regeneration | >Re-PHOTO

Naked Ladies, 3 Doors & A New Walk

*Naked Ladies, York House Gardens, Twickenham, Richmond 1989 89-5a-53*

I took few pictures in the rest of the month after my walk on Sunday 9th April 1989, my time being taken up with other things. I did make a few pictures on a CND demonstration in Lambeth with family and friends which I’ve yet to digitise, and some when the photography adult class on which I was assisting went to photograph Twickenham’s famous ‘Naked Ladies’, who now have a beer named for them. Some of my pictures of this were made on large format 4×5″ film so I could contact print them using historic processes such as platinum and kallitype, and I helped make at least one on 8×10″ for the tutor.

Upper St Martin's Lane, Covent Garden, Westminster, 1989 89-4l-13 — *Upper St Martin’s Lane, Covent Garden, Westminster, 1989 89-4l-13*

And there were a few other pictures such as this, made on my way to the Photographers’ Gallery, then in Great Newport St, a short walk around the corner, or on my way to meetings in other parts of London, and a few closer to home.

Cowley Rd, Myatt's Fields, Camberwell, Southwark, 1989 89-5a-35 — *Cowley Rd, Myatt’s Fields, Camberwell, Southwark, 1989 89-5a-35*

But my next walk to take pictures came on Friday 5th May when I rushed out of college after around four hours of teaching and jumped on a train to Vauxhall and a bus to the Oval, walking down Foxley Road, then Vassal Rd to Cowley Rd, eager to continue to photograph in the area around Myatt’s Fields. I paused to take half a dozen pictures on the way, but have yet to digitise any of these.

Cowley Rd, Myatt's Fields, Camberwell, Southwark, 1989 89-5a-22 — *Cowley Rd, Myatt’s Fields, Camberwell, Southwark, 1989 89-5a-22*

The top end of Cowley Road is in the Vassall Rd conservation area and this terrace is a remnant of the Holland Town Estate development begun by Henry Richard Vassall, Third Baron Holland in 1818 when Camberwell New Road was laid out. This terrace is possibly from around 1830 and its Grade II listing describes it as Early-mid C19.

Cowley Rd, Myatt's Fields, Camberwell, Southwark, 1989 89-5a-25 — *Cowley Rd, Myatt’s Fields, Camberwell, Southwark, 1989 89-5a-25*

No 25 at the right of the previous picture is the last house in this section of the street. On the west side of the road, behind me as I took the picture is a large block of redbrick five-storey council housing, Knowlton House, built by the LCC as part of the Cowley estate in 1934-6. There is another similar block, Stodmarsh House further south on the street.

The park here appears to have had a number of names and is now Eythorne Park, though Google Maps hedges its bets by also calling it Myatt’s Field Common Park and on the old A-Z I used on my walks it was Mostyn Gardens, given to Lambeth Borough Council in 1925 who passed on the the LCC in 1958. They extended and renamed it Melbourne Fields. Parts of it were built on in the 1970s the low-rise Myatts Field North council estate in the 1970s and disastrously redeveloped under a Private Finance Initiative programme hit by various cost-cutting directives and carried out with little or no regard for the residents.

Eythorne Rd, Myatt's Fields, Camberwell, Southwark, 1989 89-5a-26 — *Eythorne Rd, Myatt’s Fields, Camberwell, Southwark, 1989 89-5a-26*

You can see these roofs over the mound in the park in the previous picture, though the park is now flat and surrounded by the redeveloped buildings. These buildings looked in good condition in 1989 and the estate looked well designed and a pleasant place to live. But years of neglect by the council meant that in 2004, as Zoe Williams wrote in The Guardian “Myatts Field North in Lambeth, south London, was a byword for what goes wrong on a housing estate. It had been poorly maintained; the interiors were shabby. Garages had become hazardous and were out of bounds; shared spaces were desolate and only teenagers and children used them, “engaged in nothing very positive”, according to a council report at the time.”

The state of the estate in 2004 led residents to vote by a fairly small majority for the council’s plans for regeneration, “demolishing and rebuilding 305 homes, refurbishing 172“, but work only began in 2012, by which time the plans had been considerably altered with cuts to the budget. Five years later when Williams wrote her article the problems with the regeneration were clear, with the refurbished homes poorly plannede and shoddily implemented and the residents many complaints largely simply ignored.

Mike Urban’s 2020 photographs on Brixton Buzz, the prairie like fields of Eythorne Park, Myatt’s Field North, south London, give a good impression of the present state of the park.

St John's Schools, Camberwell New Rd, Camberwell, Southwark, 1989 89-5b-62 — *St John’s Schools, Camberwell New Rd, Camberwell, Southwark, 1989 89-5b-62*

St John The Divine Junior Mixed and Infants School is still there on Camberwell New Road, though ILEA has long gone and the entrance to the school is now on Warham St, as it probably was when I took this picture. The church itself is a short distance away in Vassall St and is a good example of Victorian gothic by George Edmund Street. The parish was created in 1871.

The school, with buildings in Warham St (then James St) opened in 1872 for 400 children but this building on Camberwell New Road came some years later.

*Shops, Camberwell New Rd, Camberwell, Southwark, 1989 89-5b-63*

The school building in flanked on both sides by shops and is in the centre of a terrace. Edward Wells & Sons Ltd at 143-145 offered a wide range of printing services. I think the businesses closed soon after I made this and other pictures.

My walk will continue in a later post.

Fight4Aylesbury Exhibition

Last Friday I went to the first day of the Fight4Aylesbury exhibition which continues until 23 April 2023. It’s an unusual exhibition and one that is worth visiting if you can get to south London before it ends,

The exibition celebrates the struggle by residents on the Aylesbury Estate in Southwark to stay in their homes since the estate was first threatened in 1999 and takes over the flat of one of those still remaining, Aysen who writes:

Welcome to my home.

I am opening the doors to my flat for a collective clelbration of 20+ years of housing struggles to defend our council homes against social cleansing and gentrification. Our fight is ongoing.

Since 1999 the council has subjected us with privitisation, “re-generation” and now demolition. We, Aylesbury residents, other council tenant all over the country, and our supporters, have been resisting and are still resisting and defending our homes.

My home tells the story of this struggle.
Aysen

The Aylesbury estate, designed by Hans Peter “Felix” Trenton was one of the largest areas of council housing in Europe, built from 1963 to 1977 with 2,700 dwellings for around 10,000 residents in an area containing some earlier social housing a short distance south of the Elephant and Castle between East Street market and Burgess Park.

There are a number of large blocks of various heights, from 4 to 14 floors, all well designed and built to the high standards of the era, with rather larger rooms and more solid walls than current buildings. The estate also had a central boiler to supply heat more economically to the flats.

Southwark neglected the estate in the 1980s and 1990s, failing to carry out necessary maintenance and the estate and the estate environment became in poor conditions. The heating system in particular suffered. Southwark began to use this and the neighbouring Heygate Estate as ‘sink estates’, deliberately moving in families with various social problems and people with mental health issues. It was because the estate had become unpopular that Aysen, who had to leave Turkey after the 1980 coup, was able to get a flat here with her sister in 1993.

The estate came to get a reputation as “one of the most notorious estates in the United Kingdom“, reinforced by it becoming a popular area for TV crews filming “murder scenes, gun and drug storylines and gang-related crimes in soaps and gritty dramas.” In particular from 2004-15 Channel 4 used it in an “ident” for which they had added “washing lines, shopping trolley, rubbish bags and satellite dishes” to create what was described as “a desolate concrete dystopia.”

Its poor reputation led Tony Blair to hold his first speech to the press as Prime Minister in 1997 on the estate, promising that the government would care for the poorest in society. It was a promise that he and later prime ministers have spectacularly failed to keep.

Southwark Council’s response to the estate’s decay they had overseen was to try and wash their hands of it by trying to transfer it to a private housing association to be redeveloped. But a campaign by residents in 2001 led to this being soundly rejected – not surprisingly they voted against demolition, displacement, rising rents and smaller flat sizes.

Undeterred, Southwark decided to go ahead with the redevelopment themselves, producing new plans for demolition in 2005. This time they didn’t bother to ballot the residents.

*Solidarity collage which includes some of my images*

The plans were for a 20 year phased demolition, with rebuilding of modern blocks by a housing association. The generous public space of the estate would be reduced and the housing density almost doubled. The first phase was completed in 2013 and Phase 2 is currently underway. All four phases are due for completion around 2032, and the 12 storey Wendover block in which the exhibition is being held has already been largely emptied of residents and is expected to be demolished around the end of this year.

Residents have continued their fight to stop the redevelopment, with protests and in January 2015 housing activists and squatters occupied flats in one of the emptied blocks. Moving from block to block they were finally evicted 18 days later. The squatters occupied another building and again were evicted. Southwark spent £140,000 on a fence, completely destroyed all bathrooms, toilets, pipes and kitchens in empty properties and spent £705,000 on security guards to prevent further occupation.

Other protests took place, including one in which part of the fence was torn down, and various protests at council meetings. Aylesbury residents also joined with housing activists in Southwark and across London at various other protests. But although these brought the Aylesbury campaign and the scandals over housing to national attention, the demolition continues.

Part of the scandal has been the “well-oiled revolving door” between the council – councillors and officers – and developers. The toilet in the exhibition flat is devoted to Southwark Council, and in particular for its Leader for more than a decade Peter John, who stepped down in 2020. He described his years as a “decade of Delivery“; community; anti-gentrification collective Southwark Notes call it “a Wild West gold rush for developers.” A 2013 report showed that “20 percent of Southwark’s 63 councillors work as lobbyists” for developers in the planning industry.

Similar estates built with the same system elsewhere have been successfully refurbished at relatively low cost to bring insulation and other aspects up to current standards. These buildings will probably last into the next century and their demolition is expensive and incredibly wasteful of both the huge amount of energy that was embedded in them and and energy require to demolish and rebuild.

There is more to the exhibition – and you can see some hints of it in the pictures. After visiting the show I walked up four floors to the top of Wendover for the view. The windows were rather dirty and most fixed shut but I did find a few places where they were open slightly to let me take photographs of the views across London.

You can see a different set of pictures in my album Fight4Aylesbury Exhibition.

Houses, Flats, Shops & Peckham Arch

The previous post on this walk I made on Sunday 29th January 1989 was Laundry, Timber and Glengall Road. My walk ended on the site of Peckham Arch at Canal Head, but the arch was only built five years later. Despite local opposition Southwark Council seems now determined to demolish this local landmark.

*Houses, Peckham Hill St, Peckham, Southwark, 1989 89-1i-34*

These houses are at 10-16 Peckham Hill St. 10 and 12 appear to be lived in although 12 seems to be in poor condition, while 14-16 are derelict with broken windows and corrugated iron over the ground floor door and window of 14. Now the all look rather tidier and expensive. I think all these houses probably date from around 1840 or a little later. A terrace of smaller houses at 34-40 a little further south is listed and looks to me roughly of similar date. These are larger and grander houses, with two boasting substantial porches. The one at right I suspect has at sometime been rebuilt – perhaps after war damage and looks as if this was done in a plainer style.

*Love One Another, flats, Commercial Way, Peckham, Southwark, 1989 89-1i-35*

Plain flats with small balconies – large enough to perhaps put out a clothes horse or stand watching the street and enjoying a cigarette or a cup of tea. But the boarded up window at lower left and in one of those above the graffitied ‘LOVE ONE ANOTHER’ suggested to that this block was being emptied out for demolition. I wondered too what message had been painted over on the balcony – probably something short and crude.

Commercial Way is quite a long road, but my contact sheet gives a 100m grid reference which places these flats close to Cator St, and these flats, probably dating from the 1950s, have been replaced by more recent buildings.

*Shops, Peckham High St, Peckham, Southwark, 1989 89-1i-24*

I walked down the path following the former canal to Peckham High St, where you can still recognise the building that was Julian Jewellers, now a mobile phone shop, which also spills over into what was in 1989 Candyland. “SWEETER THAN THE REST – SPECIALISTS IN CUT PRICE CIGARETTES – 80 PECKHAM HIGH STREET” with two large cigarette adverts. Stiletto Expresso looks very closed in my picture – did it once sell shoes or coffee?The building in its place bears a slight resemblance but is now around twice the height.

The building at extreme right, mostly out of frame is also there, and until recently recognisable, but recently everything above the ground floor has been covered by an advertisement. The ground floor is now Mumasi Market.

The building on the left edge was demolished when the Peckham Arch was created in 1994., and I was standing where it now is to take this picture. The arch is now again under threat after an earlier proposal in 2016 for its replacement by a block of flats was defeated by determined local opposition. But Southwark Council still appear determined to remove it, despite it having become a landmark feature of Peckham, now much loved by residents and a great space for community activities.

The council make clear why they want to remove the arch, basically so they can build more flats in “a significantly larger development on site” with “more commercial and/or community space on the ground floor“. They do make a few other minor points, such as the current inconvenient cycle route, which could easily be remedied with the arch still in position. They claim that 80% of local residents in 2016 did not want to see the arch retained, which seems at odds with the views expressed by residents to the local press.

Whenever I’ve been in Peckham on a Saturday afternoon there has been something happening under the arch (and it’s particularly useful when it be raining.) Here’s one example:

Peckham Pride – February 2016

Wikipedia states “The Arch was constructed in 1994 and was designed by architects Troughton McAslan as monument to and as instigator of regeneration in a borough which had suffered from years of decline.” It’s article goes on to quote various criticisms of the 2016 plan to demolish the arch. Although it has proved itself an ‘Asset of Community Value’, Southwark Council turned down the application by local residents to have it listed as such as they wanted to demolish it, though it seems impossible to read the reason they gave on the spreadsheet on the council site.

My walk on Sunday 29th January 1989 ended here on Peckham High Street, a convenient place to catch a 36 bus back to Vauxhall for my train home. The first post on this walk I made on Sunday 29th January 1989 was
Windows, A Doorway, Horse Trough and Winnie Mandela

University Protests – Carpenters Estate & Outsourcing

Ten years ago today, on Wednesday 28th November 2012, I photographed two protests at London University. The first at UCL against their plans for a new campus in Stratford and the second by outsourced workers at the University demanding decent conditions of employment.

Save Carpenters Estate from UCL – University College. Wednesday 28th November 2012

University Protests - Carpenters Estate & Outsourcing — *Joe from CARP talks to one of those attending the UCL council meeting*

University College was founded in 1826 as London University, a secular alternative to the highly religious ancient institutions at Oxford and Cambridge. It bought an 8 acre area of waste land in Bloomsbury, just south of the Euston Road, and developed its elegant buildings around a large quadrangle. Although started in 1827, these were only finally completed in 1955.

What had seemed a very large site when they started now with many more students seems very restrictive, and in October 2012 UCL announced it had come to an agreement with Newham Council to take over the entire site of the Carpenters Estate close to the centre of Stratford, displacing all of the residents remaining in this popular council estate.

Newham Council, under its elected Mayor Robin Wales had long been hoping to realise a huge amount of cash by selling off the Carpenters Estate, a now extremely valuable area particularly because of its location close to Stratford Station and had been emptying out properties since around 2004 to facilitate this. UCL’s £1 billion proposal was exactly the kind of deal they had in mind, and it was quickly approved.

Residents remaining on the estate had for some years been fighting to remain in their homes forming CARP (Carpenters Against Regeneration Plan) to oppose the emptying and estate demolition under so-called ‘regeneration’. Newham’s reaction was to used underhand means to remove many of the activists from the tenant’s management organisation, but most most of the remaining members were now opposed to the UCL scheme.

Also expressing concern about the proposal were UCL’s own highly-regarded development planning unit, who issued a statement calling for a review of the proposals which should “include a clear commitment to the well-being of local and East London borough residents, the active participation of affected communities, as well as engagement with local government” of a scheme which had only emerged from private talks between Newham Council and UCL.

The protest at UCL began in the Main Quad with around a hundred people, including leading members of CARP and students and staff of UCL. After a few short speeches, the protesters moved to picket the main entrance to the building where the UCL council meeting had been rescheduled. They were then able to talk with some of the council members as they went in to the meeting, and one of these assured the protesters that the plans were not fully developed and there would be consultation with the residents before any development took place.

More protesters arrived, including members of Unison and the UCU who were picketing the meeting about proposals to change academic contracts which they say threaten academic freedom. The protesters then heard that the council meeting had been moved, and they decided to try to go closer to the new venue, moving into the university building. I walked with them, going past the dressed skeleton of Jeremy Bentham to a meeting room where they decided to hold an alternative council meeting. I left to go to another event, but some of the protesters kept up an ocupation of part of UCL for most of the day.

Save Carpenters Estate from UCL

3 Cosas – Sick Pay, Holidays and Pensions – Senate House, University of London.
Wednesday 28th November 2012

UCL and the University of London both received charters officially establishing them on 28th November 1836, and so today UoL was celebrating its Founder’s Day with an evening event inside Senate House. Cleaners and other low paid outsourced workers at the University of London protested outside the celebrations, calling for an end to unfair conditions and for equal employment rights — the ‘3 Cosas’ of Sick pay, Holiday Pay and Pensions.

UoL outsources its cleaning, maintenance, security, and catering services to private companies who cut their costs to make profits by paying low wages, with the legal minimums of sick pay, pathetic or no pension schemes, major pay problems, and lots of intimidation and bullying. They work under conditions no reputable employer would consider imposing – and much worse than similar grades of workers directly employed by the University alongside them in the same buildings.

The services these workers provide are essential in keeping the University running, but they are treated unfairly. Protests over several years led by Unison have led to the university finally agreeing that all those working on the site should be paid the London Living Wage. Many of the outsourced staff are Spanish speakers, some migrants granted asylum or right to remain and others EU citizens, often with qualifications not recognised in the UK. Their ‘3 Cosas’ campaign was led by Unison branches and the cleaners’ union, the IWGB, and supported by students and academics.

Over 50 protesters, some with drums and many with banners and flags protested outside the main gates to Senate House, handing out leaflets to those attending the Founders Day event. Many took these, while others angrily brushed them aside.

One student president who had an invitation to the event stopped to address the protest, only prepared to cross the picket line after the protesters after the protesters gave him leaflets and urged him to go inside and argue for their case.

Some of those attending the event were going in by the back way, and after a while the protesters noisily marched around the street along the side of the building to continue the protest there. The protest was still continuing when I decided it was time to go home.

3 Cosas – Sick Pay, Holidays and Pensions.

Houses, British Lion & Elmington Estate

This post continues my walk in Camberwell on 27th January 1989. The previous post on this walk from January 1989 is St Giles, It’s Churchyard and Wilson’s School.

*Houses, Benhill Rd, Camberwell, Southwark, 1989 89-1e-11*

Benhill Road runs north from Camberwell Church St opposite St Gile’s Church and includes the site of the former vicarage and St Gile’s Parish Hall. These houses are I think mid-Victorian and I admired the slender decorative pillars at the doorways.

Opposite the Parish Hall just inside the property is a small building with a blue plaque which I photographed but have not put online as the lighting was rather poor. It now has a London Borough of Southwark blue plaque with the totally misleading message ‘The Parish Church of St Giles Porch and Doorway Relocated to its current site in the vicarage garden where it was used as a summer house after the church was accidentally burnt down on 7th February 1841.’

While the church was burnt down in 1841 this was never its porch and doorway, though it was largely built with material from the burnt out church and was probably not used as a summer house – and more recently has been used for rubbish bin storage. An article in the Camberley Quarterly by Donald Mason, Old St Giles: blue plaques and history, reveals its true nature and has some excellent illustrations.

*British Lion, pub sign, Elmington Rd, Camberwell, Southwark, 1989 89-1e-12*

On the corner of Benhill Road and Elmington Road I photographed a bicycle and the British Lion pub sign. The pub itself at 112 Benhill Road was a rather boring 1960s building rebuilt at around the same time as the flats around it. But there had been a pub on the site since at least 1871, The Prince Of Prussia, a name that probably became rather unpopular in the First World War.

*Edmund St, Elmington Estate, Camberwell, Southwark, 1989 89-1e-14*

I think the’ London County Council’ built the first flats on the Elmington Estate shortly before WW2, but there were four of these large blocks desgned by the LCC Architects department and built around 1956. The winter sun produced a rather elegant repeated pattern of light and shade on the frontage.

I think this large eleven floor slab block and its neighbours on the Elmington Estate, dating from around 1960 were demolished in 1999-2000. The flats passed to Southwark Council, formed in 1965 who lacked the cash to maintain them properly and they were in poor condition by the time I photographed them, and many flats were squatted in the 1990s.

*Edmund St, Elmington Estate, Camberwell, Southwark, 1989 89-1f-01*

In 1999 Southwark Council decided to demolish the whole of the Elmington Estate and these blocks were a part of the first phase of the redevelopment. Southwark Notes gives a great deal of detail about how this progressed.

In the first phase, most of those who lived in the flats were rehoused in council housing built on the site, but not all were too happy with their new homes. The article quotes one: ‘You will never know what privacy is like again. You will hear your neighbours and everything they do. And they will hear you. Your rooms will be smaller. You’ll be paying more for it. One day you’ll wake up and realise that you’d give anything to be back in your old home’.

The council for Phase 2 adopted “a whole new regeneration model premised on partnership with either corporate developers” or housing associations. Their partner here was the large and aggressive Housing Association Notting Hill Housing Trust who would offer zero social rented homes in the scheme (social rent being the equivalent rent of a council home). Some flats were available at so-called “affordable” rents, roughly twice those of council properties in the area, and unaffordable for most previous tenants. It was a process of ‘social cleansing’, forcing most of the poorer residents out of the area.

*Bradbury, Solicitors, 119, Camberwell Rd, Camberwell, Southwark, 1989 89-1f-52*

I walked throught the Elmington Estate and on through Burgess Park to Camberwell Road, turning south where a few doors down on the east side I photographed the railings and doorways of 119 and 121. Numbers 117-129 and attached railings are Grade II listed.

From 1863 to 1887 photographer and portrait painter Henry Death (1820-1900), born in Moulton, Cambridgeshire, had his studio at 119 Camberwell Road, having moved there from nearby Addington Place where he set up a studio in 1856. He sold the house when he had to give up his business through ill health in 1887 and died in Camberwell thirteen years later. In !989 it was the offices of Bradleys Solicitors.

No 121 was the premises of the charity IAS, Independent Adoption Service, first registered in 1982 and voluntarily removed in 2009. I think both properties are now private residences.

*147, Camberwell Rd, Camberwell, Southwark, 1989 89-1f-53*

No 147 Camberwell Road is a part of a terrace of around ten houses directly south of Cambridge House on the corner of Addington Square. These house look in rather better condition now and the tree here was removed a couple of years ago. Most of these houses are now divided into flats.

My posts on this walk on 27th January 1989 began at St George’s, Camberwell, Absolutely Board & Alberto. This walk will continue in a later post.

Camberwell Green to Addington Square 1989

My posts on this walk on 27th January 1989 began with the previous post at St George’s, Camberwell, Absolutely Board & Alberto where I ended at Camberwell Greeen.

Camberwell Green Magistrate's Court, D'Eynsford Rd, Camberwell, Southwark, 1989 89-1d-34 — *Camberwell Green Magistrate’s Court, D’Eynsford Rd, Camberwell, Southwark, 1989 89-1d-34*

Walking across Camberwell Green I came to the Magistrates Court, built from 1965 and opened in 1971. It was closed in 2019 and has been sold to Criterion Capital for £13.5m – they plan to turn it into around 160 1,2 and 3 bedroom flats “Ideal for young professionals who want to live as well as work in Central London” with leisure and coworking space on the ground floor. So far it still looks fairly similar from the outside although the ground floor has been boarded up and the boards covered with graffiti.

But in front of it on what was previously a community orchard on council land, a new Camberwell Library was opened in November 2015. There had been considerable local opposition to the destruction of the orchard in 2013, but Camberwell had not had a permanent library since a V1 flying bomdb destroyed the Victorian Camberwell Central Library on Peckham Road in 1944.

Camberwell Green Magistrate's Court, D'Eynsford Rd, Camberwell, Southwark, 1989 89-1d-35 — *Camberwell Green Magistrate’s Court, D’Eynsford Rd, Camberwell, Southwark, 1989 89-1d-35*

In front of the Magistrate’s Court is this large ventilation tower, presumably for the two floors of underground parking below, though there may well be other underground facilities.

*Camberwell Business Centre, Lomond Grove, Camberwell, Southwark, 1989 89-1d-36*

This Grade II listed early 19th century industrial building was, according to English Heritage a former Perfume Factory, though other sources suggest it was a former bakery. Quite likely both are correct. Jusst a few yards north from the Magistrates Court and is now a business centre with offices and light industry.

Beyond it is the also Grade II listed Bryanston House, an early 19th century large residence in the area, also now I think offices. Together the two buildings are Camberwell Business Centre.

*Flats, Drayton House, Lomond Grove, Camberwell, Southwark, 1989 89-1d-21*

Drayton House, a maisonette block at 30-72 Lomond Grove was the last part of the Elmington Estate when it was built around 1960 and was around the last to be demolished in 2016-7, replaced by ‘Elmington Green’ development of largely market price flats in 2018.

The redevelopment of the estate began in 2002, and under this first phase almost 90% of those displaced from the estate were rehoused in the new flats, though many complained that the new buildings had smaller rooms and thinner walls that gave them little privacy. But in the next phase, “redevelopment became’regeneration'” and Southwark Council began a policy of social cleansing, with only a relatively small proportion of social housing in the new buildings. Things became even worse later, as Southwark Notes detail on their web site.

*Faces, Doorway, Kitson Rd, Camberwell, Southwark, 1989 89-1d-23*

Faces, ferns, foliage on the capitals and worms – vermiculation – on the keyston of these doorways in Kitson Road, an attractive street parts of which face the south-west tip of Burgess Park, was described by Booth’s associates ten years after his orginal 1889 survey of London poverty in 1899 as “good working class”. These houses possibly date from around the 1880s.

*Houses, Addington Square, Camberwell, Southwark, 1989 89-1d-26*

I wrote more about Addington Square in a post about my previous walk. Almost all the houses in this square developed between 1810 and 1850 are Grade II listed. These houses are at the north-west of the square and the road going off between the houses here is also called Addington Square.

Addington Square, Camberwell, Southwark, 1989 89-1d-12

This view across the grassed area in the centre of the square shows the same houses in the distance with a few more at the right of picture. The fine trees are still growing.

My posts on this walk on 27th January 1989 began with part of St George’s, Camberwell, Absolutely Board & Alberto. This walk will continue in a later post.

Housing Crisis & the Carpenters Estate

Housing Crisis & the Carpenters Estate: Like many other areas, the 1945 Labour government laid the foundations of a sensible policy on housing which has now been lost. Among other things the 1947 Town and Country Planning Act brought in the need for planning permission and included a charge on developers which was assessed as the difference between the cost of the undeveloped land and its value after it had been developed. It gave local authorities the power to use compulsory purchase and either develop land themselves or lease it for private developers, and provided government grants to authorities for major redevelopment.

Times were hard after the war, and there were shortages of material with so much needing to be done. Even so around 600,000 new council homes were built in the first five years, and built to high standards. One of the election-winning pledges made by the Conservatives for the 1951 election was that they would build 300,000 houses a year – something they managed under Housing Minister Harold Macmillan in 1953, including both private and council houses, but it was achieved in part by reducing the standards of properties.

The Tories made other changes, including removing the development charge and limiting government subsidies, which in 1956 became limited to the building of high rise flats. While Labour had seen council housing as a way to provide good quality housing affordably to all, the Conservatives increasing limited its scope to providing only for the least well off, with private development and private leasing providing good profits for building firms and private landlords at the expense of house buyers and tenants of private rented properties.

Although it was Labour who had first proposed the idea of ‘right to buy’ it was of course Thatcher who made it policy and introduced it in a way which was intended to severely reduce the amount of council housing, in particular forbidding the use of the receipts from sales to
build new council homes. Cash-starved local authorities were often unable to keep up proper maintenance of their housing stock and much was allowed to deteriorate.

Labour under Blair and Brown continued the Tory policies, including the transfer of council run properties to housing associations, and amplified their effects with their programme of ‘regeneration’ which led to the wholesale replacement of large council estates – most still in sound condition which could have cheaply been repaired and brought up to current standards. But developers profited hugely from demolition and redevelopment for private sale and councils hoped also to cash in, though in some cases they made a significant loss, as at the Heygate in Southwark, where around 1200 council homes were demolished, the tenants and leaseholders displaced largely outside the area, and the two and a half thousand new properties built included only around 80 at social rents. Other Labour policies, including the disastrous Private Finance Initiative also worsened the housing crisis.

You can read very much more detail on the history of council housing on the website Municipal Dreams and in the book by the site’s author Municipal Dreams: the Rise and Fall of Council Housing published in 2019 which presents a detailed and balanced view.

The young mothers of Focus E15 came up against the the housing crisis when their Labour Council in Newham decided they should be evicted from their hostel. Most were told they had to move into private rented properties with little or no security of tenure miles away from families, friends and facilities in the Stratford area, some in Wales or the north of England. They got together and decided to fight the council, then run by elected Mayor Robin Wales and its policy of removing the poor from the area – social cleansing.

Newham is a borough with one of the worst housing problems in the country, and although there has been a huge building programme, partly around the 2012 Olympic site, this is largely student housing or private development. But one council estate close to the centre of Stratford had been largely empty for around ten years. Newham had ‘decanted’ the residents beginning in 2004 hoping to cash in on what would be a prime development site. The Carpenters Estate was a very popular estate, with low rise housing and three tower blocks overlooking the Olympic Park, a stone’s throw from the excellent transport links of Stratford Station and the town centre.

For some years Newham had hoped to sell off the area as a new campus for University College London, but local opposition and protests by students and academics at UCL led to the college abandoning the plans. In 2020 the council handed over the regeneration project its Housing Company Populo Living.

Focus E15 came to the Carpenters Estate on Monday 9th June 2014 to highlight the scandal of the empty homes, bringing with them life-size or larger colour portraits of the mothers which they pasted on the shuttered windows of a small block of flats at the centre of the estate, along with posters stating ‘We Could be Here’, ‘This home needs a family’, ‘These homes need people’, ‘You could be here’.

The protest gained some publicity for their campaign, which had moved on from being simply about the mothers to a much more general ‘Housing For All’ campaign, which still continues, with the group holding a weekly Saturday Morning stall on Stratford Broadway, supporting homeless families in getting proper treatment from the council and preventing evictions in the area.

I returned with Focus E15 to the Carpenters Estate a few months later in September when on the first anniversary of the start of their campaign they occupied this low-rise block of flats on ‘Open House Day, gaining national publicity, staying in occupation for around two weeks, and have photographed various other of their events.

Focus E15 Mums Expose Carpenters Estate

Haddo

I woke up early this morning worrying about this picture, and that below of the Haddo estate in Greenwich, around Tarves Way off Norman Road close to Deptford Creek and Greenwich Station.

How is it that an estate which seems so neat and tidy and so well-loved both by the council and the residents behind their trim net curtains some 15 or 20 years after it was built in the 1960s (I can’t find the exact building date) had deteriorated to such an extent that the Haddo Estate around Tarves Way was one of the first to be ‘regenerated’ under New Labour with the homes emptied and demolished only 20 years later around 2003 at a cost of £90m?

Back around 2000, and to some extent now, politicians indulged themselves blaming the architect of these and other schemes, though more often it was perhaps the builders or system developers who were at fault for disasters such as Ronan Point, a short distance across the river. But many of the estates that have been or are being demolished were well designed, decently constructed and basically sound, perhaps good for at least another 50 years.

Many of the faults were faults of their time, which could have been prevented by proper maintenance or corrected with relatively inexpensive melioration – new windows, insulation etc. Resident caretakers and appropriate security systems – like those that turned Trellick Tower from sink to highly des res could perhaps have saved Haddo. Instead even many estates that were built with resident caretakers lost them, replaced by the occasional quick drive-by visit from a man in a council van – and the occasional heavy-handed police raid.

More fundamentally we have to ask how it happened that a housing policy once driven by social justice and civic pride that built many fine estates changed over that period to one led by estate agents, developers and profit. It happened under a regime that sought to remove all power from local authorities by a process of pauperisation and emasculation, forcing them to sell off properties at cut price and preventing them from using the proceeds to replace them.

And of course it goes wider than housing. Under Thatcher and Thatcherlite New Labour, greed and personal ambition at the expense of others became the order of the day. Our ideas about community, strong after the war and the era of the welfare state which followed it where whittled away by a leader who stressed self-reliance and the individual (or at best the nuclear family) and told us there was no such thing as society. Back in the early 80s I could walk around estates like this carrying a large bag of expensive camera gear and never feel any danger, but fifteen years later things had changed.

Part of the equation was certainly the relatively high standards, both of internal space in the dwellings and the green spaces around the buildings which make them such delectable targets for demolition and replacement with properties at high market or near market (the unaffordable “affordable”) returns.

I don’t know much of the details of the Haddo estate, either before or after its replacement, but have seen what has happened and is if anything now accelerating at other council estates in London, the majority in Labour-run boroughs.

Plans outlined in the building press showed ‘New Haddo’ was to have 510 homes, around half built for market rate sale, a third for some kind of so-called “affordable” rent and 85 for shared ownership. In most such regenerations by the time they come to completion, ways have been found to increase the proportion at market rates, by claiming that the developer cannot make sufficient profit – a figure set ludicrously high.

There appear to have been no homes in the new development at real social rents which most of those in the properties in my pictures will have been paying, and which will almost certainly have been sufficient to have paid off the council’s investment in building the estate.

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Save Carpenters Estate from UCL – University College. Wednesday 28th November 2012

3 Cosas – Sick Pay, Holidays and Pensions – Senate House, University of London. Wednesday 28th November 2012

3 Cosas – Sick Pay, Holidays and Pensions – Senate House, University of London.
Wednesday 28th November 2012