LONDON INTELLIGENCE

Monday, 15 December 2014

Demolition City: Heygate Estate, Elephant and Castle, Walworth, 'Regeneration', Displacement, Southwark, Lend Lease

The Heygate Estate stood for 40 years as an emblem of Britain’s commitment to genuinely affordable public housing.
By late 2014, it’s a pile of rubble.

Now...the Heygate Estate, reduced to piles of rubble, overlooked by The Shard
© Paul Coleman, London Intelligence 2014

Then...the Heygate Estate in February 2013
© Paul Coleman, London Intelligence 2013

Rubble makers

By Paul Coleman

Completed in the 1970s – and designed by architect Tim Tinker – thousands of people carved out their lives in 1,212 publicly owned homes on the Heygate Estate.

The vast majority were council tenants, with a handful of 'right-to-buy' leaseholders.

But, for them all, the Heygate’s heydays now only exist as memories.

Southwark Council decanted these tenants.

Many are scattered to other parts of London and south-eastern England.

Taking over

It's December 2014.

Demolition crews – partly subsidised by taxpayers’ money – have reduced the Heygate’s public housing to small piles of rubble.

A private housing market is taking over from public housing in this shard of south London.

Only 79 of these 2,735 new homes to be built on the Heygate’s 25 acres will be offered at rent levels comparable to council tenancies.

Generations

Southwark Council and developers Lend Lease say these new homes will 'regenerate' a failed estate and create a new south London neighbourhood.

People campaigning for more 'affordable homes' and social housing say Southwark Council is simply serving the interests of property developers.

Local residents say this 'regeneration' process, endorsed by the local state, amounts to 'social cleansing'.

Displacing less affluent household who have lived in the Elephant and Castle and Walworth neighbourhoods for generations.

And, replacing them with more affluent UK and overseas property investors.

A full version of this article appears on London Intelligence.

Removed mature trees north of Heygate Street will be 'replaced',
say developers Lend Lease and Southwark Council © London Intelligence 2014

Heygate architect Tim Tinker re-visiting the estate in February 2013
© Paul Coleman, London Intelligence 2013

© Paul Coleman, London Intelligence, December 2014

Tuesday, 9 December 2014

Tottenham Hotspur new stadium 'regeneration' and Love Lane estate

Demolition City: A 'regeneration' plan driven by a Premier League football club could force longstanding council tenants and leaseholders out of their cherished homes.

Football: A game of life and demolition?

Tottenham residents Theresa and Archie Ward outside
Tottenham Hotspur's White Hart Lane football ground
© Paul Coleman, London Intelligence 2014

By Paul Coleman

Married for 53 years, Theresa and Archie Ward now face an uncertain future.

The Wards have lived in their north London home for 44 years.

“We’ve been very happy there,” says Archie Ward.

“For what little we’ve got left, we’re very comfortable. Our home suits us.”

Demolition

It's Saturday afternoon, 6 December.

The Wards watch as thousands of Tottenham Hotspur fans stride past to watch Spurs play Crystal Palace in an English Premier League game.

The Wards have come to give their support to a protest by local residents and campaigners against plans by Tottenham Hotspur Football Club to build a pedestrian walkway from an expanded White Hart Lane railway station to a new stadium.

Tottenham Hotspur’s plan threatens the Wards’ home on the Love Lane estate.

Some 300 other homes on the Tottenham estate also face demolition.

The Premier League club’s plan includes building new homes and a leisure centre with a bowling alley.

Lease

As council tenants, the Wards originally moved to the Love Lane neighbourhood when their previous High Cross estate home made way for new roads over 40 years ago.

They rented their three-bedroom Love Lane maisonette from the local council for 19 years.

The Wards then bought their council home in 1989 under ‘right-to-buy’ provisions on a 125-year lease.

“We’ve lived there as leaseholders now for 25 years,” says Theresa Ward.

“We won’t see the other one hundred years but we wanted to leave our home to our son. "What will happen to him?”

White Hart Lane station and Love Lane estate © London Intelligence 2014

Dismay

The Wards recall their shock and dismay at being told of the demolition and redevelopment plans.

“Just two years ago, new windows and kitchens were fitted in the towers and blocks,” says Theresa.

Initially, Haringey Council officers told the Wards and other residents - at a meeting in a local library - that two Love Lane tower blocks and two low-rise blocks could face demolition.

Later, the Council told Ward and other Whitehall Street residents that their homes also fell within Tottenham Hotspur's 'regeneration' plan.

Led to believe

Archie Ward recalls residents and tenants were told development would take place in three phases.

“They gave us the impression we were in phase three but now they’ve switched us to phase one,” says Archie Ward.

Archie recalls telling an independent advisor the couple might refuse to move. But the advisor warned them they would likely be forced out of their home, possibly by compulsory purchase.

The Wards say Haringey Council, that backs Tottenham Hotspur’s plans, have led tenants and residents - many of them recently arrived migrants - to believe they will be allocated new homes that will be built on the site.

“But they wont get any new homes,” says Theresa. “Most of these new homes will be for private sale.”

Worry

The Wards say the Council has advised the couple to consider selling their home.

Theresa asks: “But how can we get a good price for a home that everyone knows is going to come down? And I just don’t know where we’ll end up if we live to see our home and street being knocked down.”

“I tell Theresa not to worry,” says Archie. “But what can we do? Even though there’s still one hundred years on that lease, we’ve got no rights. They’ll get us out - even if they have to drag us out.”

“We can’t believe they’re going to tear down all these houses – especially with the housing crisis they keep going on about.”

Promise

The Wards also feel Haringey Council and local police have neglected the estate in recent months.

“When Spurs threatened to leave Tottenham a few years ago, the Council conspired to promise the club the earth,” says Archie.

“I just hope these people campaigning here today can stop all this from happening.”

“We’ve told the Council we’re happy living in our home,” says Theresa.

“We thought we’d end our days in our home with nothing to worry about.

“And now all this is happening to us.”

* In September 2014, Haringey Council state in a press release that 'all secure council tenants on the Love Lane Estate would be guaranteed a new home in the new development'.

In March 2014, Love Lane residents urge Haringey to provide them with a 'fair share of the benefits of the redevelopment, adequate compensation, affordable choices, and for residents to be treated sensitively and to be taken seriously'.

Haringey campaigners for more council housing fear Spurs 'regeneration' plans will replace council homes with luxury apartments most local people won't be able to afford.

© Paul Coleman, London Intelligence, December 2014

Monday, 8 December 2014

"Sport-led Regeneration: Tottenham Hotspur, Northumberland Development Project, Ledley King, Daniel Levy, Haringey Council

Getting local people into jobs. That's the Tottenham Hotspur and Haringey Council 'regeneration' chant. But not everyone sings along.

Ledley King's shirt in the Spurs' dressing room
© Paul Coleman, London Intelligence, 2012

Keeping the King onside

By Paul Coleman

Ledley King is a true ‘one of us’, chant Spurs fans.
A Tottenham Hotspur Football Club legend.
Born and raised in this part of north London.

A commanding club captain.

A consistent, powerful and skillful presence at the heart of Spurs’ defence.

Often compared with Bobby Moore, England’s legendary 1966 World Cup winning captain.

Sadly, persistent injury plagues King.

And so, finally, Ledley, the King of White Hart Lane, hangs up his boots.

Logic

Rewind to November 2013.

Though retired, King acts as a Tottenham Hotspur ‘Club Ambassador’.

For years now, Tottenham Hotspur Football Club remains dwarfed in both football and financial terms by rival north London club, Arsenal.

Spurs’ traditional 36,000-capacity White Hart Lane stadium cannot compete with Arsenal’s new 60,000-seater Emirates Stadium just a few miles down the road.

So, Spurs’ owners and chairman Daniel Levy abandon plans to leave Tottenham.

They embark on a plan to build a new 56,000-seater stadium right next to the club’s current White Hart Lane ground.

Bigger crowds means increased revenue.

Increased revenue attracts better players.

Better players ought to generate success on the field.

At least, that’s Spurs' football business logic.

To become an even more profitable football club with more trophies.

Maybe with even more money and trophies than Arsenal just down the road.

Dreamy stuff.

Spurs' 115-year-old White Hart Lane ground
© Paul Coleman, London Intelligence 2012

Radius

Hence, in autumn 2013, ‘Club Ambassador’ King welcomes the opening of a new Sainsbury’s supermarket, part of Tottenham Hotspur’s new stadium development and ‘regeneration’ plan – known as the Northumberland Development Project.

“It’s great to be involved in the launch of the fantastic new store which has created 280 new jobs for local people in an area of high unemployment,” says King.

“It marks the first step in our regeneration plans for the area, and I’m proud to be a part of it having been associated with the Club and the local community since I was a teenager.”

Store manager Peter White says Sainsbury’s works closely with Tottenham Hotspur, Haringey Council and local job centres to “support people into work who previously faced barriers”.

Jobs go to local people who live within a three-mile radius of the new store.

White doesn’t elaborate on whether these barriers facing young jobseekers include race, class, gender, age or a lack of government-led investment in their local education and training.

But Tottenham Hotspur, Haringey and Sainsbury’s emphasise that a new University Technical College, based above the supermarket, will also provide training to over 900 students aged 14-18.

A cautionary notice to Spurs players in their dressing room shower
© Paul Coleman, London Intelligence 2012

Jobs card

Club chairman Daniel Levy says: “Sainsbury’s new store represents the completion of the first part of our new stadium scheme and the start of the regeneration of north Tottenham…that delivers real employment and socio-economic benefits to our community.”

Developers and councils often herald new jobs as one of the main reasons why local people should support such large-scale regeneration projects.

Leader of Haringey Council Claire Kober says: “It is also extremely heartening to see that Tottenham Hotspur, who are part of the lifeblood of this community, are going the extra mile to ensure the regeneration of Tottenham delivers real jobs and benefits for the local community.”

“We are determined to see the jobs created by the Northumberland Development Project go to local people,” chimes Levy.

Tottenham Hotspur, under Levy, frequently plays this jobs card.

Partly, the club knows it would be inexcusable if a new 56,000-capacity stadium failed to create a welter of new jobs for local people.

Luxury

In 2014, however, Levy and company begin to hear discontented local voices.
(See Demolition City).

Local people express worries that Tottenham Hotspur’s new stadium could mean their homes are demolished and redeveloped with luxury apartments.

Longstanding council tenants and leaseholder residents fear they will not enjoy a guaranteed ‘right of return’ to any new development.

Spurs, their local football club, could be the reason why they’ll be compelled to leave Tottenham.

Tottenham Hotspur, Levy and Haringey Council keep on playing the new jobs card.

Playing to the plan’s strengths.

And, keeping Ledley King onside too.

Saturday, 6 December 2014

Demolition City: Tottenham Hotspur, Love Lane, White Hart Lane new Stadium, Haringey Council

Demolition City: What will a new stadium for Spurs mean for Tottenham residents?

Love hurts down the Lane

By Paul Coleman

"Being a Spurs fan doesn't mean I agree with what the club are doing"
- Vincent Gillespie, lifelong Tottenham Hotspur fan.
Photo: © Paul Coleman, London Intelligence, 2014

(Saturday, 6 December)

Vincent Gillespie stands outside his beloved Tottenham Hotspur in dazzling sunshine.

Gillespie sports a traditional wool scarf, decked in the football club’s navy blue and white colours.

Gillespie, aged 66, born in Tottenham - and a resident of the nearby Chestnut Estate - has supported his local north London football club as a season ticket-holder for over 50 years.

This dedicated Spurs supporter is one of 36,000 fans about to fill the famous club’s 115-year-old White Hart Lane stadium.

As a Spurs fan, Gillespie hopes that Spurs will beat rivals, Crystal Palace, in this afternoon's English Premiership clash.

But, as a Tottenham-born resident, Gillespie believes Tottenham Hotspur Football Club - the business - is “a disgrace”.

“Both the club and the local authority – Haringey Council – don’t give a damn about the people who've lived in Tottenham all of their lives,” says Gillespie.

'Sport-led regeneration'

So, before clicking through the stadium turnstile, Gillespie adds his voice to those of a small band of local residents.

They’re gathered on the pavement outside a local library over the road from the stadium.

Their mission is to try and win the match-day hearts and minds of thousands of passing Spurs fans.

They want the fans to support their protest against plans by Spurs and Haringey that will likely demolish and redevelop hundreds of council homes (publicly subsidised housing).

Tottenham Hotspur’s current owners and Haringey’s existing political leaders believe the club’s new 56,000-capacity ‘world class stadium’ – to be built on a site acquired adjacent to the club’s longstanding home – will bring ‘new jobs, new shops and new homes’ to this part of Tottenham.

Haringey and Spurs herald the new stadium and its plans for the surrounding High Road West and Northumberland Park areas as ‘major sport-led regeneration for Tottenham’.

The new stadium might not be ready until at least mid-2018.

Nobody from Tottenham Hotspur Football Club was available for comment.

Love Lane

Indeed, many local residents, like Gillespie, originally supported the club’s expansion plans.

But, like many other local residents, Gillespie now believes that Spurs’ stadium ‘regeneration’ plan threatens hundreds of council tenants and leaseholders, local shops and businesses.

For instance, a new fans’ walkway from White Hart Lane railway station to the new stadium could mean the demolition and redevelopment of 300 publicly subsidised homes on the Love Lane council housing estate.

Campaigners under the banner of ‘Haringey Defend Council Housing’ say the walkway would also destroy the library, a medical centre, and 120 businesses on the nearby Peacock Estate.

HDCH says another 1,000 homes on the Northumberland Park estate to the east of Spurs’ ground might also face demolition.

Opportunity

In September 2014, Haringey Council state in a press release that 'all secure council tenants on the Love Lane Estate would be guaranteed a new home in the new development'.

The Council says it will aim 'to phase the work so residents only have to make one move -with their neighbours - into their new home'.

Councillor Alan Strickland, Haringey's Cabinet Member for Housing and Regeneration says: "I share residents' passion to use this once-in-a-generation opportunity to transform our community for the better, and I hope that as many people as possible have their say.'

Earlier, in March 2014, Love Lane residents had urged Haringey to provide them with a 'fair share of the benefits of the redevelopment, adequate compensation, affordable choices, and for residents to be treated sensitively and to be taken seriously'.

Dispossession

But no development partner for Love Lane has yet been announced - and HDCH supporters ardently fear Spurs wider regeneration plans will replace council homes with luxury apartments totally unaffordable for most local people.

They say regeneration will mean that local people, who have lived in their traditional Tottenham neighbourhood for generations, will face eviction or compulsory purchase, dispossession, displacement and the break-up of their long-standing family, social and community networks.

In short, Gillespie and other residents see a future blighted by uncertainty, financial stress and misery.

Lose homes

“The Council should have put resources into this area years ago," says Gillespie. "Not just now, because the football club wants new facilities.

"They don’t give a damn about the people who’ve lived in Tottenham all their lives.

"Being a Tottenham fan doesn't mean I agree with what the club is doing.

Gillespie, a former councillor himself, hopes other Spurs fans will think beyond just being a Spurs supporter.

"I hope Spurs fans will think about the Tottenham people who could lose their homes."

A full version of this story will be published in due course on London Intelligence.