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You can find the current article at its original source at http://www.theguardian.com/cities/2014/jun/04/is-demolition-ever-the-best-way-to-regenerate
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Is demolition ever the best way to regenerate? | Is demolition ever the best way to regenerate? |
(about 5 hours later) | |
Last week, the Southwark-based campaign 35 Percent welcomed a very | Last week, the Southwark-based campaign 35 Percent welcomed a very |
small victory in the lengthy battle regarding the regeneration plan | small victory in the lengthy battle regarding the regeneration plan |
for the Elephant and Castle area in London. No, the infamous Heygate | for the Elephant and Castle area in London. No, the infamous Heygate |
Estate, a 1970s experiment in social housing that became a byword for | Estate, a 1970s experiment in social housing that became a byword for |
failed tower block housing projects, would not be saved. Nor would | failed tower block housing projects, would not be saved. Nor would |
displaced residents be able to move back any time soon. Instead, a | displaced residents be able to move back any time soon. Instead, a |
“viability assessment” that the developer Lend Lease was waving | “viability assessment” that the developer Lend Lease was waving |
about in order to cut back on the number of affordable flats would be | about in order to cut back on the number of affordable flats would be |
made public. | made public. |
It seems that whenever it's decided | It seems that whenever it's decided |
something must be done about deteriorating estates like Heygate, | something must be done about deteriorating estates like Heygate, |
the thinking has been narrow: demolish it. That was never more clear | the thinking has been narrow: demolish it. That was never more clear |
than when the Red Road tower blocks in Glasgow were slated for | than when the Red Road tower blocks in Glasgow were slated for |
demolition live on television during next month's Commonwealth Games. | demolition live on television during next month's Commonwealth Games. |
The uproar over the insensitivity of blowing up people's homes as a | The uproar over the insensitivity of blowing up people's homes as a |
sporting celebration drew unprecedented attention to the issue of | sporting celebration drew unprecedented attention to the issue of |
demolition, and nixed the plan; but Red Road will still get | demolition, and nixed the plan; but Red Road will still get |
dynamited. Indeed, across the UK, from Newcastle to Nottingham, social housing faces | dynamited. Indeed, across the UK, from Newcastle to Nottingham, social housing faces |
the wrecking ball. But is demolition the only answer? | the wrecking ball. But is demolition the only answer? |
It is certainly easy to market: a | It is certainly easy to market: a |
speedy show of progress, with private developers contracted to build | speedy show of progress, with private developers contracted to build |
shiny new replacements, even if the previous residents can rarely | shiny new replacements, even if the previous residents can rarely |
afford them. In the Elephant & Castle plan, Southwark council | afford them. In the Elephant & Castle plan, Southwark council |
promised at least 35% of the new development would be affordable | promised at least 35% of the new development would be affordable |
homes. Two years on, Lend Lease – which is even now in the process | homes. Two years on, Lend Lease – which is even now in the process |
of dismantling the Heygate – has pleaded financial distress | of dismantling the Heygate – has pleaded financial distress |
(relying on the viability assessment activists want to be made | (relying on the viability assessment activists want to be made |
public), and proposed to reduce it to 25%. According to 35 Percent, | public), and proposed to reduce it to 25%. According to 35 Percent, |
only 212 of the 2,535 flats going up where the estate once stood will | only 212 of the 2,535 flats going up where the estate once stood will |
be "affordable", and only 79 will be socially rented. Across | be "affordable", and only 79 will be socially rented. Across |
the entire Elephant & Castle development (including the early rehousing sites), there will be 632 socially rented units, a | |
net loss when measured against the 1,194 being destroyed at Heygate. | net loss when measured against the 1,194 being destroyed at Heygate. |
Most of the previous tenants will not be able to afford to rent or | Most of the previous tenants will not be able to afford to rent or |
buy any of the | buy any of the |
units. | units. |
“We’re not asking for much,” says | “We’re not asking for much,” says |
former Heygate resident and 35 Percent spokesperson Jerry Flynn. “35% | former Heygate resident and 35 Percent spokesperson Jerry Flynn. “35% |
affordable housing is all we want – it’s what we were promised by | affordable housing is all we want – it’s what we were promised by |
the council. We know it’s not actually ‘affordable’, but we | the council. We know it’s not actually ‘affordable’, but we |
keep fighting for it anyway just to move the argument on.” | keep fighting for it anyway just to move the argument on.” |
Lend Lease is not the first developer | Lend Lease is not the first developer |
to change its plans, pleading poverty, after demolition has already | to change its plans, pleading poverty, after demolition has already |
begun. Once that mighty ball has swung, councils are increasingly | begun. Once that mighty ball has swung, councils are increasingly |
unable to object and the cooperation of residents becomes less and | unable to object and the cooperation of residents becomes less and |
less vital. “The longer it takes, the weaker people become,” | less vital. “The longer it takes, the weaker people become,” |
Flynn says. | Flynn says. |
But why not fix the buildings instead, | But why not fix the buildings instead, |
and let the residents stay? There’s certainly no financial reason | and let the residents stay? There’s certainly no financial reason |
to prevent most buildings from being renovated. Architectural | to prevent most buildings from being renovated. Architectural |
consulting firm Gensler found that the Heygate could have been | consulting firm Gensler found that the Heygate could have been |
renovated for as little as £14,000 per unit, approximately £17m | renovated for as little as £14,000 per unit, approximately £17m |
less than the £44m Southwark has spent on emptying the dwellings – | less than the £44m Southwark has spent on emptying the dwellings – |
though, of course, then the council wouldn't receive the £50m Lend | though, of course, then the council wouldn't receive the £50m Lend |
Lease paid for the site. So why do we continue to think that the only | Lease paid for the site. So why do we continue to think that the only |
way to improve an area is to blow it up? | way to improve an area is to blow it up? |
Examples of this type of demolition ball | Examples of this type of demolition ball |
regeneration dot the UK. In Scotswood, Newcastle, rebuilding has finally | regeneration dot the UK. In Scotswood, Newcastle, rebuilding has finally |
begun after the mass destruction of homes | begun after the mass destruction of homes |
way back in 2000 (residents were told the work would commence just | way back in 2000 (residents were told the work would commence just |
two years later). Queen’s Park, Blackpool’s only high-rise flats, | two years later). Queen’s Park, Blackpool’s only high-rise flats, |
are coming down, labelled too expensive to maintain. The same goes | are coming down, labelled too expensive to maintain. The same goes |
for Nottingham’s Lenton flats – but fear not displaced residents, | for Nottingham’s Lenton flats – but fear not displaced residents, |
because Nottingham council would like to let you know: “If your | because Nottingham council would like to let you know: “If your |
home is being demolished, don’t forget to read our ‘relocation’ | home is being demolished, don’t forget to read our ‘relocation’ |
leaflets.” | leaflets.” |
The Heygate was built in 1974 as social | The Heygate was built in 1974 as social |
housing to reduce overcrowding after the postwar slum clearances. In | housing to reduce overcrowding after the postwar slum clearances. In |
the 1980s and 90s, a small number of people bought their flats | the 1980s and 90s, a small number of people bought their flats |
through right-to-buy, but the majority were still council-owned. Lend | through right-to-buy, but the majority were still council-owned. Lend |
Lease plans to replace it with a number of public and private flats, | Lease plans to replace it with a number of public and private flats, |
but like most developers in these scenarios, it will put up new | but like most developers in these scenarios, it will put up new |
housing in phases: wait for one block to sell before building more. | housing in phases: wait for one block to sell before building more. |
Many relocated residents will have to wait years before they can move | Many relocated residents will have to wait years before they can move |
back to their old neighbourhood. Flynn predicts that no one from the | back to their old neighbourhood. Flynn predicts that no one from the |
Heygate will return to live at the original site, “unless wheeled | Heygate will return to live at the original site, “unless wheeled |
back in their coffin to make a good story for the press”. | back in their coffin to make a good story for the press”. |
Sometimes demolition really is the best | Sometimes demolition really is the best |
option – but only when an estate has been so neglected that it is | option – but only when an estate has been so neglected that it is |
essentially past saving. That might be the case with Red Road in | essentially past saving. That might be the case with Red Road in |
Glasgow. Matt Quinn, a former resident who ran a business from his | Glasgow. Matt Quinn, a former resident who ran a business from his |
spare room, describes how the decision to demolish his former home | spare room, describes how the decision to demolish his former home |
did not come as a surprise – and for some people is even a relief. | did not come as a surprise – and for some people is even a relief. |
“Life in Red Road was made impossible through the wilful neglect | “Life in Red Road was made impossible through the wilful neglect |
and ‘social engineering’ of the city fathers,” he says. | and ‘social engineering’ of the city fathers,” he says. |
If the | If the |
estate had not been left to fall into disrepair, he argues, there | estate had not been left to fall into disrepair, he argues, there |
would be no need to demolish it. Indeed, from the example of the | would be no need to demolish it. Indeed, from the example of the |
Barbican and other brutalist blocks like it, we know that when a | Barbican and other brutalist blocks like it, we know that when a |
high-rise concrete structure is maintained and cared for, it will | high-rise concrete structure is maintained and cared for, it will |
continue to serve its purpose. It is only when an estate has been | continue to serve its purpose. It is only when an estate has been |
left to rot that people are glad to see the back of it. | left to rot that people are glad to see the back of it. |
Multimillion pound “regeneration” | Multimillion pound “regeneration” |
plans are sold as a positive change for the community: in the early | plans are sold as a positive change for the community: in the early |
consultation stages, demolition appears to guarantee new dwellings, | consultation stages, demolition appears to guarantee new dwellings, |
revitalised facilities and job opportunities. Most of the time, these | revitalised facilities and job opportunities. Most of the time, these |
benefits never arrive. University College London’s Ben Campkin suggests that it’s the | benefits never arrive. University College London’s Ben Campkin suggests that it’s the |
negative way we talk about the “failure” of estates that has | negative way we talk about the “failure” of estates that has |
caused paralysis about how to improve them. Once a place has been | caused paralysis about how to improve them. Once a place has been |
labelled a sink estate, the crime-riddled walkways, broken | labelled a sink estate, the crime-riddled walkways, broken |
windows and cold concrete facades are hard to look beyond. | windows and cold concrete facades are hard to look beyond. |
It has been like this for years. | It has been like this for years. |
Forshaw and Abercrombie’s 1943 “slum clearance” vision for the | Forshaw and Abercrombie’s 1943 “slum clearance” vision for the |
postwar capital saw the displacement of population and employment as | postwar capital saw the displacement of population and employment as |
a necessary step. Vast swaths of the city, it was argued, would | a necessary step. Vast swaths of the city, it was argued, would |
benefit from a scheme of razing and rebuilding. There are striking | benefit from a scheme of razing and rebuilding. There are striking |
similarities between their vision and the “opportunity areas” | similarities between their vision and the “opportunity areas” |
identified in the 2011 London plan. | identified in the 2011 London plan. |
So when will local councils learn, and | So when will local councils learn, and |
where can they start? Richard Lee is one of the organisers of Just | where can they start? Richard Lee is one of the organisers of Just |
Space, formed by people fed up with being the “token community | Space, formed by people fed up with being the “token community |
voices” at developer-dominated meetings. Just Space advocates an | voices” at developer-dominated meetings. Just Space advocates an |
alternative to demolition: it supports organic development, rather | alternative to demolition: it supports organic development, rather |
than trying to “build change”. Estates hold value for the local | than trying to “build change”. Estates hold value for the local |
area, the organisation believes, and are assets to build upon. | area, the organisation believes, and are assets to build upon. |
Community-controlled estates, housing co-operatives and community | Community-controlled estates, housing co-operatives and community |
land trusts are all suitable alternatives with proven success. “Local | land trusts are all suitable alternatives with proven success. “Local |
people have a very good reason to want their community to be | people have a very good reason to want their community to be |
successful,” Lee notes. | successful,” Lee notes. |
The thriving Cafe Nova in the Elephant | The thriving Cafe Nova in the Elephant |
and Castle shopping centre is a good example. Set up in 2001, the | and Castle shopping centre is a good example. Set up in 2001, the |
cafe is a social enterprise, employing people who are socially | cafe is a social enterprise, employing people who are socially |
excluded, disabled and disadvantaged in the labour market. The | excluded, disabled and disadvantaged in the labour market. The |
shopping centre as a whole provides a mixed-use environment for | shopping centre as a whole provides a mixed-use environment for |
locals – it has, in fact, regenerated itself. Yet the council are | locals – it has, in fact, regenerated itself. Yet the council are |
insisting on scattering its client base around London and demolishing | insisting on scattering its client base around London and demolishing |
it like everything else in the Elephant, as it does not “fit in | it like everything else in the Elephant, as it does not “fit in |
with the rest of the area’s high-quality design”. | with the rest of the area’s high-quality design”. |
A spokesperson from Southwark council | A spokesperson from Southwark council |
defended Lend Lease's attempt to keep the viability study secret: | defended Lend Lease's attempt to keep the viability study secret: |
“Without some commercially sensitive information remaining private, | “Without some commercially sensitive information remaining private, |
developers could simply refuse to work with councils, leaving | developers could simply refuse to work with councils, leaving |
boroughs without the housing and regeneration we all need.” | boroughs without the housing and regeneration we all need.” |
Flynn, | Flynn, |
Lee, Quinn and others like them; people who actually have to live | Lee, Quinn and others like them; people who actually have to live |
through the process, challenge the very premise of regeneration: | through the process, challenge the very premise of regeneration: |
that it is in the public’s interest and will bring local benefits. | that it is in the public’s interest and will bring local benefits. |
One Southwark councillor, Peter John, recently said he would never | One Southwark councillor, Peter John, recently said he would never |
recommend a regeneration scheme for places like Heygate: “It is | recommend a regeneration scheme for places like Heygate: “It is |
just too unnecessarily challenging … [it] is just not the way | just too unnecessarily challenging … [it] is just not the way |
forward.” | forward.” |
There is always an alternative to | There is always an alternative to |
demolition. The Elephant and Castle shopping centre is a good | demolition. The Elephant and Castle shopping centre is a good |
example, but with its core client base strewn around the city, this | example, but with its core client base strewn around the city, this |
community hub will fail. As developers cut back on affordable housing | community hub will fail. As developers cut back on affordable housing |
and councils continue to scoff at renovation, it seems clear that the | and councils continue to scoff at renovation, it seems clear that the |
flattening and redeveloping of opportunity areas across the | flattening and redeveloping of opportunity areas across the |
country is not about making residents’ lives better. | country is not about making residents’ lives better. |
Rather than demolition, it is organic | Rather than demolition, it is organic |
evolution that creates the most resilient communities. Forget tabula | evolution that creates the most resilient communities. Forget tabula |
rasa regeneration, slow and steady wins the race. Just as nature | rasa regeneration, slow and steady wins the race. Just as nature |
renews itself, so a gradual process of pruning and regrowth is better | renews itself, so a gradual process of pruning and regrowth is better |
suited to our neighbourhoods. After all, successful regeneration of | suited to our neighbourhoods. After all, successful regeneration of |
an area shouldn't involve replacing the life that exists there. | an area shouldn't involve replacing the life that exists there. |
Lend Lease, which did not respond to | Lend Lease, which did not respond to |
requests for comment, has asked for a 14-day extension before | requests for comment, has asked for a 14-day extension before |
releasing the viability assessment, and may appeal the decision, so | releasing the viability assessment, and may appeal the decision, so |
the struggle continues. But it all could have been avoided had | the struggle continues. But it all could have been avoided had |
Southwark council not been so quick to turn to the tinderbox. | Southwark council not been so quick to turn to the tinderbox. |
“It’s not too late,” says Lee. | “It’s not too late,” says Lee. |
“We still have time to change the policies that will affect the | “We still have time to change the policies that will affect the |
future of council estates in London and around the country.” | future of council estates in London and around the country.” |
• From Garden City to new towns: why Britain should be proud of its planners | • From Garden City to new towns: why Britain should be proud of its planners |