Showing posts with label gentrification. Show all posts
Showing posts with label gentrification. Show all posts

Sunday 16 February 2020

Development Report lays bare South Kilburn gentrification assumptions

Source report from p94 (LINK) from Brent Planning Portal (not the Planning Committee Agenda.) The scheme will be considered at Brent Planning Committee on Tuesday February 18th.

Wembley Matters has carried several critical commentaries on the South Kilburn regeneration - a regeneration heralded by Brent Council as a model for others.

The inclusion of private development in the regeneration of council estates is justified on the grounds that it enables rebuild or refurbishment of council accommodation to take place and helps create a more socially diverse community/

Certainly the profiles above are far removed from those of the average South Kilburn council resident.  The 'professionals' joint income of £150,000 - £250,000, contrasts with a median household income in Brent of £27,364. The average houseprice:income ratio in London is 14.1 compared with a UK average of 7.4.




In 2018 there were 3,498 households on Brent Council's housing waiting list.  There will be others on housing association waiting lists and of course many were removed from the list a few years as not qualifying for council help.  LINK

The housing crisis is of course much wider than Brent  and Labour councillors will argue that they have done as much as they can within current constraints but they would be wise not to hail the building of 'homes' for rich parents or overseas investors as a cause for celebration.

We need good quality homes for families on median household incomes. Nothing less.

Saturday 3 November 2018

Big changes for St Raphael's Estate on Brent Cabinet agenda



The Brent Council Cabinet is poised to approve a consultation on the redevelopment of St Raphael's Estate at its meeting on Monday November 12th (4pm, Brent Civic Centre). LINK

The estate borders the North Circular Road and the River Brent and consists of around 1174 properties of which Brent Council manages 807. Network Housing also manages some and others are private following Right to Buy. The estate was constructed between 1967 and 1982 with little intervention since.


'Limited' shops





Open views on to green space







Space for small gardens and lawned common areas






Green space between the estate and the River Brent






The officers' report states:

St Raphael’s estate was built when land was in abundance and therefore the build density is low. This presents an opportunity, for the Council to consider what options are available to maximise housing supply on the estate. By doing so, the Council can start to address the housing needs on the estate, as demonstrated above. Initial indications are that, with careful planning and support of residents on the estate, redevelopment options could produce significantly more homes, of the right size and which are genuinely affordable, than the current residents of the estate require. 

Options: 


1. Refurbishment with Limited New Build– This option would retain but increase the height of the existing blocks but could also possibly add new blocks on available land as in-fill to the existing estate. This option would not likely to be able to deliver the best outcomes for St Raphael’s that a re- development could as it would eat into and not re-provide greenspace. It would not facilitate the reprovision of better community facilities. 

.         
2. Re-development - This option would be the most radical and would likely involve the re-modelling of the estate and also increase the overall numbers of homes located on the Estate and at the same time, address the socio- economic issues affecting residents on the estate through improvements to the infrastructure on the estate. This would require a ballot. 


If Option 2 is not to eat into the green space on the estate and between the estate and the river, it appears likely that there will be high rise development.

In the past the estate had a difficult relationship with the residents of the private houses just over the River Brent in Monks Park. At one stage Monks Park residents asked that the bridge linking the two should be removed so that St Raphael's residents couldn't access their streets. Brent Council leader Muhammed Butt declares two residences on Monks Park in the Register of Interests and Dawn Butler has a house there.

Brent Council recognises the socio-economic challenges the estate faces:

The Council is committed to improving the housing, environmental and economic outcomes for those who live on the St Raphael’s Estate. The Council is aware from both the feedback and from its own knowledge of the Estate that there are environmental, safety and socio-economic issues for St Raphael’s. For example, the Community Profile for St Raphael’s identifies some specific challenges for its residents:

·      38% of children are living in poverty in St Raphael’s compared with 19% across England 

·      25% of people have no qualifications in St Raphael’s compared with 22% across England, 18% in London and 19% in Brent 

·      27% are in full time employment compared with 39% across England, 40% in London and 36% in Brent 


The Council also knows that there are other issues.
·      St Raphael’s is identified as having a low PTAL (public transport accessibility level), and only 56% of households have a car (compared to 74% nationally). 

·      The nature of the roads and river surrounding St Raphael’s can make it feel isolated even although it is relatively close to Wembley, which is exacerbated by the limited retail offer on the Estate. 

·      There are also issues in regards to the air quality and noise from the North Circular. The parts of the estate immediately beside the North Circular have high poorer air quality (65-90 NO2 (ug/m3) – reducing down to 75 dB) - reducing down to 0-55 dB further into the Estate. 


The Council is also aware that personal robbery is a prevalent crime on St Raphael’s estate, which increased by 107% from last year, compared to an increase of 52% in the rest of the borough. Also increasing, but to a lesser extent, are assault of wounding/Grievous Bodily Harm (GBH). There is also recorded gang activity on the estate. The Council’s Community Safety and Housing Management teams are working very closely with the Metropolitan Police to try and tackle these issues. However, the design and nature of the estate is likely to be a contributing factor in these crimes. 

The redevelopment option would introduce private housing into the St Raphael's mix in order to finance the redevelopment and provision of additional affordable housing and the South Kilburn regeneration is cited as an exemplar. However there are differences in terms of involvement with private developers:
Whilst the South Kilburn model has worked through the Council engaging with delivery partners to deliver and manage new private and affordable housing, on St Raphael’s the Council will seek to explore with its partners and Council wholly owned companies such as I4B and First Wave Housing, to be able to deliver/manage private sale or market rent housing products, as well as retention of social housing by the Council alongside Network Homes and Peabody Trust.
Unlike the South Kilburn development any redevelopment of St Raphael's will have to go to a tenants' ballot following GLA rules. 

Here are extracts from a residents' survey about the estate (click on images to enlarge):







Given the report's mention of gang activity it is noteworthy that 'facilities for youth' is top of the residents' agenda for improvement but that of course is not just a matter of providing a building but also the provision of ongoing funding. The Roundwood Centre is a great building, the last one left in Brent, but the latest Brent Council budget proposes no longer funding its youth service activities.

The high priority given to parks and green spaces by residents is also significant and it is likely that any proposals that eat into that space will be opposed.

Overall of course concerns that the redevelopment is a cover for gentrification will have to be addressed by councillors and council officers.

Saturday 28 October 2017

Wembley Park: The Money Under Our Feet


There have been many postings on this website about Quintain's Wembley Park 'regeneration' and even more comments, particularly as the development has accelerated recently eating up warehouse and industrial units and apparently squeezing tower blocks into any spare space. In this guest posting Dilan Tulsiani stands back and considers the implications for local people as well as the locality itself.
 

On the 29th of August 2017, Quintain, a property investment and development business, announced via its website that it was ‘spending £1m a day on construction making Wembley Park one of the UK’s biggest construction sites’. According to Quintain, there will be over 8,500 jobs created, with a further 3,000 homes under construction ‘delivered at a pace not seen at any other London development site’. The construction framework consists of six contractors, the notables being: McLaren, Wates, Sisk and Carillion. Quintain have recently shifted their construction policy from ‘build to buy’ to ‘build to rent’. They aim to build over 7,000 new homes, with 5,000 labelled as ‘build to rent’, and a further 2,300 as “affordable”.

 

Quintain and Brent Council have both resisted using the term ‘gentrification’ to describe their partnership in transforming the area. Instead, you’ll see ‘regeneration’ on practically every website or poster promoting the ongoing process. This is understandable, as the critics of any form of gentrification, are quick to label the selective description by property developers as deceptive and dishonest. Technically speaking, regeneration is embedded within the process of gentrification. The Cambridge Dictionary defines regeneration: ‘to improve a place or system, especially by making it more active or successful’. Gentrification is defined as: ‘the process by which a place, especially part of a city, changes from a being poor to being a richer one, where people from a higher social class live’. Wembley Park’s ‘regeneration’ process factually falls under both definitions (for the remainder of this article I will use the term ‘gentrification’ instead of ‘regeneration’, as it is more accurate to my subject matter). Although, to prevent an ethical breakdown, new tenants would probably cling to ‘regeneration’ as an ontological justification for staying in Wembley.

 

Residents who have lived in Brent for more than a decade will remember the industrial abyss that used to exist just a short walk from the station. In this sense, the gleaming metallic towers, illusory designer outlet and newly placed pavement are well relished. However, there are a few fundamental concerns that have simply been swept aside. Firstly, the effect on the surrounding areas. There is no surprise, that most, if not all the flats in Wembley are not “affordable”. In fact, that term is usually used to provoke a narrative of relativity concerning financial status. Quintain has invested £900 million into Wembley Park, without careful consideration and evaluation from the residents of Brent, this could lead to some serious socio-economic disparities. David Fell, a research analyst at Hamptons International states that property prices in HA9 “have risen by 14% in the last year [2016], compared to a London average of 10%.” Just down the road from Wembley Park, a two-bedroom flat is valued around £335,000. A flat of the same size, less than 10 minutes’ walk away, is valued at £450,000 - £500,000. Recently, Alto has sold two-bedroom flats in Wembley Park for £800,000.

 

A similar problem was highlighted in 2014 during gentrification processes in South Kilburn, where a member of the Residents’ Association claimed: “Those who have been living in the area are essentially being driven out. This all amounts to a social cleansing of South Kilburn.” Moreover, Alpha, Gorefield and Canterbury Tenants’ and Residents’ Associations emphasised that the residents who have lived in South Kilburn for generations could no longer afford to live in their homes. These are not trivial or isolated matters. They’re simply the effects of gentrification. Wealth concentrated in one single area in this manner, will have drastic consequences. The surrounding populations will be allowed to use facilities, shops and walk the newly paved streets, but there is a cap on their indulgence of this ideology. Consider what the residents of Chalkhill think when their homes are (literally and metaphorically) overshadowed by the new apartment towers. When they, like so many other communities, have a lack of funding within their own neighbourhoods, along with other serious social issues. To name one, in Brent and Hounslow 34 high-rise buildings failed fire cladding tests issued after the horrendous disaster at Grenfell Tower. In contrast, I think it would be perfectly safe to assume that the newly built apartments in Wembley Park have some of the best fire safety systems available.

 

 Attached to this disparity of wealth is the subsequent problem of crime. There is no doubt that the new properties will have a well-maintained police presence, due to the proximity of the stadium, along with security guards for each building. Due to the disparity, crimes in the surrounding areas may increase. Let’s take some of surrounding areas as examples (take these as approximate averages): From January - August 2017, Alperton has had the average total crime rate of 118/month, Dollis Hill’s average total crime rate was 137/month, and Tokyngton stands at an average of 188/month. Tokyngton is the closest of the three areas to Wembley Park, and in recent years it has had a subsequent increase in total crimes committed. If the investment in selective industries and areas remains or increases in the next decade, there should be no surprise at the increase in crime. This correlation was well represented in gentrification processes in New York, especially Harlem. As living standards get higher, the price of property increases, more people will forcibly turn to crime – both petty and serious. The socio-cultural divide will only widen.

 

One last fundamental issue is an assessment by The FA (for those like myself who are not sport literate: The Football Association). In May 2016, The FA complained that Brent Council was considering those who visit the stadium “an afterthought”. The recent constructions sites, which appear directly outside the stadium, could present potential hazards to fans, according to the FA. In fact, these new apartments would present the highest, and thus the most expensive flats, with their own personalised view of the games below them. Wembley is already set to be overcrowded, yet with ongoing construction, and busy venues/rush hour, there should be an effective policy by the council to counter this.

 

Ultimately, I see no realistic counter-movement to what seems to be an unchecked gentrification process at Wembley. In the next decade, Wembley, just as many other towns in Greater London, will be injected with huge sums of money, none of which will aid ingrained social issues, but will make these issues less noticeable for those living in the newly ‘regenerated’ areas. In the meanwhile, surrounding populations will attempt to readjust and comfort themselves from their high price of living with the luxurious shopping outlets built on the borders between their areas and the ‘newly regenerated Wembley Park’.

 

Thursday 28 May 2015

Housing and anti-gentrification campaigns are building up all over London


Housing campaigns are springing up all over London as developers move into areas of social housing to build luxury flats that existing residents cannot afford. Social cleansing and gentrification are forcing families to move away from their workplaces, children's schools, family and social networks. However, resistance is building.

Wednesday 27 May 2015

Regeneration and Gentrification in South Kilburn

Following his recent guest blog about South Kilburn, Pete Firmin, took me on a tour of the estate and talked about some of the issues confronting residents. In particular we discussed the HS2 vent which HS2 want to site on a carpark next to Queens Park Bakerloo and Overground station but which Brent Council wants to site next to St Mary's Catholic Primary School.

It is estimated that the building the vent will take 6 years and at the construction peak will necessitate 187 truck trips into the site and then 187 out again.

It is not clear that people moving into the new flats have been made aware of the disruption that awaits them.

In this video Pete highlights the issues:



Thursday 11 September 2014

Our West Hendon takes on pan-London gentrification this Saturday

Readers will remember Save The Welsh Harp, the campaign to stop Barratts building tower bocks on the banks of the Welsh Harp which had been occupied by the West Hendon Social Housing Estate. LINK

Barnet Coucil and Boris Johnson approved the scheme despite widespread oppositon and now tenants are being forced out.

This message is from Our West Hendon:

Our West Hendon are running out of time. Non-secure tenants are rapidly being forced out of their communities and Barratts has refused to negotiate 'like for like' settlements with the leaseholders.

Private tenants face yet another move and secure tenants are reluctantly due to be moved into the new but massively inferior builds. It appears the only way to deal with the council and the developers is now to take direct action. Please join us in solidarity this Saturday 13th from 7am-1pm at Marsh Drive Community Centre NW9 7QE.

We know the only way to stop this pan-London gentrification is if all affected communities now come together. Alone we are few, together we are many!


Friday 20 June 2014

South Kilburn a yuppie dreamland 'Manhattan style'?


Queens Park Place from Londonewcastle on Vimeo.


Estate agents are well known for renaming neighbourhoods to make them more socially acceptable - Shepherd's Bush as Holland Park West springs to mind.

Now a corner of South Kilburn, the wrong 'side of the tracks' from Queen's Park is being marketed as Queen's Park Place:
Queen’s Park, an urban village in North West London, is one of the capital’s better-kept secrets. Looking at its amenities and ambiance, it’s no surprise local residents like to keep the place to themselves. Just 7 minutes to Paddington and 15 minutes to Oxford Circus by direct Underground line, the area has a bustling High Street and an historic 30-acre park named in honour of Queen Victoria’s Golden Jubilee. The vibrant community spirit is evident in the eclectic shops, park, gastropubs, restaurants and especially in the weekly farmers’ market, voted the best in the UK.

Now, the secret’s out, as a new residential development is putting Queen’s Park on the map. Just a minute’s walk from the local Underground and Overground station, Queen’s Park Place is a collection of 116 contemporary apartments and penthouses designed for metropolitan living in a Manhattan style. With private balconies or roof terraces overlooking private courtyard gardens, secure underground parking and an impressive lobby with 24-hour hotel-style Concierge services, the development sets new standards in contemporary design and quality.


Beneath the super-sell is the reality of the gradual gentrification of London. The removal of poor people as developers build for the rich, especially overseas investors,  property prices and rents rise, and housing becomes increasingly unaffordable.

Just look at the video and see if it reflects the reality of Brent.


Sunday 25 May 2014

June 3rd Meeting - Continuing the housing struggle in Brent


A message from Brent Housing Action and Housing4All

Brent Housing Action and Housing4All are co-hosting a NorthWest London Radical Housing Network meeting on Tuesday June 3rd.

The meeting will start at 7pm at Brent Trades Hall Club (aka Apollo Club), 375 High Road, Willesden NW10 2JR. Nearest tube is Willesden Green or Dollis Hill ( both Jubilee Line). The Apollo Club is a two minute walk from Willesden Bus garage.
On Tuesday 3rd June, activists from Brent Housing Action and Housing4All (formerly the Counihan-Sanchez Housing Campaign) would like to open their regular bi-monthly meeting to all those concerned with housing and related welfare issues in NW London. This is to build upon the links made during the Inequality Bus Tour of 26/4/14, to bring in new activists looking to form groups that have contacted the Radical Housing Network since that weekend and to compare ideas of how we should continue the struggle against the triple whammy of market-rent "affordable" housing, regeneration/gentrification projects and welfare state reforms.

Ideally each housing group will give a brief outline of their campaign( 5 minutes approximately).
We'd like to hear what groups would find the meeting useful for so that we can build an agenda - please respond with any brief ideas nic.lane2@googlemail.com .

The agenda - so far - could also include the following:

How can NW London best support its various Housing Action Groups? (Anti-eviction teams/ duplication of Intel etc.):
MIPIM - the international land sales/housing conference- comes to Earls Court in October: joint protests?
Interaction with European/National/London Housing Networks?
Future Priorities

Invited groups include:

Housing4All (co-host)
Brent Housing Action (co-host)
Radical Housing Network (co-host)
Jubilee Sports Centre Campaign
Barnet Housing Action
Our West Hendon
Kilburn Unemployed Workers Group
Unite Community
Stable Way Residents Association
Save Earls Court
Gibbs Green
Sutton Estate
Grenfell Action Group
Advice4Renters