Mapping London’s Estate Regeneration Programme

1. The List

As I turned to camera and explained why I had just pursued first Sadiq Khan and then Jeremy Corbyn in opposite directions down the same Islington street, asking them questions they both resolutely refused to answer about their support for the estate regeneration programme being implemented by London’s Labour councils, a Labour activist stood behind me and held up a ‘Vote Labour’ placard, as if this would somehow compensate for the silence of the Party’s Leader and future London Mayor. At this point Sid Skill (not his real name, unfortunately) stepped forward and held up, in front of the Labour placard, an A3 sheet of paper bearing a list of about 40 names printed in red, below which was written in large black capital letters: ‘JUST SOME OF THE ESTATES SOCIALLY CLEANSED BY LABOUR COUNCILS IN LONDON’.

It was 26 March 2016, the elections for London Mayor were six weeks away, and we – that is, members of Architects for Social Housing, Class War, the Revolutionary Communist Group, several film crews and a bunch of press photographers – had just ambushed a publicity stunt designed to heal the public rift that had opened that week when it was revealed that the Labour candidate, Sadiq Khan, had appeared on another list of names, this one leaked to the press and identifying the MPs designated as ‘hostile’ to Corbyn’s leadership. I don’t think this was the first time I had seen the list Sid and L.G. had compiled and posted on ASH’s Facebook page, but it may have been the first time I had seen Sid use it as a weapon to combat the lies of the Labour Party. As I spoke to camera I held up another sheet of paper, this one bearing a map of Islington – the constituency of the Labour Leader who had just run away from me – on which every council estate had been outlined in red. I had taken this map from a report published in March the previous year by the Institute of Public Policy Research titled City Villages: More homes, better communities, which we had just exposed as the basis to the housing policies of both the Labour and the Conservative candidates for London Mayor. In this report the editor, the onetime Labour Peer, Andrew Adonis, had argued that the greatest source of brownfield land available for redevelopment in London is what Yolande Barnes, the Director of Research at Savills real estate firm and co-author of the report, estimated are the 3,500 existing council estates on which roughly 360,000 homes are built and in which over a million Londoners currently live.

It’s hard to say exactly when ASH had the idea of mapping London’s estate regeneration programme, but this is as good a moment as any; and I recall it here to distinguish our purpose in creating this map from a purely academic exercise that is content with recording the actions it maps but does nothing to oppose them. ASH’s map of this programme is first and foremost a weapon in the fight against the propaganda war waged by the political parties whose housing policies are based on this programme, the London councils implementing it, the housing associations receiving public funds to profit from it, the public think tanks employed to justify it, the estate agents that produce the viability assessments that demand it, the builders, property developers and architectural practices getting rich from it, and the press that promotes the lies and silences the truth about it. That’s a lot to place on one map, so we decided to make it as big as we possibly could. This article is how we went about creating it.

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ASH Retrospective at the ICA

From the 14-20 August ASH had a residency in the Upper Galleries of the Institute of Contemporary Arts in London. During the week we hosted several talks on aspects of London’s housing ‘crisis’, including a presentation by Co-ops for London, a workshop by Achilles Fanzine, and an ASH meeting on the terms of reference in the Public Inquiry into the Grenfell Tower fire. During our residency we created a wall-size map identifying the site of every London estate regeneration, and on the weekend we exhibited both this and the design alternatives to demolition ASH has produced in the two-and-a-half years between March 2015 and August 2017. And since the estates the ASH designs are made to save from demolition are occupied by the people that are always absent from architect’s masterplans, we also invited individuals and groups with whom we have collaborated to exhibit photographs and films documenting some of the estates threatened by the London programme of estate regeneration and the campaigns by residents and other groups to resist the demolition of their homes. This is a record of the exhibition at the ICA.

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Why I Never Write About the Fucking Tories

Illustration by Clifford Harper
In a nation of 65.5 million people the membership of the Conservative Party is a tiny 134,000, a fraction of the well over half a million current members of the Labour Party. Yet the Conservative Party is one of the most successful political parties in Western democracies. Conservative Prime Ministers led UK governments for 57 years of the 20th Century and for 7 of the 21st. It currently has 8,857 councillors in local government – a extraordinary 1 for every 15 party members – out of a total of 20,830 seats; and, despite implementing the most draconian cuts to government expenditure in living memory while simultaneously presiding over the highest wealth inequality in Europe, has just been voted to the government of the UK for the third time in seven years. So how do they do it?

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New Old Labour: An Introduction for Housing Campaigners

And I saw a great white throne and the one sitting on it. The Parliamentary Party and the Progress councils fled from his presence, but they found no place to hide. I saw the unions, both affiliated and unaffiliated, standing before his throne. And the books were opened, including the Electoral Register. And the voters were judged according to how they had voted, as recorded in the Register. The boroughs gave up their constituents, and the wards and the parishes gave up their electorate. And all were judged according to their voting record. Then the non-voters and the ballot-spoilers were deleted from Momentum’s mailing list. And anyone whose name was not found recorded in the Electoral Register was also deleted from the list.

Then I saw a new Government and a new Party, for the old government and the old party had disappeared. And the Blairites also were gone. And I saw the Holy City, the new London, coming down out of Momentum dressed like a young bride for her husband. I heard a loud shout from the throne, saying: ‘Look, God’s home is now among his people! He will live with them, and they will be his people. God himself will be with them. He will wipe every tear from their eyes, and there will be no more homelessness or food banks or delays on Network Rail or NHS queues or hard Brexit. All these things are gone forever.’

And the one sitting on the throne said: ‘Behold, I am making everything new!’ And then he said to me: ‘Write this down in our Manifesto, for what I tell you is trustworthy and true.’ And he also said: ‘It is finished! I am Estate Demolition and Affordable Housing – the Beginning and the End. To all who are poor I will give freely from the ever-so-slightly raised taxes on the rich. All who are victorious will benefit from the Trident nuclear programme, and I will be their God, and they will be my voters. But cowards, critics, doubters, unbelievers, ballot-spoilers, those who practice free thinking, extreme leftists and all who did not vote for us – their fate is in the electoral wilderness!’

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J’ACCUSE! Selected Letters to the Architects’ Journal, June 2015-July 2017

ASH first encountered the Architects’ Journal in June 2015 when, together with Fight for Aylesbury and Class War, we organised a protest at the AJ120 Awards, and Will Hurst, at the time the Deputy Editor, appeared among our motley crew of squatters and class warriors resplendent in a navy blue suit, and engaged me in debate. The idea had been inspired by Fight for Aylesbury’s occupation the previous May of the offices of HTA Design, the lead architects on the Aylesbury estate regeneration, during a meeting in Camden with their fellow practices Mae, Hawkins\Brown and Duggan Morris Architects, and which had drawn Ben Derbyshire’s memorable response: ‘Well, thank you very much for your point of view. Would you be so kind as to leave now?’ Rather symbolically, the AJ120 Award ceremony was being held in a huge tent erected in the moat of the Tower of London, and in order to get our message past the line of bouncers we had printed out our protest on about two hundred sheets of A4 paper and folded them into airplanes. I remember opening our protest by launching the first plane, and by lucky chance it flew over the heads of security, across the battlement walls, down into the moat, and landed in one the champagne glasses lined up on the tray of a waiter. On the back of these sheets we had printed in large black letters:

Q. Why do architects always wear black?
A. Because they’re the funeral directors of the working class.

As any good Deputy Editor should, Will tweeted this on his Twitter account, and the following week the protest was widely covered in the Architects’ Journal, with a mention in Rory Olcayto’s editorial, a feature by Colin Marrs including the full text of our protest, and even in that drunken-uncle-at-a-wedding rant of intellectual ideas that is Paul Finch’s personal column, then was followed up the following week by a page of responses from architects on the ‘ethics of regeneration’. Great, we thought, the conscience of the profession has been pricked! In the words of Humphrey Bogart, this could be the beginning of a beautiful friendship.

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In formation: ASH Residency at the ICA

In 1960 the Fourth Conference of the Situationist International was held in London’s East End. This was the SI’s only visit to the land of Les Rosbif, and while here they were invited to speak at the Institute of Contemporary Arts at its old site in Dover Street. After their presentation – which largely consisted of rejecting the art world’s attempt to recuperate their actions as ‘Situationism’ – the British public – which largely consisted of that mix of bourgeois, bohemians and bankers still recogniseable today – started demanding clarifications. At which point Guy Debord got up to leave, but not before saying in demotic English: ‘We’re not here to answer ******* questions!’

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The Truth about Grenfell Tower: A Report by Architects for Social Housing

A PDF file of this report is available here: The Truth about Grenfell Tower

On Thursday, 22 June, 2017, in response to the Grenfell Tower fire the previous week, Architects for Social Housing held an open meeting in the Residents Centre of Cotton Gardens estate in Lambeth. Around 80 people turned up and contributed to the discussion – residents, housing campaigners, journalists, lawyers, academics, engineers and architects. Below is an edited film of the meeting made for us by Line Nikita Woolfe, with the assistance of Luc Beloix on camera and additional footage by Dan Davies, and is produced by her company Woolfe Vision. The presentations we gave that evening are the basis of this report, to which we have added our subsequent research as well as that collated from the numerous articles on the Grenfell Tower fire published in the press and elsewhere, to which we have attached the weblinks, with the original documents included whenever they are available.

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