Apologies for absence were received on behalf of Councillor Oliur Rahman (Deputy Mayor and Cabinet Member for Economic Development).

None were declared.

The unrestricted minutes of the Cabinet meeting held on Wednesday 7 January 2015 are presented for information.

The unrestricted minutes of the Cabinet meeting held on 7 January 2015 were noted. Councillor Ohid Ahmed requested that his name be added to the comments made by Councillor Shahed Ali on Agenda Item 6.2 (Rights of Light – City Pride Development and Island Point Development).

To receive any petitions.

Nil items.

The Overview and Scrutiny Committee’s response to the Mayor’s draft budget proposals are presented here for consideration.

Pre Scrutiny Questions and Comments in relation to Items on the Agenda

Councillor Joshua Peck, Chair of the Overview and Scrutiny Committee (OSC), tabled, pre-scrutiny questions in relation to items 6.2 (Multi-Faith Burial Ground) and 8.1 (Borough Wide 20 M.P.H. Zone), comments in relation to Item 6.1 (Community Infrastructure Levy Adoption) and also drew Members attention to the OSC response to the budget papers as set out in the agenda. The Lead Members responded to the questions and comments during consideration of the respective items.

In addition, Councillor Joshua Peck reported on the OSC meeting of the previous evening, in particular expressing the disappointment of Committee Members that the Mayor had been unable to attend.

Councillor Joshua Peck, Chair of the Overview and Scrutiny Committee (OSC), tabled the reference report from the Overview and Scrutiny Committee meeting held on Tuesday 3 February 2015. He explained that the Committee had held a useful discussion on the issue and whilst they broadly understood what was trying to be done they referred the issue back to Cabinet as they felt that there needed to be a written policy agreed before the powers were used.

Councillor Rabina Khan, Cabinet Member for Housing and Development, The Lead Member responded to the report setting out the issues that had been considered and the professional advice that had been sought.

The Mayor confirmed that use of the powers was a last resort but that this was an important development opportunity for the Borough. He stated that, whilst he respected the call-in he wished to reaffirm his original decision.

RESOLVED

1.    That the original decision taken at Cabinet on 7 January 2015 be confirmed.

DECISION

1. To approve the Charging Schedule (attached at Appendix A) to be put to Full Council for adoption, with the following recommendations: -

·         Approve the Tower Hamlets CIL Charging Schedule, as modified by the Independent Examiner’s report, for adoption on the 1April 2015, as attached at Appendix A.

·         Note the CIL Examination Report, attached at Appendix B.

·         Note the documents which support the proposed Charging Schedule, for adoption alongside it.

·         Note the CIL Charging Schedule Explanatory Notes document, attached at Appendix A1

·         Approve an annual review of the Charging Schedule, to establish whether an update is necessary and appropriate.

·         Approve the referral of CIL income information within the Capital Programme to be referred to the Budget Setting Full Council every year.

2. To note the CIL Examination Report, attached at Appendix B.

3.    To note the CIL Charging Schedule Explanatory Notes document, attached at Appendix A1.

4. To approve the documents which support the proposed Charging Schedule, for adoption alongside it. These documents comprise of: -

·         A Regulation 123 List, attached at Appendix C.

·         An Instalments Policy, attached at Appendix D.

·         A Payment in Kind and Infrastructure Payments Policy, attached at Appendix E.

Action by:

CORPORATE DIRECTOR, DEVELOPMENT AND RENEWAL (A. DALVI)

(Head of Planning and Building Control (O. Whalley)

Councillor Rabina Khan, Cabinet Member for Housing and Development, introduced the report. She explained that the new Community Infrastructure Levy (CIL) would come into force on 1 April 2015 and replace s106 contributions in most cases. She highlighted that not adopting the CIL would make securing infrastructure contributions extremely difficult.

The Mayor thanked the Lead Member and officers on their work in developing the proposals which he hoped would bring significant benefits to the Borough. He noted the comments of the Overview and Scrutiny Committee and agreed the recommendations as set out in the report.

RESOLVED

1. To approve the Charging Schedule (attached at Appendix A) to be put to Full Council for adoption, with the following recommendations: -

·         Approve the Tower Hamlets CIL Charging Schedule, as modified by the Independent Examiner’s report, for adoption on the 1April 2015, as attached at Appendix A.

·         Note the CIL Examination Report, attached at Appendix B.

·         Note the documents which support the proposed Charging Schedule, for adoption alongside it.

·         Note the CIL Charging Schedule Explanatory Notes document, attached at Appendix A1

·         Approve an annual review of the Charging Schedule, to establish whether an update is necessary and appropriate.

·         Approve the referral of CIL income information within the Capital Programme to be referred to the Budget Setting Full Council every year.

2. To note the CIL Examination Report, attached at Appendix B.

3.    To note the CIL Charging Schedule Explanatory Notes document, attached at Appendix A1.

4. To approve the documents which support the proposed Charging Schedule, for adoption alongside it. These documents comprise of: -

·         A Regulation 123 List, attached at Appendix C.

·         An Instalments Policy, attached at Appendix D.

·         A Payment in Kind and Infrastructure Payments Policy, attached at Appendix E.

DECISION

1. To note the content of the report;

2. To authorise the Corporate Director Development and Renewal to terminate the Agreement to Lease in respect of the site that was approved as an Individual Mayoral Decision (decision log no. 33) dated 17 June 2013;

3. To authorise the Corporate Director Development and Renewal to enter into a Lease for the acquisition of three acres on a 125 year long lease basis and to enter into a Management Agreement for the management of the site, provision of graves and long term maintenance. This would be on the payment of a capital sum (detailed in the accompanying exempt report) for the long leasehold interest in the land;

Action by:

CORPORATE DIRECTOR, DEVELOPMENT AND RENEWAL (A. DALVI)

(Service Head, Corporate Property and Capital Delivery (A. Sutcliffe)

The Mayor introduced the report providing updated proposals on the development of a new multi-faith burial ground. He highlighted the breadth of support across the Council for the ideas behind the proposals and stated that he believed they would be of benefit to many residents.

Aman Dalvi, Corporate Director, Development and Renewal asked Members to note a minor correction to the paper as it should state that the site was 6.2 acres in size instead of 3 acres. There was, however, only three acres of usable land. He also answered the Pre-Scrutiny Questions stating that the site was a little over an hour away from the centre of the borough by public transport and that it was anticipated the 3000 burial plots would last around 15 years. He also confirmed that cutting the grass every two months was an industry standard.

The Mayor agreed the recommendations as set out in the report.

RESOLVED

1. To note the content of the report;

2. To authorise the Corporate Director Development and Renewal to terminate the Agreement to Lease in respect of the site that was approved as an Individual Mayoral Decision (decision log no. 33) dated 17 June 2013;

3. To authorise the Corporate Director Development and Renewal to enter into a Lease for the acquisition of three acres on a 125 year long lease basis and to enter into a Management Agreement for the management of the site, provision of graves and long term maintenance. This would be on the payment of a capital sum (detailed in the accompanying exempt report) for the long leasehold interest in the land.

DECISION

1. To note the contents of this report;

2. To agree that the land and buildings (as shown in the maps in Appendix A) are surplus to requirement;

3. To agree to the disposal of the sites by informal tender;

4. To agree to the sale of the sites on 199 year leases;

5. To note that following a direction given by the Secretary of State on 17 December 2014, prior written agreement will be required from appointed Commissioners before disposing of these properties.

6. To authorise the Corporate Director, Development and Renewal to appoint external agents to support the marketing of the sites;

7. To authorise the Corporate Director, Development and Renewal to accept the best tender return for the sites on conclusion of the marketing exercises; and

8. To authorise the Corporate Director, Development and Renewal, following consultation with the Service Head – Legal Services, to agree the terms and conditions of any agreements required to implement the recommendations above.

9. To agree to proceed with the decision made on 5^th September 2012 to market and dispose of 329 Morville Street.

Action by:

CORPORATE DIRECTOR, DEVELOPMENT AND RENEWAL (A. DALVI)

(Service Head, Corporate Property and Capital Delivery (A. Sutcliffe)

Councillor Alibor Choudhury, Cabinet Member for Resources, introduced the report. He stated that it provided an update following previous discussions but that there were no significant changes.

The Mayor stated that it was important to ensure sites were disposed of when they were no longer required to eliminate the cost of maintaining them and he agreed the recommendations as set out.

RESOLVED

1. To note the contents of this report;

2. To agree that the land and buildings (as shown in the maps in Appendix A) are surplus to requirement;

3. To agree to the disposal of the sites by informal tender;

4. To agree to the sale of the sites on 199 year leases;

5. To note that following a direction given by the Secretary of State on 17 December 2014, prior written agreement will be required from appointed Commissioners before disposing of these properties.

6. To authorise the Corporate Director, Development and Renewal to appoint external agents to support the marketing of the sites;

7. To authorise the Corporate Director, Development and Renewal to accept the best tender return for the sites on conclusion of the marketing exercises; and

8. To authorise the Corporate Director, Development and Renewal, following consultation with the Service Head – Legal Services, to agree the terms and conditions of any agreements required to implement the recommendations above.

9. To agree to proceed with the decision made on 5^th September 2012 to market and dispose of 329 Morville Street.

Nil items.

Nil items.

Nil items.

DECISION

1.    To consider the responses received from public consultation on the proposed borough wide 20mph speed limit

2.    To agree to proceed with the implementation of a 20mph limit on Borough roads pursuant to an experimental traffic order which shall take effect for a period not exceeding 18 months and authorise the Corporate Director Communities, Localities and Culture to approve all necessary experimental traffic orders under the Road Traffic Regulation Act 1984 to facilitate delivery and to take all steps incidental thereto including but not limited to publication and signage and carriageway markings.

Action by:

CORPORATE DIRECTOR, COMMUNITIES, LOCALITIES AND CULTURE (S. HALSEY)

(Head of Transport and Highways (M. Cooper)

(Road Safety Engineer (T. Rawlings)

Councillor Shahed Ali, Cabinet Member for Clean and Green, introduced the report. He highlighted that roughly 85% of the roads controlled by the Council already had 20 MPH limits and that this proposal would bring about consistency. It would also help to reduce fatalities from accidents. He noted a few concerns received during the consultation process about specific roads but highlighted that overall the responses were very positive. In relation to the Pre-Scrutiny Question he agreed with the importance of the issue of encouraging behavioural change and stated that the Council would be working with schools and community organisations to support this.

The Mayor welcomed the report as an important step in making roads safer for users. He emphasised that this was a pilot scheme that would be monitored for effectiveness and agreed the recommendations as set out.

RESOLVED

1.    To consider the responses received from public consultation on the proposed borough wide 20mph speed limit

2.    To agree to proceed with the implementation of a 20mph limit on Borough roads pursuant to an experimental traffic order which shall take effect for a period not exceeding 18 months and authorise the Corporate Director Communities, Localities and Culture to approve all necessary experimental traffic orders under the Road Traffic Regulation Act 1984 to facilitate delivery and to take all steps incidental thereto including but not limited to publication and signage and carriageway markings.

Nil items.

Nil items.

Nil items.

DECISION

  Revenue

1.            To approve the draft 2015/16 Housing Revenue Account budget as set out in Appendix 1.

2.            To approve the draft 2015/16 Management Fee payable to Tower Hamlets Homes (THH) of £35.116 million as set out in Table 3 in section 7.

3.            Subject to 2 above, to note that under the Management Agreement between the Council and THH, THH will manage delegated income budgets of £89.818 million and delegated expenditure budgets of £24.345 million on behalf of the Council in 2015/16.

4.            To note the HRA Medium Term Financial Plan (2015-18) outlined in Appendix 2.

Capital

5.            To adopt a capital estimate of £1 million to fund Overcrowding Reduction Initiatives as outlined in paragraph 10.3.

6.            To adopt capital estimates for the Aids and Adaptations programme (£750,000), the Capitalisation of Voids (£1.5 million) and the Capitalisation of Fees and Salaries (£650,000) as outlined in paragraph 10.4.

7.            To adopt a capital estimate of £250,000 in order to maintain a contingency for urgent works of £1 million, as outlined in paragraph 10.5.

8.            To adopt an increased capital estimate for Ashington East new build scheme of £2.450 million, as detailed in 10.7 and 10.8.

9.            To adopt a capital estimate of £813,000 for the award of Disabled Facilities Grants, as outlined in paragraph 11.1. 

10.         To adopt a capital estimate of £550,000 in respect of Private Sector Improvement Grants, including Empty Property Grants, for 2015/16, to be financed from ring-fenced resources received from the East London Renewal Partnership (paragraph 11.2).

11.         To adopt capital estimates for the various S106 schemes outlined in section 12.

12.         To note that £33 million of resources have been included within the capital programme (Appendix 4) to reflect the necessity to deliver new housing supply in order to spend the currently unallocated 1-4-1 receipts of £14.5 million, as detailed in para 6.17.

Action by:

CORPORATE DIRECTOR, DEVELOPMENT AND RENEWAL (A. DALVI)

(Service Head, Strategy, Regeneration and Sustainability (J. Odunoye)

(Finance Business Partner (P. Leeson)

(Senior Accountant (K. Ball)

Councillor Alibor Choudhury, Cabinet Member for Resources, introduced the report taking this report and Agenda Items 10.2 (Treasury Management Strategy, Minimum Revenue Provision Policy Statement and Annual Investment Strategy 2015/16) and 10.3 (General Fund Capital and Revenue Budget and Medium Term Financial Plan) together. The following debate considered all three items and is presented below.

He reported that all three reports were follow up reports from those considered by Cabinet on 7 January 2015. He stated that there had been no changes to the reports for Items 10.1 and 10.2 but that there were some changes to Item 10.3. In reference to the comments provided by the Overview and Scrutiny Committee, he confirmed that there had been a detailed discussion but that there continued to be areas of disagreement. He stated that the consultation process had not yet concluded and that they would consider all contributions.

Finally Councillor Alibor Choudhury stated that Agenda Item 16.1 (Multi-faith burial site) had a potential budget implication and that the recommendations for agenda item 10.3 should only be agreed subject to any changes required due to Item 16.1.

Councillor Ohid Ahmed, Cabinet Member for Community Safety, introduced a proposed amendment to the budget. He stated that, as the Administration, were proposing to appoint a Head of Paid Service as opposed to a Chief Executive, the Chief Executive salary line in the budget could be deleted and the saving used to employ additional police officers. He also highlighted the importance of police accountability to the Council in relation to any funded posts.

The Mayor thanked Members for their contributions and thanked officers for the work they had put into the reports. He highlighted that the proposals were designed to protect front line services and jobs. He agreed the proposed amendments to the recommendations for Agenda Item 10.3.

The Mayor agreed the recommendations (to Agenda Item 10.1) as set out in the report.

RESOLVED

  Revenue

1.            To approve the draft 2015/16 Housing Revenue Account budget as set out in Appendix 1.

2.            To approve the draft 2015/16 Management Fee payable to Tower Hamlets Homes (THH) of £35.116 million as set out in Table 3 in section 7.

3.            Subject to 2 above, to note that under the Management Agreement between the Council and THH, THH will manage delegated income budgets of £89.818 million and delegated expenditure budgets of £24.345 million on behalf of the Council in 2015/16.

4.            To note the HRA Medium Term Financial Plan (2015-18) outlined in Appendix 2.

Capital

5.            To adopt a capital estimate of £1 million to fund Overcrowding Reduction Initiatives as outlined in paragraph 10.3.

6.            To adopt capital estimates for the Aids and Adaptations programme (£750,000), the Capitalisation of Voids (£1.5 million) and the Capitalisation of Fees and Salaries (£650,000) as outlined in paragraph 10.4.

7.            To adopt a capital estimate of £250,000 in order to maintain a contingency for urgent works of £1 million, as outlined in paragraph 10.5.

8.            To adopt an increased capital estimate for Ashington  ...  view the full minutes text for item 10.1

DECISION

1.            To recommend that Full Council adopt:

1.1.        The Minimum Revenue Provision Policy Statement set out in paragraph 7 of this report;

1.2.        The Treasury Management Strategy Statement set out in sections 8-11 of this report; and

1.3.        The Annual Investment Strategy set out in section 12 & 13 of this report, which officers involved in treasury management, must then follow.

2.            To delegate to the Acting Corporate Director of Resources, after consultation with the Lead Member for Resources, authority to vary the figures in this report to reflect any decisions made in relation to the Capital Programme prior to submission to Budget Council.

Action by:

ACTING CORPORATE DIRECTOR, RESOURCES (C. HOLME)

(Investment and Treasury Manager (B. Tobun)

Councillor Alibor Choudhury, Cabinet Member for Resources, introduced the report taking this report and Agenda Items 10.1 (Housing Revenue Account Budget Report 2015/16) and 10.3 (General Fund Capital and Revenue Budget and Medium Term Financial Plan) together. The debate is presented in the minutes under Agenda Item 10.1.

The Mayor agreed the recommendations as set out in the report.

RESOLVED

1.            To recommend that Full Council adopt:

1.1.        The Minimum Revenue Provision Policy Statement set out in paragraph 7 of this report;

1.2.        The Treasury Management Strategy Statement set out in sections 8-11 of this report; and

1.3.        The Annual Investment Strategy set out in section 12 & 13 of this report, which officers involved in treasury management, must then follow.

2.            To delegate to the Acting Corporate Director of Resources, after consultation with the Lead Member for Resources, authority to vary the figures in this report to reflect any decisions made in relation to the Capital Programme prior to submission to Budget Council.

The Mayor noted the updated papers circulated after the original agenda was published. The Mayor agreed an amendment proposed by Councillor Ohid Ahmed in relation to funding police officers and one to allow for any impact from the decision on the Multi-Faith Burial Ground report later on the agenda.

DECISION

1.    Agree a General Fund Revenue Budget of £291.270m and a Council tax (Band D) at £885.52 for 2015-2016 be referred to Full Council for consideration.

2.    Consider and comment on the following matters –

a.    Budget Consultation

The results of the feedback for the budget consultation are being collated but will not be completed prior to the publication of this report as the second roadshow has been scheduled for the 5th February 2015. The results will be presented at the Full Council Meeting in February.

b.    Funding

The funding available for 2015-2016 and the indications and forecasts for future years set out in Section 8.

c.    Base Budget 2015-2016

The Base Budget for 2015-2016 as £293.933m as detailed in Appendix 1.

d.    Growth and Inflation

The risks identified from potential inflation and committed growth arising in 2015-2016 and future years and as set out in Section 9 and in Appendix 3.

e.   General Fund Revenue Budget and Medium Term Financial Plan 2015-2016 to 2017-2018

The initial budget proposal and Council Tax for 2015-2016 together with the Medium Term Financial Plan set out in Appendix 1 and the budget reductions arising.

f.     Savings

Savings items to be included in the budget for 2015-2016 and the strategic approach for future savings to be delivered are set out in Section 10, Appendix 4.1 of the report.

g.    Capital Programme

The capital programme to 2017-2018; including proposed revisions to the current programme as set out in section 14 and detailed in Appendices 8.1, 8.2 & 8.3.

Adopt an increased capital estimate of £8.632m in respect of the Building Schools for the Future programme, bringing the total scheme budget to £328.333m (see paragraph 14.9 to 14.13 of the report). This will ensure that all specific BSF resources are fully included within the capital programme.

h.    Dedicated Schools Grant

The position with regard to Dedicated Schools Grant as set out in Section 12 and Appendices 6.1 & 6.2.

i.      Housing Revenue Account

The position with regard to the Housing Revenue Account as set out in Section 13 and Appendix 7.

j.     Financial Risks: Reserves and Contingencies

Advise on strategic budget risks and opportunities as set out in Section 11 and Appendices 5.1, 5.2 and 5.3.

k.   Reserves and Balances

The position in relation to reserves as set out in the report and further detailed in Appendices 5.1 and 5.3

l.      Mayor’s Priorities

Initiatives proposed by the Mayor are set out in Section 9.9 to 9.14.

3.    To adjust the budget proposals to allocate the savings made through the deletion of the Chief Executive’s Salary budget to provide funding for additional police officers.

4.    To agree to the above recommendations subject to any  ...  view the full decision text for item 10.3

Councillor Alibor Choudhury, Cabinet Member for Resources, introduced the report taking this report and Agenda Items 10.1 (Housing Revenue Account Budget Report 2015/16) and 10.2 (Treasury Management Strategy, Minimum Revenue Provision Policy Statement and Annual Investment Strategy 2015/16) together. The debate is presented in the minutes under Agenda Item 10.1.

Following the discussed listed earlier the Mayor agreed the recommendations as set out in the report subject to amendments relating to the proposal to fund additional police officers and any potential impact of the decisions taken in relation to Agenda Item 16.1 (Multi-Faith Burial Ground) later on the agenda.

RESOLVED

1.    To agree a General Fund Revenue Budget of £291.270m and a Council tax (Band D) at £885.52 for 2015-2016 be referred to Full Council for consideration.

2.    To consider and comment on the following matters –

a.    Budget Consultation

The results of the feedback for the budget consultation are being collated but will not be completed prior to the publication of this report as the second roadshow has been scheduled for the 5th February 2015. The results will be presented at the Full Council Meeting in February.

b.    Funding

The funding available for 2015-2016 and the indications and forecasts for future years set out in Section 8.

c.    Base Budget 2015-2016

The Base Budget for 2015-2016 as £293.933m as detailed in Appendix 1.

d.    Growth and Inflation

The risks identified from potential inflation and committed growth arising in 2015-2016 and future years and as set out in Section 9 and in Appendix 3.

e.   General Fund Revenue Budget and Medium Term Financial Plan 2015-2016 to 2017-2018

The initial budget proposal and Council Tax for 2015-2016 together with the Medium Term Financial Plan set out in Appendix 1 and the budget reductions arising.

f.     Savings

Savings items to be included in the budget for 2015-2016 and the strategic approach for future savings to be delivered are set out in Section 10, Appendix 4.1 of the report.

g.    Capital Programme

The capital programme to 2017-2018; including proposed revisions to the current programme as set out in section 14 and detailed in Appendices 8.1, 8.2 & 8.3.

Adopt an increased capital estimate of £8.632m in respect of the Building Schools for the Future programme, bringing the total scheme budget to £328.333m (see paragraph 14.9 to 14.13 of the report). This will ensure that all specific BSF resources are fully included within the capital programme.

h.    Dedicated Schools Grant

The position with regard to Dedicated Schools Grant as set out in Section 12 and Appendices 6.1 & 6.2.

i.      Housing Revenue Account

The position with regard to the Housing Revenue Account as set out in Section 13 and Appendix 7.

j.     Financial Risks: Reserves and Contingencies

Advise on strategic budget risks and opportunities as set out in Section 11 and Appendices 5.1, 5.2 and 5.3.

k.   Reserves and Balances

The position in relation to reserves as set out in the report and further detailed in Appendices 5.1 and 5.3

l.  ...  view the full minutes text for item 10.3

Councillor Shahed Ali, Cabinet Member for Clean and Green, highlighted concerns about a new government proposal that developers of vacant buildings would not be required to make planning contributions. He ask the Mayor to consider the implications of this scheme and proposed that the Mayor should write to the relevant government minister expressing his concerns on the negative impact of this proposal.

The Mayor noted the issue raised and stated that he would discuss it with the Lead Member.

DECISION

1.    To note the exercise of Corporate Directors’ discretions as set out in Appendix 1.

Action by:

ACTING CORPORATE DIRECTOR, RESOURCES (C. HOLME)

RESOLVED

1.    To note the exercise of Corporate Directors’ discretions as set out in Appendix 1.

RESOLVED

1.    That pursuant to regulation 21(1)(b) of the Local Authorities (Executive Arrangements) (Access to Information) (England) Regulations 2000, the press and public be excluded from the remainder of the meeting:

(a)  As it was likely, in view of the nature of the business to be transacted in Section Two of the agenda, that if members of the public were present during consideration of this business there would be disclosure of exempt information.

• Exempt information is defined in section 100I and, by reference, Schedule 12A of the Local Government Act 1972 (“the 1972 Act”). To be exempt, information must fall within one of the categories listed in paragraphs 1 to 7 of Schedule 12A, must not fall within one of the excluded categories in paragraphs 8 and 9 and the public interest in maintaining the exemption must outweigh the public interest in disclosing the information.
  • Agenda item 16.1 “Multi-Faith Burial Ground” contained information relating to the financial or business affairs of any particular person (including the authority holding that information). In particular information relating to the financial affairs of the Council.

(b)  As although there is a public interest favouring public access to local authority meetings, in this case the Cabinet concluded that given the information contained in the above listed reports that the  public interest in maintaining the exemption on the information outweighed the public interest in disclosing it.

Nil items.

Nil items.

Nil items.

Nil items.

The Mayor considered the report and an amendment presented by officers. He then agreed the recommendations as set out in the report with an amendment.

The Mayor considered the report and an amendment presented by officers. He then agreed the recommendations as set out in the report with an amendment.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.

Nil items.