependent on the income Newlon expects to receive through New Barnsbury, it is possible that Section 20 notices could be issued ahead of this, depending on the approach Newlon decides to take to the work. There is no clarity, for example, over whether Newlon intends to appoint a single refurbishment contractor and sub-contract from there for the different elements or let multiple contracts for specific chunks of work. We don’t yet know anything about the phasing of the work. Meanwhile, it’s business as usual for repairs and maintenance. Currently Newlon and Mount Anvil, the appointed contractor for New Barnsbury, are in discussions about the set up of their joint venture company for the New Barnsbury development which could also take anything up to a year to establish. The New Barnsbury Reps will update leaseholders on other details only relevant to NB leaseholders in the coming days We plan to meet Source again in late May and will update you again after that. Let the Reps know if you’d like us to ask anything on your behalf – barnsburyleaseholders@gmail.com
5. Source’s role and responsibilities We asked Source to clarify their role and responsibilities from this point on. They responded as follows, we do have access to funds to help us with production of materials (e.g. recent flyers) and will explore other areas.: We are currently working up a programme to planning but this will include support for the buy-back process for at least phase 1 and early buybacks by request, supporting tenants in their rehousing options, explaining the CPO and section 20 processes; producing advice leaflets; supporting the formal consultation process; individual casework; enhancing the Residents Charter; outreach to residents who have not engaged; supporting Newlon to establish representative residents group.
6. Numbers breakdown: Resident and Non-resident Leaseholders by block. Source believes that Newlon has underestimated the number of NRLs by about 20 as more of us have sublet than their official records indicate. Source believes Newlon will re-validate this information at some time by asking leaseholders to certify and prove their residential status and use credit references, mortgage buy to let checks, etc, but we have no detail on the timing for this.
7. Section 20 process for repairs and improvements – many of us are not familiar with this so we will be approaching Newlon to ask them to run a meeting on it, perhaps late Jun/July 2021, so they can explain how it all works. In parallel, Source will produce an easy to understand guide so we are all better informed. We will let you know when we have a date for this meeting/s.
8. Sinking fund query – what happens to this were I to sell my flat? Does the new leaseholder inherit the value of ‘my’ sinking fund? Or do I get it back when I sell and the new leaseholder starts with a balance of zero? Source has advised that Newlon does not allow ”cash-out” of accumulated sinking fund and therefore it would transfer with the lease upon sale and be reflected in the value. This would apply to both open market sales and compulsory purchase buy-backs. This means that any new buyer of your flat will inherit the balance of your sinking fund at the point of sale
9. Islington Council has recently written to every leaseholder asking for feedback on the Draft Local Plan – Barnsbury Estate. They would like comments back by 9th May 2021. This is your chance to feedback anything you feel should influence the future of the estate – what is important to you etc, and it’s really important that as many of us do this as possible. Anything from limits to heights of blocks, impacts on light, green energy, social integration, etc. To find out more – www.islington.gov.uk/consultations – comments via email to planningpolicy@islington.gov.uk.
10. OLD BARNSBURY Improvement Lease – how do I know if I have one? Source and Newlon believe everyone has an improvement lease. Source will help you confirm this directly if you send your lease to them but you can also look for details as follows in your own lease depending on whether you have a Newlon or Islington Lease:
Barnsbury Estate Leaseholders Group 