I love community planning. I love sitting in a group with neighbours I don’t know and thinking about how to make our community better — from the kinds of community space and green space we need, to where housing for families should go, to pedestrianising streets to what kind of new buildings we should have and how tall they should be. I like thinking about how design can improve people’s lives and bring us closer together as a community, how we can fill community needs and at the same time create spaces where it is easier to meet each other, get to know each other, take care of each other.
I was the at Brixton Central Masterplan workshop on Tuesday, and we did a lot of that. And at the same time we did none of it. Let me explain.
What did I love about the workshop? That about 30 of us came together and sat there from 6:30 (ish) to 9:00 pm on a Tuesday evening with only biscuits to nibble — because you know, I probably wasn’t the only one tired and hungry after a long day of work. But it makes you feel good putting that kind of time in to your own community. I enjoyed hearing about the proposals and discussing in our five groups our reactions, thoughts and dreams about Central Brixton. We were fairly diverse, though probably a little too old, a little too white a group to fully represent Brixton. I doubt many (if any) parents of young children were there (how could they be easily given that time slot?), for example. No youth. But even so, a pretty good group.
Fluid and AECOM, the architectural consultant brought in to help with community participation and planning, put together quite a smooth process that really got some good discussions going. They had wonderful staff (though strangely absent any women) to facilitate at each table, and I enjoyed thinking about all those things I don’t usually think about that are still key to making cities work.
Best of all, I had the chance to think about planning in a room full of community members who seemed to be in broad agreement on the key things that matter most to me. Everyone wanted this development to enhance Brixton for the people here (if we’d had to fight about that I would have not enjoyed this at all), and so it seemed to me there was little argument that:
- Brixton is awesome the way it is now. We love the mix of people in the community in terms of its awesome diversity (race, nationality, students, professionals, families etc), its vibrant culture, and the wonderful local businesses and artists that now exist in the market and under the arches.
- Above all we need truly affordable, genuinely affordable, housing. People who want to stay in the community are getting forced out, and there is not enough affordable housing for families.
Looking into the results of the special consultation Fluid did with the ‘youth’, it’s cool to see they want the same things:
“that it is suitable for the current population of Brixton and everyone feels comfortable in it”
“that is does not become overcrowded and that everyone knows each other with a family environment”
“that Brixton can develop while keeping its originality and diversity”
“for it to become safer and gang free, and affordable”
In the consultant’s own findings presented in the graph below, it’s clear that housing is the priority and principal concern for absolutely everyone (It’s that green bar at the top):
So we talked about how this plan can do all of these wonderful things through design, and especially through easing the housing crisis…
Problem is, it can’t.
I hate to lose that feel-good vibe, that I-contributed feeling, that excitement of imagining Brixton even better than it is. But this development is not building housing for people who live here now. The council is treating the three developments — Brixton Central, Brixton Hill and Somerleyton Rd — as one development in their treatment of housing. They are looking at building 750 new homes across all three with 40% of those being ‘affordable’. The consultants made the point that the term ‘affordable’ does not actually quite mean ‘affordable’.
People at my own table really struggled with this terminology — and I think that’s kind of the point of it. To confuse the issue, to confuse people, to redefine a word so that it sounds good while meaning what developers want it to mean. Because affordable doesn’t actually mean affordable now, you have to say ‘genuinely affordable’ or talk about ‘target rents’ to actually mean what you think you mean. So ‘experts’ can throw around the word affordable and get nods from everyone in the room who don’t actually understand that they are using a specialist definition that describes 80% of market rent, which means 1 bedroom flats renting for over £1000 pcm.
The current average market rates in Brixton according to home.co.uk, a rental website that tracks actual letting information and properties for rent in real time, are currently:
|No. of properties||Average rent||Median rent|
|One bedroom||188||£1,345 pcm||£1,352 pcm|
|Two bedrooms||278||£1,672 pcm||£1,603 pcm|
|Three bedrooms||84||£2,319 pcm||£2,264 pcm|
|Four bedrooms||27||£3,085 pcm||£2,947 pcm|
|Five bedrooms||7||£3,736 pcm||£3,640 pcm|
So when we say ‘affordable’, we mean approximately 80% of these kinds of rents — no actual numbers on rents have ever been presented at any point in these consultations, and I am embarrassed that I have failed to ask for them. For the flats built as part of the Olympic development in Stratford, ‘affordable’ rents are between £1,244 and £1,688 a month.
So what are families to do with this? What are their kids supposed to do when it comes time to move into their own place? What are older single people (or those of us surviving at a distance from our partners like myself) supposed to do, who don’t really enjoy want to live in shared flats their entire lives? This housing, even the ‘affordable’ 40% is geared to bring wealthier people from outside into Brixton — admitted as much by the projections that this new residential population will be injecting a few more million into our economy through their spending.
This housing is not for us. I’m not even one of the 20,000 people on their waiting list.
When you ask, the council will say that it is building some ‘genuinely affordable’, ‘target rate’ housing, but that’s only in the Somerleyton development. So 40% of those 250 flats will be ‘genuinely affordable’, all the rest will not be. 100 affordable flats out of all this millions of pounds of development.
So 650 flats mostly for newcomers to Brixton, a huge new makeover for the central area, a revamping of the overground train station — which it desperately needs but this will only make Brixton more attractive to people working in the city — a refurbishing of local business facilities which is great, but I fear that it puts the smaller businesses I love even more at risk. This will of course have a ripple effect on speculation and land values, putting even more pressures on rents and forcing people out.
I asked about that, and Tom Bridgman, delivery lead on Regeneration for Lambeth Council, said fairly patronisingly that mine was one view. But their view was that building more homes at market rent will decrease the pressure on all of the housing. Besides, they were following the mandate of the mayor to build more housing. Which was just so crazy I didn’t really have an immediate snappy response. Trickle-down housing? Really? A Labour council happy to carry out Tory housing policy?
If Brixton was an island in the sea this might possibly make sense, but it’s part of London, and thus one of the hottest property markets in THE WHOLE WORLD. Our problem is not a lack of housing in London–look around you, we have a horizon full of cranes being used to build more housing. Our problem is a lack of housing people can afford.This is from a recent article in the New York Times:
With property at a premium, it’s renters who are paying full market value just to stay where they are. The average home in London costs nearly 20 times the average salary in Britain. The imperative to get a return on that capital investment is passed on to the renter. According to the housing charity Shelter, Londoners spend nearly three-fifths of their monthly income on rent.
London’s housing is no longer for those who need it but for those primarily concerned with accumulating capital. When bricks are cash and houses are savings accounts, the meaning of the word “affordable” is warped beyond all recognition.
So this development might be helping some of the young professionals roaming the city who can’t pay the even higher rents required to live in the new Nine Elms developments in Vauxhall or those massive towers going up in Chelsea or Limehouse. They can’t afford those because they are all being bought up by investment banks and elites from around the world as real estate investments or occasional crash pads, not as homes to love and cherish in a community they care about and want to make better. This is the worst case scenario, that these flats will be bought by such investors and left to sit completely empty, or occupied for a few months of the year or from Monday through Thursday. The best case scenario under this plan is that we’ll get an influx of the youthful white middle-classes, which will not help ease the demand for genuinely affordable housing coming from people who live in Brixton now. How can this not transform even further the vibrant culture and diversity we love and that we are losing?
No one in that room wants that to happen, not even the council member sitting at my table. We all want genuinely affordable housing, the more the better. Instead we were part of a process that will serve to legitimise another nail in the coffin of the Brixton we love.
No, it’s too big for that. This might be the coffin itself.