Heygate | >Re-PHOTO

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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Southwark Housing, Bermondsey & Rembrandt – 2014

Southwark Housing, Bermondsey & Rembrandt: On Thursday October 16th 2014 I photographed a march from the Elephant to Southwark Council Offices over the borough’s housing scandals, took some time off in Bermondsey to take some panoramic images and then covered a protest at the National Gallery against sponsorship of art exhibitions by companies such as Shell, G4S, BP and Serco.

Compulsory Purchase Orders for Southwark Councillors

Housing campaigners from Southwark marched from the Elephant and Council to Southwark Council Offices to serve ‘People’s Compulsory Purchase Orders‘ on the homes of the Council leader and other councillors who they say have accepted gifts from developers to sell off council estates at knockdown prices.

The shameful demolition of over 1200 homes in and close to the well-designed and largely popular Heygate estate has cost the borough dearly, with the costs to the council of ‘decanting’ the residents exceeding the knock-down price it charged the developers.

Of course the estate residents suffered more, losing their homes and being forced to move further out into the suburbs. Leaseholders were only offered roughly half the true market value of property in the area.

The demolition and redevelopment has meant the loss of over a thousand social homes, and the new properties on the site had already been advertised to overseas buyers in Singapore and elsewhere as second homes, investment properties, homes for wealthy overseas students studying here, buy-to-let etc. There are just a few so-called affordable units at 80% of market rates, still well above what most Londoners can actually afford.

The protesters met at the base of the Strata Tower, an ugly development of largely luxury flats with three wind turbines built into its roof for show – unable to produce electricity as when running they produce excessive vibration in flats at the top of the building. Facing them ‘One The Elephant‘ was going up, a 44 storey block of luxury flats with no social housing, and is being sold abroad, with ‘studio flats’ starting at around £320,000 or 640,000 Singapore dollars.

Southwark campaigners were joined by members of the Focus E15 ‘Housing for All campaign’ and their first stop for a brief protest was the Elephant Park Sales Office on the Walworth Rd. They then walked through several council estates to the north of the New Kent Road which are also attractive targets for developers who can make huge profits by demolishing them and building high price flats at much higher densities.

They continued through other council estates in the area to London Bridge Station and on to the council offices in Tooley Street, where they were stopped by security from entering the Council offices. Police were called and after much argument two of the campaigners who were Southwark residents were allowed in and waited to present letters containing ‘People’s Compulsory Purchase Orders’ for their homes to council leader Peter John and two other councillors.

They asked at reception to see the councillors and were told to take a seat and wait. They waited and waited. Eventually someone from the council came to tell them that all three named councillors were unavailable but took their letters promising to hand them over personally to them.

More at CPOs for Southwark Councillors.

Bermondsey Thames Panoramas – City Hall to Angel Wharf

I had some time before my next protest and took a short walk by the River Thames,

beginning in Potters Fields where ‘One Tower Bridge’ was going up close to City Hall.

Past Tower Bridge I took a short walk on the foreshore in front of Butler’s Wharf before continuing along Shad Thames and across the footbridge over St Saviour’s Creek.

I continued along the Thames Path past the moorings, and got as far as Angel Wharf before I realised I needed to catch a bus to get me back to Trafalgar Sqaure in time for my next event.

More pictures Bermondsey Thames Panoramas

Art Not Oil Rembrandt Against Shell – National Gallery

The Art Not Oil coalition had gate-crashed the press launch of the National Gallery’s Rembrandt exhibition to give a brief performance protesting against oil sponsorship of the arts and privatisation of gallery staffing.

On the evening of 16th October they met on the steps of St Martin-in-the-Fields before marching the few yards to give a repeat performance outside the gallery which was then holding a gala evening for special guests and highly ranked staff.

The National Gallery was making plans to privatise up to two thirds of the gallery staff and this exhibition was being guarded by a private security firm rather than the gallery’s own staff.

Art Not Oil held banners and placards and handed out flyers agains the sponsorship by Shell stating:

"The presence of unethical sponsors like Shell and the contracting of external security firms shows the growing influence the private sector is having over our arts and culture. With its meagre contribution to the gallery, Shell is buying social legitimacy for its dodgy deeds worldwide, including:

- its failure to clean up its multiple spills in the Niger Delta
- its reckless plans to drill in the Arctic for yet more oil
- its tar sands projects in Canada that are undermining Indigenous people's rights"

They sang a number of specially written songs and performed the short playlet they had previously given inside the gallery during the press launch.

More at Art Not Oil Rembrandt Against Shell.

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Walking the Rip-Off – Heygate & Aylesbury – 2012

Walking the Rip-Off – Heygate & Aylesbury – On Sunday 29th April 2012 I joined around 35 others for ‘Walking the Rip-Off’ organised by Southwark Notes Archive Group and Aylesbury Tenants First (and here) which started in the “community gardening projects of Heygate” and went on “to the Aylesbury for a look and learn around the massive site.”

It was an interesting and illuminating experience. There were around 35 people altogether despite the rain and a terrible weather forecast, and fortunately it slackened off and the sun actually came out.

The Heygate Estate has now completely gone, demolished in 2014. There has been a loss of over a thousand council tenancies in the area, and only around 25 of those tenants displaced from the Heygate are thought to have been rehoused in the area . The well-designed and largely solidly built estate which probably had at least another 50 years of life with proper maintenance and necessary refurbishment has been replaced by lower quality buildings with many flats owned by overseas investors which are unlikely to last as long.

As Southwark Notes reported in 2015, developers Lend Lease were marketing its replacement, Elephant Park “overseas for wealthy off-plan buyers looking for second homes, investments, buy-to-lets, homes for their student sons and daughters etc.“

The individual properties in the new estate are smaller – some best described as poky – and rented properties are several times more expensive. In 2021 the social rent on a new housing development in nearby Bermondsey was advertised at £295.50, which was £130 above the government’s social rent cap of £164.87 for a two-bed property. Many of those who lived on the Heygate have been forced to move to outer areas of London or further afield to find housing they can afford. It has been social cleansing on a large scale.

Particularly badly affected were leaseholders who were forced to move and given payments that were derisory and a fraction of that needed to buy comparable properties in the area. You can find more details online on Southwark Notes.

There is find more information on the regeneration of the Elephant & Castle area on the 35% Campaign web site. This also has up to date information on other aspects of Southwark Council’s failures including the redevelopment of the Aylesbury estate, the disastrous redevelopment of the Elephant & Castle shopping centre and other scandals in the area.

The site took its name from Southwark Council’s minimum policy requirement of 35% affordable housing, 70% of which social rent which it has failed to meet on Heygate and numerous subsequent developments.

On the tour in 2012 we were able to visit several properties on the Heygate and Aylesbury estates, and I was very impressed by the quality of the accommodation and the obvious love and care the residents had taken in making them really personal homes. I was allowed to photograph inside some of them but did not put any of the pictures on line in 2012, and can no longer find them.

*From the 10th floor of Chiltern, Aylesbury Estate*

I returned to one of those flats a year ago for the Fight4Aylesbury exhibition which was held there. Later in the year Aysen Dennis in whose flat this was held agreed to be relocated to a new nearby council block, but she continues her fight to save what remains of the estate. This January she acheived a significant victory when the High Court overturned the planning decision for Phase 2B of the Aylesbury Estate demolition. It is now not clear how the remaining demolition of the estate will proceed.

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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

Canada Water, Southwark Homes & Cody Dock

Canada Water, Southwark Homes & Cody Dock: Events and pictures from Saturday 25th March 2017

Canada Water, Southwark.

The Surrey Commercial Docks were the largest area of London’s Docklands and the only large docks on the south bank of the River Thames, built on a large marshy area at Rotherhithe, a little closer to London than the Royal Navy dockyard at Deptford.

The first dock here was dug out in 1696 and was the largest dock of that age, and could take 120 sailing ships. Later the dock became Greenland Dock, a base for the Arctic whaling trade, but in the 19th century there was a huge increase in trade with Scandanavia and the Baltic, and other docks were dug, as well as huge timber ponds which soon became its major trade.

Surrey Docks was in full swing the in the Victorian age, with nine docks, six timber ponds and the Grand Surrey Canal. Badly damaged by bombing in the Second World War, the docks never fully recovered and were then hit by containerisation. The docks were too small to handle container ships and closed in 1970. Most of the docks were filled in and the whole area was redeveloped.

By the time the London Docklands Development Corporation was set up by the Tories in 1980 the redevelopment initially led by Southwark Council was well under way and the area was set to have a rather different character from the redevelopments on the north bank.

But the LDDC appeared as the principal objector, to the council’s statutory development plan and was backed by the Department of the Environment. Southwarks plan for the whole of the south riverside from London Bridge to Deptford was rejected for showing ‘unrealistic commitment to public housing‘ and for its ‘opposition to office and other private development’. The LDDC went ahead with selling land and buildings for speculative development.

The LDDC rubbed its hands in glee at the thought of selling riverside sites which Southwark had planned for low cost rented housing to developers of large blocks of luxury flats, and rushed to clear aging council estates and replace them with privately owned properties, policies which were strongly opposed by Southwark Council.

But times have changed, and I had come to Canada Water for a march where local people had come to protest against very similar policies by Southwark’s Labour council, working for and with developers to demolish estates such as the Heygate and Aylesbury, with the replacements including only a very small percentage of social housing. I’d arrived early on purpose to give me time for a short walk around before the protest began.

More at Canada Water.

Southwark march for homes & businesses

Southwark campaigners marched from Canada Water to protest at Thurlow Lodge Community Hall on the Aylesbury Estate, calling on Labour-run Southwark Council to save homes and jobs in the borough.

Marchers and speakers at the rally before the march included those from tenants and residents organisations, local business networks and others. They had come to oppose Southwark Council demolishing council estates for luxury home building, selling off public land to private developers and profit-oriented housing associations and forcing out small businesses through policies they say are solely concerned with realising asset values and trample on the rights and needs of local residents.

On My London Diary there is a long list of some of the groups involved, but there were others too.

One of the bigger battles, still continuing, is over the future of the Aylesbury Estate in Walworth, just south of the Heygate Estate at the Elephant and Castle, where the council lost a great deal of public money in providing a huge site with great transport links to allow a private developer to make huge profits, losing around 2000 social rent homes. Many of the new flats are empty boxes, investments for wealthy foreigner profiting from rapid increases in London property prices.

*Piers Corbyn with others sitting down on Albany Road at the end of the march*

Much of the Aylesbury estate has now been emptied, and some demolished. The council was found to have acted acting unfairly towards leaseholders who were being offered derisory compensation – usually less than half the market value of comparable properties in the area. Those who took the court case got improved offers, but there is little evidence of it changing its ways and trying to cheat others. Among those involved in fighting to save the Aylesbury on this march was Piers Corbyn, Jeremy’s older brother, in the news more recently over arguably less worthwhile causes, particularly in opposition to Covid restrictions.

The Aylesbury Estate had been at the centre of the Labour Party’s plans for the regeneration of council estates, the site of Tony Blair’s first big press event. But Labour’s policy was more about grabbing headlines than providing the good low-cost housing that a proper social housing policy requires. Councils such as Southwark have used it to demonise and run-down their large estates, spending large sums with PR companies to do so and working with major developers, rather than properly consulting with residents and putting the necessary cash into estate maintenance, running them down on purpose.

It was a long march to the Aylesbury Estate, detouring to pass several housing estates and business areas threatened by the council, and a tiring one on a warm and sunny March Day, and we were all tired by the time it ended outside Thurlow Lodge Community Hall. This had been saved earlier this year by a community occupation after Southwark Council had wanted to evict the occupants, Divine Rescue, a body with a soup kitchen offering support, training and meals to around a hundred homeless people, and runs a a food bank. Southwark wanted to sell or let the community hall to make more money.

The march organisers had planned to end the march here with Divine Rescue providing hot drinks and toilet facilities after the long walk, but Southwark Council had warned Divined Rescue that there lease would again be threatened if they had anything to do with the protest, forcing them to withdraw their offer. The hall was locked and shuttered, guarded by Southwark Council security when we arrived. It seemed a very petty piece of bullying by the council.

The protesters sat down on Albany Road blocking traffic for around 10 minutes in protest at this, then moved to the area in front of the community hall for a final rally.

Many more pictures from the march and the rallies before and afterwards on My London Diary at Southwark march for homes & businesses.

More From Cody Dock

From the Aylesbury Estate I made my way to Cody Dock for the opening of my show there, ‘All Along the Lea‘, black and white photographs from the 1980s and 90s, arriving an hour or two early.

This gave me time to take a few more pictures, but also to have some food and a beer and listen to some live music and just to enjoy being there.

It was a pleasant opening with a decent crowd, with plenty of people coming to look at the pictures and talk, including the local MP. As I said and wrote, “When I took these pictures many people wondered why I was wasting time and film on such scenes, so I’m really pleased to have them appreciated now. “

I hadn’t chosen the title for the show, and it wasn’t accurate fro the pictures that were on the wall, almost all from Bow Creek. But I had photographed ‘All Along the Lea’ and my web site and the book ‘Before the Olympics‘ have pictures from the source at Leagrave to the outlets into the Thames both at Bow Creek, and, via the Limehouse Cut, at Limehouse Dock.

Heygate, Shops, English Martyrs & St John the Evangelist

This continues my posts on my walk in Walworth on 8th January 1989. The previous post was Wansey St, Larcom St, Peabody & Heygate

*Junior School, Heygate Estate, walkway, Rodney Rd, Elephant & Castle, Southwark, 1989 89-1b-53*

A bridge from the Heygate Estate took mothers and children across the busy Rodney Road to Victory Place and the entrance here to the Primary School. It was demolished around 2011, and I think the ‘GIRLS & INFANTS’ entrance has gone but a similar ‘BOYS’ entrance remains.

English Martyrs Parish Hall, Rodney St, Wadding St, Walworth, Southwark, 1989 89-1b-55 — *English Martyrs Parish Hall, Rodney Road, Wadding St, Walworth, Southwark, 1989 89-1b-55*

This building was just off Rodney St; its modern replacement is on the corner of Rodney St with Wadding St and Stead St.

Many Irish Roman Catholics had move into the area and in 1890 the Catholic Bishop of Southwark set up the Walworth Mission with a combined school and chapel just off Flint St and a Presbytery in Rodney Road with apermanent church next-door to this completed in 1903.

*Shops, Balfour St, Henshaw St, Walworth, Southwark, 1989 898-1b-56*

I walked north up Balfour St to the junction with Henshaw St. These buildings are all still there, but like so many small shops have been converted into residential use. Much of the area behind me when I took this picture has since been redeveloped.

There are adverts on the shop windows for Lyons Cakes, Tizer the Appetizer, Brooke Bond Tea, New Zealand Butter, Players No 6, Ty-Phoo Tea and Crown Cup Instant Coffee, but thhe curtains and boarding show the shop had already closed down.

*St John the Evangelist, Walworth, Charleston St, Southwark, 1989 89-1b-45*

I walked back, probably along Victory Place, to Rodney Road and then down Larcom Street, making my way to Charleston St, taking a photograph (not on-line) along this from its Brandon Street end looking towards the church before walking down to take more pictures around the church.

The Anglican Church of St John the Evangelist was built here when the estate was being developed in 1859-60. District Surveyor Henry Jarvis was architect for this gothic church in Kentish Ragstone, and its vestry was added in 1912 by Greenaway and Newberry. Both were Grade II listed in 1998, nine years after I made this picture.

There are two alleys on each side of the church, that on the left in this picture leading to Walcorde Ave and on at the right in the picture below to Larcom St.

*St John the Evangelist, Walworth, Charleston St, Southwark, 1989 89-1b-46*

This picture is looking down the alley leading to Larcom St and the building at right is St Johns Vicarage at 18 Larcom St.

St John's Walworth, Primary School, Larcom St, Walworth, Southwark 1989 89-1b-33 — *St John’s Walworth, Primary School, Larcom St, Walworth, Southwark 1989 89-1b-33*

The school buildings just to the west of the church date from around 1866. Falling rolls led to the closure of the school in August 2021.

To be continued. The first post on this walk is Elephant, Faraday, Spurgeon & Walworth Road.

Wansey St, Larcom St, Peabody & Heygate

My second post on my walk in Walworth on 8th January 1989. The start of this walk is
Elephant, Faraday, Spurgeon & Walworth Road

*Wansey St, Walworth, Southwark, 1989 89-1a-14*

Post-war Pritchard House (left) has been demolished but the house at 66 Wansey St in the right half of the picture is still there. Everything to its left has now gone with only the steps of No 68 remaining for a small new block of two social housing flats.

The street now continues through where Pritchard House was to Brandon Street and it is now part of the Larcom Street Conservation Area. No 66 probably dates from around 1860 and it and other houses on the street are probably part of the earliest development of the area.

66 Wansey St comes at the end of a long terrace – longer when built as there is a gap between 46 and 54 with a post-war infill block almost certainly following war damage. The house is the grandest of those surviving and the only one with a carriage entrance. The street then ended here, with Gurney St at right angles.

The area suffered heavily in the Blitz, with houses in the area being damaged or destroyed, including one of the greatest disasters of the bombing. Bombs hit nearby 6 Gurney St, close to the New Kent Road, damaging it and other houses on the last night of the Blitz, 10/11 May 1941, but it was only over a year later than a huge unexploded bomb that had been buried deep under the rubble, totally destroying 6 Gurney St and the two houses on each side and severely damaging many others in the surrounding area. 18 people were killed and 62 severely injures. This house on Wansey St was at the limit of broken glazing, over 200 yards away.

Kingshill, Heygate Estate, Brandon St, Southwark, 1989 89-1a-16 — *Kingshill, Brandon St, Southwark, 1989 89-1a-16*

This block was a part of the Heygate Estate, neglected and demonised by Southwark Council and eventually demolished to allow for development of the area largely as private housing mainly sold to overseas investors.

*St Johns Institute, Larcom St, Walworth, Southwark, 1989*

Built around 1900 thanks to the efforts of the then vicar of nearby St John’s Church, the Rev. A W Jephson, this remains in use as a community centre. There is now a block of flats to its left.

*Surgery, Heygate Estate, Rodney Rd, Southwark, 1989 89-1b-63*

The Heygate Estate, one of the better planned council estates of its era was by designed by Tim Tinker and completed in 1974. Southwark Council saw an opportunity to profit from redeveloping the area and began a process of demonising the estate, which had been allowed to deteriorate. What had been social housing for around 3000 people provided only 82 socially rented homes in the new development, much of which was sold to overseas investors.

They ended up making a loss as having spent around £65 million on emptying it and scheming for its redevelopment against a strong campaign by residents they sold it to Lendlease for £50 million. However some councillors and officers are said to have done rather well out of it personally.

*Chimney, Flats, Heygate Estate, Southwark, 1989 89-1b-64*

Another view of the Heygate from the outside. Like many developments of its time a central boiler provided heating efficiently to all or many of the properties, though often inadequate maintenance meant such systems broke down.

I’m unsure of the purpose of this large open area or of the strange markings on it.

*Peabody Flats, Rodney Rd, Larcom St, Southwark, 1989 89-1b-65*

The overhead walkway from which I took this picture was a part of the Heygate Estate and demolished with it. Morris Court, the Peabody flats it shows are still there on the corner with Larcom St. The Peabody Walworth Estate was built around 1915 replacing slum housing and modernised in the 1980s. There are a number of blocks around a large central courtyard along Rodney Road, Content St and Wadding St.

*Walkway, Heygate Estate, Rodney Rd, Southwark, 1989 89-1b-66*

This is taken from another walkway on the estate. As a non-resident I found these rather easy to get lost on as they were not shown on my mpas, but although the estate had a bad reputation I never experienced any problems, and it was certainly pleasant to be away from cars which were often a hazard when taking pictures. But it would have possibly seemed more threatening late at night rather than on a Sunday morning.

*Walkway, Playground, Heygate Estate, Southwark, 1989 89-1b-51*

Another picture from one of the walkways around this corner of the Heygate Estate, which perhaps shows some of my confusion. It also shows a few of the many trees which had been planted in the area, which had just about come to maturity when the estate was demolished.

More from this walk through Walworth shortly.

The Elephant, Sewol and Brexiteers

The Elephant, Sewol and Brexiteers
Saturday 13th April 2019 in London, three years ago seems very distant to me now.

Love the Elephant, Elephant & Castle, London

The main event I covered on the day was at the Elephant & Castle shopping centre in south London, where local people and supporters were calling on Southwark Council and developers Delancey to improve the plans for the redevelopment of the area.

The campaigners main banner had the message ‘LOVE THE ELEPHANT – HATE GENTRIFICATION’ and this is an area that epitomises the changes that have been taking place in many of London’s poorer areas for many years now. Traditionally working class South London, this area has been at the centre of major demolitions of large council estates and their replacement largely by expensive high rise blocks at market rents with a nominal amount of so-called ‘affordable’ and miniscule amounts of truly social housing.

Immediately to the east of the shopping centre had been the award-winning Heygate Estate, completed in 1974, once popular for its light and spacious flats, but long subjected to a process of managed decline by Southwark Council who even employed PR consultants to emphasise a negative view of the estate, together putting together what the estate’s architect Tim Tinker described in 2013 as a “farrago of half-truths and lies put together by people who should have known better.” The council deliberately used parts of it in the latter years to house people with mental health and other problems, and as temporary accommodation. I photographed the estate on several occasions, most recently on a tour by residents opposed to the redevelopment of both the Heygate and the neighbouring Aylesbury Esate in 2012, Walking the Rip-Off.

The Heygate estate had a mixture of properties with large blocks of flats on its edges and contained 1,214 homes, all initially social housing, though many were later purchased by residents who became leaseholders. It’s replacement, Elephant Park is far less well planned but according to Wikipedia will “provide 2,704 new homes, of which 82 will be social rented. The demolition cost approximately £15 million, with an additional £44m spent on emptying the estate and a further £21.5 million spent on progressing its redevelopment.” The council sold the estate to the developers at a huge loss for £50m.

Many of the flats on Elephant Park were sold overseas as investment properties, the continuing increases in London property prices making these a very attractive holding. The new estate will also provide housing for those on high salaries in London, with a railway station and two underground lines providing excellent transport links for professionals working elsewhere in the city. Those who previously lived and owned properties on the Heygate have had to move much further from the centre of the city, some many miles away.

The Elephant & Castle Shopping Centre, was opened in 1965 on the site of the 1898 Elephant & Castle Estate which had been badly damaged by wartime bombing, and was the first purpose-built shopping centre in the UK and certainly one of the first in Europe. Many of its 115 shops were then owned by local traders.

*A market trader speaks about the poor deal they are getting*

The rally and procession by Southwark Notes, Latin Elephant and Up the Elephant at the Elephant & Castle called on Southwark Council and the developers Delancey to develop the Elephant for the existing population and users, rather than as social cleansing to attract new, wealthier residents and shoppers. They would like to see a development that retains the existing character of the area which has become very much a centre for South London’s Latin community many of whom live in the surrounding area. It became the most diverse and cosmopolitan shopping centre in London, with also other amenities such as a bowling alley and bingo hall, serving the population of the area.

*Security officers order the campaigners out of the market area*

They say the development should include more social housing and call for fairer treatment of the market traders, who should be provided with ‘like for like’ new spaces at affordable rents and be given adequate financial compensation for the disruption in business the development will cause.

A long series of protests in which locals were joined by students from the London College of Communication whose new building forms a part of the redevelopment did lead to some minor improvements to the scheme by the developers, but the shopping centre closed in September 2020 and demolition went ahead and was complete around a year later. The new development will include high-rent shops, almost certainly mainly parts of major chains, expensive restaurants and bars and plenty of luxury flats, along with a small amount of “affordable” housing.

Sewol Ferry Disaster 5 years on – Trafalgar Square

The good transport links that make the Elephant so attractive to developers also took me rapidly into the centre of London as the procession of protest there came to and end, although events there were continuing all afternoon – only four stops taking 6 minutes on the Bakerloo Line to Charing Cross.

I’ve photographed the small monthly vigils by campaigners in remembrance of the victims and in support of their families of the 304 people who died in the Sewol Ferry Disaster of 16 April 2014 on a number of occasions, though its always difficult to find anything new to say, either in words or pictures.

But this was a special event, the fifth anniversary of the disaster, and the 60th 60th monthly vigil. Campaigners continue to call for a full inquiry, the recovery of all bodies of victims, punishment for those responsible and new laws to prevent another similar disaster. They tie cards on lines with the class and name of the 250 high school children who were drowned after being told to ‘stay put below deck’.

Brexiteers march at Westminster – Westminster Bridge

Brexiteers were continuing to march weekly around London holding Union Jacks, St George’s flags and placards and many wearing yellow high-viz jackets because although there had been a small majority in favour of leaving Europe in the 2016 referendum, Parliament had not found a way to get a majority to pass the legislation needed. It was this indecision that led to a resounding victory for Boris Johnson in the 2019 election in December, though unfortunately his ‘oven-ready’ agreement has turned out to be extremely half-baked and most of the things dismissed by Brexiteers as scaremongering have turned out to be true, while the promises made by the Leave campaign have so far largely failed to materialise and most seem unlikely ever to do so.

Johnson’s deal – important parts of which he seems not to have understood, particularly over the Irish border arrangements has left us in the worst of all possible worlds, though it has made some of his wealthy friends – including some cabinet members – considerably wealthier and protected them from the threat of European legislation that would have outlawed some of their tax avoidance. Back in 2019 I commented “We were sold the impossible, and things were made worse by a government that thought it could play poker when what was needed was a serious attempt at finding a solution to the problems that both the UK and Europe face.”

The protesters were also protesting with flags and banners supporting members of the armed forces against their trial for killings in Northern Ireland and for the Islamophobic campaign ‘Our Boys’ which seeks to have a drunk driver of Hindu origin who killed three young men prosecuted as a terrorist.

March Against Housing & Planning Bill

The March Against Housing & Planning Bill on January 30th 2016 was organised by activists from South London, particulary from the London boroughs of Lambeth and Southwark.

These include many who are fighting against the demolition of social housing that is taking place across London, including in Lambeth and Southwark. Council tenants and leaseholders on council estates are fighting to save their homes – and fighting against Lambeth and Southwark councils who together with private developers and estate agent advisers are bent on demolishing the estates and replacing them with new estates which are largely for private rent or sale at London’s inflated market prices.

Southwark Council in particular carried out an expenisive PR exercise to demonise the Heygate Estate at the Elephant & Castle, having failed to carry out necessary maintenance and flooded the estate with people with various social problems over a number of years. The whole disastrous history has been documented in depth on the Southwark 35% site. A prize-winning estate with 1,214 homes built in 1974 to provide social housing for around 3,000 people was deliberately run-down and demolished. It’s replacement, Elephant Park has less than 100 social housing units. Many of its new flats are simply investments for overseas owners.

Southwark sold the Heygate to developers for one third of its previous valuation, and spent more on the scheme than it received. A study by Global architect firm Gensler concluded that the £35m spent by Southwark in rehousing the estate residents was exactly the same as it would have cost to refurbish the estate up to modern standards – and would have avoided the huge carbon footprint of demolishing and rebuilding.

A well as Heygate, Southwark Council’s main target has been the Aylesbury Estate, where Tony Blair chose to launch the Labour regeneration policy which has enabled corrupt councils to destroy much of what remained of social housing. For many council officers and some councillors it has enabled them to move into highly paid jobs with developers as a reward for their services. Lambeth has also been pursuing similar policies (along with other boroughs in London) and in particular with the Central Hill estate close to Crystal Palace.

*An angry heckler – their argument continued after the speech by Livingstone*

The protest against the Housing & Planning Bill in 2016 was also attended by people from both Lambeth and Southwark Council, and when Southwark Council Cabinet Member for Housing Richard Livingstone stepped up to the microphone to speak at the rally before the march some trouble was inevitable. Among those loudly heckling him was another of the speakers, Simon Elmer of Architects for Social Housing.

Class War have also been active in support of social housing in South London in particular and livened up the march by dancing along the street with banners singing the ‘Lambeth Walk’. One banner carried the words of a leading US Anarchist Lucy Parsons (1853-1942), “We must devastate the avenues where the wealthy live” and another had a field of crosses with the message “We have found new homes for the rich“.

Class War supporters rushed across the street for a short impromtu protest in front of a large branch of one of the leading estate agents driving the gentrification of London and advising councils and government on housing policies, but soon rejoined the main march of around 2,000 people heading for Westminster Bridge and Downing St.

At Downing St there was another protest outside the gates. Police had formed a line across Whitehall and directed the march to the opposite side of the street opposite Downing St. The march followed them across but then many simply walked back across the street to mass in front of the gates for a rally led by Fight Racism! Fight Imperialism! who have been active in supporting the Focus E15 Mothers in their campaign against the housing failures of Newham Council.

More on My London Diary at Housing and Planning Bill March

Against the Housing Bill – 30/01/2016

Five years ago, on Saturday 30th January, Lambeth Housing Activists organised a rally and march from the Imperial War Museum to Downing St to protest against the Housing and Planning Bill, which was to have a particularly large impact in London and greatly worsen the already acute housing crisis here.

Rather unusually, the activists were joined for the march by some local councillors including Southwark Council Cabinet Member for Housing Richard Livingstone. Southwark, a Labour dominated council, has attracted a great deal of criticism over the demolition of council estates in the borough, including the scandal of the Heygate estate at the Elephant & Castle, and many on the protest were residents of estates currently being demolished – such as the Aylesbury estate – or under threat of demolition. Southwark and other Labour-run councils in London have made huge reductions in council housing through their so-called regeneration of estates, with many former residents being forced to move away from inner London and into much higher rent private or housing association properties, often with very poor security of tenure.

There were a number of speakers at the rally, including the then Green Party Leader Natalie Bennett and housing researchers and activists, who were listened to attentively and warmly applauded, both for their condemnation of the Bill and also of the social cleansing effect of the estate demolitions being carried out by councils. It was hardly surprising that when Richard Livingtone came to the microphone he was greeted by boos and loud heckling and a heated argument with one of the activists.

Eventually the rally broke up and the march began, starting by walking through the streets of Lambeth before turning around to make its way through Westminster. Class War and friends decided to liven things up a little, first by dancing along the street singing the ‘Lambeth Walk’ and then by rushing across the pavement towards a branch of of large estate agents and protesting outside it for some minutes before moving on.

Earlier at the rally Simon Elmer of Architects for Social Housing had given a closely researched and caustic assessment of the role of Labour Councils and housing policies which have been largely dictated by estate agents. Class War had brought a number of more controverisal banners related to housing, among them one with a picture of a military cemetery with its field of crosses stretching into the distance and the message ‘We have found new homes of for the rich’ and the Lucy Parsons banner with its quotation “We must devastate the avenues where the wealthy live”.

Police had rushed to protect the estate agents, but Class War made no attempt to enter or damage the property, and soon moved off. There was what seemed to be some entirely pointless harassment of protesters by police – including the so-called liaison officers – throughout the march, but I saw no arrests.

At Downing St police formed a line to lead the marchers to the opposite side of the road, and the activists followed their direction then simply walked across Whitehall behind the police line and posed for pictures in front of the gates and spilling out to block the north-bound carriageway. Police attempted to persuade them to move and eventually people drifted away and I left too.

More at Housing and Planning Bill March.

All photographs on this and my other sites, unless otherwise stated, are taken by and copyright of Peter Marshall, and are available for reproduction or can be bought as prints.