Day 5 of the Public Inquiry into the Compulsory Purchase Order of The Green, Southall was about the justification for the plots to be acquired and the negotiations.

Virginia Blackman from Avison Young, presented the justification for the plots of lands to be acquired and the subsequent negotiations that took place.

She presented the evidence on behalf of both Ealing Council and the Peabody (the developer). She has provided advice on over 40 compulsory purchase orders similar to this one.

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The information below may seem scattered due to different persons, in turn, asking the same/similar questions later and managing to extract more information or supply more information.

Another document was submitted to the inquiry. Matthew Nunn, the Public Inquiry Inspector, only came aware of it this morning. He said that all the documents should have been submitted by 20 September 2022. I don't know why people are unaware of this. This is an unusual experience.

Ms Blackman said it was difficult to deliver a comprehensive development with so many plots with fragmented ownership.

Negotiations about the purchases started in February 2019. A total of 4 letters were sent to the affected plot holders in 2019 plus the 4 exhibition days were held (at the Manor House).

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The response rate was 90% and 84% have met in person. Financial offers have been made to 74% of the plot holders and yet only one of them (Medina Dairy) has accepted in the last few days. Contract is about to be signed.

Why a low rate of acceptance?
The previous agreements with Mr Lance Cantor were pre 2019 and the previous offers were higher than ours. The guidance says that we should pay the market value based on evidence plus disturbance payment plus reasonable professional fees. Our offers are based on the statutory code.

Why the difference in valuations?
I don’t know the basis of Mr Lance Cantor’s offers. Mr Cantors offers are significantly higher.

Have those deals affected the environment?
It has been difficult to agree (on the price). The response has been good but they can’t agree because the current offer is (much) lower than his. Plot holders were significantly affected by the numbers on offer before and were told to instruct a surveyor.

Why such a disparity between what Mr cantor offered and Peabody are offering?
I don't have the figures. Option agreements are entered into give them (Cantor) control and get people to sell. It's a future promise of money. It may not happen or may be renegotiated.

Were those negotiations based on statutory guidance? The Inquiry Inspector asked if speculators offer more money. Yes was response from Ms Blackman.

There are 71 plots of land listed on the CPO.

What about people saying we were not consulted?
We have made good efforts. Got a good response (and yet only 1 success).

The Inspector says that there are a lot of new objectors, why are they objecting now (and not before)?
They were happy to discuss if the price was right, was the response.

Highway Coaches, asked for and were given a reasonable offer in 2021. They did not refuse but have not responded so far.

The Indian Workers Association (IWA) are the freeholders of the Dominion Centre, a small car park and an access track. An offer was made to them June 2021. A surveyor was appointed by them (and paid for by Peabody) but he was soon disinstructed. The IWA supplied the previous evaluation report in order to get a better offer. The response was no. They are happy to discuss but can't agree price.

Upgrade events own a few plots of land, The Monsson Banqueting, The Milan Palace and few more plots. The first meeting was held in March 2019 at the Centre (also owned by Upgrade events) with Mr Malhis.

Upgrade events and Medina dairy wanted to do their own development. Mr Malhis was happy to discuss sale at the right price. In September 2021, an updated offer made and was rejected.

Mr Singh, the leaseholder of Monsoon Banqueting, had agreement with Mr Lance Cantor. He has an occupational lease and pays full market rent which means his market value compensation is almost nil. Not sure what he wants? To relocate or retire.

JS Panesar (4 to 6 Dilloway yard) are not happy with the offer as it is not enough to buy a similar premises. They want to relocate to similar size premises.

Mr Ohanian (3b Dilloway yard)
An offer was made to him in 2019. An updated offer in September 2021 was rejected. Interested in relocation.

Mr Surinder Singh Choda (5 Dilloway yard)
An offer was made to him in 2019. An updated offer was made in March 2022. No response.

The Inspector asks Ms Blackburn observations on “CPO is a last resort”. She replies that (negotiations have taken place) since 2019. This is the last resort to deliver.

Was there no engagement?
I reject that. There have been negotiations and offers. They are ongoing.

Not very successful so far?
Expectations raised (and ….)
Previous high offers and option agreement were ….
Not surprising with (what happened before).

This will be updated with more information later.