1. The Estate Regeneration Programme
In September 2017, as part of our residency at the Institute of Contemporary Arts, Architects for Social Housing (ASH) mapped out London’s estate regeneration programme. Our research identified 237 housing estates that have recently undergone, are currently undergoing, or are threatened with regeneration, demolition or privatisation with the resulting loss of homes for council or social rent. In one borough alone, no less than 9,500 such homes are being lost to Southwark council’s estate regeneration programme. These figures are not anomalies, but accord with the targets of estate regeneration. These have been laid out in such policy-defining publications as City Villages: More homes, better communities (published in March 2015), which recommended reclassifying existing council estates as ‘brownfield land’ – a term usually applied to ex-industrial or commercial land that requires decontamination before use; and the report to the Government’s Cabinet Office titled Completing London’s Streets: How the regeneration and intensification of housing estates could increase London’s supply of homes and benefit residents (January 2016), which recommended demolishing the council homes of over 400,000 Londoners. In practice, if not in name, the estate ‘regeneration’ programme means the demolition and redevelopment of housing estates for capital investment by offshore companies, buy-to-let landlords and home ownership. Only a small percentage of the new-builds end up as so-called ‘affordable’ housing, and this newly designated category increasingly means shared-ownership properties, rent-to-buy products or affordable rents set at 80 per cent of market rate. Few if any homes for social rent, fixed at 30 per cent of market rate, are being built to replace the thousands being lost. The effect of this programme, which every council in London is implementing on their housing stock, has been described with a term that still causes anger and furious denials in those carrying it out, but which has been universally adopted by both residents and campaigners resisting it: social cleansing.
Continue reading “Central Hill: A Case Study in Estate Regeneration. ASH Presentation to the Department of Architecture, Braunschweig University of Technology”