How disgruntled Tottenham residents triumphed over a developer planning to build more unaffordable housing

The START site in Tottenham, north London. Image: Kieron Monks.

After 13,500 hours of volunteering, the tireless campaigners for London’s most ambitious community-led housing project can finally declare victory. Sort of.

When 11 acres of the St. Ann’s Hospital site in Haringey went up for sale in 2015, planning permission was granted to a developer. Of the 470 homes planned, just 14 per cent were deemed “affordable”, meaning they would cost less than 80 per cent of market rates.

In a borough with a dearth of affordable housing, a 10,000-strong waiting list for social housing, and a slew of contentious developments including HDV, Seven Sisters market, and Tottenham’s £850m stadium, it proved a bitter pill that residents were unwilling to swallow.

Several responded by forming St. Ann’s Redevelopment Trust (START) and went to work on an alternative vision for the site. Their plan, drawing on lengthy consultations with the community, called for 100 per cent genuinely affordable housing – with allocations for communal, supported, and sheltered accommodation.

The proposal emphasised quality of life through preservation and creative use of the site’s green spaces and biodiversity, as well as integrated health facilities and support for vulnerable residents. This complex would connect with the wider community through new cafes, shops, studios, allotments and a village green for the general public.

START crowdfunded £25,000 for architects to draw up a masterplan for the site with up to 800 homes. The vision earned endorsements from an ever-expanding network of local residents, businesses, and politicians. So impressed was the Mayor of London, Sadiq Khan, that he bought the St. Ann’s site as the first purchase from his new £250m Land Fund, and entered into a partnership with START to develop it.

The partnership will involve compromise. City Hall is planning for 50 per cent genuinely affordable housing, which, while a significant improvement on previous requirements, still falls far short of the campaigners’ ambitious 100 per cent target.

START activist Seb Klier says the deal should be celebrated but the group will keep pushing for more, having already received around £200,000 as part of fundraising to subsidise a higher proportion of affordable housing.

Klier believes that much of the community-led design, with its emphasis on quality of life, is “pretty uncontroversial” and should survive implementation. City Hall is positive about the proposed on-site features and intends for START to have freedom to shape the development and its links to the community.

“Even if our visions don't align 100 per cent straightaway, we share such a lot of common ground and so many values that if we’re flexible we have the chance to achieve something really impressive,” says James Murray, deputy mayor for housing. “There will be plenty more conversations along the way but there is a lot of goodwill and it’s a great opportunity.”

The development will take several years for delivery but START is finalising allocations criteria to ensure homes go to people that need them. These include maximum incomes, local roots, and a prohibition on buy-to-let. Klier says there will be wide-ranging outreach to raise awareness of the new housing opportunities and prevent dominance by the “sharp-elbowed middle classes.”


Few expected START’s vision to succeed, and its progress offers inspiration for the burgeoning field of community-led housing.

“A success at START would be a game changer for the Community Land Trust (CLT) movement,” says Catherine Harrington, director of the National CLT Network. “It would at last prove that CLTs can work at scale.” St.Ann’s would be among the largest community-led housing projects in the country, according to the Network, and a unique use of the model to address urban housing shortages.

START activists hope their experience can help and inspire other housing projects across London and the UK. Thousands of hours volunteering have yielded a few lessons. Firstly that it shouldn’t be this hard.

“Taking a housing development forward is so labour intensive and requires a lot of expertise and access to resources,” says Klier. “What I’d like to see going forward is a commitment from all levels of government to think about how to better support community-led housing.”

One policy that should be challenged is the mass sell-off of public land, he adds, which is squandering hugely valuable assets for a negligible return. Research from the New Economics Foundation found that just 6 per cent of homes built on public land were genuinely affordable. Many public sites are targets for community-led housing projects.

City Hall will be buying many more sites with its £250m fund, with a particular focus on land owned by NHS trusts. The administration has also established a Community Housing hub to support projects and is seeking new powers to secure land for housing. City Hall’s role will vary by case, says Murray, but community groups seeking a partnership could learn from START’s commitment to consultations and flexibility.

“What is really positive about START is that they have strong links to the local community that they represent,” he says. “They have clear plans and are keen to work together to see what can be delivered.”‎

That remains an open question in Haringey and the rest of London. But START’s bold experiment could pave the way for many more.

 
 
 
 

Ducks and the City: how birds thrive in urban spaces

A mandarin duck, possibly a distant relative of New York’s Hot Duck. Image: Stephen Jorgenson-Murray.

New York may be well known one of the most diverse, cosmopolitan places on Earth, but the arrival of one East Asian migrant in October 2018 still managed to surprise and delight the city. One lonely male mandarin duck – a gorgeous rust-red duck streaked with white and blue, native to Japan, Korea and East China – somehow found its way to Central Park and settled down on one of the ponds among the mallards and wood ducks to become the media sensation “Hot Duck”. Although not strictly wild in the birdspotting sense as it likely escaped from someone’s collection, the duck lives as free as, well, a bird among the skyscrapers of Manhattan.

A few months later, the mandarin’s native territory was graced by a rare visitor of its own when a European robin ended up in the heart of Beijing. Having shown up just when Britain was falling deeper into political crisis, Chinese birdspotters nicknamed it “Brexit refugee” and raced in from across the country to see what Brits would probably consider an incredibly ordinary bird.

A rash of unusual birds have hit the headlines after landing in cities lately – other recent examples include Melbourne’s “Goth Duck” (a tufted duck, a mainly northern European species never before seen in Australia) and the eagle owl that divebombed bald men in Exeter – but when they do, it’s always their rarity that makes them newsworthy, along with the incongruity of seeing a beautiful wild animal among concrete and litter. Normally cities aren’t home to anything more interesting than a dirty pigeon or a bloodthirsty seagull.

Right?

Moving in

Popular myth says London’s first ring-necked parakeets were released in Carnaby Street by Jimi Hendrix. It’s probably not true, but it’s one hell of a story. Image: Stephen Jorgenson-Murray.

Rome wasn’t built in a day, and nor was any other city. Thousands of years ago, wild birds discovered new opportunities on the edges of the first villages. Today the house sparrow is ubiquitous in just about every urban area in the world, but before the first house was built it lived in the dry grasslands of the Middle East, picking seeds out of the sandy soil. Then humans came along and started farming wheat; and whenever a grain fell from a mill or blew from a market stand, a sparrow was there to pick it up. As the technology of farming spread around the world, sparrows came along, too.

Other birds didn’t come by choice but were dragged in by humans. Thousands of rock doves, plump grey-striped birds that nest on cliffs, were caged up and brought into the new cities for their eggs, meat and uncanny ability to find their way home. Naturally, a few of these escaped, but quickly discovered that the walls of buildings were just as good for nesting as natural cliffs. The familiar pigeon was born.

More recently, many species of ducks and geese found a home in cities for the same reason, as have pets-gone-wild like the Indian ring-necked parakeets that brighten up London’s parks and the Javan mynas that chatter in Singapore’s streets.

Bohemian waxwings mainly live in the forests of Scandinavia, but in cold winters they will fly across the sea to British parks and gardens to feast on garden berries. No prizes for guessing where this one is. Image: Stephen Jorgenson-Murray.

As cities have changed, so too have the birds that lived there. Back when most meat was butchered in shops and markets, piles of skin and bone attracted huge flocks of scavengers like ravens and red kites. Now city streets are mostly free of scrap meat thanks to bin lorries, supermarkets and industrial meat processing; both species fled into the countryside, where they found themselves persecuted by farmers and gamekeepers, the red kite almost to the point of extinction. Now both birds are making a slow comeback.

On the other hand, parks and gardens have lured new species out of the woods and into the town with their sweet berry bushes and seed-filled bird feeders. Blue tits – tiny birds that in the forest prefer to pick spiders off oak trees – adapted especially well to garden life: in the days of milk rounds, the birds learned how to peck open bottle caps and sip at the cream inside. The birds’ behaviour has recently changed again because of the rise of supermarkets and the fall of dairy delivery, and it certainly won’t be the last time.

What do city birds think of us?

Herring gulls are as happy in a Latvian bus station as they are on a windswept beach. Happier, maybe. Image: Stephen Jorgenson-Murray.

If you walk in a forest you might well find yourself absolutely surrounded by bird song but unable to see where it’s coming from. Birds are shy and, unless they grew up on a desert island, they will fly away and hide at the slightest hint of a threat. They almost behave like programmed characters from a video game – they draw an imaginary circle around themselves (known as the “flight zone”) and if anyone enters that circle, they flee.

Urban birds consistently have a much smaller flight zone and will tend to let humans get much closer to them; and the longer a species has been urbanised, the more this radius shrinks. In the most extreme instance, urban birds will hop right up to someone who might feed them and even land on their hand. (In one of the best birding moments of my life, a parakeet in Hyde Park snatched a peanut from a tourist then landed right on my shoulder to eat it, staying there long enough to pose for a selfie).

If one bird invades another’s territory, things can get messy. Here, two magpies chase off a buzzard as its partner watches. Image: Stephen Jorgenson-Murray.

Then again, not all birds are that friendly. Many are very territorial, especially in the nesting season. Even medium-sized birds like vicious Australian magpies can cause eye injuries to people passing their nests; really big birds like swans can seriously injure people who get too close. Others, like the larger species of gulls, are just greedy and will attack people to steal their food.

Most birds aren’t quite that bold, but living close to humans has still affected their behaviour. Many species of birds are very intelligent – European magpies might be the cleverest non-mammal on the planet – and they’ve worked out how many of the systems of the city work. Pigeons can hop on-board trains for a lazier way to travel between feeding spots. Seagulls understand how to open automatic doors in order to raid branches of Greggs. Crows use passing cars to crack tough nuts, and will even wait at traffic lights to swoop in when the cars stop.

What do we make of city birds?

The robin was voted Britain’s favourite bird in a recent poll, which just goes to show what being small, cute and surprisingly aggressive can do for you. Image: Stephen Jorgenson-Murray.

Although we share our cities with a whole menagerie of wildlife, most of it is either shy and nocturnal, or prefers the dark, dirty places where humans rarely venture. Birds by contrast are inescapable – on any day on any city street you can expect to at least see a few pigeons flying overhead, or hear something singing from a nearby bush. For some people, this constant awareness has morphed into affection; for others, jealousy at sharing urban spaces with other species.


Even setting aside the risk of attack, birds can come into conflict with humans. Their droppings are not only unpleasant, but they can damage buildings and cause nasty lung diseases. Not every bird has a beautiful song either – a great tit squeaking away outside your bedroom window at 5am is bad enough, but spare a thought for the Australians who have kookaburras scream-laughing on their balconies. If waking you up wasn’t antisocial enough, big birds like herring gulls and Australian white ibises (better known as “bin chickens”) will rip open bin bags and fling the rubbish across your garden. The birds guilty of these indiscretions are generally classed as pests and many cities are fighting back – either by killing the birds or by taking eggs from their nests.

Herons eat fish from ponds and occasionally birds of prey will attack small pets. Urban pigeon keepers, angry after having a prize bird attacked by a sparrowhawk, occasionally try to poison or set cruel traps to kill hawks; but in general cities actually provide a safe haven for birds of prey. Scottish sparrowhawks seem to breed significantly better in cities, likely because there are so many other birds there to hunt.

In fact, many city councils are encouraging birds of prey as a natural way to control the population of pigeons and rats. Peregrine falcons – the fastest birds on the planet – are given protected nesting sites on church spires and skyscrapers and their every move is streamed on webcams. Harris hawks – native to American deserts – have been brought across the Atlantic to scare birds away from the tennis courts at Wimbledon.

Smaller, cuter birds don’t have any such image problems, and millions of Brits put bird seed in their gardens or feed the ducks at their local park. (I should add: if you do, please don’t give them bread, which lacks the vitamins birds need and causes a horrible disease called “angel wing”; seeds, vegetable peel or little bits of fruit are better.) Cities are increasingly recognised as places where you can spot interesting birds – right now, the bird tracking portal eBird lists no fewer than 289 species that have been seen in London – and the last couple of years have seen guides such as David Lindo’s How to be an Urban Birder and even scientific journals such as the Journal of Urban Ecology dedicated to the life of the town.

Save the birds

An American robin has a rest in Boston Common. American robins are in a completely different family to European robins, in case you ever wondered why the robin in Mary Poppins looked so messed up. Image: Stephen Jorgenson-Murray.

Although cities offer food and shelter, they also contain many threats. Glass windows are invisible death to birds flying at full speed – the exact number killed isn’t clear, but it might be as many as 30 million a year in the UK alone. Vehicles can also kill, especially in suburban areas where dense gardens meet busy streets.

Although city birds are protected from some of the predators that they would encounter in the countryside, there are still plenty of animals looking for a meaty meal – not least pet cats, which the RSPB estimates kill 55 million birds in the UK every year. 


These threats aren’t necessarily having an effect on bird populations as a whole – most birds lay more eggs than needed, and if one young bird is killed by a cat a sibling can take its place. The bigger risks come from changes to the environment itself. Pesticides, patios and over-neat lawns have reduced the number of insects crawling around, and therefore the amount of food available for birds like thrushes, starlings and sparrows.

In spite of how easy they are to observe, urban birds tend to be understudied compared to their rural cousins. The fact pigeons are so widespread means researchers often overlook them, but their ubiquity means that observing the birds can help scientists to track environmental changes and to compare cities that otherwise have little in common. Citizen science can help here – the bird tracking apps Birdtrack and eBird let anyone submit their bird sightings, and actually need more coverage of urban and suburban areas.

Thankfully, the idea of creating urban bird sanctuaries is now being taken seriously. Parks have a role to play, but many birds actually prefer the wild roughness of building sites and industrial land, where bare soil crawls with bugs and wildflowers grow gloriously high – ironically, brownfield sites can be as important to the ecosystem as pristine green belt. Perhaps the most spectacular example is the London Wetland Centre in Barnes. Just across the Thames from Hammersmith, this Victorian waterworks has been converted into marsh land and attracts huge flocks of water birds, many of which can’t be found anywhere else in London. In fact thanks to the reserve, a few birds such as the reed-dwelling bittern – which almost went extinct in the UK – are now easier to spot in London than in the countryside it.

Flying into the future

This blackbird probably doesn’t understand its rural cousins. Image: Stephen Jorgenson-Murray.

In his book Darwin in the City, the biologist Menno Schilthuizen suggests that we’ve been looking at blackbirds all wrong. European blackbirds were originally forest-dwellers eating berries and bugs from the ground. For this, they needed long, probing beaks and the ability to migrate in the winter when the soil froze hard. However, a few blackbirds – possibly initially those living in the hills around Rome – made their way into cities and found plentiful supplies of food year round.

Since they no longer needed to pry into the earth or the bark of trees, their beaks started to get shorter. Because food was available year round, their migration instinct was switched off. And because they needed to compete with traffic and the other noises of city life, their songs got louder. The city dwelling birds became incompatible with their forest dwelling ancestors; the changes to their beaks meant that their songs changed too, until they were effectively speaking different languages. There is a compelling case to be made that there isn’t just one species of blackbird, but two: the forest blackbird, Turdus merula, and the city blackbird, Turdus urbanicus.

Where the blackbird has led, other birds are sure to follow. British great tits are evolving bigger beaks that help them dig around in garden bird feeders and many urban birds have started singing the dawn chorus earlier to avoid traffic and aircraft noise and to take advantage of artificial streetlighting. City-dwelling pigeons even seem to be evolving darker feathers, probably because the dark pigment captures the toxic elements pigeons accidentally ingest when they peck at paint.

Nesting in coated metal gutters like this exposes pigeons to dangerous chemicals in the paint, and this pigeon’s dark feathers are likely an evolutionary response to that threat. Image: Stephen Jorgenson-Murray.

Birds are no longer just accidental wanderers into cities, nor are they just greedy opportunists: they are an integral part of urban ecosystems. Not only do cities need their birds – Increasingly, birds need their cities.

Stephen Jorgenson-Murray tweets at @stejormur. Many of the birds mentioned in this article tweet in a tree near you.