“I will continue to put housing as one of my top priorities to tackle the housing crisis head on.” This is what Rokhsana Fiaz the Mayor of Newham promised when responding to a report by the housing charity Shelter released in November, which confirmed Newham as having the worst homelessness rate in Britain with over 14,500 people stuck in temporary accommodation. With the reality of homelessness ever present on the streets, the campaign cautiously welcomed the news last month that the new Mayor was putting on hold the tendering out process for Carpenters Estate.
A consultation about the future of the estate has been spearheaded by Rokhsana Fiaz who has stated that she is open to new ideas about estate redevelopment. However Newham council is heading for a PR nightmare with questions mounting about what any possible redevelopment will look like and who will pay. The council has pledged that 50% of any new homes built on the estate will be affordable. Yet according to the Carpenter’s Neighbourhood Forum, demolition of the entire estate looks likely as the London Legacy Development Corporation (LLDC) who has planning responsibilities for the area has demanded 2,300 homes are built on the site, with ‘either 35% or 50%’ homes for social rent. Note that there is not even a solid commitment to the 50% social rented homes Newham claims will be built. Vague numbers and bewildering prospect for residents who are fed up with being ignored and patronised by arrogant Labour councillors.
The remaining residents of Carpenters Estate are currently left in a state of limbo worrying about the fate of their homes and community. They have spent decades fighting to save their homes whilst the council under the much loathed Robin Wales, harassed and evicted residents, leaving around 400 flats empty. The current consultation could turn out to be yet another PR exercise. Now is the time for new administration in Newham to be showing firm political leadership and commitment to saving public land from private developers in order to keep our much needed council housing stock in the public domain. The demand for council housing in Newham is high and publicly owned land should not be up for grabs. Look at what happened at Woodberry Down estate in Hackney to see how estate demolition can lead to a loss of homes for social rent.
Close attention must be given to all concerns and new ideas must be found. Architects for Social Housing is doing important work on this issue. The cost effectiveness of demolition needs to be thoroughly interrogated. The council should be honest about what the whole sordid regeneration game is all about– as lining the pockets of private companies is not in the public’s interest.
This story is being repeated around the country as council estates are flattened and councillors shrug their shoulders or rub their hands with glee. This is also a story about a neglected council estate and a burgeoning housing crisis, plus a national Labour party promising to ensure that no social housing will be lost in any redevelopment schemes if they ever manage to get into power. However The Labour party’s Green paper on housing published in April 2018 doesn’t really promise to save our existing council housing stock and says “where proposed estate regeneration scheme involves demolition of existing homes, a Labour Government will ensure there is support for the proposal through a ballot of residents…” How does this policy begin to tie in with what is happening at a local level in Stratford in Newham? We can understand this question more when we begin to look at who has been advising Newham council on the future prospects for Carpenters Estate.
Focus E15 Campaign was introduced to Deborah Heenan in October at a meeting to discuss housing issues with the Mayor. Deborah Heenan is the Major Projects Director for Newham Council and is taking a lead on Carpenters Estate redevelopment. She certainly has a significant history in working on housing redevelopment schemes. According to her LinkedIn profile she was Strategy Director at Berkeley Homes in 2007-2008 (the company responsible for providing fewer social rented homes on Woodberry Downs estate in Hackney, see above), from 2012 she has been the Director of Wichelstowe in Swindon which is the largest housing scheme built on public land in Britain and from 2014 she’s been CEO of Forward Swindon, an Arms Length Management Organisation which was handed responsibility by Swindon Conservative council for ‘regenerating’ Swindon town centre.
Does she represent a new kind of thinking? Will she even consider credible, alternative and cost effective plans to demolition? Will she embody the people centred socialism that the Labour Party professes to represent? We seriously doubt it.
What shall we do now?
The London Legacy Development Coorporation are also carrying out their own consultation. If you are a Carpenters resident or a stakeholder in the area please email, before Sunday 23 December 2018 firstname.lastname@example.org (subject heading, Local Plan Review).
The Carpenters Neighbourhood forum have issued the following example below (adapt as you see fit):
As a resident/stakeholder of the Greater Carpenters Neighbourhood Area, I would like to make the representations below in response to the draft changes to the LLDC Local Plan. My response concerns change reference number C301. Site Allocation SA3.4: Greater Carpenters District. Type of Change: Major.
‘The Site Allocation is expected to yield a minimum of 2,300 new homes (gross) with an affordable housing threshold of 35% or 50% on public sector land, in accordance with Policy H.2’
I do not agree with this new site allocation of ‘a minimum of 2,300 new homes (gross)’ for the Greater Carpenters District, as this would mean demolition of existing homes. It seems impossible to build so many new homes in our area without drastically affecting our community for the worse, unnecessarily forcing households to move, destroying many social homes with inadequate replacement and jeopardising the situation of leaseholders and freeholders. We have been fighting as a community for many years to prevent such destructive change and will continue to do so.
Together we are stronger. Save Carpenters Estate.