Article
Change
Community
Generosity
4 min read

Poverty is part of the blueprint on newbuild estates likes ours

Building community is about more than how many bedrooms you’ve got

Imogen is a writer, mum, and priest on a new housing development in the South-West of England. 

A render of a new housing estate showing a road, wooden fences and clapperboard hosues.
A developer's render of a new housing estate.
Modunite Ltd on Unsplash.

Enter a newbuild property, and the first thing you’re greeted with is sparkle. The thick dust of construction has been wiped away, and everything is so clean, so tidy, so… new.   

If you’ve bought such a property, you will have likely had a meeting during the purchasing process to  ‘choose your options.’ During this meeting you will surprise yourself at your attention to detail: working out which plugs require USB connection; how many spotlights you want in the kitchen; what colour the cupboards should be, and what kind of flooring you’d like. Who knew that flooring was such an expensive, and extensive decision.  

For some of my new neighbours, however, the process has been a little different.  

As with all newbuild developments, there is a requirement for 10 per cent of it to be made up of affordable housing. On an estate as big as ours, that means approximately 200 homes. ‘Affordable’ is a relatively broad category, with schemes including shared ownership and discounted rates for first-time buyers included alongside social housing. In reality, affordable housing is still not affordable for everyone.vOn arrival at your new affordable home, you are unlikely to find the spotlighted kitchen, the USB plug sockets, and extensive pre-laid flooring. These are all unaffordable extras. Instead, you are greeted by your bare, naked subfloor. Under our newbuild fluffy carpets lie cold and hard ground. In new social housing, this means a dusty floor for little feet to take first steps on. 

It was perhaps naïve of me, but I had assumed that flooring was a relatively essential element in a house, even if it’s social housing. I was wrong. Even when a previous tenant has had flooring fitted it can be removed between occupancies. Hygiene-related? Maybe. But perhaps the blanket ban on flooring could be reconsidered.  

On our housing development, social housing is mixed in with privately-owned properties. Detached five-beds sit just down the road from terraced socials – but the distance between the lives of their inhabitants is significantly bigger than the distance between their homes. There is already reputational differentiation between streets.  

Then there’s the geographical positioning. There is no prescription of how social housing needs should be spread across the development. In our case, it is weighted heavily towards the first few stages of building. As building progresses, houses will get bigger and the distance between them more spacious. In keeping with the locality, the back end of our development will see more palatial, less ‘affordable’ homes. Putting affordable housing up front means that the 10 per cent quota is achieved, publicised, and the existing county culture protected. It also means that these early stages of our development will actually be more heavily populated with social housing. Perhaps even attempts at integration of affordable housing will be undermined by this planning strategy.  

As we live and do life on our new development, I have been privileged to meet lots of different people from lots of different backgrounds and in lots of different housing. Some are first-time buyers, who have struggled to save a deposit and work long shifts to cover the mortgage repayments. Some are experienced homeowners, who have upgraded to bigger homes and bigger mortgage repayments. Some (like us) have become homeowners, only through the generosity of parents and through shared ownership schemes. Some are social housing tenants, paying rent on homes that will never be theirs.  

In this mixing pot of society, we are trying to build a community that supports all. Just over a year ago, my husband and I moved onto the estate with our boys to start a new church. With the help of others, we aim to be at the centre of a thriving local neighbourhood.’ This means being committed to community; loving our neighbours, no matter who our neighbours are. Because Jesus doesn’t care where people live or where they came from. Jesus doesn’t care how many bedrooms your home has, or what percentage of your home you actually own. Jesus doesn’t care whether or not you have adequate flooring.  

He also acknowledges the dusty, dirty feet of his followers. He sends them into strangers’ homes with a message of peace, their dusty feet only to be shaken off on the way out. I suppose this means their feet remain dust-coated and mud-caked while they’re there. So, while we are here, perhaps we will also have dusty feet - with or without carpets. 

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Article
Change
Community
Politics
6 min read

Camden: what’s up in Keir’s backyard?

The new Prime Minister’s constituency has valuable lessons for the country.

Simon Walsh is a communications consultant, journalist and non-stipendiary priest in the Diocese of London.

Kier Starmer walks along a residential development's path with two other people.
Starmer and local councillors in Camden.

‘What good ever came out of Nazareth?’ was asked of Jesus. The same might now be said of Camden, which lies at the heart of the Holborn & St Pancras constituency. A safe Labour seat since the 1980s, its present incumbent is Sir Keir Starmer who has been handed the keys to Downing Street in the General Election.

His wallet apparently has on it ‘Take me home to Kentish Town’. Two buses link Kentish Town, where he lives, with Whitehall – a route of about four miles. He will go into government with a very full in-tray, and many of them are issues he knows first-hand from his own constituency. I know them too, having lived there for 20 years.

Sometimes I cover services for a clergy colleague in the nearby parish of St Mary’s, Somers Town. The church is on Eversholt Street which runs along the eastern side of Euston station, incidentally the capital’s first mainline railway terminus. Last year, as I arrived for a mass one rainy Saturday morning, a random group of people sheltered in the doorway. They were, I discovered, addicts waiting for a drugs drop. Towards the end of mass, one of the group – a young woman – came into the back of church and found a pew in which to start preparing her fix. Once I had disrobed, I asked if she wouldn’t mind doing it somewhere else.

Another time, in the same church, a young woman from Spain was asking for money. She had answered a job advert on social media to come and work on a chicken farm. Having arrived and paid her accommodation for a week, she found there was no chicken farm, and trying to find other work was almost impossible because of paperwork. What could we do to help? The church itself is in dire need of financial support too.

St Mary’s Flats... were among the first examples of public housing in the country to have electricity and Jellicoe became something of a social housing celebrity.

Somers Town was transformed 100 years ago when its energetic parish priest, Fr Basil Jellicoe, created the first housing association. Dismayed by the squalor of Victorian tenements, he set about raising funds for The St Pancras House Improvement Society. Jellicoe was only in his mid-20s but had a solid Anglo-Catholic background founded on mission and a heart for the poor. The cramped and filthy conditions with extreme poverty were ‘an outward and visible sign of an inward and spiritual disgrace’ – for him, the opposite to the sacraments.

By the time Jellicoe moved from the parish in 1934, the slums had been cleared and a number of the new blocks built, the first being St Mary’s Flats, with others given saints’ names. They were among the first examples of public housing in the country to have electricity and Jellicoe became something of a social housing celebrity. Tragically, having worn himself out he died at the age of 36. His legacy is one of praxis – active Christianity meeting social problems where they are – and his model became the blueprint for many other housing associations since.

No surprise, therefore, that families struggle to afford to live in the area and migrate further out. As a result, schools have started to close. 

The area remains a swirl of social problems in addition to the drugs. Mental health issues are rife. There are plans to redevelop St Pancras Hospital which houses mental health services. The area suffers from traffic and noise pollution, and lacks communal spaces. Camden Council recently saw fit take one corner of a public green in Somers Town on which to build a tower block of multi-million pound flats, handy for nearby St Pancras Station. Crime rates are high with muggings and mobile phone thefts a daily reality. Last year, as mourners left a funeral one Saturday afternoon at St Aloysius Church just a few streets down from St Mary’s, a drive-by-shooting injured six people. Starmer called the incident ‘appalling’ and spoke of ‘extra patrols and community support’ after a conversation with police.

The area has become highly expensive. Local businesses are being priced out by increased rents. Very little social housing has been built this century. The average house price in NW1, which encompasses the Nash terraces of Regents Park, the council blocks and social housing of Somers Town, is £1.3 million. A two-bed flat is in excess of half a million quid. No surprise, therefore, that families struggle to afford to live in the area and migrate further out. As a result, schools have started to close – four in as many years recently. In his acceptance speech in Camden Council’s offices near St Pancras station, close to the world-renowned Crick Institute and Facebook’s UK headquarters, Starmer namechecked the mythical ‘girl from Somers Town’ and his hope for her future.

Charles Dickens went to school around here and knew these streets well. His 1848 novel Dombey & Son detailed the destruction and chaos caused in the area by the building of the railway line through it. 175 years later, it has been HS2, the great White Elephant which has dug up streets, seen whole blocks of accommodation and hotels demolished, diverted roads, and axed much-loved institutions like the Bree Louise pub. There has been no benefit to locals so far (quite the opposite, in fact) and it is a stain on both Labour and Conservative administrations. Sir Keir says he is furious at the ‘big hole’ left by the down-tools project. There is fear now that the redundant land will be subject to a ‘gold rush’ as developers circle to pick up some prime real estate.

Interviewed in June by the Camden New Journal, Starmer said: ‘The government has earmarked money for Euston. I want to see that money and obviously, if we come into power, we’ll see through all this money – and not stripped away from other projects which is the usual trick.’ He also said: ‘The other thing is we need housing. Camden desperately needs housing as many places do. So we will use it – if we are privileged to come into power – as part of our plan for 1.5 million homes.’

His manifesto has five pledges: 

  • Kickstart economic growth 

The cost-of-living crisis is biting hard here and the inequalities are stark. People need real money.

  • Make Britain a clean energy superpower 

It’s going to need more than a few on-street charging points for electric vehicles. And the carbon footprint of that HS2 project? 

  • Take back our streets 

He wants to halve crime rates but London has around 106 crimes per 1,000 people and his own constituency feels less safe than it used to. 

  • Break down barriers to opportunity 

Camden already ranks highly in the deprivation index where barriers are concerned: schools, homes, jobs… 

  •  Build an NHS fit for the future 

Again, the hospitals and GP services are cracking – high demand combined with under-investment is deadly. 

A prophet is not welcome in his own country, it was said. Although the new Prime Minister was elected with a majority in his home seat, it was down to 18,884 votes from the 2019 endorsement of 36,641 votes – a drop of almost 50%. In this election, an Independent candidate called Andrew Feinstein polled 7,312 votes with his pledge to improve life for local residents. Starmer’s constituents will be counting on him to fix the nation along with the problems on their own streets. Otherwise, safe seat or not, he may no longer be welcome in Camden either.