Heygate Estate

Last updated

Heygate Estate
Heygate Estate from Strata SE1 tower.jpg
Aerial view of the Heygate Estate
Heygate Estate
General information
Location Elephant & Castle, Walworth, Southwark, London, England
Coordinates 51°29′35″N0°05′46″W / 51.49306°N 0.09611°W / 51.49306; -0.09611
StatusDemolished
Construction
Constructed1971–1974
Demolished2011–14
Other information
Governing
body		 Southwark Council

The Heygate Estate was a large housing estate in Walworth, Southwark, South London, comprising 1,214 homes. The estate was demolished between 2011 and 2014 as part of the urban regeneration of the Elephant & Castle area. [1] Home to more than 3,000 people, [2] it was situated adjacent to Walworth Road and New Kent Road, and immediately east of the Elephant & Castle road intersection. The estate was used extensively as a filming location, due in part to its brutalist architecture.

Contents

The clearance of the site and its sale to Lendlease for redevelopment was highly controversial.

History

The Corbusian concept behind the construction of the estate was of a modern living environment. The neo-brutalist architectural aesthetic was one of tall, concrete blocks dwarfing smaller blocks, surrounding central communal gardens. The architect's concept was to link all areas of the estate via concrete bridges, so there was no need for residents to walk on pavements or along roads. In fact, it was even planned to build bridges[ citation needed ] to the neighbouring Aylesbury Estate, further south in Walworth.

Designed by Tim Tinker, [3] the estate was completed in 1974. [4]

The estate was once a popular place to live, the flats being thought light and spacious, [5] but the estate later developed a reputation for crime, poverty and dilapidation. [6] One resident complained about constant noise, crime and threats of violence as a result of the estate being used for temporary housing ahead of its redevelopment. He claimed that the sheer scale of many of the blocks also meant there was little sense of community. [7] However, other residents disagreed that the estate should have been considered a slum and an eyesore, or that the buildings failed to foster a sense of community[ according to whom? ]. Around 30 separate testimonies from former residents have been collated by a local microblogging site. [8] Architect Tim Tinker described the estate's 'notorious' reputation as a "farrago of half-truths and lies put together by people who should have known better." [9]

Regeneration

In 1999 Southwark council's Director of Regeneration Fred Manson sparked controversy when in an interview about the Elephant & Castle regeneration he claimed that "social housing generates people on low incomes coming in and that generates poor school performances, middle-class people stay away." [10]

The Elephant & Castle regeneration is a £1.5 billion scheme to redevelop the area around the Elephant & Castle road junction. The regeneration plan led to the demolition of the Heygate Estate, with the land planned to provide 2,704 new homes, of which 82 will be social rented. [11] The demolition cost approximately £15 million, with an additional £44m spent on emptying the estate and a further £21.5 million spent on progressing its redevelopment. [8] [12]

Heygate residents were originally promised new homes as part of the regeneration, but these had not been built by the time they were 'decanted' from the estate in 2007. [13] In an approach later dubbed "magical voluntarism", Southwark Council hired life coaches and "spiritual ministers" to run workshops for the stressed residents about to be displaced, rather than finding real-world solutions for the problems that it had caused. [14]

In March 2010 only 20 of the 1200 flats were still occupied. [15]

A council blunder in February 2013 revealed that Southwark had sold the 9-hectare estate to developers Lendlease at a huge loss, for just £50m, having spent £44m emptying the site and £21.5m on planning its redevelopment. [16]

Demolition of the Heygate Estate and construction of Elephant Central - May 2014 E&Cregeneration.jpg
Demolition of the Heygate Estate and construction of Elephant Central – May 2014

Earlier regeneration plans had included a proposal for redevelopment of the estate under the auspices of a community land trust; however, the council had rejected this proposal on the grounds that it would reduce the land value available to itself. [17]

In February 2013 the last remaining residents on the estate appeared at a public inquiry into the Compulsory Purchase Order issued on their homes. [18] The residents were part of a local group named Better Elephant which proposed alternatives to demolition in its Neighbourhood Plan [19] [20] and were supported by Catherine Croft from the Twentieth Century Society who confirmed that the estate could "easily be refurbished". [21]

The Compulsory Purchase Order was confirmed in July 2013 amid reports [22] that the remaining residents were being forced to relocate to the outskirts of London.

In September 2013 a London Assembly report [23] claimed that Southwark Council had looked at different options for the estate in 1998. It said the surveyors found that the buildings were structurally sound and suggested that the best option was refurbishment. It said that the survey also found that four in five residents did not want to move off the estate, and that the crime rate was half the average for the borough of Southwark.

In November 2013 the last resident was removed and all access points to the estate were closed. [24] Ian Steadman wrote in the New Statesman that "What has happened here is that Southwark Council has lost money on evicting the Heygate Estate for the benefit of Lendlease, with no prospect of getting anything in return for it. In the process, an established community has been scattered throughout the borough and beyond." [25]

In December 2013 the Design Council published an article, "in defence of the Heygate estate", in which it praised the architectural design, questioned the demolition and asserted that the estate "could have enjoyed a second life". [26]

Timeline of developments

February 2004 — [27] the masterplan for regenerating the Elephant and Castle, including the demolition of the Heygate Estate, was adopted by Southwark Council. [28]

July 2007 – a consortium of Lendlease, First Base and Oakmayne were chosen as developers for the Elephant and Castle regeneration scheme. [29]

July 2010 – Southwark Council signed a development agreement with Lendlease for the regeneration of Elephant and Castle. [30]

April 2011 – demolition of the Heygate Estate began. [1]

August 2012 – the remaining leaseholders on the estate were served with a Compulsory Purchase Order by Southwark Council. The group of leaseholders said they intended to object to the Order on the grounds that the redevelopment plan proposes no affordable housing and does not have a provision for renewable energy. [31]

October 2012 – local MP Simon Hughes called for the first detailed Heygate planning application to be withdrawn because it proposed just eight social rented homes. [32] Outline planning permission for the Heygate site proposes 2,535 new homes in total of which just 79 will be social rented. [33]

November 2013 – the last remaining residents were evicted from the estate by bailiffs. [24]

July 2014 – the Council leader was criticised for having accepted gifts from developer Lend Lease; these included a trip to MIPIM, a real estate jamboree in Cannes, and two £1,600 tickets to the 2012 Summer Olympics. [34]

July 2014 – demolition of the Heygate Estate was completed earlier than expected. The land is presently being redeveloped as housing and retail space, and the area is being marketed as 'Elephant Park'. [35]

Due to its urban decay and location, the estate has been extensively used as a filming location. Films and TV productions have included Attack the Block , Shank , [36] Harry Brown , [37] The Veteran , [38] World War Z , [39] Luther (series 1 ep. 2), The Bill [5] and gang drama Top Boy . [40] High-profile music videos, including "Hung Up" by Madonna and "Love Don't Let Me Go (Walking Away)" by David Guetta vs The Egg, were also filmed on the estate. A total of 76 films were made on the estate over the three years to 2010, earning Southwark Council £91,000 in fees. [41]

The Skygarden Estate in Ben Aaronovitch's book Broken Homes is based on the Heygate Estate. [42] The Salisbury Estate in Mike Carey's Thicker Than Water blends the features of the Heygate Estate and the Aylesbury Estate.

Transport

Buses

The estate was served by London Buses routes 42, 12, 35, 40, 45, 53, 63, 68, 136, 148, 168, 171, 172, 176, 188, 343, 363, 453, 468 and P5.

London underground

The nearest station was Elephant & Castle on the Bakerloo and Northern lines.

National rail

The nearest station was Elephant & Castle for Southeastern services towards Ashford International, Bedford, Dover Priory, London Blackfriars, Luton, Sevenoaks, St Albans City, St Pancras, Sutton, West Hampstead and Wimbledon.

See also

Related Research Articles

<span class="mw-page-title-main">London Borough of Southwark</span> London borough in United Kingdom

The London Borough of Southwark in South London forms part of Inner London and is connected by bridges across the River Thames to the City of London and London Borough of Tower Hamlets. It was created in 1965 when three smaller council areas amalgamated under the London Government Act 1963. All districts of the area are within the London postal district. It is governed by Southwark London Borough Council.

<span class="mw-page-title-main">Walworth</span> Human settlement in England

Walworth is a district of south London, England, within the London Borough of Southwark. It adjoins Camberwell to the south and Elephant and Castle to the north, and is 1.9 miles (3.1 km) south-east of Charing Cross.

<span class="mw-page-title-main">Elephant and Castle</span> Area in London, England

Elephant and Castle is an area of South London, England, in the London Borough of Southwark. The name also informally refers to much of Walworth and Newington, due to the proximity of the London Underground station of the same name. The name is derived from a local coaching inn.

<span class="mw-page-title-main">New Kent Road</span> Road in Southwark, London, England

New Kent Road is a 1 kilometre (0.6 mi) road in the London Borough of Southwark. The road was created in 1751 when the Turnpike Trust upgraded a local footpath. This was done as part of the general road improvements associated with the creation of Westminster Bridge; in effect it was possible to travel from the West End/ Westminster to the south-east without having to go via the Borough of Southwark but could now cross St George's Fields to the junction of Newington Causeway and Newington Butts which is where New Kent Road starts at Elephant & Castle. The route runs eastward for a few hundred yards to the junction of Great Dover Street and Tower Bridge Road, known as Bricklayers Arms, where it joins the original route to the south-east Old Kent Road.

<span class="mw-page-title-main">Urban renewal</span> Land redevelopment in cities

Urban renewal is a program of land redevelopment often used to address urban decay in cities. Urban renewal involves the clearing out of blighted areas in inner cities in favour of new housing, businesses, and other developments.

<span class="mw-page-title-main">Old Kent Road</span> Road in South East London, England

Old Kent Road is a major thoroughfare in South East London, England, passing through the London Borough of Southwark. It was originally part of an ancient trackway that was paved by the Romans and used by the Anglo-Saxons who named it Wæcelinga Stræt. It is now part of the A2, a major road from London to Dover. The road was important in Roman times linking London to the coast at Richborough and Dover via Canterbury. It was a route for pilgrims in the Middle Ages as portrayed in Chaucer's Canterbury Tales, when Old Kent Road was known as Kent Street. The route was used by soldiers returning from the Battle of Agincourt.

<span class="mw-page-title-main">Aylesbury Estate</span> Housing estate in Walworth, London

The Aylesbury Estate is a large housing estate located in Walworth, South East London.

<span class="mw-page-title-main">Robin Hood Gardens</span> Residential estate in Poplar, London

Robin Hood Gardens is a residential estate in Poplar, London, designed in the late 1960s by architects Alison and Peter Smithson and completed in 1972. It was built as a council housing estate with homes spread across 'streets in the sky': social housing characterised by broad aerial walkways in long concrete blocks, much like the Park Hill estate in Sheffield; it was informed by, and a reaction against, Le Corbusier's Unité d'Habitation. The estate was built by the Greater London Council, but subsequently the London Borough of Tower Hamlets became the landlord.

<span class="mw-page-title-main">Poplar HARCA</span>

Poplar HARCA is a housing association in London, England. It is the landlord of about 9,000 homes in the East London area, a quarter of which have been sold leasehold; the remainder are let on assured tenancies at subsidised rent levels.

<span class="mw-page-title-main">Ferrier Estate</span> Housing estate in Kidbrooke, London

The Ferrier Estate was a large housing estate located in Kidbrooke, Greenwich, south London. Built as social housing between 1968 and 1972, it was demolished as part of the Kidbrooke Vision scheme between 2009 and 2012 and replaced with housing and retail space known as Kidbrooke Village.

<span class="mw-page-title-main">Strata SE1</span> Building at Elephant and Castle in the London Borough of Southwark

Strata SE1 is a 147-metre (482 ft), 43-storey, multi-award-winning, building at Elephant & Castle in the London Borough of Southwark with more than 1,000 residents living in its 408 flats.

<span class="mw-page-title-main">Carpenters Estate</span> Housing estate in Stratford, London

The Carpenters Estate is located in Stratford, Newham, East London, close to the Queen Elizabeth Olympic Park. The estate is formed of low rise social housing and three tower blocks. The estate has been continually earmarked for demolition and redevelopment.

<span class="mw-page-title-main">Excalibur Estate</span> Housing estate in Catford, London

The Excalibur Estate was a post-war 1940s housing estate of 189 prefabricated houses in Catford, South London. The estate contained the last sizeable collection of post-war prefabricated houses in the United Kingdom. In 2011, Lewisham Council approved a plan to replace the prefabs with 371 houses, with demolition scheduled to begin in 2013. English Heritage has granted listed building status to six of the "prefab" houses. The proposed demolition led to campaigns by residents, English Heritage and the Twentieth Century Society to save the properties, with an unsuccessful legal challenge to prevent redevelopment, and a return to parkland, if they were demolished. Apart from the six with Grade II listing, all the buildings are due for demolition, and the redeveloped estate completed, by the mid 2020s.

<span class="mw-page-title-main">UCL Urban Laboratory</span>

UCL Urban Laboratory is a cross-disciplinary centre for the study of cities and urbanism, based at University College London. It carries out research, education and outreach activities both in London and internationally. The Urban Laboratory was established in 2005. UCL Urban Lab is a department of the Bartlett Faculty of the Built Environment which also co-operates with the faculties of Engineering, Social and Historical Sciences; and Arts and Humanities. The current director and Head of Department is Dr Clare Melhuish, who took on the role from Dr Ben Campkin in 2018.

<span class="mw-page-title-main">One The Elephant</span> Building in London, England

One The Elephant is a residential apartment development, in Elephant & Castle in the London Borough of Southwark, centred around a 37-storey 124m tall tower. At the base of the tower is an adjoining four-storey L-shaped pavilion containing apartments and commercial units. The development lies immediately adjacent to the Metropolitan Tabernacle and in close proximity to Elephant & Castle tube station.

<span class="mw-page-title-main">Cressingham Gardens</span> Housing estate in Lambeth, London

Cressingham Gardens is a council garden estate in Lambeth. It is located on the southern edge of Brockwell Park. It comprises 306 dwellings, a mixture of four, three and two-bedroom houses, and one-bedroom apartments. It was designed at the end of the 1960s by the Lambeth Borough Council Architect Edward Hollamby and second architect Roger Westman, and built at the start of the 1970s. In 2012 Lambeth Council proposed demolishing the estate, to replace the terraced houses by apartment blocks. Most of the apartments would then be for sale to the private sector. The residents, those in Lambeth who wish to prevent the gentrification of the borough, and those who want to conserve what they believe to be important architectural heritage, are campaigning to prevent its demolition.

<span class="mw-page-title-main">Public housing in the United Kingdom</span> British government and local authority housing programmes

Public housing in the United Kingdom, also known as council housing or social housing, provided the majority of rented accommodation until 2011, when the number of households in private rental housing surpassed the number in social housing. Dwellings built for public or social housing use are built by or for local authorities and known as council houses. Since the 1980s non-profit housing associations became more important and subsequently the term "social housing" became widely used, as technically council housing only refers to housing owned by a local authority, though the terms are largely used interchangeably.

<span class="mw-page-title-main">Nightingale Estate</span> Housing estate in Lower Clapton, London

The Nightingale Estate is located in the Lower Clapton area of the London Borough of Hackney, next to Hackney Downs. The estate originally consisted of six 22 story tower blocks, but was redeveloped between 2003-2006 and replaced with mostly low-rise buildings. Only one of the towers, Seaton Point, still remains.

<span class="mw-page-title-main">Welsh Streets, Liverpool</span> Streets in England

The Welsh Streets are a group of late 19th century Victorian terraced streets in Toxteth, Liverpool, England. The houses were designed by Welsh architect Richard Owens and built by Welsh workers to house workers mainly involved in the industries on the docks; the streets were named after Welsh villages and landmarks. The Beatles drummer Ringo Starr lived the first few years of his life in Madryn Street. Although some original houses were lost in World War II bombing, many of the terraced properties in the original street configuration remain in the present day.

<span class="mw-page-title-main">South Kilburn</span> Housing estate in Kilburn, London

South Kilburn is a large housing estate in Kilburn, in the London Borough of Brent. Typical of brutalist 1960s designs of public housing in the United Kingdom, it is characterised by high-density housing in low-rise flats and 11 concrete tower blocks. It was approved in 1959 and extended in 1963. This scheme was further developed in the late 1960s and early 1970s; redevelopment occurred during the 2010s. The population is predominantly Afro-Caribbean and Pashtun.

References

  1. 1 2 Moore, Keith (15 April 2011). "'Muggers' paradise' the Heygate Estate is demolished". London: BBC News . Retrieved 15 April 2011.
  2. ↑ "Design for Social Sustainability : A Framework for Creating Thriving New Communities" (PDF). Plannig.ri.gov. Archived from the original (PDF) on 4 March 2014. Retrieved 28 February 2014.
  3. ↑ Moss, Stephen (4 March 2011). "The death of a housing ideal". The Guardian. London.
  4. ↑ Collins, Michael (23 December 2001). "The Elephant's grave yard". The Guardian. London. Retrieved 4 May 2010.
  5. 1 2 Walker, Peter (3 September 2010). "South London's Heygate estate mourned by locals – and Hollywood". The Guardian.
  6. ↑ "Heygate estate". BBC London. Retrieved 2 October 2013.
  7. ↑ Anderson, Ros (21 October 2006). "My Home is Going to Be Demolished". The Guardian. London.
  8. 1 2 Steadman, Ian. "Look to the Heygate Estate for what's wrong with London's housing". New Statesman. Retrieved 22 November 2013.
  9. ↑ Online, BBC (19 July 2013). "Heygate Compulsory Purchase Order Upheld". BBC. Retrieved 25 November 2013.
  10. ↑ Orr, Deborah (29 June 1999). "A blueprint for the rich". The Independent . London. Retrieved 22 November 2013.
  11. ↑ Campaign, 35 Percent. "35% Campaign". Campaign site – link to planning docs. LB Southwark. Retrieved 24 December 2015.{{cite web}}: CS1 maint: numeric names: authors list (link)
  12. ↑ Southwark Council Retrieved 4 July 2014
  13. ↑ Moss, Stephen (4 March 2011). "Death of a Housing Ideal". The Guardian. London. Retrieved 24 June 2013.
  14. ↑ O'Brien, Hettie. How mindfulness privatised a social problem New Statesman , 17 July 2019. Retrieved 8 September 2024.
  15. ↑ "Living in Ghostland: the last Heygate residents". The Independent. London. 29 March 2010.
  16. ↑ Bar-Hillel, Mira (6 February 2013). "Elephant & Castle Estate Revamp Ripped Off Taxpayers". Evening Standard . London. Retrieved 24 June 2013.
  17. ↑ Stringer, Jacob. "Housing Co-operatives: Building Resistance to the Market". New Left Project. Archived from the original on 22 March 2014. Retrieved 21 March 2014.{{cite web}}: CS1 maint: unfit URL (link)
  18. ↑ Jon, Land. "Feelings Run High as Heygate estate Public Inquiry Closes". Dash24. Archived from the original on 4 October 2013. Retrieved 4 July 2013.
  19. ↑ Emma, Ailes. "Heygate's a Green Haven". Southwark News . Southwark Newspaper Ltd. Retrieved 4 July 2013.
  20. ↑ Better Elephant Retrieved 4 July 2014
  21. ↑ Elizabeth, Hopkirk. "Building Design Magazine". bdonline.co.uk. UBM Plc. Retrieved 8 October 2014.
  22. ↑ Mira Bar-Hillel (2 August 2013). "Residents of the Heygate estate forced to move out of London". Evening Standard. London. Retrieved 31 December 2013.
  23. ↑ "London Assembly report" (PDF). Retrieved 31 December 2013.
  24. 1 2 Peter Walker (4 November 2013). "Bailiffs will sound death knell for vast Heygate estate in London". The Guardian .
  25. ↑ Steadman, Ian (6 November 2013). "Look to the Heygate Estate for what's wrong with London's housing". newstatesman.com. Retrieved 3 September 2021.
  26. ↑ Bender, Thomas (3 December 2013). "In Defence of the Heygate estate". Design Council . Retrieved 8 October 2014.
  27. ↑ Dangerfield, Andy (29 August 2012). "Heygate Estate residents fight compulsory purchase order". BBC News. Retrieved 29 August 2012.
  28. ↑ Moore, Keith (20 February 2004). "Massive revamp for the Elephant". London: BBC. Retrieved 15 April 2011.
  29. ↑ Moore, Keith (24 July 2007). "Partner picked for £1.5billion Elephant revival". London: responsesource. Retrieved 15 April 2011.
  30. ↑ Moore, Keith (7 July 2010). "Elephant and Castle regeneration plan given go-ahead". London: BBC. Retrieved 15 April 2011.
  31. ↑ Dangerfield, Andy (29 August 2012). "Heygate estate residents fight Compulsory Purchase Order". BBC. Retrieved 6 September 2012.
  32. ↑ "MP calls for more affordable flats on estate". London News. BBC. 25 October 2012. Retrieved 25 October 2012.
  33. ↑ Minton, Anna (27 March 2013). "The reconfiguration of London is akin to social cleansing". The Guardian. Retrieved 30 November 2013.
  34. ↑ "Private Eye News". No. 1371. Private Eve. 25 July 2014. Retrieved 26 July 2014.
  35. ↑ "Elephant Park". Archived from the original on 26 March 2015.
  36. ↑ "Controversial new film 'Shank' causes a stir on the Heygate Estate". South London Press. Archived from the original on 24 July 2011.
  37. ↑ "Movies filmed in | Enjoy the best film locations in with filmaps". Filmaps.com. Archived from the original on 22 April 2010. Retrieved 31 December 2013.
  38. ↑ "Actors on The Veteran film spark police gun inquiry". BBC News. 16 July 2010.
  39. ↑ "World War Z filming location in London to prioritise more optimistic projects". The Location Guide. Retrieved 2 October 2013.
  40. ↑ "South London housing estate residents say no to film-makers". BBC News. 3 February 2012.
  41. ↑ "Filming on Heygate Nets Council £91,000". Southwark News. Archived from the original on 26 July 2011. Retrieved 2 October 2013.
  42. ↑ Architectural and Historical Notes – Appendix to Ben Aaronovitch: "Broken Homes", London 2014, ISBN   978 1 473 20313 6
This page is based on this Wikipedia article
Text is available under the CC BY-SA 4.0 license; additional terms may apply.
Images, videos and audio are available under their respective licenses.