Demolishing South Kilburn

South Kilburn Estate, 22-05-18

On South Kilburn Estate new concrete shells are rising from the rubble that was once Gloucester House and Durham Court. I've written before about Brent Council's 15 year estate regeneration scheme, and the implications of the changes of tenure that are at its core, but none of that captures the extraordinary visual impact made by the tearing down of people's homes, whatever the tenure. The most recent demolition phase lasted around six months. A bigger selection of images from that period is here. More words and pictures here.

South Kilburn, 22-3-18

South Kilburn Estate, 1-5-18

 

South Kilburn, 22-5-18

Lendlease: Someone Has Blundered

Elephant Park construction site, Southwark

Lendlease's controversial deal with Haringey Council may be looking precarious, but the developer is still going strong in Southwark, where it is replacing 1194 social rented flats on the once publicly owned Heygate Estate with a paltry 74.  A further 500 of a total of 2500 new homes in its Elephant Park scheme will be let at so-called 'affordable' rents, and the rest sold off. Purchase of a one-bed, shared-ownership flat requires a minimum household income of around £60K.
 

The now demolished Heygate Estate, 2002

Regeneration - or Social Cleansing?

Private security guards prevent protesters entering Hendon Town Hall through a window

Barnet Council's apparent total disregard for the welfare of its less well-heeled residents continues to astonish. Yesterday, tenants who have lost their homes on Sweets Way estate in Whetstone, and tenants and leaseholders who face eviction when West Hendon estate is 'regenerated', were refused access to a council meeting in Hendon Town Hall.

Pretty much all services in the borough have been privatised, so handing over West Hendon to a consortium of Barratt Homes and Metropolitan Housing Partnership, and permitting Annington Homes to demolish Sweets Way, is very much in character. But failing to provide appropriate accommodation for the hundreds of households who have lost, or are about to lose, their homes of many years is inexcusable. All this is being done in the name of regeneration. The protesters call it 'social cleansing'. More pictures here, and more on Sweets Way here.

Esmaa Guernaoui, evicted from Sweets Way estate

Private security guards prevent protesters entering Hendon Town Hall

Citizens, not customers

Pancras Square, 2014

Last month Camden Council took possession of a new office building containing a “state-of-the-art and sustainable” leisure centre, a relocated library, and other welcome community facilities. The council estimates its 14 floor tower, the construction of which was financed by selling off ageing and unwanted parts of its property portfolio, will save it between £2.5 million and £4.5 million a year in running costs.

5 Pancras Square sits in a corner of a major new development that has transformed the once notorious area behind King's Cross station. Ed Smith, writing in the New Statesman, described the change as one “from derelict wasteland to caffeinated utopia”. The place is buzzing with local office workers, passing travellers, and students from Central St.Martins art school in neighbouring Granary Square, built on part of the long disused goods yard. There's even a canal running through the middle to add that apparently essential waterside appeal.

I well remember the “derelict wasteland”. Twenty-five years ago I spent several weeks photographing it, and some of the people who lived and worked in it, for an exhibition. I would hesitate to now call it a “utopia”, but it is undoubtedly much improved.

Culross Buildings, 1989

So what's not to like? Not a lot. I just have a slight resentment at being regarded by my elected local authority as a 'customer' (top), rather than a 'citizen' (even if that is my status in the rest of the largely privately owned and managed development). And a nagging feeling that the rough sleepers, short-life tenants and small businesses that I photographed back then are not among those who have benefited from all this. More pictures of the 'derelict wasteland' here.  Caffeinated utopia to follow.

Young homeless man, Pancras Road, 1989

What Goes Up Might Come Down

As high-rise blocks are demolished on estates in South Kilburn and Barking (below), 2818 new homes in the skyscrapers of the former London 2012 Olympic Athletes' Village in Stratford are awaiting their first occupants (above).

The difference between those coming down and those going up is not so much architectural, as proprietorial. Private housing is replacing public: 1439 of the apartments in East Village, as it is now known, are being offering for private rent by Get Living London, a joint venture between the Qatari sovereign wealth fund and property company Delancey. The remainder are 'affordable' homes for sale, shared-ownership, or rent by Triathlon Homes, a public-private partnership.

Only time will tell whether ownership status is more important than architecture and the strength, or otherwise, of the local economy – or whether East Village is destined to become a densely packed, down-at-heel, buy-to-let opportunity earmarked for a future wrecker's ball.  More pictures here.

Slum Clearance Revisited

Earlier this month Brent Council started demolition of two 1960s tower blocks on South Kilburn Estate, part of a £66.5 million redevelopment scheme that will see them replaced by 229 low-rise apartments for sale and rent.

One of the 18 storey towers, Fielding House (above), used to fill the view from the window of a flat I once rented on the opposite side of Kilburn Park Road. Back in 1975 the towers were a recent addition to the NW6 landscape, and the Victorian terrace whose first floor I part-occupied was scheduled for compulsory purchase and demolition by the Greater London Council.

Calling it a flat is being kind. It wasn't self-contained, the toilet was shared with the tenant upstairs, it had no bathroom, and the only running water was a cold tap above a Butler sink on the landing. At the time such conditions were commonplace, particularly in the private rented sector, and the towers were part of a slum clearance programme designed to sweep them away and provide good quality public housing for all who needed it.

Almost forty years on, the Victorian terrace is still standing, and it is the towers that are coming down. In a complete reversal, not only is high-rise making way for low (the 229 new South Kilburn apartments will be in buildings with traditional mansion block facades and six or seven floors), but public sector housing is making way for private: 126 of them will be sold off, and only 103 will be let. 'Private good, public bad' is the mantra now.  More pictures here.

Tenant in an unfit kitchen, Kilburn Park Road, 1982

Why Should There Be Losers?

Yesterday's Queen's Speech confirmed the government's intention to proceed with the High Speed 2 Euston to Birmingham rail line, despite opposition from affected residents and businesses along its route, and unanswered questions about many of the details.

The transport case, the economic benefit, the cost, the precise route, and the location of new stations are all in dispute. Only last month, the publication of revised plans for the Euston terminal did nothing to meet the objections of the local council, nor mitigate the fears of residents in the surrounding area.

HS2 Ltd, the government-owned company charged with developing the new line, scrapped a plan to demolish and rebuild Euston station, and replaced it with plans for what Sarah Hayward, Leader of Camden Council, described as “a shed being bolted on to an existing lean-to”. The new proposal significantly reduces the regeneration and development potential of the scheme. The original allowed for multi-storey blocks of offices and apartments to be built on top of the station - presumably that can't be done on a shed roof.

Hundreds of tenants living in blocks on the nearby Regent's Park Estate scheduled for demolition still have no indication as to where they might be rehoused. Many fear they will be offered alternative accommodation outside the borough, far from family, friends and workplaces.

Tenants, leaseholders and businesses in the streets immediately to the west of the station face a different threat. The roads have been 'safeguarded' – marked out as an access route within the construction zone – but the houses, shops and restaurants along them have not. Although some are no more than three or four metres from the likely construction site boundary, under current arrangements they stand to receive nothing for 10 years of disruption and blight. In rural areas outside the M25, residents within 120 metres of the new line will receive the full, unblighted market value of their property, and those within 60 metres an additional 10% bonus plus moving costs.

Why the unequal treatment? That's what the High Court wanted to know when it upheld a legal challenge to HS2's compensation consultation in March. Conspiracy theorists might point to the political colour of the wards around the station (red), and that of the rolling Home County landscapes further north (blue). The process will now have to be re-run.

Irrespective of the wisdom of the whole enterprise, the treatment of those directly affected seems grossly unfair. There will, of course, be beneficiaries – you can't spend £34 billion without somebody benefitting – but why should there be losers?

Above: Kathleen Ullah at her front door a few metres from the planned Euston construction site; below: Buckinghamshire. More pictures here.

The People's Library

Local residents and a group of activists from Occupy London, who took over the empty Friern Barnet Library a few weeks ago, have already filled its shelves to overflowing with books donated by supporters. The newly restocked People's Library and community hub is open six days a week and hosts a range of events for children and adults, as well as running a trust-based book-lending service.

A court hearing in December will determine whether Barnet Council can evict the community librarians and sell off the building as part of its One Barnet £1 billion outsourcing programme. Until then, at least, volunteers and users have an opportunity to demonstrate how such a service might operate without local government support. A couple of months is one thing, but it's hard to see how it can survive in the long term without a regular source of income. In the meantime, it's a great advert for community solidarity and co-operative action. More pictures here (and more to follow).

The New Localism

Last night Hammersmith & Fulham Council agreed to sell West Kensington and Gibbs Green estates to developer Capital and Counties, who intend to demolish them to make way for an £8 billion Earls Court regeneration scheme.

A very large majority of the residents of the 760 homes on the two estates are strongly opposed to the plan, and have put in a rival bid through a resident-controlled housing association, West Kensington & Gibbs Green Community Homes.

Despite the council's approval, the plan requires the go-ahead from the Secretary of State for Communities and Local Government. Which way will Eric Pickles jump? It would be a good opportunity for him to showcase the new localism his department has been championing so vociferously for the last couple of years. Will he rule for the local residents, or for Capital and Counties? His decision will finally reveal whether localism means real new powers for communities, or whether it's just business as usual. If it goes against them, the residents won't give up. It could be a long campaign. More photos here and here.

Another Way of Telling*

The ability of my point-and-shoot camera to record video was not a feature to which I had paid much attention until about three years ago, when I was asked to do some simple 'talking head' interviews to accompany a photo story. Since then HD video has become standard on professional DSLRs, and a growing number of photographers have begun to experiment with it, producing short movie and multimedia pieces. The form is ideally suited to the web, the dominant medium of the age, and it seems that more and more publications and organisations are commissioning this sort of work instead of stills.

The evidence is only anecdotal, but given the popularity and flexibility of online video, coupled with the negative impact on many photographers and writers of the ongoing shift from print to cyberspace, a move towards multimedia and video-based journalism makes a lot of sense. What are the implications?

Multi-skilling is not new to photographers who, over recent years, have had to adapt from film to digital and keep up with continual hardware and software upgrades, but shooting video is a substantial leap into a medium with some very different dimensions. For many, dealing with audio is a whole new ball game, as is getting to grips with video-editing software.

With regards to equipment, although the new DSLRs are capable of producing seductively high movie quality, they have some serious limitations as video cameras, particularly in relation to ergonomics and focussing. On many models monitoring and controlling sound quality requires clumsy workarounds. These factors make them very good for some purposes, and very bad for others, with implications for both the style and content of what can be done with them.

For freelancers whose incomes have already been hit by falling reproduction fees and fewer commissions, finance may be a problem. Even assuming ownership of an appropriate, video-enabled camera, there are significant additional costs: tripod heads, microphones, stands, editing software, hard drives and other bits and pieces. In my case, a more powerful graphics card was needed to run Final Cut Pro on my Mac.

For some people there may be another issue. In old-fashioned trade union jargon it was known as 'demarcation'. Are photographers taking the work of videographers and film-makers? We complain when regional newspaper employers send their writers out with cameras. Is this any different? As a photographer who writes, I've never known how to answer that question – other than to say that, with some notable exceptions, writers with cameras tend to produce pretty poor pictures.

In fact, the context of what we might call the 'new video' is very different. This is not newspaper owners trying to cut costs at the expense of jobs, but photojournalists – particularly freelancers - adapting to the enormous changes brought about by the growing dominance of the web. The content that has migrated from print to webpage has not done so unchanged, but is increasingly exploiting the richer possibilities of the digital medium, and is prompting a realignment of skills from all concerned in the process. There is a niche here for low-budget video and multimedia produced with a photojournalistic sensibility. Not cut-price BBC or Wardour Street, but something specifically suited to the new website-oriented universe.

Why am I writing this now? Because I've moved on from my point-and-shoot and recently completed a commission shot on a DSLR. The form offers another way of adding words to pictures, and I find it very attractive. Suddenly the subject has a voice. Although the maker still controls the final output, the balance of power is shifted. The video (above), about the reorganisation of Camden Council's housing repair programme, is really a piece of reportage, shot in much the same way I would have gone about a photo story. The subject may sound like the topic of a tedious Powerpoint presentation, but it really isn't: the voices of public service workers talking about what they do each day and the quality of the service they provide, are totally engaging. At just under nine minutes, it's probably a bit longer than a typical made-for-web piece – the target is often between two and five minutes - but it was shot to a brief, and around nine minutes was what was required.

For me, this is doing what I have always done - visual storytelling - using the most appropriate technology available. I'm still a photojournalist working on my own. I am not attempting the complexities open to a four-person film crew, but can offer instead a photojournalist's eye and understanding, and a cost more appropriate to the limited purpose at hand – in this case a showing at a conference and extended use on the council's intranet.

I don't think I'm taking anyone's bread from their mouths, or at least no more than any freelancer competing for work. The fact that I sometimes shoot stills and sometimes shoot video doesn't really make any difference. The internet is steadily reshaping the way journalism works, offering both threats and opportunities to those whose living depends on it. In the move away from print, much advertising revenue has gone AWOL. Although there is big money to be made on the web, not enough of it is filtering down to creators (particularly photographers) to compensate for that loss - the extraordinary proliferation of still imagery online has also contributed to devaluing its currency. It's an adapt-or-die situation. But it's not just necessity driving change: the new microphone in my bag has added another dimension to what I can do, and I really like it.

* apologies to John Berger

London Calling

At last night's Mayoral Accountability Assembly, tightly orchestrated by London Citizens, the four candidates seeking election to City Hall were asked to commit to the community organisers' 'City Safe' programme, and to policies on the Living Wage, social housing and youth employment.

Boris Johnson did his usual Billy Bunter act, blustering his way through awkward detail, waving his arms about and generally playing the buffoon. In sharp contrast, Ken Livingstone responded carefully to each of the points put to him by the selected delegates, but looked worn down by his non-stop electioneering schedule. With only a week to go, it's neck-and-neck.

The other two candidates on show, Jenny Jones of the Green Party and Brian Paddick for the Lib-Dems, seemed eminently reasonable. Neither stands a chance. More pictures here and here.

Consultation, Hammersmith & Fulham Style

Residents of West Kensington and Gibbs Green Estates were last night turned away from a consultation meeting called to discuss proposals to sell their estates to a private developer and demolish them. Hammersmith and Fulham council officers refused to address the residents as a group, insisting they queue outside a small side room to be seen individually.

The council wants to knock down 760 homes to make way for a grand Earls Court redevelopment scheme. The Residents' Associations are totally opposed, and plan to use forthcoming legislation to take over the estates and run them as a resident-controlled mutual.

The meeting – held at a local Holiday Inn - appeared to be an attempt at divide and rule tactics, but many more residents turned up than could be dealt with one at a time. A letter of objection was handed over, and most left without speaking to anyone other than their neighbours.

More information is available on Dave Hill's London Blog.

Back to the future

A three hour shift that starts at 5.00am is not for the faint-hearted, but the cleaning team that takes care of the offices, marble staircases and tiled corridors of Islington’s rather elegant Town Hall seem quite content.

Since the expiry of a 10 year contract with private company Kier Building Maintenance in October 2010, the 130 cleaners of borough’s 70 municipal buildings are once again directly employed by the local authority. The transfer back to an in-house service has seen the cleaners’ pay rise significantly to the London Living Wage level of £8.30 an hour, with improved conditions and no job losses. According to Council Leader Catherine West, the new arrangement costs less and, in addition to higher pay, offers the employees job security, access to the council pension scheme and the feeling of being “part of a team”.

It seems that the predictable consequences of the large-scale contracting out of council and other public services introduced by the Conservatives in the 1980s and 1990s, and left unchanged by the New Labour governments that followed, are finally being recognised in some quarters. Other council services in Islington are being reviewed, and further afield, hospital cleaners in Scotland, Northern Ireland and Wales are now all directly employed, in an attempt to halt the disastrous spread of hospital infections. More pictures here.

Destined for the chop

The after-school club at The Winch, a voluntary sector youth project in Swiss Cottage, London, is one of many services for children and young people threatened with closure as a result of the government spending cuts. The primary age children are collected from school and cared for until 6.00pm. Cutting the club will not only impact on the children and play workers, but also on parents who rely on it for the care of their children while they are at work. A strange way to go about boosting the economy. More pictures here.

A Rock and a Hard Place

When Camden Council leader Nasim Ali spoke to the Bengali Workers’ Association at the Surma Centre, up the road from Euston station, a couple of weeks ago, he was among friends and family. He grew up round the corner and first visited the centre when he was 14.

Labour took control of the council in May 2010, ending the four-year rule of a Conservative/Lib-Dem coalition, and now Ali finds himself in the unenviable position of having to implement radical spending cuts imposed by a similarly constituted national government. He clearly sympathises with the vociferous campaigns being waged by Camden residents in defence of local services - as is obvious from his addresses to protestors both on their home ground (above) and outside the Town Hall last week (below) – but he is caught between the wishes of the residents who voted for him, and the council's legal obligation to pass a budget within constraints set down by George Osborne and Eric Pickles. Not a good place to be.

More pictures here, and here.

On the Front Line

Rosie (above) is 91, and a regular visitor at Age Concern Camden's Great Croft Resource Centre in King's Cross, which is threatened with closure following cuts to the organisation's funding by Camden Council. Despite the government’s promises that frontline services would not be hit by its controversial deficit reduction programme, the knock-on effects on services delivered by both local authorities and the voluntary organisations they fund are becoming all too apparent. More pictures here.

Two other Age Concern centres in the borough, Henderson Court and Hillwood, are also scheduled for closure, but the elderly users of all three have mounted a vigorous defence campaign. The council will vote on the closures later this month.

The Big Society Ha Ha Ha

Today’s Town Hall protest against the proposed closure of Age Concern Camden’s three resource centres marks only the beginning of the dismantling of services provided by the voluntary sector in the borough - and elsewhere. As the government’s spending cuts feed through to local councils and on to the Third Sector organisations they fund, it’s hard to see anything that might resemble a “Big Society” surviving.

The three day centres - Great Croft, Hillwood and Henderson Court - provide a lifeline for their elderly users which will be impossible to replace. Once they have gone, Age Concern’s Good Neighbour schemes are also destined for the chop. If the Orwellian “Big Society” phrase had any real meaning, these schemes would surely exemplify its essence. For the price of one part-time coordinator’s salary, 50 carefully matched and dedicated volunteers make weekly visits to the housebound and isolated elderly in their neighbourhood.

If anyone had doubts that Prime Minister David Cameron’s catchphrase was nothing more than a content-free PR soundbite, cuts to services such as these should put them straight.

More pictures here.

Housing Market Renewal update

Only a few weeks after I wrote about the Housing Market Renewal programme, the government cancelled it. There is no connection between the two events, and I don’t claim any credit. But despite its misguided premise, and consequences that have been disastrous for thousands of residents in the nine ‘Pathfinder’ areas across the north of England, its abrupt termination is not a good thing.

Its sudden demise leaves the areas in limbo, with street after street of tinned-up houses, property prices at near zero, communities destroyed, and the remaining residents left to struggle on in what looks like a war zone.

It is too late to rectify most of the damage, but the government could at least buy out any of those left behind who wish to move, at prices that make moving a realistic possibility. That means substantially more than current ‘market’ values.

More Housing Market Renewal photographs are available here.

Over the Hill?

Over the Hill?, a video, print and web project by the Hereford-based Rural Media Company, documents eight exemplary schemes around the country that support older people living in rural areas.

Pictured above is 89 year-old Les Spicer, who lives alone in an isolated, book-lined cottage on the outskirts of Norwich. Under a ‘Money Matters’ programme, run by Age UK Norfolk, volunteer adviser Marion Billham visits each week to help deal with bills and other mail.

The Lincolnshire County Council CallConnect bus (below), is part of an extraordinary on-demand service that makes use of specialist software to draw up routes that vary day-to-day, in response to phoned-in requests. CallConnect allows people of all ages to book a bus from their village into town and back, at a time that suits them, and has proved to be of particular benefit to the elderly.

Both local government and the voluntary sector will be hard hit by the coalition’s public spending cuts. It would be a great shame if lifeline services such as these were to suffer as a result.

Over the Hill? is scheduled for release in early 2011. More pictures here.

Housing Market Renewal: another fine mess

The Derker district of Oldham has the misfortune to have been designated a Housing Market Renewal Pathfinder. The scheme, launched by New Labour in 2002, is the biggest programme of demolition since the slum clearances of the mid-twentieth century. In Derker, row after row of tinned-up houses stand empty, and newly-laid grass has already replaced many of the 588 two-up, two-down Victorian terrace homes scheduled for the bulldozers. According to Anna Minton, in her book Ground Control (which I strongly recommend), 400,000 properties in the nine Pathfinder areas across the north of England are destined to meet a similar fate by 2015.

Unlike the earlier slum clearances, the homes are not being knocked down because they are in poor condition. The programme was not designed to improve conditions for the current occupants, but to “correct” so-called “housing market failure” in order to attract a “better social mix”. The areas in question are all places which have seen major falls in employment over the last thirty or so years, a collapse of the local economy, and a consequent decline in population. Opponents have labelled the process “social cleansing”, and there has been widespread resistance from residents who do not want to move from homes they have lived in for decades, or see the break-up of their communities. The piles of rubble and the silent streets are the very visible sign of another attempt at a market-based solution to a problem that requires social and economic planning, not more laissez-faire profiteering. If the demolished houses are ever replaced, which seems increasingly unlikely in the present economic climate, the only people likely to benefit will be private developers.

Lynn Ogden (below, left, with her ex-neighbour Margaret Rowcroft) is the last remaining resident in Ramsey Street, where she has lived for 43 years. Despite a long campaign and a partially successful battle in the High Court, she believes it is now too late to save Derker. Almost everyone has left, worn down by years of uncertainty. It is not often that results of bad government policy are so starkly evident.



More Housing Market Renewal photographs are available here.