Look to the Heygate Estate for what's wrong with London's housing

At Elephant & Castle you can see exactly how London's mixed communities are being forced to give way to regeneration.

For a year and a bit I lived in a flat off the Walworth Road, and every morning and evening I would walk the half a mile between Elephant & Castle tube station and home. On one side was the “mugger’s paradise” Heygate Estate, on the other, the Carbuncle Cup-winning Strata SE1. For many reasons, I always preferred the look of the former over the latter.

At the time I’d heard there were only seven people left living in flats there, and the mostly-derelict estate was probably mostly known to non-locals as a setting for films like World War Z and Attack The Block, and the TV shows Luther and Spooks. Steel panels went up, over time, to stop the curious from taking walks around the abandoned buildings, or enjoying the views from the roofs. The Heygate may have still been a home for some, but the world outside treated it as a dead space. Photographers, explorers, and free runners loved it.

For everything that’s wrong with London’s housing and built environment, look to the Heygate Estate, and to what will replace it. Completed in 1974, its 1,200 homes housed more than 3,000 people in spacious, well-lit rooms with all the modern conveniences. Two decades later, its broken lifts, broken lights, piss-soaked corridors and violent crime came to signify everything wrong with the post-war approach to social housing and urban design.

Of course, the reality of what the Heygate was is more complicated than a concrete monstrosity taken over by the allegedly degenerate. Listen to Chris Wood’s “Heygate Heaven”, for example - the voices of residents drift in and out over the the ambient sounds of the estate and surrounding areas. Many of the residents mourn its destruction, even while admitting its flaws:

Adrian Glasspool is the last person living within the Heygate, and the Guardian dealt with his imminent eviction this week:

Glasspool, a teacher, who remains inside his three-bedroom maisonette in Elephant and Castle amid a dispute about compensation, represents the last hurdle in a 15-year project which will see more than 1,200 primarily social-rented homes replaced with more than 2,300 flats and houses, the majority sold for prices currently reaching £380,000 for a one-bedroom flat.

Southwark council, masterminding the transformation with developers Lend Lease, says the scheme brings long-overdue regeneration to an area long blighted by poverty and post-war brutalist housing, and that money it generates will finance thousands of affordable homes.

None of these 284 homes, currently priced between £350,000 and £1.1m, will be offered at a discount. Instead, Lend Lease has given Southwark £3.5m to spend on social housing elsewhere and will contribute to a new leisure centre.

A report by council officers said Lend Lease baulked at providing social units as this would require a second lobby and lift shaft to separate the two types of resident, adding: "Not doing so would have significant implications on the values of the private residential properties.”

That last bit is particulalry horrible, as it reveals the base motivation for the project - maximising profits from the redevelopment, and doing so by keeping the riff-raff out. Developers across the city have been doing this, with gates within gates to make the division especially clear.

The simplest way to get across how terrible a deal this is for everyone involved in the Heygate's regeneration is to simply quote the figures involved:

What has happened here is that Southwark Council has lost money on evicting the Heygate Estate for the benefit of Lend Lease, with no prospect of getting anything in return for it. In the process, an established community has been scattered throughout the borough and beyond, while the Council obfuscated what was happening and fought to keep key details secret until it was too late to stop it.

There is a thriving microblogging community in Southwark, and it has documented every step. Sites and groups like 35 Percent, the Elephant & Castle Urban Forest, and Better Elephant have been covering the cleansing of Southwark to no avail. 35 Percent has actually managed to create (thanks to FOI) a map of the Heygate diaspora:

The Heygate Estate occupied a large site next to a major transport interchange in an inner London borough, and its residents had the temerity to remain poor while the land they lived on became more valuable. When people talk about the "social cleansing" of London, this is it. The classism and snobbery directed towards brutalism (but only when occupied by certain groups - see: the Barbican) compounded the Heygate Estate's fate. Read through the stories from former residents, archived on Heygate Was Home, for proof that it wasn't always considered a slum, or an eyesore, by the people who mattered.

We're losing London to the forces you can see at work at the Heygate. Regeneration schemes that push the existing community out to neo-banlieues and replacing them with white collar professionals and students living in inferior-quality buildings; councils pleased to turn a blind eye so they have higher rate payers within their boroughs; developers getting given land at a fraction of its true value on the promise of future profits that mysteriously never arrive; a revolving door between local authorities and regeneration consultancy and PR firms. The people affected by these phenomena are the last people to be given a say in, let alone be given control of, their lives. God forbid they should ever be given a way to choose how their city changes, too.

The Heygate Estate on the left, Strata SE1 on the right. (Photo: Getty)

Ian Steadman is a staff science and technology writer at the New Statesman. He is on Twitter as @iansteadman.

John Moore
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The man who created the fake Tube sign explains why he did it

"We need to consider the fact that fake news isn't always fake news at the source," says John Moore.

"I wrote that at 8 o'clock on the evening and before midday the next day it had been read out in the Houses of Parliament."

John Moore, a 44-year-old doctor from Windsor, is describing the whirlwind process by which his social media response to Wednesday's Westminster attack became national news.

Moore used a Tube-sign generator on the evening after the attack to create a sign on a TfL Service Announcement board that read: "All terrorists are politely reminded that THIS IS LONDON and whatever you do to us we will drink tea and jolly well carry on thank you." Within three hours, it had just fifty shares. By the morning, it had accumulated 200. Yet by the afternoon, over 30,000 people had shared Moore's post, which was then read aloud on BBC Radio 4 and called a "wonderful tribute" by prime minister Theresa May, who at the time believed it was a genuine Underground sign. 

"I think you have to be very mindful of how powerful the internet is," says Moore, whose viral post was quickly debunked by social media users and then national newspapers such as the Guardian and the Sun. On Thursday, the online world split into two camps: those spreading the word that the sign was "fake news" and urging people not to share it, and those who said that it didn't matter that it was fake - the sentiment was what was important. 

Moore agrees with the latter camp. "I never claimed it was a real tube sign, I never claimed that at all," he says. "In my opinion the only fake news about that sign is that it has been reported as fake news. It was literally just how I was feeling at the time."

Moore was motivated to create and post the sign when he was struck by the "very British response" to the Westminster attack. "There was no sort of knee-jerk Islamaphobia, there was no dramatisation, it was all pretty much, I thought, very calm reporting," he says. "So my initial thought at the time was just a bit of pride in how London had reacted really." Though he saw other, real Tube signs online, he wanted to create his own in order to create a tribute that specifically epitomised the "very London" response. 

Yet though Moore insists he never claimed the sign was real, his caption on the image - which now has 100,800 shares - is arguably misleading. "Quintessentially British..." Moore wrote on his Facebook post, and agrees now that this was ambiguous. "It was meant to relate to the reaction that I saw in London in that day which I just thought was very calm and measured. What the sign was trying to do was capture the spirit I'd seen, so that's what I was actually talking about."

Not only did Moore not mean to mislead, he is actually shocked that anyone thought the sign was real. 

"I'm reasonably digitally savvy and I was extremely shocked that anyone thought it was real," he says, explaining that he thought everyone would be able to spot a fake after a "You ain't no muslim bruv" sign went viral after the Leytonstone Tube attack in 2015. "I thought this is an internet meme that people know isn't true and it's fine to do because this is a digital thing in a digital world."

Yet despite his intentions, Moore's sign has become the centre of debate about whether "nice" fake news is as problematic as that which was notoriously spread during the 2016 United States Presidential elections. Though Moore can understand this perspective, he ultimately feels as though the sentiment behind the sign makes it acceptable. 

"I use the word fake in inverted commas because I think fake implies the intention to deceive and there wasn't [any]... I think if the sentiment is ok then I think it is ok. I think if you were trying to be divisive and you were trying to stir up controversy or influence people's behaviour then perhaps I wouldn't have chosen that forum but I think when you're only expressing your own emotion, I think it's ok.

"The fact that it became so-called fake news was down to other people's interpretation and not down to the actual intention... So in many interesting ways you can see that fake news doesn't even have to originate from the source of the news."

Though Moore was initially "extremely shocked" at the reponse to his post, he says that on reflection he is "pretty proud". 

"I'm glad that other people, even the powers that be, found it an appropriate phrase to use," he says. "I also think social media is often denigrated as a source of evil and bad things in the world, but on occasion I think it can be used for very positive things. I think the vast majority of people who shared my post and liked my post have actually found the phrase and the sentiment useful to them, so I think we have to give social media a fair judgement at times and respect the fact it can be a source for good."

Amelia Tait is a technology and digital culture writer at the New Statesman.