Oct 312012
 

In reply to Barry Black’s article re the AWPR in Aberdeen Voice, Jonathan Russell raises the following concerns:

Traffic Congestion. Picture Credit: Ian Britton.  http://www.freefoto.com/preview/41-17-Debate about the Aberdeen Western Peripheral Route came to centre on legal issues. Consequently, proper debate about our transport and related needs has diminished. Here are ten reasons we should not be spending increasingly scarce resources on such a highly expensive venture and, if we do, what needs to be taken into account.

• The generally held position is that the AWPR will solve congestion, yet all known evidence shows increased road space increases congestion. The route may well help in reducing traffic black spots but is also likely to create new ones. Congestion in the city centre is certain to increase. It will encourage people to continue using cars rather than turning, as they are starting to now, to more environmentally effective means like car-sharing, flexi-working, home working, park and ride and cycling.

• There has been a dramatic change in demographics with young families moving to new housing in Aberdeenshire. This would have left the city with an increasingly ageing population had it not been for the influx of largely Eastern European people. What this change does mean, however, is longer journeys when families visit each other and more people travelling into Aberdeen for work and social reasons. The AWPR would escalate this process.

• The potential for new retail parks linked to the road will lead to the demise of more shops in the city centre, leaving Union and George Street looking ever more forlorn. More car journeys to new retail developments will further increase congestion.

• The cost of the AWPR is sure to escalate and at a time of severe public cuts, this will take up precious resources and further affect services to the community, in particular to the more vulnerable.

• If we are to pay for the road without dramatically affecting other services then highly unpopular mechanisms such as road pricing will have to be introduced.

• The Scottish Government has set high targets to meet the challenge of climate change. The AWPR will not help achieve those.

• The road will eat into outlying countryside to the detriment of the environment.

• People heading south are more likely to use cars than trains or buses.

• Resources will be spent on a road when petrol prices are certain to rise in the long term due to the escalating costs of obtaining oil. We should instead be increasing our rail freight capacity and need to find new ways of transporting goods by rail and by sea. We should also be creating more safe cycle links, increasing railway stations and links, subsidising bus fares to encourage more bus use.

• Escalating NHS costs mean we should encourage people to travel by healthier transport than cars e.g. Finland has had great success in this area leading to significantly improved health indicators.

We need desperately to do something about the Haudagain roundabout, but this does not require the Western Peripheral to be built and should be done in a way that when possible encourages people out of of their cars into park and ride and cycling.

Many people genuinely think the Western Peripheral is essential to the North East’s future. Much more thought needs to be given into how it is going to develop and operate  and whether it is indeed our best and only option.

Picture Credit: Ian Britton.
Image  licensed under Creative Commons Attribution-Noncommercial-No Derivative Works 3.0 License, FreeFoto FREE USE license.

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Feb 242012
 

Peter Veritas makes the case for voting “Retain”.

1.  There is a very real danger that the City Garden Project will bankrupt Aberdeen.

The City Garden Project (CGP) is planned for a greenfield site which would require substantial excavation. It is a five acre, five storey, underground construction that would span both a main road and a railway track

It’s roof would be required to hold approximately ninety thousand tons of topsoil, the same weight as the worlds largest aircraft carrier.  It is projected to cost £140M.

Union Square, which is of a similar size, was built on a flat brownfield site with good access. The final cost was £250m.

Marischal College is a much smaller existing building that was recently renovated.  No major construction was performed.  The final cost came to £65M.

Given that context, how can we be expected the believe the estimate for The City Garden Project is realistic? Should the City Garden Project experience a similar scale of overspend to the Scottish Parliament Building or the Edinburgh trams, then the shortfall could conceivably be of the order of £360M.  The city, which is already £560M in debt, would be liable for this overspend.

It could not be rolled up into the existing loan, and would require immediate payment.  Failure to cover the overspend would result in us being left with a dirty hole in our city centre.  The only options open to the council would be to auction off it’s remaining assets, such as the other parks, to property developers, and to increase council tax  massively.  Public services which have already suffered severe cuts would be totally decimated.

2.  Aberdeen has suffered badly from previous developments.

St Nicholas House, the New Market, The Denburn dual carriageway, the Denburn Health Centre, The St Nicholas Centre, and Virginia Street are all universally acknowledged as failures that now blight our urban landscape.  Aberdeen lost many beautiful buildings to clear the way for those developments.

The people who campaigned against those architectural and planning atrocities are also campaigning against The City Garden Project.  They’ve been proven right time and time again. Perhaps it’s time we listened to them?

3.  We already voted against this Project under a different name.

There is something sinister about the City Garden Project.  It was originally conceived as the City Square Project (CSP), and envisioned as a five acre flat concrete piazza.  That proposal only emerged after Peacock Visual Arts were given planning permission to embed an unobtrusive arts centre into the hillside of Union Terrace Gardens.  Sir Ian Wood pledged £50M to build The City Square, but promised to scrap the Project if the public rejected it.

That was then put out to a flawed public consultation, in which the public voted against by a substantial majority, despite the online survey mysteriously defaulting to a “yes” vote.  Sir Ian then reneged on his promise and continued to push the concept, the council ran roughshod over the electorate, and by the casting vote of the Lord Provost, consigned the Peacock plan to the dustbin.

Sir Ian has consistently stated that he will only contribute his £50M to this particular proposal and nothing else, and that if we reject his proposal then he will divert the money to Africa.  His behaviour is baffling.

4.  There has been an air of deception around The City Garden Project.

The City Square Project was rebranded as The City Garden Project.  During the Project’s second coming the public were presented with six designs and invited to vote on them. None Of The Above was not a option.

Aesthetically, the public appeared to favour the Winter Garden design.  From a conceptual perspective The Monolith design was arguably the most cohesive.
The appointed panel then refused to release the outcome of this public vote and instead selected The Granite Web, a design for which very few people acknowledge having voted, and which many people considered to have been among the weakest.

CGP propaganda has continually claimed that Union Terrace Gardens are a dangerous place, but Grampian Police crime figures reveal that they are actually among the safest places in the city centre. Neighbouring Belmont Street, which the plans propose to connect to the Granite Web, is statistically the worst area for street crime.

Under the rules of the referendum, registered campaign groups are limited to £8k spending to maintain a level playing field.  However a mysterious group of anonymous business people has allegedly ploughed £50K into sending pro-CGP propaganda to every home in Aberdeen City.  This is not within the spirit of the referendum and is arguably a breach of the rules.

It has been claimed numerous times that the 250 year old elm trees in Union Terrace Gardens are diseased, but a recent report by a tree surgeon has given them a completely clean bill of heath.  These elms are among the last surviving in Europe, and they flourish both due to their isolation from other elms, and because the pollution of the city prevents Dutch Elm disease from spreading to them.  These trees are all covered by a preservation order.

5.  Those arguing in favour of the City Garden Project are mostly connected to it in some way.

Scotland’s top public relations firm were engaged to promote the Project, which may be why the majority of stories that have appeared in the local press have been fawningly in favour of the CGP.

Those who have argued the merits of the Project, both in the press and on-line, are interconnected people with an as-yet unknown agenda.

In addition to the numerous PR professionals being paid thousands of pounds each day to present the case, there are several property developers, the owners of assorted the premises on Union Street, and various oil company executives.

No fewer than three city councillors, who backed the Project, recently announced that they intend to stand down, and have also revealed that they are planning to leave the city.  Virtually all of those involved are members of Acsef, Scottish Enterprise, the Institute of Directors, and The Chamber of Commerce.  The same dozen people feature time and time again in the groups which have come out publicly in favour of the Project.  The same people wearing different hats.

6.  The economics have no basis in fact.

Tax Incremental Funding (TIF) is intended to fund the redevelopment of brownfield sites.  Businesses which later setup in and around those sites pay increased business rates which repay the cost of the development in a similar manner to a mortgage.  The business case for this Project bends the rules since the increased rates will not be gathered for the site itself, but from two new industrial estates, located several miles away and for which planning permission has already been granted.

The 6,500 jobs and £122M of projected annual revenue are a product of these new industrial estates working at full capacity. This is almost  guaranteed to occur anyway without The Granite Web.

Furthermore, the paid author of the reports is PricewaterhouseCoopers (PWC), which has recently been fined £1.4m for audit failure.  PWC rates the TIF case at Risk Level 3, where 4 is the highest risk.

7.  To save the architecture of the Denburn Valley

None of the Granite Web mockups, artists impressions, or video, have addressed the issue of the rear elevation of Belmont Street.

This is home to some of Aberdeen’s most spectacular architecture, descending right down to the level of Denburn Road.  Architecture which will be obliterated when the CGP connects to it, some five storeys further up.

Most of these buildings are either local businesses or publicly owned concerns, and several of them have picturesque balconies below the finished level of The Granite Web.

8.  To retain our sheltered park.

Union Terrace Gardens lie in the Denburn Valley which offers shelter from the wind and urban pollution.  Raising the area up to street level would turn it into a wind trap.

The wind would howl round the concrete walkways and other architectural features of the granite web, plants would struggle to survive, and people would avoid the area, preferring instead to travel along the relatively sheltered confines of nearby streets. It’s a fallacy to claim that this development would enhance connectivity.

9.  Union Terrace Gardens have been cynically starved of funding – in order to ‘pave the way’ for this redevelopment.

Union Terrace Gardens was the centre piece of Aberdeen’s famous successes in the Britain in Bloom contest.  Over the course of the past eight years the council has cut funding, with the result that the Gardens are no longer maintained at previous award-winning levels

The beautiful Grade A listed public toilets were closed, the famous giant draught boards were ripped out, the winter skating rink was no longer installed and concerts and other public events were discontinued

A modest investment would both regenerate the Gardens, and improve access to them.  There is no need to risk bankrupting the city for what amounts to no additional benefit

10.  The curse of Corbie Haugh.

Back in the seventeenth century, the area where the Gardens now stand was a wood called Corbie Haugh. The ancient Scots word for crow is corbie and the wood was named after the crows which gathered in the grassy valley and within the bank of elm trees. The elm trees in the Gardens date back over 250 years to that eighteenth century wood.

An ancient legend, The Curse of Corbie Haugh, holds that when the crows depart, the city will be ruined. If the elms are chopped down, the crows will indeed depart, and if they city ends up burdened by an additional £360m of debt, then it shall indeed be ruined!

SAVE OUR CITY FROM DISASTER BY VOTING TO RETAIN UNION TERRACE GARDENS.

 

Feb 222012
 

Almost every time Karin Flavill looks at the design for the Granite Web, the same question comes to mind. “What would Howard Roark think?” Intrigued? Read on.

Howard Roark is the hero of The Fountainhead, a novel by Ayn Rand.

Rand is a controversial writer; aspects of her objectivist philosophy were transported across the Atlantic decades ago and transformed into what we call Thatcherism, so it’s safe to say that she draws strong opinion, from those who have heard of her, both here and in the US.

The attraction of The Fountainhead for me was that it gave me a glimpse into the unknown, that a philosophy designed to help the wealthiest members of society feel not simply financially superior to those who struggle, helps them feel morally superior to them too.

What is it that tyrants see that allows them to derive a sense of well-being when they look in the mirror? Reading Rand can help you find out, even if it’s unlikely that in reality, many of society’s bullies and elitists have the personal qualities and ethics Rand depicts in her heroes.

Roark may be a more interesting and relevant reference point than some other fictional characters who have entered the Granite Web versus Union Terrace Gardens debate. Jake the Ghost and Morris the Monkey for example, as promoted by the BIG Partnership, seem to have a peculiar and hopefully incorrect impression of what moves Aberdonians to vote.

Roark is his own man, and is Rand’s idea of the Perfect Man. A gifted and original architect, loathed by the majority for his innovation and commitment to the future, he despises architecture which draws irrelevantly from the past. His designs are modernistic and often hard for people to understand. The few who do understand become his friends, and are held up to the reader as exemplary beings.

In some ways, Howard Roark would seem to be another ideal spokesperson for the City Garden Project. On the other hand, this objectivist hero’s deepest contempt would be reserved not for those who disliked his designs, but for that partnership between business and government which is so conducive in the long run to crony capitalism. Hello, ACSEF.

  The pro-Union Terrace Gardens lobby regards the existing Gardens as a unique prize which could be something magical

Leaving the politics aside for a moment, would Roark look at the design and love it? I don’t know. I’m not an expert on architecture, but I do know a little more about people, and about conflict, and about the factors causing people beginning to feel alienated in their own city. Such doubts seem to be at the heart of this debate.

The pro-Granite Web lobby feels that Aberdeen requires a drastic makeover for it to become a place they would want to continue living in and that others would want to move to. The pro-Union Terrace Gardens lobby regards the existing Gardens as a unique prize which could be something magical if only people who understood it were listened to. The original Peacock Visual Arts design symbolises what could have been.

Throughout The Fountainhead, examples and analyses of the character’s genius as an architect are provided. One passage is, for me, particularly telling. Self-made man Mr Mundy has heard that Roark is a great architect, and would like Roark to design a house for him. Roark meets with him to ascertain what kind of man he is and subsequently what kind of house he would be happiest in.

“There was a place,” said Mr Mundy, “Down there near my home town. The mansion of the whole county. The Randolph place. An old plantation house, as they don’t build them any more. I used to deliver things there sometimes, at the back door.”

He goes on to describe the ways in which he would like to recreate that dream house, the house of his aspirations. From what we already know of Roark, he would dislike the notion of recreating something from the past. However, that’s not at the root of his disapproval of Mr Mundy’s aspirations. This is:

“It’s a monument you want to build, but not to yourself. Not to your life or your own achievement. To other people. To their supremacy over you. You’re not challenging that supremacy, you’re immortalizing it….Will you be happy if you seal yourself forever in that borrowed shape?…You don’t want the Randolph place. You want what it stood for.”

In other words, it’s not simply technical skill, the vision of the artist and the ability to give the client what he wants that makes Roark a great architect. He sees who people are, not as they want to be seen, or as they try to be seen, but as they are. It’s this ability to look past the hype, the pretence, self-advertising and PR that enables Roark to build houses in which people can feel truly at home.

Think of your own dream house. Would it be one that somebody else had designed? A talented design team who would create something that was a compromise between their personal tastes and your picture of who you would like to be? Who furnished it in accordance with those same principles? Would it be your home, or would it be a design piece reflecting aspirations of who you wish you were, rather than who you really are?

  Who are we, in Aberdeen? A conflict like this forces us to consider that question in some depth

The promotional video for the Granite Web presents a futuristic world peopled with white, transparent figures ambling aimlessly through flower beds, staring uncomprehendingly at car parts dangling from a roof, drinking coffee. Observe, consume, observe and consume.

These transparent figures aren’t creators or innovators. They simply absorb, passively, that which has been transported from elsewhere to make the city seem more impressive to outsiders. A place that might, at some future date, be awarded City of Culture status!

The promotional literature keeps insisting that this will be the people’s park. It encourages readers to imagine themselves consuming all that the park has to offer, in the belief that this will result in them achieving a sense of ownership over it. There will, we’re promised, be spontaneous performances, but it’s not clear who will provide these. Perhaps musicians drafted in from outside.

Who are we, in Aberdeen? A conflict like this forces us to consider that question in some depth. My impression, living here, has always been that Aberdonians tend towards reserve, despite night-time scenes on Union Street when alcohol loosens inhibitions. The notion that we can buy a totally different character for Aberdeen, via an expensive raised park, seems dubious at best.

Union Terrace Gardens exemplifies the typically reserved nature of the Aberdonian. Like a Christmas tree that contains only a few, semi-concealed fairy lights, it is capable of emitting the magical quality that a garishly decorated tree cannot. The magic of mystery and discovery, and something very different from the usual variation on the iconic city centre park that is springing up all over the world.

One person’s iconic, radical, inspirational park is another person’s pretentious vision of future dystopia. I’ll admit I belong to the latter category, which is why I’ve already voted to retain, and improve, Union Terrace Gardens. Peacock Visual Arts was a local initiative which would have provided a place where people interested not just in consuming the arts but in contributing actively to them could have congregated. That was an exciting notion.

The Granite Web, on the other hand, constitutes yet another ‘space’ in which the people who live here may perform a passive consumer role.
Sir Ian Wood believes that he is giving Aberdeen a gift, and has expressed hurt that many in the city fail to appreciate this. The difficulty is that altruism doesn’t always create a sense of self respect in the recipient.

The price paid for that altruism is that the opportunity to create and innovate is taken away from people in the community, limiting their opportunity to participate to that of being passive consumers. For some, regardless of the risk of being branded ingrates, that may be too high a price for them to enter voluntarily into this particular contract.

Feb 192012
 

TIF – doesn’t this American innovation in borrowing just sound fantastic?  You get to ‘unlock’ money, re-develop an area, and money comes flooding in.  What could be wrong with that?  Karin Flavill looks across the pond to the home of the junk bond and bad mortgages, and doesn’t like what she sees.

While arguments rage over the future of Union Terrace Gardens, there’s consensus about one thing.  Tax Increment Funding is a somewhat difficult concept to get to grips with.  Not because the basic definition is complex.

TIF funds development by borrowing against future business tax gains arising as a consequence of that development.   New developments mean new business rates.  The local authority keeps a portion of those business rates (from businesses that wouldn’t have moved into the area but for the development) to repay the loan.

The complexity arises in assessing how this mechanism can be applied in a manner that avoids various potential pitfalls.  TIF is still very much in the experimental stages in the UK, so we lack a domestic reference point to understand how well the process is likely to work from start to finish.

When business is attracted from one area to another by a TIF funded development, it may be at the expense of another area.  This is known as “displacement”.   The area benefiting from TIF is pleased to lure business away with its spanking new TIF-funded development.  The region losing out wants some protection against financial detriment.

The TIF scheme provides that tax increment coming at the expense of another region can’t be retained by the local authority to make TIF repayments.  Like other NDRs, those increments must be sent to Central Government who will pool them with other funds then redistribute the funds equitably among regions.

Rather than being a tool to give cities a competitive edge and win City of Culture status for celebrated developments (the vision currently being promoted in CGP supporters’ referendum campaigns), TIF was first developed in the US as a means of helping regions to improve their most blighted areas.    Gradual shifts away from this philosophy, and increasingly creative ways of arguing blight, have led to many states in the US tightening up legislation to prevent TIF from being awarded except where genuine blight is demonstrated.

Chicago is often cited as example of the TIF scheme being misused to benefit the areas that least need it.  In August last year, a report was released outlining areas for improvement in the operation of TIF in that city.  The report highlighted problems regarding the monitoring of TIF expenditure.

Taxpayers had not been afforded easy access to information that would help them understand the TIF process or to evaluate the performance of the investment.   This reduced transparency of the process.

  although the initial cost proposed was $224.3 million, ultimately the park cost $482.4 million

The harder it is for the ordinary citizen to understand the TIF process and to evaluate the success of the development it funds, the greater the potential for corruption and abuse of the process by those who do understand it, and who can make it work to their own advantage.

That some will seek and gain an advantage through cronyism is an unfortunate element of life from which no city is immune.

In the 1990s, Chicago Mayor Daley (no relation to Arthur) developed a strong attachment to a project that would come to be known as Millennium Park.  A 16-acre landscape situated over an underground parking structure, it was built on top of Railroad tracks in an existing park called Grant Park.  The architect involved was Frank Gehry who had won international acclaim for the Guggenheim Museum in Bilbao.  The Chicago Tribune enthused that:

“The most celebrated architect in the world may soon have a chance to bring Chicago into the 21st Century”.

The park has certainly won many admirers worldwide and is, in many ways, an excellent model for what the City Garden supporters are hoping that project will become.   Properties in the immediate surrounds have become very fashionable and have increased significantly in value.

For others there has been a hefty price tag.  For example, although the initial cost proposed was $224.3 million, ultimately the park cost $482.4 million.  The park has come at a very high price to Chicago residents in terms of cuts to funding of public services and job cuts that were necessitated by the cost of the park.  Salt is rubbed into the wound, on occasion, when the park is closed to the public so that corporate functions may be held there.

During and after the building of the park, Mayor Daley was frequently criticised for alleged cronyism in the awarding of contracts.   Other areas of the city continued to deteriorate, while their inhabitants observed the increasing wealth and prosperity of those parts of the city that benefited from TIF funded schemes.
Areas that never suffered from true blight in the first place, but which were a focus of interest for developers, politicians, owners of business premises and others who could make the TIF scheme work for them.

In some ways it’s puzzling that we, supposedly a far more socialist nation than the US, are applying a model of TIF so similar to that model which states in the US have been increasingly trying to move away from by drafting legislation that aims to help TIF function in accordance with its original aims.

There has always been a tendency for conservatives to condemn the poor for their reliance on state sponsored welfare, but in recent years have people started questioning more vigorously the exploitation of taxpayer financed schemes by the some of the biggest players in business (players who have traditionally, but not always accurately, been lauded for their self-sufficiency).

TIF deserves close attention for its potential to increase this problem.  Failure to know, or care about, the original philosophy of TIF leaves us less alert to its potential for misuse that could worsen existing inequalities in our society.

The UK version of TIF springs from recommendations in a 2008 report by PWC and Core Group Cities for an alternative method of funding developments in core group cities (the 8 largest regional cities in England).   The report is here.  

It begins with commentary on the economic successes of the core group cities, and highlights continuing problems relating to unemployment and deprivation in some neighbourhoods.    It states an aim to “rejuvenate communities, provide new employment opportunities and stimulate further economic growth.”

  Promoters of the CGP dismiss the possibility of serious overspending as scaremongering

The report then discusses the increasing political emphasis on a devolved approach to economic  development .   A defining aspect of TIF is that it permits local authorities greater autonomy in the matter of funding developments once they have been granted the TIF loan.

For this to happen, they must submit a detailed business plan to the SFT who make recommendations to central government regarding feasibility.

PWC, having been involved in the UK version of TIF from its conception, is ideally positioned  to assist local authorities with the preparation and submission of their business plans.  Finance and Resources Committee meeting minutes from September 2010 discuss PWC’s remit in preparing a TIF business plan for approval by the SFT.  The minutes refer to several important city projects the Council would wish to progress, whether or not the City Garden project went ahead.
See: https://docs.google.com …committees.aberdeencity …pwc+tif+business+plan

“The terms of PWC’s assignment make it clear that they are required to produce a business case that ensures zero financial risk for the Council.”

The Council states that it will make no financial contribution to the City Garden Project.  The development must be funded wholly by private contributions and by the TIF loan and completed within the budget.

Promoters of the CGP dismiss the possibility of serious overspending as scaremongering.  Chicago’s Millennium Park experience demonstrates, however, how this can and does happen.   As a response to such concerns, Sir Ian Wood has pledged an extra £35 million.   It’s not clear what will happen if the cost exceeds this.

Despite ACC’s insistence that PWC present a business case involving zero risk to the Council, the draft business case completed in January of this year contains no such promise.  It focuses on minimising risk and balancing the risks involved in carrying out the project against the risks involved in doing nothing.

Outlining the need to attract investment and talented professionals to Aberdeen to assure future prosperity, the plan refers particularly to the energy industry.  Due to the oil and gas industry being regarded as the primary targets for investment in Aberdeen, and Aberdeen’s existing status as the main centre in Scotland for this industry, PWC anticipate displacement being low (10%).   A low anticipated displacement figure is essential for arguing the likely success of a business plan.

  PWC appears to anticipate investment by that industry increasing in Aberdeen, alongside the increasing depletion of oil and gas reserves

Work is expected to be completed over a 5 year period beginning this year, with TIF borrowing being carried out in stages (the first draw down taking place in 2014).  The proposed development is expected to create approximately 2 million square feet of commercial space and to speed up the development of a further 1.4 million square feet of commercial space.

The CCRS (City Centre Regeneration Scheme) predicts 6,500 new jobs resulting from the development.  It should be noted, though, that that figure is a “by 2039” prediction.

The business plan states:

“Oil and gas reserves will run out over time, perhaps 30 years, and Aberdeen is looking ahead. It knows it needs to adapt its industrial base and re-examine how it creates wealth and prosperity.   Aberdeen is confident it can do so.”

This project is to be completed in 2017, and its success relies significantly on a very low displacement figure of 10%.  In presenting this figure PWC relies on the oil and gas industry, already present in Aberdeen (and therefore not being taken from other areas) being the main sources of increased investment in Aberdeen.   Confusingly, PWC appears to anticipate investment by that industry increasing in Aberdeen, alongside the increasing depletion of oil and gas reserves in the North Sea.

Perhaps in anticipation of confusion about this assertion, much is made of the possibilities relating to renewable energy – an industry Aberdeen must embrace and develop expertise in, regardless of Donald Trump’s views.  The question is whether developments in other areas area will not only compensate for the steadily diminishing presence of the oil industry, but expand to the point where the business plan can work as anticipated.

Regarding the City Garden proposed as a replacement for UTG, the report comments…

“While there is no direct benefit the fact that the City Gardens Project becomes a reality and underpins the CCRS will benefit Aberdeen’s wider population and business community.”

During a recent BBC Scotland debate, campaigner Mike Shepherd (a geologist with years of experience in, and expert knowledge of, the energy sector) was shouted down and jeered at by pro CGP hecklers.  The latter have tended to define opponents of the City Garden Project as tree-huggers and luddites who will be crushed by the wheels of change.   UTG has also been described, throughout the debate, as a dangerous area…despite police reports indicating far lower crime levels in UTG than in surrounding street level areas.

The debate has often been an acrimonious one, featuring conflicts of various kinds.  Already the TIF pilot scheme in the UK form originally advocated by PWC has brought deep divisions to Aberdeen.  It seems set to be promoting a cheerfully unapologetic attitude, amongst some in our community, with regard to social exclusion.

A popularly cited reason for getting rid of UTG is that this will also rid the city centre of people with drug and alcohol related problems.   Presumably, relegating them to more blighted areas that would, were TIF being applied in a manner consistent with its original aims, be the areas actually benefiting from this scheme.

 

Feb 032012
 

Mike Shepherd examines the potential for cost over-run on the City Garden Project and asks …

Where’s the money coming from? 

Money’s Too Tight To Mention is the title of a 1980’s Valentine Brothers pop song covered by Simply Red.

It is also thematic of the City Garden Project (CGP), the controversial proposal to develop Union Terrace Gardens.

The nominal costs for the project are £140m, of which it has been proposed that the private sector provides £70m and Aberdeen City Council borrows £70m through a tax scheme to fund the rest.

A commonly-asked question over the last three years has been, “Who pays for any cost over-run if the project runs out of money?” It is a question that has never been properly addressed and it now looks as if the answer is: “there is no obvious source of money should the costs exceed £140m”.

At a public meeting at Cults Academy in May 2010, it was stated that the Council would pay any excess costs. A month later, Sue Bruce, the then chief executive, decreed at a council meeting that the Council would most certainly not pay for any cost over-run and put the responsibility on to the private sector. This has been the understanding ever since.

At this stage, there are no identified funds should costs ramp up.

However, the private sector has managed to raise no more than £55m of promised funding for the CGP to date. Assurances have been made to the Council that £70m will be on the table and this sum’s availability is one of the conditions for the CGP progressing to the planning stage.

At last week’s council meeting, the question of potential cost over-run was put to Colin Crosbie of the Aberdeen City Garden Trust, the organisation created to take the CGP through to the construction phase. Colin mentioned that the project costs will be less than the nominal £145m and that this gives a built-in margin. The intention is also to put rigorous project and cost management in place.

There could be a problem in finding funds above the projected £70m private sector input. It appears that local businesses are concerned about public goodwill should they be seen to contribute money for the controversial project.

At this stage, there are no identified funds should costs ramp up. One obvious solution is that Sir Ian Wood could make a guarantee to handle this, but there is no sign of this happening as yet.

Could costs over-run on the City Garden Project?

One group of professionals have expressed severe misgivings about the potential for cost over-run on the City Garden Project. Architects.

Scottish architects met at a convention in 2010, and in a straw poll, almost unanimously rejecting the Aberdeen proposal, stated that:

“The costing is absurdly light, making this proposal both technically extremely difficult and financially potentially draining.”
– See:  http://www.urbanrealm.co.uk …_delegates_unanimously_reject City_Square_plans

Neil Baxter, secretary of the RIAS, the professional body for Scottish architects, has also said:

“A further significant concern is the much-publicised budget for this proposal. You will be well aware that the highest profile architectural competition in Scotland in recent years was that for the Scottish Parliament and the lengthy and difficult process which ensued from the risible budget initially set for that endeavour. Considering that, in recent years, buildings of comparable scale in Aberdeen and elsewhere in Scotland on straightforward urban sites have cost easily twice the quoted budget figure for this particularly problematic and challenging site we would be very concerned about launching a competition based upon such a questionable budget.”
– See: http://fraserdenholm.blogspot.com/2010_05_01_archive.html

I talked to one architect who had concerns about the allocated budget for the scheme. He told me that the project has “cost over-run written all over it”. There are two tricky areas:

  • The project involves a large amount of rock and soil extraction from the site, whilst shoring up both Union Terrace and Rosemount Viaduct.
  • It is not easy to build over an existing railway line.

The latter concern possibly derives from a previous situation in the south of England, where a tunnel built to support a new Tesco store above a railway line collapsed. This caused a five-year delay to the original project.
– See: http://en.wikipedia.org/wiki/Gerrards_Cross_Tunnel

What would happen if costs massively over-run?

As mentioned, there are no obvious sources of funds identified to handle any cost over-run above £140m. Aberdeen City Council certainly can’t afford it and the private sector is cash-limited at present. Should it occur, the most likely situation is, to save costs, not everything would be built. Failing that, the project would come to a halt if there is no money left to proceed.

In this instance, there could be a half-built steel and concrete shell where Union Terrace Gardens used to be, clearly the worst case scenario. This would also have the unfortunate effect of causing the tax scheme, underpinning the council’s borrowing, to collapse. This is based on the CGP creating new businesses in the city to provide rates to pay off the £70m loan.

Without a completed project, the Council will be left to service a massive loan. This would be a disaster on a horrendous scale.

The ever-present potential for massive cost over-run on the CGP is a major concern and without a clear plan and identified funds to handle excessive costs, the project is far too risky to consider.

Aberdeen City Council could be sleep-walking to disaster if the scheme gets approved.

Jan 272012
 

The business case for TIF and the City Garden Project by Mike Shepherd

The Technical Feasibility Study for the City Square Project was published in 2009. A key problem area was identified early on:

“The difficulty in quantifying the economic gain is considerable. To describe the benefits in cultural and civic terms and to focus on the future raison d’être of the City of Aberdeen will become the means of explaining the benefits. However it is very difficult to make these benefits seem tangible. Yet this is precisely what will have to be done for a proposal to succeed.”

Three years later, and with the scheme rebranded as the City Garden Project, they are still struggling to give any clear explanation for the economic benefit.

The business case for Tax Incremental Financing (TIF) was presented to Council on Wednesday. TIF is a mechanism whereby a local authority borrows money from central government funds to finance a development project. Any new business rates created by the project are used to pay off the loan and interest. It is intended to act as a self-financing mechanism.

The City Garden Project has a nominal cost of £140m, of which the promised private sector contribution is £70m. Aberdeen City Council is being asked to underwrite a £70m loan through a TIF scheme. This is part of a larger plan to redevelop the city centre which includes knocking down St Nicholas House, the Denburn car park and health centre area.

The TIF business case presented to councillors is, however, seriously flawed.

http://committees.aberdeencity.gov.uk/mgConvert2PDF.aspx?ID=18350

An Attractive Aberdeen

The main justification for the City Garden Project is that it would apparently create a high quality city centre to make Aberdeen more attractive. This is supposed to act to retain and draw in energy and other professionals, together with an increased number of visitors.

Research shows that talented people choose place rather than job when making location decisions. As an Energy City, Aberdeen competes for skilled people with….areas like Abu Dhabi, Kuala Lumpur, Houston and Perth (Australia).”

Yet, a survey published two months ago makes this claim somewhat questionable.

ABERDEEN has been rated one of the world’s top cities to live in for the second year in a row, a survey published today reveals.  Quality of life in the Granite City is ranked above that of Hong Kong, Los Angeles, Houston and Dubai in the study, which is used by governments and multinational firms to help decide where to send staff.”

http://www.pressandjournal.co.uk/Article.aspx/2536835

Jobs Creation

Most controversial is the claim that regeneration of the city centre could create 6,500 jobs.

The report sets out how his figure was derived. A questionnaire was sent out by the Council to companies and a small number of interested parties in Aberdeen with the intention of assessing the economic impact of the city centre redevelopment. One of the target groups comprised key developers, land owners and agents. Of the 35 parties in this group, only one replied to the questionnaire. They then contacted all remaining 34 developers by phone. Even then, when directly approached, only six of the 34 were prepared to speak to them.

Unfortunately this question did not garner any responses

The developers were asked ‘to identify the extent to which the delivery of each of the five development schemes would result in uplift in development potential for housing, retail outlets, office space, business units, hotels, tourism and leisure in the City Centre’.

However:

“No respondents identified the project as having any impacts on the development potential for business/industrial units in the City Centre”.

Then:

The next question in the survey requested developers to provide an indication (in quantifiable terms such as the number of units, square footage etc) of the extent to which the identified benefits would impact upon their organisation’s investment plans and/or objectives. Unfortunately this question did not garner any responses as consultees felt it was too soon and/or complex to attribute impacts in these terms.”

That questionnaire wasn’t that much help then.

“Additionally it was apparent that individual developers and other respondents identified potential uplifts in activity and recognised that the timing of investments would be brought forward as a result of TIF. However, many of these developers still had expectations that, irrespective of future economic conditions or City Centre Regeneration Scheme (CCRS) , their specific sites will be taken forward. It was apparent that individual developers and other respondents identified potential uplifts in activity and recognised that the timing of investments would be brought forward as a result of TIF. However, many of these developers still had expectations that, irrespective of future economic conditions or CCRS, their specific sites will be taken forward.” (HA!)

SO WHAT DID THEY DO NEXT ?

“In balancing these different responses (i.e. CCRS will act as a stimulus to market uplift in general versus developers views that each individual site is likely to be taken forward anyway) the Council, ACGT Enterprises and their advisors have initially assumed a profile of development under the no CCRS scenario whereby:

“None of the cultural, leisure or retail elements of the CCRS projects will be taken forward;

“At least one major site totalling 0.720 million square feet will be taken forward in the anticipated timescales projected by developers regardless of CCRS; and,

“On the remaining sites identified, 1.369 million square feet will go forward without TIF over the 25 year period considered, but such developments will lag, on average, three years behind the profile assumed with CCRS.

“On the remaining sites identified, 2,029 million square feet of development (out of total development potential of 3.468 million square feet) will not go forward without the CCRS, over the proposed 25 year TIF period.”

THIS IS THE KEY BIT

“the Council, ACGT Enterprises and their advisors have initially assumed a profile of development “

AND THEN …

Took the 2,029 million square feet figure, multiplied it by ‘standard job density ratios,’ and came up with 6,500 jobs.

Assumptions?

So what happened next?

“In balancing these different responses (ie CCRS will act as a stimulus to market uplift in general versus developers views that each individual site is likely to be taken forward anyway) the Council, Aberdeen City Garden Trust Enterprises and their advisors have initially assumed a profile of development under the no CCRS scenario whereby:

…. 2,029 million square feet of development (out of total development potential of 3.468 million square feet) will not go forward without the CCRS, over the proposed 25 year TIF period.”

The footage was multiplied by standard figures which relate development area to the number of jobs likely to be created, hence 6,500 jobs.

The key word here is ‘assumed’. An exercise in speculation somehow translated into a press statement that the City Garden Project will create 6,500 jobs. This wild claim led to much scepticism. It was pointed out that the London Olympics are only predicted to create 3,000 new jobs.

The Risks

The discussion on project risks is somewhat lightweight. One concern is the possibility of massive cost over-run on the project. The report even tacitly recognises the possibility:

“It has demonstrated with the redevelopment of Marischal College that it can have a major project delivered on time and under budget. This is a rare accomplishment in such large projects.”

In June 2010, I gave a deputation to a Council meeting where I asked who would pay for any cost over-run on the City Garden Project. The then Chief Executive, Sue Bruce, decreed that the private sector would pay, not the Council. Since that meeting, there has clearly been little progress on the matter. The report mentions that:

“Before entering into any TIF arrangement, ACC will endeavour to structure an arrangement with its private sector contributors that minimises ACC’s risk exposure.”

The Council should walk away from the project unless it gets a legally-binding commitment from the private sector to cover all costs of any project over-run. The major financial problems caused in Edinburgh Council as a result of the projected £200m-plus overspend on the trams project should be foremost in councillors’ minds, one would hope.

TIF can be a risky way to borrow money. The risks are understood by the Council:

“For most TIF projects the most significant risk would be in relation to the business rates identified not materialising or being delayed. This would result in ACC having insufficient revenues available through the TIF mechanism to service and repay their borrowings.”

There is another risk. The loan will be in place for a period of 25 years, gradually being paid off, it is hoped, by new business rates. Like a mortgage, interest will accrue on the unpaid part of the loan. The business case assumes an interest rate of 5.2% over the 25 year period. Should interest rates rise by only 1%, then there will be a predicted shortfall of £20.7m left to pay after 25 years.

Careful reading of the TIF business case for the City Garden Project shows that it is based on unexplained assumptions, optimistic extrapolations and will involve financial risk for the Council. Yet the public are being told otherwise.

Tuesday’s ‘Press & Journal’ quoted a City Garden Trust director, who mentioned they had polled 50 people in Aberdeen. Those against the City Garden Project had said the city could not afford the project.

“When the funding was explained and the economic benefits outlined, ten of these people changed their minds. “

This is what I would have told them instead.

“Your house needs doing up, you are heavily in debt, you can barely find the cash for the essentials in life. Should you take out an enormous mortgage for a new patio and garden? No!”

Jan 072012
 

Aberdeen’s contentious Tullos Hill  deer cull / tree-planting scheme takes a particularly strong blow as a Freedom of Information request shows that the financial picture is not as ‘cost-neutral’ as its (few) supporters would have us think.  Suzanne Kelly examines the newly-released figures for Phase 1 of the planting and questions the logic of proceeding with Phase 2.

Aileen Malone, Aberdeen City Councillor and Convener of the Housing & Environment Committee has been silent on the subject of her pet project and Liberal Democrat election manifesto pledge lately; she’s not answered emails on the subject, nor has she appeared in the media to defend the scheme.
The Liberal Democrat party headquarters likewise have not replied to any emails on the matter of the deer cull to date.

Malone is the de facto figurehead for the plan to cull the roe deer (which have happily lived in the area for decades without the need for a cull) in order to plant a staggering 89,000 trees on Tullos Hill. 

When full details broke as to what this Phase 2 planting entails emerged, individuals, community councils and animal welfare charities expressed dismay and disbelief.

One of the main arguments offered by its proponents is that planting the trees and shooting the deer is ‘cost-neutral’, or in the words of Councillor Neil Fletcher in an email concerning the cull:-

“… this project is at practically no cost to the tax-payer”.

But is the scheme as cost-neutral as its City Council proponents claim?  The answer is most definitely NO.

The attached spread sheet excerpt was obtained in mid-December following months of requests  (note that a line has been added to show a refund the City had to make – this was somehow omitted).  Aileen Malone wrote in early October to advise an officer would get back on the matter shortly.   When no information was forthcoming , a Freedom of Information request was lodged (and answered slightly later than was meant to be the deadline).

The City’s (incomplete) spread sheet

The spread sheet from the city shows incoming money as negative and outgoings as positive figures.

There is an outgoing sum of £3,000 at Line 18 with no explanatory text.  There is likewise a line for £142 – this may relate to an advertising supplement extolling the virtues of the scheme, but this is not certain.  The city also forgot to take off the £43,800 it had to return for the failure of phase 1 on Tullos.  Combining all of the figures together, I get an indication that Aberdeen may be £20,600 in the red at this point – and yet may look to go ahead with a bigger plantation.

See: Tree-for-every-citizen-finances/

Looking at the list of money going in and out of the account, it seems that the scheme was not the simple, cheap, well thought-out plan promised.   When the finances are considered in conjunction with a soil report issued by the Forestry Commission, it is possible to conclude the plan is deeply flawed and expensive.

The the soil report indicates that Tullos Hill’s soil quality  means the trees would be subject to ‘wind throw.’  This means that winds (such as the extremely strong winds frequently experienced this winter) will more than likely topple trees growing on the hill.

The report also points to the possibility that trees simply will not thrive on Tullos for a variety of reasons– but what is the financial impact of failure?

The costly Phase 1 failure- £43,800 in grant money repaid

The City was forced to repay £43,800 of grant money (after months of being chased for payment, it should be noted) to the Forestry Commission.  Presumably this money was generated from the taxpayer in the first place – therefore the taxpayer may well have wound up paying both for the trees to be planted as well as for their failure to thrive.

While the City has chosen largely to put the blame for the failure on some 29 roe deer in Loirston County Park, the failure belongs  in no small part to those who selected the site, who decided to buy smaller tree guards than had been recommended, who ignored the historic wind, weather and soil data, and who did little about weeds.  Perhaps an investigation is called for into the selection of Tullos in the first place, and into any possible negligence on the part of those involved.

Will Aberdeen be taking another grant from the Forestry Commission – which arguably we were led to believe was already arranged?

If so – why?  What are the implications of a failure of 89,000 trees financially speaking?  Unfortunately, according to the Freedom of Information response, thereares as yet no financial plans, budgets or projections available.

Considering the proponents originally gave a deadline of May 2011 for private individuals to stump up £225,000 to save the deer (a figure which exceeds the £200,000 Phase 1 grant!), it is highly worrying that projections for the future phase 2 scheme cannot be supplied as ‘the information is not held’.  Had the scheme’s supporters come clean in these respects months ago, this scheme may not have gone so far down the road as it has been allowed to.

Paying for Experts

Animal charities offered the services of other forestry experts to the City free of charge with a view to finding a way to plant trees without killing the deer – something which is quite possible to do.  Deer will apparently be culled for several years (there are thought to be 29 deer in the area which roam from site to site; these creatures usually live 6-7 years, and in some instances are fed by local people).

The city denigrated the experts, and advised it already has an expert.

The identity of the City’s expert has never been made known.  At one stage it was suggested that they were being paid for their services in connection with ‘A Tree for Every Citizen.’

Looking at the companies listed on the spread sheet involved and the people who serve on these companies, a number of forestry experts seem to be involved as paid consultants. As such, these people might be seen to have a vested interest in a Phase 2 planting going ahead; it would be human nature to protect one’s source of income.

One of the people whose names crops up in a list of company directors has many directorships to their credit – including charcoal and sawmill director/company officer roles.  Some of the twenty or so companies on this person’s list of directorships have been dissolved, including a boomerang company or two.

Further research into the companies and individuals mentioned on the Council’s spread sheet is under way.

Aberdeen officials have issued conflicting statements on the nature of the forest to be created – some say it will bring in revenue which will help pay for the scheme; others say no such plans are in place.  If a sawmill plant, lumber jacking or charcoal works  (and these types of business interests are reflected in the company activities of people involved with the scheme per the spread sheet) are envisaged for Tullos, then the public should be told.

If one or more persons with vested interests in making profit from lumber are refusing the advice / peer review from animal welfare experts with forestry experience, then the entire scheme should be examined in a public, transparent forum and reviewed by a number of recognised experts.

Surely an impartial, scientific professional would normally welcome experienced, free advice even if they chose not to heed it.  The claims of expert advice seem hollow when in one document tree guards are discarded as deer control devices because they have ‘visual impact.’

Can complete impartiality of someone who may stand to gain from the Phase 2 planting going ahead be guaranteed?  How can there be an objection to wider scrutiny?

Sponsors and ‘Educational’ use of children to plant trees:  I wouldn’t count on it

Companies which donated to the first phase of the ‘Tree for Every Citizen’ scheme are understandably reluctant to use their budgets for controversial Phase 2.

weed protection of some sort will be required which may impact other wildlife, and yet the wind may make it all in vain.

Two major companies have indicated that they will not sponsor this next phase.  Will any business want to put their brand’s value at risk by association with an unpopular scheme and deer cull?  It is highly unlikely, but some in the council seem to think sponsors will be found.  Again, there seems to be nothing budgeted, just nebulous talk of seeking business sponsors.

Schoolchildren are being relied on to make the plan look more affordable; they will be asked to help plant the trees on Tullos.

It seems doubtful that local parents will willingly give consent; thousands have signed a petition against the scheme, and over three thousand people are on a Facebook group opposing the scheme.  Clearly if the scheme will have to pay for planting all 89,000 trees when it had hoped to use children in part, then the scheme becomes even less financially sound.

The educational benefits of planting saplings should also be delivered alongside the fact a cull is being implemented not for animal welfare reasons (the Scottish SPCA condemns this particular scheme) as it is (allegedly) the cheapest way to protect the trees,  that weed protection of some sort will be required which may impact other wildlife, and yet the wind may make it all in vain.

Other costs; environmental costs

Weeds were largely to blame according to a Forestry report for the Phase 1 failure.

The Aberdeen taxpayer will be paying for several years of ‘weed control’ for Phase 2 – this may mean spraying pesticides which will damage other plants, insects, birds and other wildlife.  Using pesticides in an area near factories, homes and schools will also lead to further citizen protests.   Aberdeen paid £7,125 for Bryan Massie specifically for weed control in Phase 1 (as well as another £22,800). If the weed control was inadequate then, then how much more will we spend annually?

It is important to remember that Tullos already has its own wildlife and is a thriving ecosystem in its own right.   Gorse clearance is also recommended, although many environmentalists state that gorse is a food and habitat haven for much wildlife.  How much money will the taxpayer spend ripping up gorse?

The winners

According to the City’s information, the following companies have made money on the scheme:

CJ Piper & Co                     £42,000

Bryan Massie                     £30,000

Dulnain Bridge                   £77,800

Scottish Woodlands        £11,700

TM Forestry                       £44,400

(unspecified)                     £  3,000

TOTAL:                                                                  £208,900

(Note – while over the months there have been different figures mentioned and unofficially given, it is assumed that the most accurate set of figures is the one supplied by the Freedom of Information request received mid December which is used in this article).

The future:  No tangible financial projections – and no funding application lodged

The Freedom of Information request seems to be admitting that no budget for the future phase is held by the City.

An earlier FOI request shows that despite everything the proponents have said and done, there is as yet no formalised application lodged for a second phase.  This means that for nearly a year the claims of proponents such as Malone that the scheme was going to go ahead and was going to be cost neutral were inaccurate.  It is possible that some of the members of the Housing Committee voted in favour of this plan based on its being cost neutral; if so, the matter should be examined by that Committee and the relevant Audit Committee.

It is safe to assume that not every single grant application gets approved.  We seem to have a situation for  Phase 2 where there was no final, formal application for funds lodged, no approved funding in place, and no budget in place.

When the £43,800 repayment is subtracted from the accounts it certainly looks as if some £22,000 more than was granted was spent on Phase 1, leaving a budget deficit for Phase 2 before it even starts.

In the absence of information to the contrary the evidence speaks for itself.

Conclusion

Parents of school-age children might wish to check with their schools as to any planting plans involving their children.

Voters might want to ask their City Councillors how they stand on the issue now, and if they were in a position to vote on the matter in May 2011, did they then believe the scheme was cost-neutral.  Private sector companies might wish to think twice before entering any sponsorship/funding deals for Phase 2 as well – it does not look like a public relations win any longer.

The whole point of the cull was to make the tree planting possible, yet some council officers and elected officials want to backtrack on that point now. They now claim it is for animal welfare reasons and not the trees. However, the entire unfolding history of the City’s claims are a matter of record.

What may have started out as a great-sounding greenwash election plank has irrevocably turned into an unpopular, controversial, seemingly disorganised non-starter.  It is time to leave Tullos alone for now – or to consider enhancing its status as meadowland.  Anything else just does not add up.

Nov 142011
 

Controversial plans to plant 89,000 trees on Tullos Hill backed by Aberdeen City Council are under fire from the public, community councils, animal charities and experts. A new initiative to preserve this crucial wildlife habitat as meadowland was launched today by Councillor Neil Cooney and campaigner Suzanne Kelly.

The Tullos Hill Roe Deer, approximately 30 in number, have survived on the Hill for over 30 years but will face years of culling if the tree scheme goes ahead.  The deer normally live for 6 to 7 years.

This cull would cost the taxpayer approximately £8,000 over 2010-11, £14,000 over the following 4 years, according to Aberdeen City Council.

The scheme has already seen the City hand back £43,800 of grant money, as the previous planting failed for a number of reasons.

Reports show that the wrong size tree guards were used (120cm size had been recommended; 90cm had been used instead) and that soil issues and weeds were to blame in part for the failure.  The deer were not the only factor in the tree failure, but the council stresses the need to use the ‘most economical’ means to plant the trees. 

Vandalism has hit planting sites as well.

Some members of the Council now claim that  culling is a normal part of land management and is required – this claim had not been made prior to the tree planting scheme as far as any research can demonstrate.  The deer are not starving or suffering, and with 30 deer on the hill and 89,000 saplings proposed, humane methods of having tree and deer are possible, according to experts.

The council omitted mention of the deer cull from its public consultation which closed in January 2011, although this document went into detail about managing rabbits by means of fences.  The council also omitted to say the planting would require 2-3 years of weed killer being sprayed on the hill.

The cost of this spraying, the effects on the existing wildflowers, animals and the public (housing, a school and factories are nearby) has never been fully explained.  Tullos Hill also has soil issues  and there are dozens of small archaeological remains which would be threatened or could even be destroyed by the tree planting.

After the cull plan was discovered and made public, the Scottish Society for Prevention of Cruelty to Animals branded the move ‘abhorrent and absurd’, although the Society recognises the needs for deer culls for reasons of animal welfare.

However, the idea to kill deer for this scheme was strongly condemned by the Scottish SPCA and other animal welfare organisations including Animal Concern.

A move was made to ask the public for money to avoid the cull by the City’s Housing & Environment Committee.
This move was called ‘blackmail’ by citizens and animal charities.  Dame Anne Begg, MP, wrote at the time of the move saying that to ask the public for £225,000 to avoid the cull was “an appalling attempt to fudge their (the Housing Committee cull proponents’) responsibility.”

Suzanne Kelly, campaigner against the tree planting and the cull said,

“We have a beautiful meadow filled with plants and animals – it is a biodiversity haven.  Nearby meadowlands at Cove are being given over for housing and development, and lands at Loirston which are grass and meadow will be turned into a football stadium. Aberdeen stands to lose a huge portion of its meadows south of the city centre, and yet wants to turn this meadow ecosystem into a forest. 

“Thousands of concerned residents objected to the tree scheme by letter and petition once the cull was made public – and that was before we knew about the returned grant money and the weed killer.  Four community councils are on record as opposing the scheme representing thousands more people.  (Torry Community Council voted unanimously to condemn the cull and the scheme – but their letter somehow never reached the City). 

“Yet the City refuses to listen.  The City has been saying the scheme is ‘cost neutral.’  It now emerges that the application is not even finalised, and £43,800 in grant money had to be paid back for a previous failed planting on Tullos.  This is hardly ‘cost neutral’ – in fact, calling this scheme ‘cost neutral’ seems positively misleading 

“We hope this alternative – a meadowland – will capture the public’s imagination. In fact, the idea has come up again and again from the many people getting in touch – it is really a public initiative.   The hill can be left as it is or perhaps enhanced with more wildflowers and the future of the deer and other animals can be ensured. 

“The deer are most certainly not starving as some in the City would claim.  In fact, some nearby residents tell me the deer are nearly tame.  Meddling in the Hill’s ecology has not worked in the past, and our cash-strapped Council should just end their planting scheme forthwith.”

Councillor Neil Cooney asked crucial questions and presented facts previously omitted at the most recent Aberdeen City Housing & Environment Committee meeting held this month.  Councillor Cooney said :

“Tullos Hill offers some of the finest views over the city. You don’t block out viewpoints by planting trees to hide the view. Nature created Tullos Hill. It is an area rich in wildlife, it is an important archaeological site and there are 4 important cairns there that were designed to be seen from each other and to dominate the landscape.

“It would make a lovely meadowland. Meadows are our most threatened habitats. Tullos Hill already supports fragile wild flower species, the Dames Violets are particularly spectacular when in bloom. Meadows also play a key role in carbon capture. We have a precious natural asset at Tullos Hill, if we destroy in now we can never reclaim it again. We have a duty to the next generation to preserve for them the environmental treasures that we enjoyed.

We can save money, save the deer, preserve the viewpoint, leave the archaeology open to enjoyment, and enhance Tullos Hill. This is far preferable to a dodgy tree planting project stained in blood.”

The value of this meadowlands scheme is supported by Saving our Magnificent Meadows, a campaign backed by Natural England, Countryside Council for Wales, Scottish Natural Heritage, and Northern Ireland Environment Agency, and by Plantlife, as project host.

Ms Susan Kerry Bedell of Saving Our Magnificent Meadows had this to say:

“Wildflower meadows are the UK’s most threatened habitat. Since the 1930s, we have lost 98% (over three million hectares) of them across England and Wales and intense pressures continue to impact on remaining sites. There has been a similar scale of loss across the Scottish lowlands.

“These beautiful meadows are central to our national heritage. They are rich in wildlife, including many rare and threatened species, landscape character, folklore and archaeology, and they offer a range of ‘services’ to society, such as reducing flood risk. They are seen as vital to the long-term survival of bees, through whose pollination of crops much of our food production depends.

“Unless we act now to build a greater appreciation of remaining sites and promote sympathetic management, these ‘magnificent meadows’ and the rare plants and animals associated with them, will be lost forever”.

The Tullos Hill Meadowlands petition will launch online and by paper copy early the week commencing 14 November 2011.  Suzanne Kelly is confident that the tree planting scheme would be put aside for the more economical, beneficial meadowlands scheme.

“There is pressure on Government budgets right now, and throwing good money after bad – particularly on such an unpopular and destructive scheme – is simply illogical. 

“I await detailed budget information from the City, and a further press release will go into detail about how the City has handled this affair from start to finish.  With an election looming, I would urge those councillors who have supported this scheme to ask themselves if they really are doing the right thing by Tullos Hill and the electorate.”

Petition can be accessed here: http://www.gopetition.com/petitions/tullos-hill-meadowlands-deer-park.html 

Further information on Saving Our Magnificent Meadows can be found at:
http://www.plantlife.org.uk/campaigns/saving_our_magnificent_meadows/ 

Further information and updates on Tullos Hill can be obtained by writing to:
tullosdeer@yahoo.co.uk

Contact Suzanne Kelly:
Email sgvk27@aol.com
Tel. 07752 356 455

Oct 282011
 

Old Susannah reflects on what’s been going on, who’s got designs on our City, who’s doing what out of the goodness of their heart, and wonders if there’s enough ‘connectivity’ yet.  By Suzanne Kelly.

It was another busy week in the Granite City. Have been busy decorating cupcakes with Sweet Lily Adams (it’s a hard life), and trying out new Jo Malone perfumes (I love their Gardenia cologne, and the orange blossom candle is my favourite).

NB: Jo Malone has absolutely nothing to do with Ho Malone, although the idea of Aileen and I having champagne and canapés together of an evening is an enticing prospect.
She is meant to email me back about the financials for the deer cull (we might not have enough money to kill stuff you see– or it could be a bluff).

Once she does write back, I’ll suggest that the two of us go out for drinks and dinner. Watch this space.

I actually went to some shopping malls without being accosted by guards, and I tried to avoid looking at the six design finalists more than was absolutely necessary. It was truly a car crash of an exhibition:  I had to force myself to look, and then in horror could not look away again.  Whatever the organisers say, not everyone at the show is convinced by the scheme or any of the designs by a long way.

The show has had a profound impact on me as has the TIF application – I think of these things and unavoidably burst out laughing.  You have to hand it to these people  – the emperor has no clothes on, but thinks it all looks fantastic.  If you are free on 1st November, The Moorings is hosting its own alternative design competition – details on Facebook, where the alternatives are far more popular than the official site.

For some reason when I was back at the Academy shopping centre for the first time since my last little visit, my mind turned to the old Benny Hill show.

The other week when the guards were chasing me round the Academy and St Nicks (for taking photos), I could practically hear the Benny Hill theme tune in my head.  If you remember, the wealthy, ageing Benny Hill surrounded himself with pretty blondes, and promised everyone that they would be generously remembered in his will. In the end, almost no one inherited a cent.

What on earth made me think of a rich, older man making promises to leave money to lots of people (including blonde actresses) I couldn’t tell you. The mind works in funny ways.  I must have got something stuck in my craw.

Obviously it was not as vibrant as being in a shopping mall, but I took my turn on Tullos Hill Monday night (yes, we are keeping a watch on the hill – if you want to get involved, get in touch) and saw a solitary deer on two occasions. 

It was obviously vermin, as it was peacefully doing nothing.  I am sure this little vegetarian would have eaten thousands of trees of a single evening.  A well-meaning man had a dog off a lead – the dog chased said deer away.  The man saw nothing wrong with this, saying his (fairly small) dog would not be able to catch the deer.  True, but not quite the point though is it?

Please let your dog run free if it will respond when you call it back.  If not, well, then don’t.  Wild creatures can be petrified in these circumstances.  In the past week and a bit we’ve a child badly bitten by a dog, a dog attacking another dog, and a charming man using his dog to attack police.  It’s just as well we got rid of dog licensing, isn’t it?

But onwards with a few definitions.

Charitable:

(adjective) generous, unselfish, giving behaviour.

Many of us here at Aberdeen Voice help out our favourite charities and causes when we can. But our efforts are quite second rate when compared to the heroic, unselfish, self-sacrifice practiced by some of the City Council’s officers. Step forward Mr Gerry Brough and Ms Jan Falconer.

These two have been working in part on a voluntary basis to make sure that we get something built in boring old UTG.  It is very generous of their employer, Aberdeen City Council to allow them to toil away on the garden project.

It was Jan who spoke to the Torry Community Council about UTG some months ago (Gordon MacIntosh had a dinner to go to instead of seeing Torry), and she promised everything would be spelled out and transparent.

I am convinced she is right – everyone on the City Gardens Project and associated companies has everything perfectly clear. And once the diggers move in, the rest of us will see what’s happening too.  Here is a statement from a report, spelling out how she works:-

 “I have only recently started in this project and the work I have undertaken other than attending meetings is administrative. My hourly rate exclusive of on-costs is £26. I work an average of 50 hours per week making an average of 200 per 4 weeks I work while I am contracted to 148 hours (37 hrs per week). I regard all other administrative and desk-based tasks as taking place during this 11  additional unpaid weekly hours (52 hours per 4 weeks less 8 hours for a flexi-day leaving 11 hrs per week)–which represents a cost saving of £2288 since working on this project from 2 February 2011. (i.e. 11 hours x 8 weeks @ 26 per hour = £3,120). Outwith this is Community Meetings to which I attended the Torry Community Council Meeting for 3 hours in my own time representing an additional saving of £78. This is my choice as I wish the project to be a success whilst following the Council’s instruction”.

Again, the real philanthropist is Sir Ian Wood, without whose promise of putting something into his will, we would not be where we are today.  (Hmm – who’s supplying the office space, light/heat, printers, consumables for all these extra hours?  What is the EU working time directive?  Just curious.)

Mr Brough has occasionally become a wee bit heated when discussing the whole situation, and has written to some local opponents of the new gardens that they are just jealous of Ian.   Here is an example of Gerry’s unselfish nature, hidden behind the sometimes less-than-genteel facade:-

“My hourly rate, excluding on-costs, is £46. However, I work an average of 55 hours per week. Therefore, I would regard all other administrative and desk-based tasks relating to the City garden project as taking place during the 17.5 additional unpaid weekly hours that I work for the council – which represents a cost saving of £20,125 since 6 October 2010 (i.e. 17.5 hours x 25 weeks @ £46 per hour = . £20,125). Indeed, it would be possible to claim that all City Garden work is effectively more than made up for by this additional no-cost time input. Consequently, it can be argued that any input to the City Garden Project is effectively on a voluntary basis, at no cost to the council”.

Bargain!  Only £46  per hour, and he’s willing to work extra at that rate!  I am impressed!  In fact, the amazing report that these quotes come from can be found at:

…. it has some real gems – like the fact they see no legal problems with getting the land and only 10 Freedom of Information Requests had to be dealt with.  You will be amazed as you read this; please be my guest.

While you and I could never hope to equal these giants of giving, who expect nothing in return for their efforts (not even a private sector job or promotion of some kind I am sure), I will take a moment to say that many local charities for people and animals need your help now.  Check out Voluntary Services, Contact the Elderly, Willows, New Arc  just for starters.

They are all in need of money, goods and if you’ve none of those to spare, they need your time.  Obviously you won’t get a carpark named after you, but you might wind up chatting to great people on a Contact the Elderly event, help out with animals, or do one of a hundred other things worth doing.  If you can, then please do get in touch.

Neutrality:

(adjective) impartiality, indifference,

Aberdeen City will not – so some claim – spend a single penny on anything to do with the City Garden Project.  Its officers might be volunteering their time and sitting on boards, companies and committees about changing our dreary Union Terrace Gardens from something Victorian to something 1950s – but it won’t cost us.

The people in Aberdeen who brought us the BiD funding are completely neutral and indifferent to whether or not the City Gardens Project borrows 70 million (probably a wee bit more – say 100 million) through TIF Funding.

This is proved by the BiD people sending out a very smart draft letter for businesses to send.  Here are some extracts from the text that an Aberdeen City employee is sending to local businesses (text in blue is mine):

“I have been asked by ACSEF (to) highlight [sic] that additional support is also required from local businesses to ensure that Aberdeen City can access TIF funding”. 

Well, that’s neutral enough for me.

“We would be grateful if you could consider writing to Barry White, Chief Executive, Scottish Futures Trust, 11-15 Thistle Street, Edinburgh EH2 1DF in support of Aberdeen City Council’s TIF (Tax Incremental Financing) submission” 

Aberdeen City is only asking businesses to write to the Scottish Futures people; it’s not biased at all.

“The TIF being proposed by Aberdeen City Council would unlock up to £80 million to deliver a range of city centre improvements as part of the city centre masterplan. At the heart of the city centre regeneration is the City Garden Project, which has already secured a commitment of £55 million of private sector investment with a further £15 million planned.”

Nothing wrong with a little unlocking, I say.  Who can argue with this factual paragraph?  Yes, sounds quite impartial to me.

“TIF is an invaluable and innovative tool for stimulating greater investment and regeneration, achieving major city centre transformation, and retaining and attracting existing and new business investment. It is therefore vital for Aberdeen to be selected as one of Scotland’s six remaining TIF pilot projects” 

Yes, they are saying TIF is great and it is vital for Aberdeen to get TIF, but I’m sure they really are as neutral as they first claimed.

“We hope that you will demonstrate your support for the Aberdeen TIF submission by making it clear that the Scottish Government needs to demonstrate its support for Aberdeen City and Shire by investing in the regeneration of Aberdeen city centre which, unlike Scotland’s other major cities, has received little or no public infrastructure investment over the last fifty years.”  

Yes, it is only fair that Aberdeen gets its own tram fiasco by having a big infrastructure project.  I do seem to remember that Audit Scotland thought things were so messed up here that we weren’t supposed to do anything big for a while.  But you can’t fault the City’s claim of neutrality just because they are asking businesses to beg for TIF.

Some of you out there might be starting to doubt whether or not the Aberdeen City BiD people are neutral when it comes to the City Garden Project getting TIF funding.  This excerpt from a letter from a Bid Bod should end any doubt:

 “Aberdeen BID is entirely neutral with regard to the City Garden project …”

So yes, Aberdeen City Council and its BiD people are neutral, they are just keeping businesses in the loop, and giving them a letter of support to sign so we can borrow somewhere between 70 million and 100 million (depends who you ask, really) for your great-grandchildren to pay off for building Teletubbyland. Neutrality to match the volunteer work, you might think.

It might sound like it’s asking for help from businesses getting TIF, but they have said they are  impartial so that’s that.

One tiny part of this impartial letter requires a little more study:

I draw your attention to what might be a typo (or a Freudian slip) in this letter which I found amusing (underlining is mine)

“ACSEF is a public private sector partnership that seeks to grow the economy and enhance its quality of life through a joined-up approach. With the private sector standing shoulder to shoulder with the private sector, ACSEF has facilitated, influenced and delivered a variety of major projects that are helping the region and Scotland to meet its growth targets”

Is the private sector going to stand shoulder to shoulder with itself – or is that exactly what the creation of ACSEF with taxpayer money has created and what we should be grateful for?  Answers on a form letter, please.

Just to show that I too understand neutrality, here is a link to a letter you can send to Barry White.

Tell him you don’t want a giant worm or a monolith that will cost someone, somewhere down the line tens of millions – if not one hundred million pounds.  Tell Barry the designs are awful, and the city needs to attract people with excellent schools, great medical facilities, safe, clean streets, and support services for those who need them.

No one is going to live in our city because it has more parking, more offices or a few giant concrete ramps where once 400 year-old trees once stood.  Use this letter as it is; customise it, or send your own to :  Barry.White@scottishfuturestrust.org.uk

Next week:

The  mystery of the uncomprehending Chief Executive, and the Case of the Missing Postcards in which Valerie Watts only receives 35 of the hundreds of anti-cull postcards created – over 60 of which were hand delivered by Old Susannah to a security guard who commented ‘loads came in’ that week – and the week before.  Where are the missing postcards?  Did deer eat them?  Answers on a postcard please – or get one of the remaining postcards and send it to the City – pop into Lush for your card – and some very nice ‘candy cane’ soap.

 

Sep 092011
 

By Bob Smith.

Noo the AWPR,  
Jist a ribbon o tar
Is bein built so fowk can gyang faister
Fae Stoney ti Dyce,
27 minutes they’ll slice
Aff the time on the clock fit’s oor maister

We maun get there quick,
Some spoot oot real slick
Time is money ye surely can see
Some steerin wheel huggers,
Are aa silly buggers
Fleein aroon fae the Don ti the Dee

We’ve aa heard the notion,
Aboot time an motion
Far fowk staun an peer at watch face
Ti see fit wye’s quicker,
Ti damage yer ticker
As fowk jine the bliddy rat race

The warld his geen mad,
Iss is affa sad
In a car some growe horns an a tail
Wi great bulgin een,
Rude signs ti be gien
Feenished aff wi a rant an a rail

Time ti slow doon,
Dee awa wi the froon
Live life at a less frantic pace
If ye maun drive yer car,
Ower iss ribbon o tar
Hae an attitude fit’s less “in yer face”

Een o life’s sins ,
Nae hae use fer yer pins
Can ye think o onything sadder
So git on yer bike,
Or gyang fer a hike
Or ye micht slither aboot like an adder

Some tak things ower far,
An worship the car
Car showrooms are noo the new kirks
Div the salesmen aa kneel,
At the eyn o each deal
Syne waak aboot wi satisfied smirks

A micht tak the piss,
Bit jist think o iss
A car’s only a box on fower wheels
We’re layin doon a tar bed,
Ti tak a  muckle tyre tread
Costin millions o poonds-we’re aa feels

 ©Bob Smith “The Poetry Mannie” 2011
Image Credit: © Morteza Safataj | Dreamstime.com