Rosemary Stjernstedt

Central Hill Estate: Tuesday 2nd February 2016 was a bright winter day in London and i decided to go and take a look – and of course to photograph – the Central Hill Estate on the edge of Lambeth, which I had heard and read much about as Lambeth Coucil weree planning to demolish it.

You can read an excellent account of the building of the estate by architect Kate Macintosh on the Twentieth Century Society website, which records the care taken by lead architect Rosemary Stjernstedt (1912-1998) and her team, who had previuosly been head-hunted by Lambeth’s Chief Architect and Planner Ted Hollamby.

As well as planning to make the most of the steeply descending site with its extensive views across London the plans presevered as many as possible of the existing mature trees and included a Doctor’s group practice, a youth club, an old persons’ day centre and shops, open space, play areas, community buildings and a district heating system.

The Twentieth Century Society also supported the two applications for the listing of this site, turned down in 2016 and again in 2021, although the reasons for the refusal seem increasingly spurious and I think based on political pressure rather than architectural evidence.

I wrote about it at some length after my visit in February 2016 on My London Dairy and have visited it again on several occasions since, not lease to see the exhibition of alternative plans to meet Lambeth Council’s stated objectives for the demolition and rebuildling by careful and much lower cost development on the existing estate which would retain its essential excellent design.

Here I’ll quote a part of what I wrote then, beginning with my introduction.

“There is only one real problem with the Central Hill Estate in Upper Norwood. Which is that the estate, owned by Lambeth Council, was built in an age when architects and planners were proud to design the best they could and councils keen to house their tenants to the highest standards, but it has lasted into an age where government policy aims to get rid of all social housing and councils are out to join developers in profiting from redeveloping with lower standards and higher densities for private sale.”

“The whole is on a much more human scale than other large developments of the era, with a design that has proved successful in encouraging community. People like living on the estate and all I talked to when walking around taking pictures were very positive – except for the one council employee who came out from the upper Norwood Community Resource Centre to ask me what I was doing. “

“A survey answered by 150 residents recently found only two in favour of it being demolished. It has been a safe place to live, with below average crime levels – perhaps having the police station at its south-east corner has helped.”

“Like all social housing, the estate has suffered from neglect and poor maintenance, and the properties need refurbishment and bringing up to modern energy standards. Considering the age of the estate the cost per dwelling assessed by Lambeth Council is relatively moderate and only a fraction of that of new building.”

You can read the alternative proposals by Architects for Social Housing – Simon Elmer and Geraldine Dening – prepared for the residents of Central Hill estate between May 2015 and March 2017 in response to the threat of demolition of 456 homes on the estate by Lambeth Labour Council.

In the introduction to the ASH report they write “However, there is nothing, either in current government legislation or in the housing policies of the Conservative, Labour or Liberal Democrat parties, that will stop councils from following the same practices Lambeth council employed to push through their plans to demolish Central Hill estate against both the wishes of residents and the demonstrable social, financial and environmental benefits of the design alternatives.” Lambeth Council refused to seriously consider their alternative suggestions.

Little has changed since then although we are now much more aware of the environmental impacts of demolition and rebuilding, and some greater lip-service was been paid the the “wishes of residents“, but the changes in planning recently announced by Labour had they been in place back in 2016 would almost certainly have meant that Central Hill would not now still be standing.

The fight to save Central Hill continues, with the Facebook Group ‘Save Central Hill Estate‘.

You can read more and see many more pictures – it was an estate I found hard to stop photographing – at Central Hill Estate.

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*One of the original tenants comes to talk with me She tells me she dreads having to move*

I began work on Sunday 18th June 2017 on the Central Hill Estate at the south-east tip of Lambeth, built on a hill with splendid views towards central London. Across the road (also Central Hill) at the top is Norwood in LB Croydon, a few yards down from the estate takes you in to the LB of Southwark, while 5 minutes walk east brings you to Crystal Palace in the LB of Bromley.

As Ted Knight, the leader of Lambeth Council from 1978 until disqualified for refusing to cap rates in 1985 and demonised by the press as ‘Red Ted’, told us later in the morning when he came to express his support, the estate was designed and built in 1967-74 when Labour believed that “nothing was too good for the working people” and the estate was built to high specifications and is still in sound condition. Borough Architect Ted Hollamby had earlier brought in Rosemary Stjernstedt from the LCC where she was their first senior woman architect, and she was the team leader, working with structural engineer Ted Happold from Arup & Partners and architect Roger Westman.

The scheme was seen from the start as a living community, and included a burses’s hostel, a day card centre and a doctor’s surgery as well as a small row of shops, a club centre and community hall. It also had a district heating system, though this is no longer in use. The plans made great use of the sloping site and the estate is certainly one of the finest of that era. It has remained a popular estate, with relatively low crime rates, and quite a few of the original residents still live there and wish to stay.

It’s an estate that clearly should be listed, but Historic England decided not to do so in 2016, probably under pressure from politicians, particularly because of the scale of the site and the very attractive possibilities it presents for developers. The Twentieth Century Society were dismayed that their application was dismissed – and you can read their application on-line.

In 2017 Lambeth decided to completely demolish the estate and develop it with an extra 400 homes, roughly doubling the size, most of which will be for private sale. Many residents objected and Architects for Social Housing have developed alternative plans showing how the extra capacity could be achieved at lower cost retaining the existing housing and the main features of the estate.

Nicola Curtis, one of the elected representatives the council refuses to talk with

The council seem to have little concern for the current residents of the estate or their wishes. They have been banned from using the community resource centre on the estate, which was locked. A large mural was painted with council agreement on one of the walls in the estate – but the council then insisted that they remove the name ‘Central Hill’ from it. The council refused to talk with the two representatives of the residents elected to the Resident Engagement Panel. Normal maintenance of the paths and other aspects of the estate appears to have been stopped, and I found examples of very shoddy work by the council on the estate.

I took the train back into central London and to Parliament Square, wherre Veterans for Peace had organised a remembrace of Brian Haw on the 6th anniversary of his death. They held a small banner with the message ‘War is is not the solution to the problems we face in the 21st century’

Brian Haw began his camp here on 2 June 2001, and remained in place despite many attempts, legal and otherwise to remove him for almost 10 years, leaving only when arrested, for court appearances and to speak at protests at Trafalgar Square and Downing St until 1 January 2011 when he left England to receive treatment for his lung cancer in Berlin. He died in Germany in the early hours of 18 June 2011.

His ten years of protest and the frequent and repeated harassment undoubtedly hastened his decline and death. His protest in Parliament square was continued by Barbara Tucker who had joined him in 2005 and had been imprisoned twice for her role in the protest and arrested 48 times. The level of harassment increased and she went on hunger strike on 31st December 2012. Late in January 2013 she was taken into hospital close to death, and was treated for frostbite and exposure. Her protests continued on-line.

It was also the day of the annual Al Quds (Jerusalem) Day march in London, attended by several thousand from all over the country. Led by Imams and Neturei Karta anti-Zionist Jews, it called for ‘Freedom for Palestine’, and for all oppressed people’s across the world, and for a boycott of Israel.

As usual the march met with opposition from a small group of Zionists with Israeli flags and they were better organised than in previous years, with around 20 of them managing to block the route for around a quarter of an hour before police managed to move them on and allow the march to continue, though rather more slowly than usual.

Al Quds Day was inaugurated by Ayatollah Khomeini and some of the groups which support it may still receive support from the Iranian regime. Some of the protesters carried a small flag with both the Palestinian flag and that of Hezbollah and the message ‘Boycott Israel’. Hezbollah, a Lebanese Shia Islamist political party and militant group uses the same flag for both, and the militant wing is a proscribed group in the UK. The flag carried by some on the protest made clear in the small print it was in support of the political party.

Al Quds march
Zionists protest Al Quds Day March
Brian Haw remembered
Ted Knight speaks for Central Hill

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