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Housing Crisis Protest in Stratford – 2015

Housing Crisis Protest in Stratford: Housing activists marched through Stratford on Saturday 19th September 2015, with a short occupation of estate agents Foxtons by Class War ending with a rally by Focus E15 outside the flats on the Carpenters Estate they had occupied a year earlier.

Focus E15: Rally before March – Stratford Park

Housing Crisis Protest in Stratford - 2015

Two years earlier Newham Council had tried to close the Focus E15 hostel housing young mothers in Stratford, but they had fought the eviction which would have seen them dispersed across the country into private rented flats with no security of tenure and in some cases hundreds of miles from family and friends.

The Focus E15 campaign had attracted wide support and gained national headlines when they had occupied a small block of flats on the Carpenters Estate in Stratford. They succeeded in getting rehoused in London but continued with a much wider ‘Housing For All’ campaign for proper housing for the people of London who are facing being replaced by a new and wealthy population.

The campaign has continued, with a weekly stall on Stratford Broadway and protests to stop evictions in the borough. Their actions enraged the then Mayor of Newham Robin Wales and led to various attacks by him and council officials including the issuing of penalty notices and the farcical “arrest” of the table they used as their stall. These almost certainly played a part in his downfall in 2018 when local party members in this Labour stronghold turned against him.

The march brought together housing activists from around 50 different groups around London including many from council estates under threat of development under the guise of regeneration, private tenants facing eviction or huge rent hikes, and some political groups. Fortunately not all spoke before the march. You can read a long list in my account on My London Diary at Focus E15: Rally before March.

Focus E15: ‘March Against Evictions’ Stratford

It was a large and high-spirited march from Stratford Park and around the busy centre of Stratford with banners, placards and much loud chanting, demanding Newham Council end its policy of gentrification and use local resources to house local people and an end its policy of social cleansing, moving them out of London.

Housing has always been a problem in London, at least since the industrial revolution led to a great increase in the population and enlargement of the city. From the late Victorian period various charities and philanthropically minded commercial enterprises began to construct housing – mainly blocks and estates of flats – for the working poor, and from around 1900 they were joined by local municipalities and importantly the London County Council.

After the First World War, the Addison Act in 1919 to build “homes for heroes” and later housing acts led to 1.1 million council homes being built in the years before the Second World War.

From the 1950s, London Councils led by all parties built large amounts of council housing, with many finely designed estates, providing much higher quality homes than those in the lower end of the private sector, where much of the population was housed in poorly built and maintained overcrowded slums. At least rents were relatively low – until rent control was abolished in 1988.

That was only one of the changes made under Margaret Thatcher that hugely worsened housing for the majority. Council housing, earlier seen as a way of providing decent housing at reasonable cost for that majority became seen as simply a provision for the failures in our society who were unable to get onto the “housing ladder” and buy their own homes.

Her introduction of ‘right to buy’ was a disaster for public housing and new council building was almost entirely ended – 5 million council houses were built between 1946 and 1981, but only 250,000 have been built since. And her abolition of the GLC largely ended any overall planning for housing in London.

The march stopped in front of Newham’s Housing Offices where they put up the banner ‘Newham Stop Social Cleansing – Keep us in London’ banner on Bridge House and held a short rally before continuing to the Carpenters Estate.

More pictures at Focus E15: ‘March Against Evictions’.

Class War Occupy Stratford Foxtons

Housing policy under New Labour and since has been largely determined by estate agents including Savills and Foxtons who have been leaders in the gentrification of many areas of London.

Class War seized the opportunity to rush into Foxtons as the march went past and I followed them before the police managed to stop others joining them.

‘*Fuck Food Banks – Eat the Rich’ and the Class War banner ‘We have found new homes for the rich’*

They caused no damage and left shortly after police came inside and talked to them, rejoining the march.

More pictures at Class War Occupy Stratford Foxtons.

Focus E15: Anniversary of Carpenters Occupation

It was two years after the Focus E15 campaign had begun and a year since they occupied 4 flats on the Carpenters Estate.

For the event the pictures of people from Focus E15 put on these flats with the message ‘This home needs a family‘ in June 2014 were up again

*Jasmin Stone of Focus E15 speaks at the rally*

I had gone into the flats with them that afternoon and seen perfectly good properties in fine condition which had been simply closed up and left after the tenants were moved out. On one wall was a calendar from 2004 they had left behind.

Despite a huge housing shortage in the borough they had remained unoccupied for ten years. Since the occupation by Focus E15 these four flats now have residents, but only 28 empty properties on the had been re-let a year after Newham had been shamed by their action.

There were a few speeches and then a party began. Some people had climbed up to the roof of the shops with the ‘These people need homes’ banner, but it was time for me to go home, stopping briefly at the pub with Class War on the way.

More at Focus E15: Anniversary of Carpenters Occupation.

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Tories Out March – 2017

Tories Out March: Around 20,000 met outside the BBC in Portland Place on Saturday 1st July 2017 to march to Parliament Square demanding an end to the Tory government under Theresa May.

Most were supporters of the Labour Party and in particular of the then Labour Leader Jeremy Corbyn, who had narrowly failed to win the recent general election, defeated not by the Tories but by sabotage within the party by the Labour right who controlled much of the party mechanism.

The Labour right had been shocked and appalled by Corbyn’s victory in the leadership contest and had done everything they could since then to get rid of him, with orchestrated cabinet resignations and the stoking up of false antisemitism claims combined with behind the scenes actions to ensure the failure of his attempts to improve the way the party tried to deal with such allegations.

We had seen on television the relief felt by some of them as the results came out when after it had begun to look as if Labour had a chance of victory it became clear that the Tories would hang on to a small majority. The last thing they had wanted had been for Corbyn to have won.

Theresa May had scraped in but had then had to bribe the DUP, a deeply bigoted party with links to Loyalist terrorists to give her a working majority.

Her austerity policies had been largely rejected by the electorate and the recent Grenfell Tower disaster had underlined the toxic effects of Tory failure and privatisation of building regulations and inspection and a total lack of concern for the lives of ordinary people.

*A woman poses as Theresa May with a poster ‘We cut 10,000 fire fighter jobs because your lives are worthless’*

The protesters – and much of the nation – knew that the Tories had proved themselves unfit to govern. The marchers and the people wanted a decent health service, education system, housing, jobs and better living standards for all.

But not all were happy with Labour policies either, although the great majority of them joined in with the sycophantic chanting in support of Corbyn. But there were significant groups who were also protesting against the housing polices being pursued by Labour-dominated local authorities, particularly in London Boroughs including Labour Southwark, Lambeth, Haringey and Newham.

Huge areas of council housing had been demolished or were under threat of demolition largely for the benefit of developers, selling off publicly owned land for the profit of the developers and disregarding the needs of the residents and of the huge numbers on council housing lists.

*Class War protest the devastation of the estates where the poor live*

One example was “the Heygate at Elephant & Castle, a well-designed estate deliberately run down by the council over at least a decade, but still in remarkably good condition. It cost Southwark Council over £51m to empty the estate of tenants and leaseholders, and in 2007 had valued the site at £150m, yet they sold it for a third of its market value to developers Lendlease for £50m.”

The estate had been home to over a thousand council tenants and another 189 leaseholders. Around 500 tenants were promised they would be able to return to to homes on the new estate – but there were just 82 social rented homes. The leaseholders were given compensation of around a third of the price of comparable homes in the new Elephant Park – and most had to move miles away to find property they could afford.

In 2017 Haringey was making plans to demolish around 5,000 council homes, roughly a third of its entire stock under what was known as the Haringey Development Vehicle (HDV) with developers Lendlease. Plans here prompted a revolt in the local area led by Labour members in the pro-Corbyn Momentum group who gained control of the council in 2018 and scrapped the HDV.

*A giant-headed Theresa May outside Downing St*

Among those leading protests against Labour’s Housing Policy was Class War who have been active in many of the protests over housing. I photographed them having a little fun with the march stewards, but unfortunately missed the scene at the rally in Parliament Square when Lisa Mckenzie confronted both Len McCluskey, General Secretary of Unite the Union and Labour Leader Jeremy Corbyn asking them the simple question ‘When are you going to stop Labour councils socially cleansing people out of London?’.

*Class War lift up their banner in front of a police officer videoing protesters*

Both men ignored her, walking past without pausing to answer and “the small Class War group was surrounded by Labour Party supporters holding up placards to hide them and idiotically chanting ‘Oh, Je-re-my Cor-byn! Oh, Je-re-my Cor-byn!’. But eight years later, now in power led by Starmer and Angela Rayner, Labour seems determined to make much the same mistakes in its housing policy.

More at Tories Out March.

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Peckham Fight the Developers – May 2025

Peckham Fight the Developers: Last Saturday, 31st May 2025 I went to a protest in Peckham against the proposals for the redevelopment of the Aylesham Centre in the heart of Peckham by developers Berkeley Homes.

Their proposals shocked local residents in various ways. They include a 20 storey tower over 250 ft tall, and while the site would included 877 new homes, only 77 of those would be ‘affordable‘. Only a quarter of the number required in the new London Plan which calls for 50% – and for these to be ‘genuinely affordable‘, something that there is no clarity that any of those meagre 77 would be. The plans also include a supermarket and car park, some space that could be used to provide various services or offices as well as shops and a “Drinking Establishment”.

Because of the widespread opposition, apparently including all three local councillors as well as various local community groups which have come together in the umbrella group of housing campaigns and activists from across Southwark – SHAPE – Southwark Housing And Planning Emergency – it seems likely that Southwark Council will reject the application. In which case Berkeley are almost certain to appeal.

Given the Labour Party’s new policies on planning it seems unfortunately likely that in the case of an appeal Levelling Up Secretary and Deputy Prime Minister, Angela Rayner is likely to wave their proposals through despite their obvious failings and disatrous effect on Peckham.

Peckham Fight the Developers - May 2025 Anna Minton — *Peckham, London, UK. 31 May 2005. Journalist and author Anna Minton*

One of the speakers at the event was authour and Guardian journalist Anna Minton, invited to speak after her article last week, A new kind of gentrification is spreading through London – and emptying out schools which had the subhead “Thanks to ‘placemaking’, thriving communities are hollowing out, to be replaced by luxury apartments and expensive restaurants.”

Much of her article looked at the consequences of the demolition and replacement of another area of Southwark, the Heygate Estate at Elephant and Castle. This large council estate was replaced by developers Landlease with ‘Elephant Park’ with many flats being sold off-plan to international investors. Lendlease made big profits but Southwark council actually lost both a hugely valueable asset in land as well as actual money in the process.

The new site had more homes than the old, with around 2,000 largely still council-owned flats and houses being replaced by 2,704 of which only 82 are social housing. There 25% were ‘affordable’ but at up to 80% of market rent unaffordable to most locals including the previous residents of the area – and only a small fraction of the site being ‘affordable’. Replacing family homes by luxury flats has led to a large drop in births in the area, forcing the closure of the local primary school at the end of the current term. It was an exercise in ‘ethnic cleansing’ with most forced out of the Heygate having to move long distances further from the centre of London to find properties they could afford.

Minton comments “The positive rhetoric and branding of placemaking is that it transforms run-down areas into vibrant and economically successful parts of the city. The reality is that it creates sterile places, emptied of so many of the essential aspects of urban life, except the expensive activities.”

*Peckham, London, UK. 31 May 2005. Outside the Aylesham Centre*

Rye Lane on which the Aylesham Centre stands was described in 1934 as “the Oxford Street of South London” with no rival outside of Central London. At the north end of this “Golden Mile of shops” was a whole block containing the department store Jones & Higgins of which only a small part containing its clock tower remain – and under risk.

Jones & Higgins closed in 1980 and in 1985 most of it was demolished to build the Aylesham Centre. Most of the other fine shops of the past have left, but their buildings mainly survive in new uses, and the street is now remarkably vibrant largely with small shops serving the area’s multicultural community. Rye Lane remains one of London’s busiest shopping streets and I always enjoy walking along it. Off to the side are several small street markets and the amazing Copeland Park and its former cricket bat factory the Bussey Building, now a cultural centre, along with Peckham Levels, a transformed multi-storey car park, though its Derek Jarman memorial garden was in a poor state when I last visited a few years back.

The Aylesham centre is perhaps now the low point on the street and its demolition would certainly be no loss, but it would be terrible for it to be replaced by yet another sterile ‘white Elephant‘. It is a site that could offer much to the local community, including making a significant inroad into the roughly 12,000 families on the local council’s housing waiting list.

More pictures from the rally and march in my Facebook album People vs The Developers – Peckham takeover – and if you don’t have a Facebook account (still free) you can view some of them on my Alamy portofolio page.

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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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A Day Out in Deptford – 2018

A Day Out in Deptford: On Saturday 29th September I had decided to go on the Deptford Art & Gentrification Walk, part of the Deptford X Festival, and Deptford Aint Avinnit, an art crawl organised by ART&CRITIQUE. This was the second such walk, following on from an earlier event in May 2018.

Over the afternoon we visited community spaces, galleries, studios, landmarks, waterways, green spaces and new developments on a guided walk through the street with a series of discussions on the relationship between art and gentrification and the huge changes that are currently sweeping through Deptford.

As I wrote in My London Diary in 2018, “The walk took place because of the continuing struggle with Lewisham Council over their plans to build on the 20-year old community run Old Tidemill Garden, the adjoining council flats, Reginald House, and Tidemill Primary School, which closed in 2012.”

“Local residents, including those whose homes in Reginald House are threatened with demolition have opposed the plans, and at the end of August a group of them had occupied the Old Tidemill Garden.”

The development would mean the loss of environmentally valuable green space but more importantly would be a part of the social cleansing of London which Lewisham, like other London Labour dominated councils are taking part in, demolishing council housing at social rents largely by private housing.

“The site was to be developed by Peabody with 209 housing units, 51 for sale at market prices, 41 in shared ownership schemes (which require relatively high incomes) and 109 to be let at London Mayor Sadiq Khan’s London Affordable Rent, something like 65% higher than current Lewisham council rents. As well as paying much higher rents, tenants under this scheme will have for less security of tenure.“

The residents group had put forward alternative plans which suggested retaining the Tidemill Garden and council flats and building at higher density on the redundant school site to create a similar number of housing units, but the council refused to consider these and terminated the community lease on the gardens on 29th August – when residents squatted them.

“The garden was established in 1997 with the aid of Groundwork, the London Development Agency, the Foundation for Sport & Arts, Mowlem plc, Lewisham College and Lewisham Council, and much of the work on it was carried out by parents and children from Tideway Primary. It now includes 74 well-established trees and has been shown to improve air quality in the local area.”

The garden was where we had the longest discussion on the tour, but there were plenty of other places where we stopped to discuss what was happening, making it an interesting afternoon.

It was a fine day and I decided to go to Deptford a couple of hours early to take a walk around some of the parts that were not included on the tour. I’d first photographed Deptford in 1979 and took with me a copy of my book Deptford to Woolwich 1979-85.

Back in the early 1980s much of Deptford was a very different place, with industry around the Creek and Deptford Power Station. Almost all of that has now gone, replaced by tall flats including much student housing and the Laban Dance Centre. On the tour we visited some of the former industrial buildings which are now artists studios and galleries. On part of the tour I was able to show pictures of what some parts of Deptford looked like before the changes.

The many pictures on My London Diary are in three posts, links below. Deptford Walk contains pictures from my own unaccompanied walk before the art crawl. Deptford Art & Gentrification Walk has my pictures taken during the walk. A third post, Deptford Panoramas, has extreme wide-angle views taken during both walks. These have the normal aspect ration of 1.5:1, but an extreme angle of both horizontal and vertical view.

The pictures show many aspects of Deptford, still a vibrant area of London, though rapidly changing. The Tidemill Garden is now built on, Deptford Cinema closed in 2020 but has a number of ongoing projects, the High Street market was still busy last time I was there, and the Dog and Bell serves a fine pint.

Deptford Panoramas
Deptford Art & Gentrification Walk
Deptford Walk

March For Homes – 2015

March For Homes: St Leonard’s Church to City Hall

Defend Council Housing, South London People’s Assembly and Unite Housing Workers Branch had called for a march to draw attention to the crisis in housing, particularly in London where council housing lists are huge and many councils are failing to meet their legal requirements to rehouse homeless families.

These requirements generally do not extend to single homeless people and in London alone over 6,500 people had slept rough at some time in the previous year with around one in twelve of 16-24 year-olds having been homeless at some point. Government figures comprehensively and deliberately underestimate the numbers.

It isn’t really a housing crisis, but a crisis of affordable housing. There are more than enough empty properties to house the homeless, but those who need housing are unable to afford the high rents or house prices being asked.

There has been a huge surge in building high-rise properties in London, with whole areas like Battersea and Nine Elms as well as elsewhere across inner and outer London being increasingly filled with them, but almost all are high-price properties, many sold overseas before the buildings are completed not as homes but as investments. Others are low specification student housing and also do nothing for the housing crisis.

What is needed is a crash programme of housing at social rents for family units of all sizes. Developers have become adept at evading what laws there are about providing social housing in new developments, fiddling the books to claim they cannot make sufficient profits which ridiculously lets them off the hook.

Much of the UK problems over housing go back to the Thatcher administration which both sold off council housing piecemeal under ‘right to buy’ but also stopped councils replacing what they had lost.

In earlier years both Tory and Labour councils had built generally high quality low cost housing though of course there were some examples of poor planning (often when councils were forced to cut costs) and shoddy work as well as unfortunate government encouragement of high-rise system building, which many of us were campaigning against in the 60’s and 70s.

But perhaps even more importantly under Tory administrations council housing became something just for what they regarded as ‘feckless’ and the ‘dregs of society’, those unable to fend for themselves. We got this ridiculous concept of the ‘housing ladder’ and very much it is a ladder that expresses “pull up the ladder, Jack. We’re alright“.

Municipal housing can provide housing for all at low cost and provided a rational approaching to providing decent housing for all, getting away from the poor conditions and high cost of private rented housing at much lower cost than owner occupation.

The March for Homes on Saturday 31st January was actually two marches, one from the Elephant in South London and the other from East London which I photographed at Shoreditch, calling for more social housing and an end to estate demolition and evictions. On My London Diary at March for Homes: Shoreditch Rally I published a very long list of some of the various groups which supported the march, as well as some of the speakers at the rally there. Eventually the march set off on its way towards City Hall, making its way towards Tower Bridge.

Class War left the march briefly to protest as it went past One Commercial St, where they had been holding a long series of weekly ‘Poor Doors’ protests against the separate door down a side alley for the social housing tenants in the block. They had briefly suspended the protests a few weeks early when new owner for the building had offered talks about the situation, but these had broken down.

Approaching the Tower of London the protest was joined by Russell Brand riding a bicycle. He had earlier lent support to a number of housing campaigns by residents in estates threatened by evictions.

By the time the march was going across Tower Bridge Class War had rejoined it, and their banners were in the lead.

The march was met on the other side of Tower Bridge by the South London March for Homes, a similar sized protest called by Defend Council Housing and South London People’s Assembly which had started at the Elephant, marching past the former Heygate Estate. The two marches merged to walk on to Potters Fields for the rally outside City Hall.

We had been marching most of the day in light rain, and this got rather heavier for the rally outside City Hall. Together with a large crowd being jammed into a fairly small space it made photography of the rally difficult.

While the rally was still continuing some of the protesters began to leave Potters Fields to protest more actively, led by Class War and other anarchit groups and accompanied by the samba band Rhythms of Revolution.

They moved onto Tooley Street and blocked it for a few minutes, then decided to move off, with police reinforcements who had arrived than taking over their role of blocking the road as the protesters moved off eastwards.

I watched them go, and later heard that after a brief protest at One Tower Bridge, a new development mainly for the over-rich next to Tower Bridge they had taken a long walk to join occupiers on Southwark’s Aylesbury Estate.

But I was cold, wet and tired, and my cameras too, having been exposed to the weather for several hours were becoming temperamental and I waited for a bus to start my journey home.

Much more on My London Diary:
March for Homes: After the Rally
March for Homes: City Hall Rally
March for Homes: Poor Doors
March for Homes: Shoreditch to City Hall
March for Homes: Shoreditch Rally

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Cressingham Gardens Calls For A Ballot – 2017

Cressingham Gardens Calls For A Ballot – On Saturday 2nd December 2017 residents of Cressingham Gardens in Tulse Hill marched with supporters to a rally at Lambeth Town Hall in Brixton to demand Lambeth Council hold a ballot of residents over the plans to demolish their homes. I went early to take a walk around the estate and take some photographs before the rally and march.

Cressingham Gardens – Tulse Hill, Brixton

Council estates generally get a bad press, with media attention concentrating on those which were badly planned and have been allowed to deteriorate, often deliberately populated with more than than share of families with problems of various kinds, used as ‘sink estates’ by local councils. Some councils have even employed PR companies to denigrate and demonise those of their estates they want to demolish and sell off to private developers.

These developers have also powerfully lobbied our main political parties who have handed over much of their policies over housing to developers and estate agents and other property professionals who stand to make huge profits from turning public property into private estates.

Yet many council estates are pleasant places to live, often much better planned than private developments of the same era, and providing more space for people than the cramped and expensive flats that are replacing them where redevelopment schemes have gone ahead. Lambeth Council have several such estates, including those at Central Hill and Cressingham Gardens where this would clearly be the case, and residents at both sites have campaigned strongly to keep their homes.

We seem always to be in a housing crisis in the UK, and some of the solutions that were taken to meet this have not always worked to well, particularly with some system-built high rises which were shoddily erected by private developers for councils.

After I left home in the early 1960s I lived in private rented flats, then in a New Town in a flat from the development agency and then for many years now as an owner occupier. The private rentals were pretty squalid and the publicly owned flat was rather more spacious than the small Victorian house we have lived in since. It would have been good to have been able to move into socially owned housing when we relocated but it wasn’t available.

Until the Thatcher government came into power public housing had regarded as something desirable with even Conservative Councils such as Lambeth was then having a mission to provide quality housing for working class Lambeth residents. They employed some of the best architects in the country, such as Edward Hollamby, the chief architect for Lambeth Council who was responsible for Cressingham Gardens and designed this low rise ‘garden estate’ development built in 1967 to 1979 at low cost and with a high population density, but with the 306 homes each having their own private outdoor space.

As the Twentieth Century Society state “this is one of the most exceptional and progressive post-war social housing estates in the UK” but the application for listing the estate in 2013 was rejected despite Historic England praising the way the design responds to its setting, with skill and sensitivity, “both in the scale and massing of the built elements, as well as through the integration of these elements with informal open spaces which bring a park-like character into the estate”. It appears to have been a decision made in defiance of both the estate’s architectural and historical merit and solely on political grounds.

The estate is on the Twentieth Century Society Buildings at Risk list. Lambeth Council have completed their preparation and brief for its complete demolition and their web site states they “will shortly be starting RIBA Stage 2 (Concept Design).“

Cressingham Gardens residents say Ballot Us!

People met up next to the Rotunda in the centre of the estate designed by Hollamby as a children’s nursery, many carrying banners and posters. Residents were joined by other campaigners, including those trying to save Lambeth’s libraries and housing campaigners from north London.

Residents love living on Cressingham – a small well-planned estate with a great community feeling and many know that they will be unable to afford the so-called afford ‘affordable’ homes that the council wants to replace their homes with – a 2 bed flat after regeneration will cost £610 (at 2017 values.)

They want the estate to be refurbished rather than demolished, which the council says would cost £10 million. Many dispute the council’s costings and say that some of the problems the council has identified are a matter of poor maintenance rather than needing expensive building works. But residents in any case point to the council having just spent over £165 million on a new Town Hall and say refurbishment is a cheap option.

It isn’t the cost of refurbishment which makes the council turn it down, but the profits that developers can make from the site – and which the council hopes to be able to get a share. Though such schemes haven’t always worked out well. Although the developers have done very nicely out of demolishing the Heygate site in Southwark and building high density blocks on it, the council made a huge loss, though some individuals involved have ended up in lucrative jobs on the back of it.

Lambeth is a Labour Council, and since the previous Labour Party conference party policy had been that no demolition of council estates should take place without consent, but Lambeth Council seem determined to ignore this and go ahead with their plans for a so-called ‘regeneration’ which would see all 300 homes demolished, without any plans to provide immediate council housing for the roughly 1000 residents who would be made homeless. To the council these residents are simply occupying a site worth several hundred thousand pounds – an asset the council wants to realise. It doesn’t care about communities, about people.

Those who have become leaseholders of their homes are likely to get even more shoddy treatment. The amount of compensation they are likely to receive is likely to be less than half they would need to buy a comparable property in the area – on or the rebuilt estate.

Cressingham is in a very desirable location, on the edge of a large park and with good transport links a short distance away. Many are likely to have to move miles away on the edge of London or outside to find property they can afford, far from where they now live and work.

The march set off for Brixton Town Hall on the corner of Acre Lane where a small crowd of supporters was waiting for them. The placed a box containing petition signatures in front of the locked doors on the steps and a rally began with shouts calling for a ballot.

Among those who had come to speak along with residents from the estate were Tanya Murat of Southwark Homes for All and Piers Corbyn, a housing campaigner also from neighbouring Southwark.

One of the strikers from the Ritzy cinema opposite told us that none of them could now afford to live in Lambeth now, and it’s clear that we need more social housing not less in the area. A local Green Party member also told us that they were the only party in the area campaigning for more social housing.

Potent Whisper performed his take on Regeneration, ‘Estate of War’, from this Rhyming Guide to Housing. The video of this was recorded in Cressingham Gardens.

Others who had come along included people from Class War and the e RCG (Revolutionary Communist Group) who have been very active in supporting social housing campaigns as well as Roger Lewis of DPAC who told us how council cuts affect the disabled disproportunately.

More on My London Diary:
Cressingham residents say Ballot Us!
Cressingham Gardens

2012 Olympics – Lund Point Holdup By BBC

2012 Olympics – Lund Point Holdup By BBC: Eleven years ago on Saturday 21st July much of the nation was eagerly awaiting the start of the 2021 London Olympics. I wasn’t, though I was at least starting to think it wouldn’t be long before it was all over, but we still had it all to put up with. All the pictures in this post were taken at events around the area that day.

Many still regard it as having been a great national event, bringing people together, but I still find it hard to have many positive thoughts. Like another major event, most of the promises we were made about its legacy have turned out to be false. Many were clearly lies from the start, and a huge attempt was clearly made to mislead the public, with our newspapers and broadcast media playing a major and continuing role.

On the streets of east London there were many critics and sceptics from the start, many like me who were surprised and alarmed when the bid was won in 2005. Most of their worse fears have since come to pass and the local area has seen little gain.

Newham remains an area with huge housing problems, and it was some of those that took me there on Saturday 21st July 2012, specifically over the council’s terrible treatment of the Carpenters Estate, a once popular council estate adjoining Stratford Station.

It’s location made it a valuable prey for developers and Newham’s elected Labour Mayor, Sir Robin Wales had clearly thought the site was being wasted on its social housing tenants and had begun running it down and ‘decanting’ residents back in 2004. But schemes to sell it off, including one as a new campus for University College London (UCL) were eventually stopped by protests from residents, UCL students and staff and Stratford’s dynamic housing activists, Focus E15.

*Good solid 1960s housing on a pedestrianised street . A popular estate on which many bought houses*

Focus E15 had begun when Newham Council decided to shut down a hostel in central Stratford for single mothers and their children, offering only to move them out of Stratford to distant towns and cities across the UK into poor quality private rented accomodation with no security of tenure and higher rents, some hundreds of miles away from family, friends, nurseries and other support they had in Newham. Robin Wales infamously told them “if you can’t afford to live in Newham, then you can’t afford to live in Newham”.

*A woman still living on the Carpenters estate*

The Focus E15 mothers stood together and fought – and largely won, getting rehoused in the local area. But they decided to continue their fight for others in housing need, particularly in Newham. There story became national news and they continue with weekly stalls on Newham Broadway and a shop not far away.

*Lund Point – advertising added for Olympics without consultation*

Carpenters Estate residents were shocked when the council in 2011, upset that residents wanted to remain on the estate, decided to fix the elections to the Carpenters Tenant Management Organisation (TMO) by barring freeholders on the estate from standing and simply losing five of the six nominations from leaseholders. Security staff prevented freeholders who had received invitations to the meeting from attending, effectively allowing Newham council to take over the TMO and end any real participation by residents over the esatate’s future.

*BBC employed security – the sign says Residents Only*

Residents formed Carpenters Against Regeneration Plans (CARP) to challenge the decisions made by the TMO and to get it to fulfil its duties to all residents of the estate, and to fight for the future of the residents and for a sustainable community. In particular freeholders were appalled at the low valuations put on their properties by the TMO commissioned valuation service, with compensation for compulsory purchase often appearing to be only around half of market values for similar propeties in the area.

*This Barber – the last man standing on Stratford High St*

CARP had arranged a number of tours around the estate, and I met with them at Sratford Station, having on my way taken a few pictures of the Olympic Torch Relay which had passed along Stratford High Street earlier in the day, though only watched there by a small handful of people. There were more on a footbridge built for the Olympics across this busy main road, which would have been a small but useful Olympic legacy, but was to be demolished shortly after.

*Police had come to back up BBC security and refuse us entrance*

Our tour from the station led by Tawanda Nyabango who lived for many years in one of the tower blocks and several other residents including CARP vice-chairman Joe Alexander talked to us on a lengthy tour of the estate and the nearby Waterworks River, one of several waterways through the Olympic site.

*After we were allowed in BBC security try to stop us leaving the lift*

We then tried to visit two more residents living in flats in one of the three tower blocks on the estate, Lund Point. The BBC were setting up in the top five floors of the block for their Olympic coverage, and we were prevented from entering the block by BBC security staff who then brought in police to support them.

*But finally we made it to a flat on the 20th floor*

We argued that we had an invitation from the residents, but were still refused entry, until after and hour and a half waiting finally the police officers present received orders that they had no right to refuse our entry and we were finally allowed in.

I was able then both to meet the residents and photograph the Olympic site from their windows. The residents of the block have complained strongly about the way the BBC have taken over parts of their building and apparently our holdup was simply one of many incidents. I took rather more pictures including some panoramic views – at Olympic Views though my time here was very limited.

I had intended to finish my day after the Carpenters Estate tour with a visit to the Open Day taking place at Cody Dock on Bow Creek, and I hurried there from Stratford. But because of the holdup at Lund Point, the events there had ended by the time I arrived, and I took a few pictures and left for home.

Robin Wales is no longer Mayor, eventually being forced out despite his attempts to manipulate votes to remain in office. Under the replacement Labour Mayor there are new plans for the Carpenters Estate though Focus E15 are still campaigning for the repair, refurbishment and repopulation of the estate with long-term council tenants.

Much more about all these events on My London Diary:

Olympic Flame at Stratford 6 Days Early
Newham’s Shame – Carpenters Estate
Police Deny Olympic Residents Access
Olympic Views
Cody Dock Open Day

I originally posted this on 21st June when it should have been posted on 21st July.

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, 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.