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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 |