affordable housing

Property Developer’s Awards – 2017

Property Developer’s Awards: On Tuesday 4th April 2017 I joined protesters on the pavement in front of the Grosvenor House Hotel in Mayfair where the annual Property Developers Awards were being held .

Property developers largely operate at one of the greedier ends of capitalism, many clearly putting their profits above everything else. Of course we need to build things, but we need to build the right things rather than those that maximise profits for the developers. Capitalism and the market doesn’t serve the interests of the vast majority.

In London we are clearly not building the right things. The desperate need is for social housing, while developers are working together with local councils to destroy this, demolishing council estates and replacing them with largely private developments with rents and prices beyond the reach of Londoners in desperate need of housing. And landlords are making obscene profits for lousy (sometimes literally) accommodation.

London councils have huge waiting lists for social housing and an estimated 210,000 Londoners are homeless and living in temporary accommodation, including 102,000 homeless children. The situation is now even worse than in 2017 and London councils now spend around £5.5 million per day on homelessness.

And yet there are huge developments taking place in London, but so many of these are for student housing and expensive private flats, many bought by overseas investors and remaining empty for all or most of the year. Because these are the kind of developments that make the largest profits for the property developers.

Of course gaining planning permission for many developments require them to include social housing and ‘affordable housing’. “Affordable housing is used by governments to mean 80% of market prices – something totally unaffordable for most people – the term true Orwellian doublespeak.” But if the developers feel they are not getting enough profit when building they can simply ask for a reduction in these and it gets granted.

*Cockroaches crawl around a poster next to the manure*

*which a hotel employee tries to sweep up as Ian Bone walks in front with a siren*

London Mayor Sadiq Khan has funding of up to £11.7 billion for a ‘London Social and Affordable Homes Programme 2026-36‘, but it remains to be seen what this will actually deliver – other of course than profits for the developers.

*Jane Nicholl confronts a man going into the Property Developer’s Awards who seems amused by being accused of social cleansing*

Of course both developers and councils who work with them do so in a political atmosphere which since Thatcher has made providing social housing much more difficult. But some councillors and officers have joined with developers in pursuing their personal fortunes rather than public good.

*People from the Property Developer’s Awards came out to have a cigarette and watch the protest*

“The protesters, who included queer coalition the Sexual Avengers and Class War say the developers demolishing social housing and community facilities across London in a process of social cleansing aided by largely Labour councils and led by Savills who sponsor the awards and were nominated for six of them. They are demolishing council estates and replacing most of their social housing with high cost private developments, often largely sold to foreign investors and making obscene profits – and tickets for this event were £396 per seat.”

*Ian Bone directs some of those coming to the Property Developer’s Awards, calling them “rich scum”*

The protesters made their views very clear, calling those entering the Award beanfeast ‘scum’ and ‘parasites.’ A small group rushed up to the hotel entrance and dumped a sack of horse manure and coackroaches in front of it. A hotel employees came out with a bin and broom to try to sweep it up.

*Police hold back a woman giving those coming to the awards the finger*

The protest continued with Class War in particular confronting the developers as they arrived and police ensuring they could walk past and enter, holding back the protesters. Some of those entering appeared to be amused by the idea they were ‘social cleansing’ and a small group came out to watch the protest.

*Class War – Our Estates Are Not for Sale – No Developers, Estate Agents, Gentrifiers or Bent Councillors – We Know What You’re Up to – Keep Away!*

More pictures at Property Developer’s Awards.

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Housing Emergency Protest – 2010

Housing Emergency Protest – Downing St

Housing has again emerged in the media as a major issue with the Starmer government’s plans to make sweeping changes to the planning system and force local authorities to build 370,000 homes a year.

Though most of the uproar now is about building on land currently categorised as Green Belt, a scheme brought in in the 1950s to stop urban sprawl around our major cities and to stop neighbour urban areas from merging. It was needed than and worked well, but considerable areas are now ‘grey belt’ – “disused carparks and dreary wasteland” – and could be used for housing without any real loss of amenity. But what we really need is more appropriate actually affordable housing in our cities – rather than the expensive properties largely built for foreign investors and often kept empty all or most of the time now being built.

But although much of Labour’s policy makes sense, it really seems to do little to address the real problems of housing. Even if they succeed in the ambitious plan to build 1.5 million homes during this parliament, it seems almost certain that many of these will be the wrong homes in the wrong places.

To address the real issues of housing needs more radical solutions. Building “affordable homes” will not help a great deal as most of those in housing need can’t afford them.

It’s not enough to say “we will prioritise social rented accommodation wherever appropriate.” We need a commitment to build more social housing and to do so across those high rent areas such as London. The 20% or 25% on new developments needs to be both dramatically increased and much more needs to be at true social rents and with an end to developers being able to excuse themselves by pleading they cannot make high enough profits.

It’s not enough to say they will “support councils and housing associations to build their capacity and make a greater contribution to affordable housing supply.” We don’t need “affordable housing” but social housing.

A government dedicated to improving housing for all would also need to be outlining much stronger measures to tackle rents in the private sector which have been rising largely out of control for years. Many private renters in London are now paying over half their incomes on rent, and average rents in many areas are more than the salaries of key workers such as care workers and teaching assistants.

Housing benefit has acted as support for landlords and in part has fuelled rising rents, but now in most areas is at levels well below average rents. We need a new system of rent control, and also to revise many of the laws which have greatly reduced security of tenure for those in private rents and in council homes. The Renters Rights Bill is an important step in the right direction and needs to be brought in as soon as possible.

The protest in 2010 was about the coalition governments plans, most of which came into force the following year. It was disastrous for many, and the results were predictable – and profitable for landlords at all levels – including many MPs. And as the speakers said 14 years ago “the way to combat high rents is to introduce rent caps rather than to attack tenants, and that we need to build more social housing and provide security of tenure to create and sustain diverse and thriving communities.“

More about the protest on My London Diary at Housing Emergency Protest.

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Architecture is always political

Simon Elmer of Architects for Social Housing (ASH) holds up a poster with the quote ‘Architecture Is Always Political’ from Richard Rogers, Fellow of the Royal Institute of British Architects at a protest on the pavement outside the RIBA on Portland Place on Thursday 15th Oct 2015.

The protest was against the nomination of NEO Bankside, a luxury development beside Tate Modern in London which breaks all planning requirements for social housing and sets a dangerous precedent for social cleansing for the prestigious Stirling Prize. Rogers was responsible for the design by Rogers Stirk Harbour + Partners of “the 217 apartments and penthouses in four Pavilions … with unparalleled views towards The City and St Paul’s Cathedral”. Or, as some might see it, degrading many views from the CIty and St Pauls. Some residents in the new development have taken and lost a case seeking to have the Tate Modern extension’s viewing platform closed as it overlooks their flats – and have now appealed to the Supreme Court, where a hearing is expected in December 2021. I hope it rejects their case. The flat dwellers could readily install blinds or curtains to protect their privacy.

The protesters stated on the reverse of the flyer that “this development is a class war against the poor and on the reverse explained why. NEO Bankside contains 217 homes with a market price ranging from £1.25 million to £19.75 million when 345,000 Londoners, 4% of the city’s population, are on council waiting lists for homes.”

NEO Bankside reduced the percentage of its affordable housing required uder Section 106 of the Town and Country Planning Act from 40% to a paltry 27.5%, by getting the property developers Native Land to undervalue the estimate of sales to just over half of the actual sale value.They then paid Southwark Council £11 million to build its reduced affordable housing quota off-site on land sold to them by the council for a pittance, demolishing a council-run children’s home and day-care nursery in the process.

ASH pointed out that rather than 217 luxury flats mainly for non-resident tax exiles and foreign investors, the cost of NEO Bankside could have built 2,260 Peabody flats at the cost per flat of another of the Stirling nominations. At a time when 42,000 families were evicted from rented accomodation last year and 88,000 London children will be homeless this winter, such buildings are clearly socially unacceptable.

Having made the flyer, at the protest they folded them into paper aeroplanes and made them fly, although the police threatened them with fines for littering (but they picked them all up after flying them) and then attempted to call paper aeroplanes offensive weapons and that flying them could constitute and assault – which was laughed out of court on the pavement as it would surely have also been had any case been taken.

The protest then carried out its own award ceremony, ‘The O J Simpson 2015 Prize for getting away with murder’, The winner was NEO Bankside, but no one from the architects came to claim it. Although most of those going into RIBA for the official ceremony (tickets at over £200 a head including VAT and booking fee) walked past trying to ignore the protest, there were some architects who stopped to share their reservations about NEO Bankside with the protesters, and it seems that RIBA had clearly been embarrassed by the revelations about NEO Bankside and were misled over some aspects of the scheme. The prize instead went to Burntwood School, an impressive revitalisation of a 1950s LCC comprehensive girls’ school in Wandsworth by architects Allford Hall Monaghan Morris (AHMM).

More pictures at NEO Bankside Stirling Prize nomination.

More from May Days: 2015

My May Day started as usual with the march from Clerkenwell Green, dominated visually by members of the Turkish and Kurdish communities and with the usual mix of trade unionists and left-wing groups, perhaps even more international in nature than in previous years.

The march to Trafalgar Square was made a little livelier than usual by the presence of Class War and other anarchist and anti-capitalist protesters, some of whom took over the whole of the road rather than keep to one carriageway. Police tried hard to control them and made at least one arrest, which led to some scuffles.

One issue that dominated the rally in Trafalgar Square was the strike against privatisation at the National Gallery which overlooks the square, and in particular the victimisation by the management of Candy Udwin, the PCS rep there.

Later in the afternoon anti-capitalist protesters met up at Tower Hill, and led by lass War and their Lucy Parsons banner went on to block Tower Bridge this afternoon and blocked traffic, calling for social housing rather than social cleansing for Londoners and an end to cuts in foundation courses and other aspects of education. It was a lively event, and I left them when they marched off along Tooley St past London Bridge to protest in Westminster.

I walked back across Tower Bridge and on to Aldgate where Class War were organising their ‘Reclaim the Beats’ “epic street party” outside the tower block where they had held around 30 weekly ‘Poor Doors’ protests against the separate entrance down a side alley for the social housing tenants in the block.

A huge cheer went up as they unfurled a new banner showing leading politicians with the message “All Fucking Wankers”, a replacement for that seized by police at an earlier protest. Although it had later been judged to be an acceptable political comment, the police contrived to lose it rather than face the indignity of returning it to Class War.

A few minutes later a mobile sound system in the form of a small house on wheels with ‘Affordable Housing’ across its roof and the party really kicked off. After a few minutes people moved out to block the main road and then to march off to protest at Tower Bridge and in Bermondsey. I was too tired to go with them and instead went down the stairs into Aldgate East tube.

‘Reclaim the Beats’ at ‘Poor Doors’
Anti-Capitalists block Tower Bridge
May Day Rally supports National Gallery
May Day march against austerity and racism

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