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.

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Tony Blair might be a toxic figure - but his influence endures

Politicians at home and abroad are borrowing from the former prime minister's playbook. 

On 24 May at Methodist Central Hall, Westminster, a short distance from where he once governed, Tony Blair resurfaced for a public discussion. Having arrived on an overnight flight, he looked drawn and puffy-eyed but soon warmed to his theme: a robust defence of liberal globalisation. He admitted, however, to bafflement at recent events in the world. "I thought I was pretty good at politics. But I look at politics today and I’m not sure I understand it."

Blair lost power in the summer of 2007. In the ensuing nine years, he lost reputation. His business ventures and alliances with autocrats have made him a pariah among both the public and his party. A YouGov poll published last year found that 61 per cent of voters regarded Blair as an electoral liability, while just 14 per cent viewed him as an asset. In contrast, John Major, whom he defeated by a landslide in 1997, had a neutral net rating of zero. It is ever harder to recall that Blair won not one general election (he is the only living Labour leader to have done so) but three.

His standing is likely to diminish further when the Iraq inquiry report is published on 6 July. Advance leaks to the Sunday Times suggest that he will be censured for allegedly guaranteeing British military support to the US a year before the invasion. Few minds on either side will be changed by the 2.6 million-word document. Yet its publication will help enshrine Iraq as the defining feature of a legacy that also includes the minimum wage, tax credits, Sure Start, devolution and civil partnerships.

Former leaders can ordinarily rely on their parties to act as a last line of defence. In Blair’s case, however, much of the greatest opprobrium comes from his own side. Jeremy Corbyn inclines to the view that Iraq was not merely a blunder but a crime. In last year’s Labour leadership election, Liz Kendall, the most Blair-esque candidate, was rewarded with 4.5 per cent of the vote. The former prime minister’s imprimatur has become the political equivalent of the black spot.

Yet outside of the Labour leadership, Blairism endures in notable and often surprising forms. Sadiq Khan won the party’s London mayoral selection by running to the left of Tessa Jowell, one of Tony Blair’s closest allies. But his successful campaign against Zac Goldsmith drew lessons from Blair’s election triumphs. Khan relentlessly presented himself as “pro-business” and reached out beyond Labour’s core vote. After his victory, he was liberated to use the B-word, contrasting what “Tony Blair did [in opposition]” with Corbyn’s approach.

In their defence of the UK’s EU membership, David Cameron and George Osborne have deployed arguments once advanced by New Labour. The strategically minded Chancellor has forged an unlikely friendship with his former nemesis Peter Mandelson. In the domestic sphere, through equal marriage, the National Living Wage and the 0.7 per cent overseas aid target, the Conservatives have built on, rather than dismantled, significant Labour achievements."They just swallowed the entire manual," Mandelson declared at a recent King’s College seminar. "They didn’t just read the executive summary, they are following the whole thing to the letter."

Among SNP supporters, "Blairite" is the pejorative of choice. But the parallels between their party and New Labour are more suggestive than they would wish. Like Blair, Alex Salmond and Nicola Sturgeon have avoided income tax rises in order to retain the support of middle-class Scottish conservatives. In a speech last August on education, Sturgeon echoed the Blairite mantra that "what matters is what works".

Beyond British shores, political leaders are similarly inspired by Blair – and less reticent about acknowledging as much. Matteo Renzi, the 41-year-old centre-left Italian prime minister, is a long-standing admirer. "I adore one of his sayings,” he remarked in 2013. “I love all the traditions of my party, except one: that of losing elections."

In France, the reform-minded prime minister, Manuel Valls, and the minister of economy, Emmanuel Macron, are also self-described Blairites. Macron, who in April launched his own political movement, En Marche!, will shortly decide whether to challenge for the presidency next year. When he was compared to Blair by the TV presenter Andrew Marr, his response reflected the former prime minister’s diminished domestic reputation: “I don’t know if, in your mouth, that is a promise or a threat.”

The continuing attraction of Blair’s “third way” to European politicians reflects the failure of the project’s social-democratic critics to construct an alternative. Those who have sought to do so have struggled both in office (François Hollande) and out of it (Ed Miliband). The left is increasingly polarised between reformers and radicals (Corbyn, Syriza, Podemos), with those in between straining for relevance.

Despite his long absences from Britain, Blair’s friends say that he remains immersed in the intricacies of Labour politics. He has privately warned MPs that any attempt to keep Corbyn off the ballot in the event of a leadership challenge would be overruled by the National Executive Committee. At Methodist Central Hall, he said of Corbyn’s supporters: “It’s clear they can take over a political party. What’s not clear to me is whether they can take over a country.”

It was Blair’s insufficient devotion to the former task that enabled the revival of the left. As Alastair Campbell recently acknowledged: “We failed to develop talent, failed to cement organisational and cultural change in the party and failed to secure our legacy.” Rather than effecting a permanent realignment, as the right of the party hoped and the left feared, New Labour failed to outlive its creators.

It instead endures in a fragmented form as politicians at home and abroad co-opt its defining features: its pro-business pragmatism, its big-tent electoralism, its presentational nous. Some of Corbyn’s ­allies privately fear that Labour will one day re-embrace Blairism. But its new adherents would never dare to use that name.

George Eaton is political editor of the New Statesman.

This article first appeared in the 26 May 2016 issue of the New Statesman, The Brexit odd squad