Why estate residents should get to vote on regeneration schemes

The London skyline. Image: Getty.

Labour’s London Assembly Housing spokesperson on the need for local democracy.

On Friday, Sadiq Khan published his long-awaited Good Practice Guide to Estate Regeneration. The major change from his draft guide, published for consultation last year, is the inclusion of mandatory ballots where demolition takes place as a condition of schemes receiving mayoral funding. By including ballots, the Mayor has shown he has listened to community groups, as well as the unanimous voice of the London Assembly.

I have long argued for ballots where homes are to be demolished. Estate residents are generally the only people who face the prospect of having their homes demolished. Therefore, it is only right that they should be able to vote on whether demolition takes place.

The question of exactly who should be balloted is one on which a consultation will now take place. It is my strong view that those balloted should be actual residents who live in the homes that it is proposed are demolished. That means private tenants should get a vote, but not their non-resident landlords.

The Mayor’s Good Practice Guide to Estate Regeneration also reaffirms his pledge that there must be no net loss of social housing on regeneration schemes. This is crucial. An assessment by the London Assembly’s housing committee in 2015 found that there had been a loss of more than 8,000 social rented homes across 30 regeneration schemes in London. The Mayor demonstrated he is standing by this commitment recently when he used his planning powers to reject a proposed estate regeneration scheme at Grahame Park in Barnet that would have resulted in the net loss of 257 social houses.


Estate regeneration can work well, but it is always done best when led by, or delivered in partnership with, residents. The regeneration of Bacton Low Rise by Camden Council is a superb example of this, and could not be more different to Barnet’s approach. The quality of the new build council homes is absolutely stunning, with residents involved in the design of the scheme from the beginning. Once the scheme is completed there will be a net increase in the number of genuinely affordable council homes as well as new shared ownership homes. Yes, market sale homes have to be built to pay for the new council homes in the absence of government funding, but crucially Camden Council retains the ownership of the land on which they are built.

It’s important to remember that when local councillors are coming forward with regeneration schemes, they often can’t do what ideally they would like to do because of national government policy. Councils that are looking to provide more and better housing for local people are constrained by government restrictions on their ability to borrow to build new council homes, by the Right to Buy scheme, and by outdated compulsory purchase laws that mean land can’t be compulsorily purchased for a fair value. Never mind the fact that government funding for new social housing is practically non-existent. VAT rules can sometimes make knocking down and rebuilding housing cheaper than refurbishing it, because VAT is charged on refurbishment but not new build homes.

I believe councils should welcome the inclusion of ballots as adding legitimacy to proposed schemes. Some councils are very good at including residents in designing regeneration schemes, but others sadly are not. Mandatory ballots mean that councils and housing associations must engage effectively in order to gain approval. This necessitates the active inclusion and involvement of residents from the very beginning.

Tom Copley is Labour’s London Assembly Housing spokesperson. 

 
 
 
 

Everybody hates the Midlands, and other lessons from YouGov’s latest spurious polling

Dorset, which people like, for some reason. Image: Getty.

Just because you’re paranoid, the old joke runs, doesn’t mean they’re not out to get you. By the same token: just because I’m an egomaniac, doesn’t mean that YouGov isn’t commissioning polls of upwards of 50,000 people aimed at me, personally.

Seriously, that particular pollster has form for this: almost exactly a year ago, it published the results of a poll about London’s tube network that I’m about 98 per cent certain* was inspired by an argument Stephen Bush and I had been having on Twitter, at least partly on the grounds that it was the sort of thing that muggins here would almost certainly write up. 

And, I did write it up – or, to put it another way, I fell for it. So when, 364 days later, the same pollster produces not one but two polls, ranking Britain’s cities and counties respectively, it’s hard to escape the suspicion that CityMetric and YouGuv are now locked in a co-dependent and potentially abusive relationship.

But never mind that now. What do the polls tell us?

Let’s start with the counties

Everybody loves the West Country

YouGov invited 42,000 people to tell it whether or not they liked England’s 47 ceremonial counties for some reason. The top five, which got good reviews from between 86 and 92 per cent of respondents, were, in order: Dorset, Devon, Cornwall, North Yorkshire and Somerset. That’s England’s four most south westerly counties. And North Yorkshire.

So: almost everyone likes the South West, though whether this is because they associate it with summer holidays or cider or what, the data doesn’t say. Perhaps, given the inclusion of North Yorkshire, people just like countryside. That would seem to be supported by the fact that...


Nobody really likes the metropolitan counties

Greater London was stitched together in 1965. Nine years later, more new counties were created to cover the metropolitan areas of Manchester, Liverpool (Merseyside), Birmingham (the West Midlands), Newcastle (Tyne&Wear), Leeds (West Yorkshire and Sheffield (South Yorkshire). Actually, there were also new counties covering Teesside (Cleveland) and Bristol/Bath (Avon), too, but those have since been scrapped, so let’s ignore them.

Not all of those seven counties still exist in any meaningful governmental sense – but they’re still there for ’ceremonial purposes’, whatever that means. And we now know, thanks to this poll, that – to the first approximation – nobody much likes any of them. The only one to make it into the top half of the ranking is West Yorkshire, which comes 12th (75 per cent approval); South Yorkshire (66 per cent) is next, at 27th. Both of those, it may be significant, have the name of a historic county in their name.

The ones without an ancient identity to fall back on are all clustered near the bottom. Tyne & Wear is 30th out of 47 (64 per cent), Greater London 38th (58 per cent), Merseyside 41st (55 per cent), Greater Manchester 42nd (53 per cent)... Not even half of people like the West Midlands (49 per cent, placing it 44th out of 47). Although it seems to suffer also from the fact that...

Everybody hates the Midlands

Honestly, look at that map:

 

Click to expand.

The three bottom rated counties, are all Midlands ones: Leicestershire, Northamptonshire and Bedfordshire – which, hilariously, with just 40 per cent approval, is a full seven points behind its nearest rival, the single biggest drop on the entire table.

What the hell did Bedfordshire ever do to you, England? Honestly, it makes Essex’s 50 per cent approval rate look pretty cheery.

While we’re talking about irrational differences:

There’s trouble brewing in Sussex

West Sussex ranks 21st, with a 71 per cent approval rating. But East Sussex is 29th, at just 65 per cent.

Honestly, what the fuck? Does the existence of Brighton piss people off that much?

Actually, we know it doesn’t because thanks to YouGov we have polling.

No, Brighton does not piss people off that much

Click to expand.

A respectable 18th out of 57, with a 74 per cent approval rating. I guess it could be dragged up by how much everyone loves Hove, but it doesn’t seem that likely.

London is surprisingly popular

Considering how much of the national debate on these things is dedicated to slagging off the capital – and who can blame people, really, given the state of British politics – I’m a bit surprised that London is not only in the top half but the top third. It ranks 22nd, with an approval rating of 73 per cent, higher than any other major city except Edinburgh.

But what people really want is somewhere pretty with a castle or cathedral

Honestly, look at the top 10:

City % who like the city Rank
York 92% 1
Bath 89% 2
Edinburgh 88% 3
Chester 83% 4
Durham 81% 5
Salisbury 80% 6
Truro 80% 7
Canterbury 79% 8
Wells 79% 9
Cambridge 78% 10

These people don’t want cities, they want Christmas cards.

No really, everyone hates the Midlands

Birmingham is the worst-rated big city, coming 47th with an approval rating of just 40 per cent. Leicester, Coventry and Wolverhampton fare even worse.

What did the Midlands ever do to you, Britain?

The least popular city is Bradford, which shows that people are awful

An approval rating of just 23 per cent. Given that Bradford is lovely, and has the best curries in Britain, I’m going to assume that

a) a lot of people haven’t been there, and

b) a lot of people have dodgy views on race relations.

Official city status is stupid

This isn’t something I learned from the polls exactly, but... Ripon? Ely? St David’s? Wells? These aren’t cities, they’re villages with ideas above their station.

By the same token, some places that very obviously should be cities are nowhere to be seen. Reading and Huddersfield are conspicuous by their absence. Middlesbrough and Teesside are nowhere to be seen.

I’ve ranted about this before – honestly, I don’t care if it’s how the queen likes it, it’s stupid. But what really bugs me is that YouGov haven’t even ranked all the official cities. Where’s Chelmsford, the county town of Essex, which attained the dignity of official city status in 2012? Or Perth, which managed at the same time? Or St Asaph, a Welsh village of 3,355 people? Did St Asaph mean nothing to you, YouGov?

Jonn Elledge is the editor of CityMetric. He is on Twitter as @jonnelledge and on Facebook as JonnElledgeWrites.

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*A YouGov employee I met in a pub later confirmed this, and I make a point of always believing things that people tell me in pubs.