The People of Denny & Dunipace,

c/o Denny Public Library,

49 Church Walk,

Denny.

FK6 6DF

Falkirk Council,
Municipal Buildings

West Bridge Street,

Falkirk,

Stirlingshire
1.4.2010
FK1 5RS

Fao: Craig Martin, Leader of the Council.

Reference : Denny Town Centre Regeneration

Dear Councillor Martin,

May I first of all thank you for acceding to our request for a prompt response? Your consideration
and letter of 29 March inst., is extremely welcome and appreciated.

I do not disagree that the Council may now be more focussed on the problems facing Denny
Town Centre’s renewal, a result I’d suggest more of the recent demonstration of public malcontent
rather than Falkirk Council’s original stance. I also concur that the scheme faces constraints, however
these are not insurmountable and only require a focussing of minds and a political willingness on the
Council’s part. Current constraints whether global or UK wide cannot be allowed to impact on a
project which had a conception in June of 1996 when the Local Plan for Denny & District was adopted.

Recognising these difficulties, it is not our desire that the regeneration scheme as currently
planned is enacted, but rather alternative options are proposed and commenced forthwith.

In answering your letter, I will refer to the specific bullet points you raised and comment as
follows:-

· Recognising Council’s arrangement with Henry Boot, precisely what costs are envisaged
to withdraw from the agreement? Current costs to maintain the eyesore blocks run annually at approx.
£163k which could be used to offset any liability to Henry Boot.

· Site commencement you state is entirely dependent on an “upfront commitment to acquire

various interests.” To quote from Minute of Meeting, Denny Development Group, 3 February 2010 -
“Colin Frame confirmed that Henry Boot will not acquire any interests in the town centre until the
project is considered viable and detailed planning is in place.” This gives as clear an indication that
there is no planned acceleration of the project until May 2011 at the earliest, when Henry Boot are
‘expected’ to reach the milestone of submitting a detailed planning application. (Incidentally, any
figures or quotations used are directly taken from Falkirk Council documents.)

Accomodation for existing businesses is achievable utilising the existing capacity of the empty
blocks on a temporary basis. Current occupancy of the retail units within Church Walk can be no more
than 60% at a vastly reduced rateable value.
If, as you state, costs in excess of £2m are anticipated under the current scheme, this is yet a
further indication that the Henry Boot scheme is fatally flawed.

· Nothing other than a serious review of Council’s Capital programme is expected. For far
too long Denny and Dunipace have suffered at the hands of an iniquitous administration more focussed
on a Central bias. The old adage ‘Nothing West of the 3 Bridges’ applies most succinctly.
It is recognised by this community that this strategy would place strain on a ‘... severely stretched
programme’. Do it. It only addresses a disgraceful historical background of previous neglect.

· Withdrawing from the Henry Boot arrangement and any resultant procurement exercise is
an option which must be considered. The community of Denny & Dunipace have neither counted
Henry Boot in, nor have they counted them out. They only ask transparency.

· The much vaunted planning issues are a side show.

Let me relate a story. On the 17th October 1989, a massive earthquake devastated the city of San
Francisco and much of it’s arterial freeway infra-structure. Best guesstimates as to how long it would
take the city to recover and replace it’s freeways were variously put at anything between 6-18 months,
given the typical planning application restraints. The City of San Francisco formed a full department of
Planning Officers and Building Code Officers whose sole purpose was to push through the repair of
those damaged freeways. Within 6 weeks ALL major freeways were fully reconstructed and open to
traffic. 6 weeks! There’s an indication of political willingness. What’s to prevent a similar event occuring
here? Only one thing. Desire.
To return to the Henry Boot scheme. Henry Boot were approved as ‘preferred developer’ on
15th November 2005. It’s now April 2010 and Henry Boot have only applied for outline planning
approval. Why? What takes so long? Where’s acceleration here? There is none.

Once again I have to advise that the people of Denny disagree with Council’s opinion regarding
the Henry Boot agreement. Fundamentally? There is no indication of timescale. You must remember
that at the recent Public Meeting of 22nd February, time after time, councillors and officers of Falkirk
Council were pressed for a commencement date.
1 year? “We don’t know. It’s not economically viable right now.” Henry Boot.
5 years? “We don’t know. We don’t have a crystal ball.” Colin Frame.
10 years? “We don’t know when it will become viable. We don’t have a crystal ball.” Douglas Duff.
15 years? “We don’t have a crystal ball. We just don’t know.” Councillor Alex Waddell.

I don’t disagree that the scheme has been developed over a period of four years. I do dispute
that the consensus of opinion is favourable.
Colin Frame quoted some 87(?) responses to a questionnaire within the local library which he stated
as favourable and supportive. You personally have recieved a letter with just under 1,000 co-signato-
ries who are quite clearly not in favour of the current scheme. (This has more to do with previous
community apathy than any measures followed by Falkirk Council.) Hopefully we have adequately
demonstrated a move away from apathy to a strong local interest.

· The application for outline planning permission has taken over 4 years to appear. Why? Is
this not more to do with Henry Boot keeping ‘onside’, than having any intention to progress actual
development?

· Property acquisitions under the additional Scottish Government funds of the Town Centre
Regeneration Fund will be re-imbursed from the Henry Boot agreement, I assume?
(I am personally aware of the 2 year hiatus for the Stenhousemuir CPO to process.)
A further question comes to mind following Colin Frame’s statement at the Denny Development
Group meeting, “Colin Frame confirmed that Henry Boot will not acquire any interests in the town
centre until the project is considered viable and detailed planning is in place.” In these constrained
financial times, why, for heaven’s sake, are Henry Boot not avariciously pursuing the acquisition of
properties when they are their lowest commercial value, and instead will wait until property values
return to ‘viable’ economic levels? Remember, these properties are part of a regeneration package
which is definitely going ahead. Isn’t it?
Once again I see no indication of Henry Boot’s commitment to the commencement of redevelopment
works, merely their minimum compliance with an agreement to prevent penalties on their behalf.
Which begs the question, what are the cost implications for Henry Boot’s withdrawal from the project?
Further, what are the cost implications of Henry Boot’s non-compliance with any ‘milestone’ within the
agreement?

· Traffic light improvement works are being funded through the Town Centre Regeneration
Fund, a totally separate revenue stream from any funds set aside for the Town Centre regeneration.
Just exactly what Capital sums have been set aside by Falkirk Council for the regeneration package?
I assume that the traffic light improvement works were previously included in the overall budget? This
sum will now be ‘ring-fenced’ in Denny’s capital expenditure?

I understand your description of the Town Centre Regeneration Funding in essence complying
with the terms of the grant. However this is not strictly true, is it? You state, “We have commissioned
the traffic light improvement works at Denny Cross (commencing early May).” Quite clearly this fails
to meet the Scottish Government’s criteria which plainly states that finalisation of design, procure-
ment and delivery of projects must be by end March 2010. (Agenda Item 6, Policy & Resources
Committee meeting, 2nd June 2009, Minute 3.7 refers.)
Minute 6.1 of the same meeting infers a potential conflict between the Town Centre Regeneration
Strategy and the introduction of major capital investment. This raises two questions. What exactly is
the amount of major capital investment? And secondly, just exactly what does Minute 6.1 mean?

I must also comment on your last sentence; second last paragraph; page 2. It is incongruous to
say the least. Use of that phrase “accelerate the scheme”, is yet again problematic.
It is akin to telling a person catching a train “Don’t worry, you’ll still miss your train, but I’ll get you there
quicker (accelerate) to miss it.” It is just plain daft!

It is appreciated that Newsletters have been distributed in the past and I’d be happy to see them
continue, on the proviso that all information they contain is de facto fact.
(What is the current estimated cost of Denny Town Centre redevelopment? Do you know?)
Any Council originated literature which I have read varies between £11m - Falkirk Council Press
Release 02/12/2008; £11m - Economic Strategy & Development Committee, 2nd December 2008;
£13m - Economic Strategy & Development Committee, 16th June 2009.
Why does the latest Press Release (05/03/2010) from the Council state £15m? Since December
2008 until now just over a year, in these recessionary times, we are expected to believe that there has
been an increase of £4m (+25%) to the regeneration costs? Of course not. It’s duplicitous. I find it
extremely disappointing that there is a lack of respect to the Community of Denny & Dunipace with
such behaviour.
Any updates on the issue of town centre regeneration, whether by press release or web update,
I would hope will now follow a strict code of accuracy and truthfulness.

Thank you for addressing the interim response to myself meantime. I will advise you of a more
suitable alternative to this arrangment once I have the details of a forwarding address.
 The demands of the community are indeed pressing, Councillor. Precisely because of these
economic times, inward investment is required on an almost emergency basis.
Private sector investment in the town is being dreadfully discouraged by the public face of our
town centre. Public pride in the town is terribly undermined by the blight of the Church Walk blocks.
Our childrens future is grim, to say the least.

We do not ask for charity or sympathy, only entitlement. And a fair playing field.

The amount of Council Tax levied by Falkirk Council on the residents of Denny & Dunipace
during the last 3 financial years was as follows -

· Year 2006-07 = £6,518,409

· Year 2007-08 = £6,684,388
· Year 2008-09 = £6,815,550

I will contact you in the near future to accept your kind invitation for discussions of a more in-
depth nature once I have consulted with my colleagues engaged in this matter.

Yours sincerely,

Brian W. McCabe

pp: The People of Denny & Dunipace.