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2004-05-01: It is on our doorstep but how many of us know anything about the Stockwell Park Estate, apart from what we hear or see on radio or television or in the papers? David Tomlinson found out about the history and transformation of one of London's more notorious housing estates from Julie Fawcett.
The estate lies on either side of the southern end of Stockwell Park Road as it enters Brixton. It was completed in 1974, with 940 homes. Unfortunately the construction method which was used caused structural defects, including water penetration, condensation from large sealed-glass units, and insect infestation through piping conduits from flat to flat. At that time it was envisaged that there would be high-level walkways linking the whole of Brixton and Angell Town, so the estate was designed around them, with ground floor garages which have proved to be a major security problem.
In 1995 the tenants and the leaseholders of the properties, bought under 'right-to-buy', on the Stockwell Park estate voted to take the management of their council properties out of the hands of the local authority, Lambeth, and to manage the area themselves through a tenant management organisation. They formed the Community Trust, a limited company and a registered charity. Subsequently they have taken over the management of the Robsart estate (some 250 homes) and the so-called 'street properties' - 180 local authority properties 'pepper-potted' around the streets opposite the skateboard park at the end of Stockwell Road. The Trust employs about 25 staff, including caretakers, sheltered housing wardens, accounts personnel - and managers.
Lambeth Council does not have the financial capacity for major housing works and has declared itself unable to complete the regeneration scheme that had been started on the estate. With little more than half of it refurbished, Lambeth, under a deal struck in the late eighties, now faces having to repay millions of pounds to the Treasury, having failed to complete the programme.
Local trust seeks finance
Consequently the residents of Stockwell Park, Robsart estate and the street properties that the Trust manages have entered into a dialogue with Network Housing Association, a registered social landlord, to enable the Trust to raise the £70 million necessary to complete the works. Their properties will be transferred from Lambeth into the ownership of the Trust. This is a lengthy legal progress monitored and assisted by the government through the office of the deputy prime minister.
The Trust aims to refurbish and rebuild parts of the estates to create not only more social housing, including provision for key workers and individual work units, but possibly others at market rents or outright sale to assist financing. There are significant demographic changes affecting strategy, such as the newly arrived large Portuguese community and other EU citizens, and an ageing population.
Options are now being studied with expert assistance and a proposed strategy will be put to the tenants and leaseholders later this year. The Trust is actively looking for local people with a passion for social justice and a can-do attitude to help make the new strategy happen by joining its board, which will have both tenant/leaseholder representatives and people with expert and local community knowledge.
Building a better life
The aims of the Trust are the relief of poverty, furtherance of education and the pursuit of racial harmony. With these in mind it currently runs under-fives provision, sheltered housing for the elderly, a youth club and training project. The under fives provision - Stockwell Park Early Years - has morning and afternoon sessions for 2 1/2 to 5 year olds. It is being expanded to wrap-around provision for working parents from 8.30 am to 6.0 pm in partnership with SureStart.
A skills builder training programme is provided by Bootstrap Enterprises. Monthly police surgeries with the estate's police officer have started in April. The Community Centre hosts 25 church groups, a drama group for under 8s, an Angolan dance group, a sewing class and an English as a second language class. There are two sheltered housing blocks, comprising about 100 units. The board room has been converted into Brixton Cycles in order to bring life to that part of the estate and other commercial enterprises are being considered.
Security - at a price
Apart from its refurbishment and re-building requirements, the estate faces many problems of personal security and anti-social behaviour. A comprehensive CCTV system was introduced a year ago. The capital cost was paid for by Lambeth but all continuing running costs are paid by a levy of £3.50 per week per flat for which the residents voted by an overwhelming majority in a 'referendum'. It has resulted in a 70% drop in reported crime, but the residents' major concern remains with the effects of youth unemployment and boredom - and the massive profits to be made from dealing in Class A drugs (principally crack and heroin). The youth club has been aiming at crime-diversion, but the drug trade puts immense burdens on its open-door policy.
The Trust has held many open evenings to discuss the way forward and hopes very much that those who "live up the road" would like to get more involved. Residents from the SPRA area have already attended some residents' meetings.
If you have any questions or would like to visit the estate to see what the Trust has been up to, please contact Julie Fawcett.