New London Architecture run a great and very well attended series of Breakfast meetings to discuss issues of interests Architects, Planners and other Built Environment professionals.
On Tuesday a full agenda with contributions from Council representatives and their designers presented inner and outer London Borough approaches to new models for more affordable homes and the revival of council housing.
Changes to regulations have helped Councils to start redeveloping their estates. Options of borrowing against the HRA or General fund, GLA/HCA subsidies and external European sources of funding and joint ventures were all outlined. Within the relatively short time for each presentation these inevitably had to be simply presented, the detail is far more complex.
Similarly delivery models ranging from direct developments where funding is available, joint ventures and outright disposal of non-core assets as a means of raising funds were discussed and outcomes presented.
Design responses to individual challenges in the Boroughs represented both in Central London areas (Camden, Westminster), and outer London (Barnet, Barking and Dagenham, Ealing), were, sensitive to place and good sense. Hilary Satchwell of Tibbalds working collaboratively in the Bourne Estate demonstrated the complexity and opportunities that exist in the centre of London, whilst Andrew Beharrel working in Barking and Dagenham, explained that their work impproving post-war mono cultural council estate housing was in the DNA of PTEa, who have been doing this sort of thing for years.
All schemes presented had to suffer the delays caused by the financial crisis which had no doubt put great strain on these relatively small businesses. All demonstrated that housing that provides long term quality and management is possible.
What lessons are there for the future roll out of affordable housing in London? The further loosening of financial constraints on development are needed from central government specifically the Treasury. As Stephen MacDonald, representing Barnet Re (part of a Council/Capita regeneration organisation – questions of how that works would take a separate meeting) said, If Council’s are to deliver more, whilst having to bear current 25% and future 25% cuts in central government funding, then lobby your MP not the Council.