BUILDING BUILDING CLAPTONs CLAPTONs FUTURE FUTURE

FINAL REPORT
Chun-Ta Chen | Claudia Di Loreto Yuk-Wai Ip| Yuan Liu| Connor Watt

PREFACE
Keeping the people of Clapton at heart, our goal is to help this neighbourhood become a stronger and more self sufficient. Given the local circumstances, a bottom up approach is vital to ensure that the characteristics of Clapton and its community life are not disrupted by changes taking place in the area. For this reason, our intervention is based on a series of incremental steps which draw on local opportunities and encourage the involvement of Claptons residents in order to effectively tackle economic and social problems in the area. Twenty years from now, we expect Clapton to have become a more resilient and energised neighbourhood, full of opportunities and hope for its residents.

CONTENTS
1. INTRODUCTION - P. 6 2. CONTEXT ANALYSIS - P. 10 3. SWOT ANALYSIS - P. 44 4. GOVERNANCE - P. 48 5. VISION & FORMULAE - P. 58 6. DETAILS OF INTERVENTIONS - P. 66 7. DELIVERY - P. 96 8. PHASING - P. 104 9. MONITORING & EVALUATION - P. 108 10. CHALLENGES - P. 112 11. CONCLUSION - P. 116 12. REFERENCES - P. 120

1. INTRODUCTION
1.1 About Clapton 1.2 About this study

SWOT

1. INTRODUCTION

above: map of clapton

1.1 About Clapton

Clapton is located in the borough of Hackney, in North-East London. The area is surrounded by the Lea Valley in the East, Hackney in the South, Stoke Newington and Dalston in the West and South Tottenham in the North. Upper and Lower Clapton Road and the respective areas are divided by the Lea Bridge roundabout. The terrain descends from the North to the South

1.1 About this study

This study aims to formulate practical and cost-effective regeneration strategies and measures for Clapton so as to help create a socially and economically sustainable community.
above: map of wards in clapton

This study begins with a multifaceted analysis of the context of Clapton encompassing the historical, social, economic, transport, land use, environmental, planning, governance and funding dimensions. Such analysis enables diagnosis of the strengths and weaknesses of the area as well as the opportunities and threats the area faces. Based on this, a vision for Clapton and a range of interventions needed for delivering this vision is suggested. Governance and funding mechanisms for implementing them are also provided. This study also gives suggestions on phasing, monitoring and evaluations to ensure the interventions are delivered cost-effectively and successfully. Challenges are also highlighted to help practitioners be more cautious in implementing the interventions.

2. CONTEXT ANALYSIS
2.1 Historical 2.2 Social 2.3 Economic 2.4 Mobility 2.5 Land use 2.6 Environment 2.7 Recent developments

10

11

SWOT

2. CONTEXT ANALYSIS
2.1 Historical
Originally farm land Clapton, as many other areas in London, has grown exponentially in the last 400 years. The farm on the hill, as its Old English name Clopton indicates, consisted of less than 50 houses at the beginning of the 17th century. The area developed along Lower and Upper Clapton roads (originally Hackney lane); by the end of the 18th century the population had reached 200 households. Growth was more intense along the lower stretch until the early 19th century when Upper Clapton matched the urban density of Lower Clapton with higher concentrations near Lea Bridge Road (today the site of the main roundabout). According to all accounts, the area used to be a very fashionable place for the middle classes (particularly merchants) who would have enjoyed a beautiful view from the hills. This is apparent in Booths poverty map (late 19th century). As we can see from the map below, most residents were described by Booth as fairly comfortable to middle class; only very few areas in Upper Clapton were inhabited by poor people.

12

top left: map of clapton in 1745| bottom left: map of clapton in 1847| right: map of clapton in 1893

13

SWOT

After WWI the area was characterised by an intense period of demolition, housing redevelopment, industrial adaptations and creation of clothing workshops. WWII brought bomb damage and subsequently produced opportunity for both public and private developments in its aftermath. A number of social-housing tower-blocks were built, especially in Upper Clapton, but some of them were demolished in 1993 in an attempt to regenerate the borough of Hackney (1). In the 1990s Clapton was characterised by widespread gang crime that associated Upper and Lower Clapton with the nickname of murder mile. An article from 2002 summarises the situation this way:
above: Clapton railway station opened in 1872

With

its pound shops and kebab houses, its estate agents and pubs, Upper and Lower Clapton Road in east London could be any other busy street in any other city in the UK. Except that in the past two years, eight men have been reported shot dead either in the street or in the leafy avenues running off it. The sound of gunfire and the accompanying whine of an ambulance or police car is never far away. (2)

More recently, Clapton was one of the battle grounds of the 2011 London Riots (3). Today, Clapton is a safer, more vibrant place, but its reputation still hinders further growth and investments.

14

above: Clapton in booths poverty map 1898-99

15

2. CONTEXT ANALYSIS
2.2 Social
Demographics The area has rapidly growing population, with 21% growth in Hackney overall, and a 42% rise in Leabridge Ward from 2001-2011. (4,5,6) The fastest growing age group is 20-29 year olds, growing at 53% in Hackney as a whole and 81% in Leabridge Ward. This could be as a result of young professionals moving into the area. Males make up the majority of the population growth. (4,5,6)

Implications A growing population creates even more strain on the already overcrowded housing supply in Clapton. Therefore, the construction of new housing in the area is a priority. Population growth does however create opportunities, as much of this new population will be made up of young professionals, and our proposal should aim to reap the benefits of this demographic while offsetting some of the negative aspects associated with in-migration of wealthy residents we seek regeneration without gentrification.

16

above: comparison of demographic characteristics between Clapton and London average (4,5,6)

17

2. CONTEXT ANALYSIS
2.2 Social
Housing Hackney has a huge housing problem, with 23,000 people on its waiting list for social housing this equates to 11.4% of the boroughs population (7). This is matched by a large number of empty properties in the area 2300 properties, 1044 of which are publicly owned. The real figure may be higher than this due to the way in which a property is classified as empty. Also, with a rapidly increasing population, growing at a faster rate than the London average, this problem will deteriorate unless action is taken. These housing problems occur at the same time as the area sees a huge rise in house prices. Hackney has the 3rd fastest rising house prices in London (behind only Westminster and Kensington & Chelsea). (8) Rapidly rising house prices are the result of a number of factors. Firstly, a minimum number of new houses are being built in the area, which drives the price up the waiting list for affordable housing is considerable, as mentioned above . Secondly, Clapton is regarded as an up and coming area, situated beside Dalston, Stoke Newington and Hoxton, it is seen as the new cool place in London, yet still relatively affordable.

Implications This rise in house prices could have positive effects in bringing in a new affluent population, but this doesnt necessarily mean that the problems of unemployment, de-skilling, lack of sense of community will be solved, rather they may simply be moved on to another place. Unless these problems and the causes of these problems are tackled, they will arise again and again as a result of the fundamental economic issues.

18

top three: council housing in Clapton | bottom: private housing in Clapton

19

2. CONTEXT ANALYSIS
2.2 Social
Employment & skill The number of people who are economically inactive in Hackney is above the London average, and this number is on the rise (9). The group least likely to be in work are those aged 20-24. This is in addition to the fact that the number of benefit claimants are falling so a rise of young people without a job and without state support. This can be seen as part of the reason for the riots that, in Hackney, concentrated on the Pembury Estate and Clarence Road, in that the development of a nothing to lose attitude is a logical conclusion of alienation from the community and lack of opportunity. This combined with a push towards consumption in order to boost the economy meant that the weak-link in this equation came under too much strain and broke. There is a certain disparity between the character and reality of Clapton. Indeed many of the statistics show the economic situation to be improving over time (the unemployment rate in Hackney is falling, whereas in London as a whole is stays stable), whereas this may only be for a certain group of people in the area. This apparent inconsistency between perception and reality can be understood by realising that on all levels Hackney is a diverse and uneven Borough it has pockets of wealth in Stoke Newington, Dalston, Hoxton and De Beauvoir and less prosperous parts such as Hackney Downs, Leabridge and Chatham. Indeed, this mix occurs at an even smaller scale with substantial variations in wealth side by side the Pembury Estate to the West of Lower Clapton Road (famous for being the center of the 2011 riots in Hackney) and Chatsworth Road to the East (becoming a desirable location for young professionals to buy houses). The practice of building housing estates in areas of private housing does mean that statistics show a more balanced picture, whereas in fact there is a widespread gap between rich and poor. The move in Hackney away from skilled jobs to a more service based sector means a rise in the incidence of a skills gap (9) i.e. employers state that their workforce is not fully proficient at their job. This indicates a clear case of deskilling the workforce, and leaves those in this position unadaptable to news forms of work (due to lack of transferable skills). Job density is also falling in the area, which means less jobs in the area this could mean that much of the growing population have to travel to work, rather than working locally (9).

Implications Our proposals should therefore deal with the high unemployment, especially with young people in the area, and, unlike previous employment schemes, our proposal needs to provide skilled-training opportunities that allow Clapton residents to find meaningful employment.

20

above: comparison of employment between Hackney and London (9)

21

2. CONTEXT ANALYSIS
2.2 Social
Riots Our study area is surrounded by areas in which violence erupted during the 2011 London Riots. To the South, Hackney Central and Mare Street saw clashes between police and rioters, which then spread up towards Clarence Road on which shops were looted, cars were burned, and again, battles occurred between police and rioters. One focus of the struggles was the Pembury Estate, which lies just to the West of Lower Clapton Road. (10) The underlying causes of the riots are hard to determine and involve various issues. A study carried out by the Guardian and the LSE concluded that there were a range of possible contributing factors, the culmination of which spilled over into violence. One of their main conclusions was that anger at and distrust of the police (12). This combined with an element of possible racial profiling by the police (UK police forces are 28 times more likely to stop and search a black person than a white person [16]) led to questions of race relation problems as being a cause of the riots (15), but generally, the rioters were seen as being united in their conflicts with police, and so although race was important in the rioters dealings with police, these riots did not involve conflicts between different races. Debates over whether or not the riots had to do with family breakdown and poor parenting (11) also seem to be somewhat exaggerated as many parents in trouble areas tried to keep their children off the streets when the riots were happening, or didnt know that their children were involved at all. Unemployment, lack of a clear sense of future direction in life combined with an ever growing sense of consumerism seems to have played a large role in sparking the riots (13,14). There also seems to be a strong correlation between areas where the riots occurred and pockets of poverty (18). The famous Hackney Heroine confronted the rioters on Clarence Road and compelled them to do it for a cause rather than just stealing shoes, (17) and the lack of a political or social aim or direction meant that those involved in the riots were not listened to at all. They had no organization through which to voice their concerns, and so they were completely ignored. In the end it is difficult to disentangle fully what is a genuine motive and what is simply retrospective justification. (19) When asked if they felt part of British society, only 51% said they agreed with the statement. This compares with 92% of the population as a whole. (19) Alienation from any sort of community meant they had nothing to lose.

Implications Lack of community spirit is one of the main issues which need to be tackled. Local residents do not identify with their area, and feel no sense of belonging. This sense of alienation mixed with lack of employment can be seen as part of the reason for the 2011 riots. Only by developing a plan which local people can identify with will our vision be successful.

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above: pictures of 2011 riots in Clapton & hackney

23

2. CONTEXT ANALYSIS
2.2 Social
Crime & policing Despite drastically falling crime rates in both Hackney, and in London generally over the past decade, Hackney retains one of the highest crime rates in London (20). The rates of Theft, Drug related offenses and Violence against the person in Hackney are all significantly higher than the London average (Appendix: Crime and Policing). One of Hackneys most fundamental crime problems is actually perception of crime (21) and the feeling that the area is unsafe. In dealing with perception of crime, Hackney aim to have more police on-the-beat, so as to make residents feel safer and more comfortable in their own communities (22). They have also created a Community Safety Team which aims to deal with Anti-Social Behaviour, and nuisance crimes which feed the perception of an unsafe environment (23). An alternative strategy to traditional law enforcement and policing is the promotion of employment and community activity as a pathway away from crime. Hackney prioritise the development of schemes which give young people in the area something to do, and this quite often takes the approach of employment related activity (22).

Implications Crime rate is falling yet perception of crime remains high hence further interventions are needed.

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Offence per 1000 population

Burglary Criminal Damage Drugs Offences Fraud or Forgery Other Notifiable Offences Robbery Sexual Offences Theft and Handling Violence Against the Person

LEA BRIDGE

HACKNEY DOWNS
13.6 9.3 7.4 5.4 8.6 9.3 8.2 3

CHATHAM

HACKNEY

METROPOLITAN POLICE AREA

12.4 9 9.8 4.2 13 8.5 7 5.6

11.7 13 13.1 3.8

2
6.8 1.9 38 27.9

1.4
5.7 2 36.6 27.3

2.8
9 2.7 60.2 48.3

1.6
6.1 1.7 65.6 28.2

1.3
4.8 1.2 45.2 20.8

above: comparison of crime rate between Clapton, Hackney and metropolitan average (24)

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2. CONTEXT ANALYSIS
2.2 Social
Community facilities The community facilities spread evenly around the study area. They include the post office, schools, police station, library, worship places, health center and gym. Clapton is predominantly a residential area. There are many schools located primarily among the residential areas. The schools are mainly nurseries, primary, and secondary schools. There are also a number of secondary schools, such as the BSix College and the Clapton Girls School. Another prevalent type of facility are the places of worship. Apart from many churches, there is a mosque beside the roundabout which represents the diversity of the area. The NHS health centre is located in the south part of the study site which is not far from the Homerton Hospital and Hackney Hospital further south.

Implications Prevalence of community facilities provide potential venues for intervention.

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above: community facilities map of Clapton

27

2. CONTEXT ANALYSIS
2.2 Social
Community view Clapton Art Trust has taken an initiative to gather the view of the community with regard to the future development of Clapton (25). The neighbourhood discussion forums and the online survey (26) it organised have shown a consensus that future planning should: secure sustainable economic growth; provide good cultural and leisure facilities; promote cultural diversity as well as Claptons historic identity; create a sense of place and a recognisable identity

The community generally agreed that improvement of the public realm is necessary particularly at the Lea Bridge roundabout which is dominated by traffic and rendered the surrounding obsolete and underused.

Implications Planning for Clapton should address the communitys consensus on promoting economic sustainability, cultural diversity and identity, in creating a recognisable Clapton

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% %

of the respondents agreed that future planning should be sustainably beneficial to the local economy & encourage sustainability

of the respondents agreed that future planning should encourage and plan for good cultural and leisure facilities

1 3
%

of the respondents agreed that future planning should recognize, encourage and celebrate cultural diversity

of the respondents agreed that future planning should capitalise on Claptons historic identity as a social, economic & cultural asset

of the respondents agreed that future planning should create a distinctive Clapton identity and sense of place

above: result of the survey by the Clapton art trust (26)

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2. CONTEXT ANALYSIS
2.3 Economic
There are at least 170 shops along Lower and Upper Clapton road, with a higher density in Lower Clapton (as it is closer to Hackneys high street). Business activities in the area could be divided into six categories: pub/restaurant, grocery, service, gambling, Tesco and car/bike repair. There are no banks, high-end retail activities or offices along the main street. Businesses seem to mostly cater to the local community. Pub/restaurant Pubs and restaurants are widespread across Upper and Lower Clapton road. They are mostly very simple with the exception of a few trendy cafs. Pubs seem to be fairly successful providing the main entertainment for young residents. Grocery The grocery shops are mainly family-run. These shops are ubiquitous along both parts of Clapton road and are an important piece in support of the local economy. Service Launderettes, dry cleaners and barber shops are the main service activities which serve the local community. Car/bike repair A large area, comprised of the old tram depot and the buildings around are car and bike repair shops. Gambling It is essential to point out that there are seven gambling shops on the main road, mainly located in Lower Clapton. Tesco There is only one chain supermarket on Clapton main high street. Although it certainly provides jobs, it does not greatly contribute to the local economy.

Implications Despite what the high presence of shops suggests, most of these economic activities are struggling (and a few are starting to close down). The current economic climate and Claptons reputation are hindering the economic activity on this main road. Moreover, customers experience on the main road is spoiled by the unkempt appearance of most active frontages and by some visually displeasing vacant buildings.

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above: type of shops in Clapton

2. CONTEXT ANALYSIS
2.4 Mobility
Walking Walking along Upper and Lower Clapton road is a fairly pleasant experience. The only minor flaw is traffic noise; otherwise legibility is good, pavements are reasonably well kept and active frontages provide vitality and a sense of safety. However the Lea Bridge roundabout seems to interrupt the natural flow of people. Crossing is unpleasant and can take a long time. Some minor roads are better kept than others, but overall they seem to be appropriate for use. Cycling Although there are very few bike lanes in the area, cycling is widespread; the current road layout and slow traffic allow and encourage the use of bicycles. Driving Traffic on the main road peaks on rush hours, but roads seem to be adequate for the area. Traffic slows down significantly at the Lea Bridge roundabout. Bus The area is well served by buses that connect the area to nearby neighbourhoods and to central London both during the day and at night. Underground There are no underground stations in Clapton. The closest station is Hackney Central on the Overground, which is located ten minutes walk from Lower Clapton. Rail Clapton station is on the Liverpool street to Chingford railway line. Travel time to Liverpool Street station is only 13 minutes enabling easy transit to the Metropolitan, Circle, Hammersmith & City and Central lines. One of the Crossrail 2 stations will be located at Hackney Central hence enhancing the connectivity of Clapton in the future.

Implications Walkability is generally high except the area in proximity to the Lea Bridge roundabout. Clapton is fairly accessible and well-connected by bus and train service. Connectivity will be further improved in the future upon completion of Crossrail2.

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Buses from Clapton

Clapton Common Portland Avenue Clapton Common Forburg Road Upper Clapton Road Jessam Avenue

48
Walthamstow Central

Key
u R Connections with London Underground Connections with London Overground Connections with National Rail Connections with Docklands Light Railway Connections with riverboats

STAMFORD Amhurst Park HILL Stamford Lodge

Stamford Hill Amhurst Park Cranwich Road Seven Sisters Road Amhurst Park

Stamford Hill Broadway Manor Road Listria Park Cazenove Road Fontayne Road Cazenove Road Geldeston Road Stoke Newington Stoke Newington High Street Garnham Street Northwold Road Gibson Gardens Stoke Newington Common Brooke Road Stoke Newington High Street Northwold Road Clapton Library Warwick Grove Upper Clapton Road Upper Clapton Road Cazenove Road Upper Clapton Road Rossington Street Warwick Grove Mount Pleasant Lane Theydon Road Leaside Road Theydon Road Mount Pleasant Hill Jack Watts Estate

WALTHAMSTOW

56
Whipps Cross Roundabout

Leyton Bromley Road Leyton Bakers Arms

55

Manor Road Heathland Road

STOKE NEWINGTON
Stoke Newington Church Street William Patten School Stoke Newington Church Street Bouverie Road Stoke Newington Town Hall Stoke Newington Church Street Clissold Road Stoke Newington Church Street Clissold Crescent

LEYTON

Lea Bridge Road Markhouse Road Lea Bridge Road Emmanuel Parish Church Lea Bridge Road Perth Road

Manor Road Lordship Road Lordship Park Queen Elizabeths Walk

Northwold Road Geldeston Road

AD RO P

1 2 3 4 5 6

Manor House

EV

ER

IN

Brownswood Road Green Lanes

Route finder
Day buses
Bus route

Finsbury Park

106
Blackstock Road

IC B RO O K E
Kenninghall Road Muir Road

U KB

RG

AD RO

D ROA

Red discs show the bus stop you need for your chosen bus service. The disc !A appears on the top of the bus stop in the street (see map of town centre in centre of diagram).

A
UP
PER

ROAD C O LD TH W SO U D RD. TO N GUN RD. Clapton EY S V EL C LE M IR C A SI

AD RO

Lea Bridge Road Rigg Approach Lee Valley Riding Centre Lee Valley Ice Centre Lea Bridge Road Chatsworth Road

C LA PT

ON

ROA D

38 48 55 56

Towards Victoria London Bridge Walthamstow Central Leyton Oxford Circus St Bartholomews Hospital Whipps Cross Finsbury Park Whitechapel Euston Hackney Central Aldgate Holloway Chalk Farm Stratford Bromley-by-Bow Dalston Junction

Bus stops

Holloway Road

Highbury New Park Green Lanes Stoke Newington Church Street

Rendlesham Road Ottaway Street Downs Road Rectory Road

W KEN NIN GH ALL ROA D Y

PO

. R AD U RD RO UT E P RO ID G S BR B LEA T

LD FIE TTIS W A RO AD

CO

RN

TH

106 253 254 393 425 488

!E !G !E !G !T !U !H !L !R !S !H !L !R !S !E !G !T !U !E !T !U !K !L !R !S !H !M !O !P !A !B !E !G !H !M !O !P !A !B !E !G !A !B !E !G !H !M !O !P !C !O !X !B !E !G !N !E !G !W !H !M

Highbury & Islington

X M L K

IT WA

LOWER

254

Holloway Nags Head (Camden Road)

E
NE W

IC

RD

WE L

D ER

Caledonian Road Hillmarton Road North Road Pleasance Theatre Camden Road Camden Park Road

The Petchey Academy Shacklewell Lane Kingsland High Street Kingsland High Street Sandringham Road Dalston Kingsland

D OW N S Hackney Downs

RO A D

CRICK ET ROAD FIELD

Shacklewell Lane Amhurst Road

MI

LLF

IE LD

O S R

AD

The yellow tinted area includes every bus stop up to one-and-a-half miles from Clapton. Main stops are shown in the white area outside.

L ROA D
Cricketfield Road Pembury Road Downs Park Road Hackney Downs Dalston Lane Cecilia Road/Greenacre Court Dalston Lane Graham Road

Hackney Baths Clapton Square Hackney Central

CLA

N PTO

AD RO

Clapton Girls Technology College

Urswick Road Jack Denning Estate Urswick Road The City Academy Fenn Street

Leighton Road Camden Road Kentish Town Camden Town Kentish Town West Mornington Crescent Chalk Farm Chalk Farm Morrisons Eversholt Street Essex Road Euston Balls Pond Road Southgate Road

DALSTON
Balls Pond Road Burder Road

253

Homerton Hospital Homerton Row Homerton Hospital Wardle Street Homerton High Street Hackney Hospital

488
Dalston Junction

Graham Road Greenwood Road Graham Road Queensbridge Road/ Dalston Lane

Graham Road Mare Street Homerton High Street Shepherds Lane Morning Lane Ponsford Street Valentine Road Terrace Road Church Crescent

Graham Road Royal Oak Road

Balls Pond Road Essex Road/ Newington Green Road

HACKNEY

Hackney Town Hall

Cardinal Pole School Kenworthy Road Wick Road Eastway Trowbridge Road

393

Mare Street St Thomass Square Islington Green Islington Angel Mare Street Well Street for London Fields Mare Street King Edwards Road Mare Street St Josephs Hospice Sadlers Wells Theatre Mount Pleasant Mare Street Victoria Park Road Goswell Road Clerkenwell Road Old Street Shoreditch High Street Bethnal Green for Museum of Childhood Whitechapel Aldgate East Monument Shoreditch Church Hoxton Hackney Road Cambridge Heath

253

Hackney Wick Chapman Road Old Ford Parnell Road

425
Stratford Bus Station

Oxford Circus

WEST END
Bloomsbury Way Tottenham Court Road Cambridge Circus

Lauriston Road Victoria Park Grove Road Mile End Bow Road

Clerkenwell Green

STRATFORD
High Street Marshgate Lane

55

Theobalds Road Grays Inn Road

Barbican for Barbican Centre Museum of London St Pauls for Cathedral

Bow Church

Piccadilly Circus Green Park Hyde Park Corner Victoria

CITY
56

Liverpool Street

WHITECHAPEL
106
Whitechapel Cavell Street for Royal London Hosptial

BOW
488
Bromley-by-Bow Tesco

St Bartholomews Hospital

254
Aldgate Bus Station

Royal London Hospital

River Thames

38

48

London Bridge for Guys Hospital and London Dungeon

Information correct from 4 June 2011 Transport for London TFL20243.05.11 (F)

Night buses from Clapton

Stamford Hill Amhurst Park Stamford Hill Broadway

Manor House

STAMFORD HILL

Clapton Common

N55
Woodford Wells Horse & Well Woodford Green Broadmead Road

Upper Clapton Road

Finsbury Park

WALTHAMSTOW
Walthamstow Central

South Woodford George Lane Snaresbrook Hermon Hill Wanstead

N38

A
Holloway Nags Head (Camden Road)

EV

N RI

D ROA

HOLLOWAY

AD RO P

SO U

Camden Road Camden Park Road

IC B RO O K E

U KB

RG

AD RO

D ROA C O LD TH W D RD. TO N GUN RD. S Clapton EY V EL C LE M IR C A SI

UP

PER

Lea Bridge Road Markhouse Road

Leyton Bakers Arms Whipps Cross Roundabout Leytonstone Green Man Roundabout

C LA PT

ON

ROA D

Camden Road

W KEN NIN GH ALL ROA D Y

PO
WE L

. R AD U RD RO UT E P RO ID G S BR B LEA
CO

LEYTON

AD RO

L FIE TTIS W A RO AD

T X M L K
LOWER

RN

Camden Town

CAMDEN TOWN
D OW N S Hackney Downs

E
NE W

IC

RD

TH IT WA

D ER

RO A D

CRICK ET ROAD FIELD

L ROA D

LL MI

F IE

LDS

RO

AD

Key
u R Connections with London Underground Connections with London Overground Connections with National Rail Connections with Docklands Light Railway

CLA
N PTO

Mornington Crescent

AD RO

Eversholt Street

Hackney Baths

Euston

Clapton Square

DALSTON
for Euston Square Warren Street Balls Pond Road Dalston Junction Graham Road

1 2 3 4 5 6

Red discs show the bus stop you need for your chosen bus service. The disc !A appears on the top of the bus stop in the street (see map of town centre in centre of diagram).

Hackney Central

HACKNEY
Hackney Town Hall

University College Hospital

Essex Road

Route finder
Night buses
Bus route

Islington Angel Gower Street

ISLINGTON
Clerkenwell Green Shoreditch Church Hoxton Hackney Road

Mare Street Well Street for London Fields

N55

WEST END Tottenham

Court Road

Sadlers Wells Theatre Cambridge Heath Mount Pleasant

N38

Towards Victoria Walthamstow Central Oxford Circus Woodford Wells Aldgate Tottenham Court Road

Bus stops

N253
Bloomsbury Way Theobalds Road Grays Inn Road

Old Street

N55
Bethnal Green

Oxford Circus

Cambridge Circus Piccadilly Circus Green Park Hyde Park Corner

WHITECHAPEL
Whitechapel Aldgate Bus Station Aldgate East Whitechapel Road New Road Royal London Hospital

N253

!E !G !T !U !H !L !R !S !E !G !T !U !H !L !R !S !A !B !E !G !H !M !O !P

N253

N38

Victoria

Information correct from May 2011 Transport for London TFL20244.05.11 (F)

above: bus maps of Clapton

33

SWOT

above: bus service frequency map of Clapton

above: rail service map of Clapton

34

LEGEND
study area rail line primary road class A road

0
above: road hierarchy map of Clapton

250 500m

local street

2. CONTEXT ANALYSIS
2.5 Land use
Along Upper Clapton Road, residential use is the most prevalent, resulting in quite a dull street scene. Moving south, around the Lea Bridge roundabout, there is greater diversity of land use, including industrial, institutional and mixed uses. However, the existing industrial and institutional uses have inactive street frontages leading to a less pedestrian-friendly environment. Along Lower Clapton Road, mixed use is prevalent with commercial use occupying the ground floor and residential use on the upper floors. The mixed use brings a more vibrant street life in this part of Clapton.

Implications The monotone land use pattern and frontages along Upper Clapton Road and around the roundabout have caused inactive street life and a lack of natural surveillance, hence aggravating the fear of crime in Upper Clapton. The prevalence of mixed use along Lower Clapton Road gives this street the potential to develop into a successful borough high street.

36

above: land use map of Clapton

37

2. CONTEXT ANALYSIS
2.6 Environment
The main path through Clapton is composed of Upper and Lower Clapton Road, and is only interrupted by the Lea Bridge roundabout. The latter physically divides Clapton in two main districts: Upper and Lower Clapton. Green spaces are abundant. Clapton Pond and Clapton Square are well maintained small green spaces on the main path, while the large North Millfields recreation ground and Hackney Downs provide a pleasant, more rural escape from urban life. Clapton Pond in particular reminds passers-by of a lost country village life. Landmarks are abundant and range from libraries to churches.

Implications Because of the lack of strong connectivity between the two parts of Clapton, the sense of community is endangered. Resentment for the relative success of Lower Clapton could create social tensions in the long run. Although the green areas are quite successful idyllic public spaces, their nature limits the type of activities allowed, and the need for a more urban public square becomes evident. Landmarks make Clapton fairly legible.

38

above: land use map of Clapton

39

SWOT

Left: Clapton library | right: tram depot

Left: Bsix college | right: Clapton pond

Left: portico of Clapton girls academy | right: the round chapel

Left: NHS Lower Clapton Health Centre | right: Clapton square

40

top: aerial view of the lea bridge roundabout | bottom: street view of the lea bridge roundabout

41

2. CONTEXT ANALYSIS
2.7 Recent developments
Neighbourhood plan In the wider area of Clapton, the application of Chatsworth Neighbourhood Plan submitted by the Chatsworth Road Neighbourhood Forum is the most influential for the local community. Currently, the application is being assessed by Hackney Council (27). Since Upper and Lower Clapton Road are located on its boundary, the final decision of the Council will be essential for the regeneration of Clapton. The Neighbourhood Forum for Clapton Pond and surrounding areas is organized by the Clapton Art Trust and Cazenove Architects in partnership with The Clapton Conference. In January 2013 the first public meeting was held at BSix College, where 29 local residents and representatives of businesses and organisations signed up for membership. Two councillors also expressed their willingness to sit on the forum. The second public meeting was held in March 2013 when Planning Aid for London was also present. A vision for Clapton was also drafted as following: We hope to encourage visual and street furniture improvements for the Clapton Pond and Lea Bridge Road roundabout area and have a long term vision to restore the Lea Bridge roundabout to a crossroad. We hope this will develop into a Neighbourhood Plan for Clapton, which would cover the above to what gets built where, how things look, minimum standards, sustainability and a lot more. (Clapton Art Trust [28])

Recent planning applications According to the current record of planning applications from the Hackney Council, there are a few ongoing plans ranging from the retention of ATM and installation of a new caf front, to the creation of hotel rooms. Most of them are small scale and thus would not affect the area profoundly. One of them is located at the Northern end of the study area, opposite Clapton station, where the existing building is proposed to be demolished and a five-story building is to be built with retail in the basement and ground floor and another 9 self-contained flats on the upper floors (29). This planning application is now being assessed. Once approved and implemented, there will be more opportunities in Upper Clapton for both retail and residential uses that could affect the local economy. At 231 Lower Clapton Road, a pub at the roundabout known as The Clapton Hart, it was proposed to extend the first and second floors in order to create 13 hotel rooms. The planning application was refused because of its size, bulk and position (30) that might have affected the general appearance of the area (31). The refusal of this application indicates a relatively sceptical and conservative attitude of the local council towards carrying capacity and medium-scale proposals in the area.

Implications The Chatsworth Neighbourhood Plan could have impact on development of Clapton, once approved. The planned retail in Upper Clapton would affect the local economy, once approved and implemented. The local council holds a relatively conservative attitude towards medium- and large-sized proposals that might extend the local capacity.

42

left: boundary of Chatsworth road neighbourhood plan| below: recent planning applications in Clapton

43

3. SWOT ANALYSIS
3.1 Strengths 3.2 Weaknesses 3.3 Opportunities 3.4 Threats

3. SWOT ANALYSIS
3.1 Strengths
Relatively young population Socio-economically and ethnically mixed population Recently renovated library Proximity to large green spaces Presence of listed historic buildings and places of interest such as the Portico, Clapton Pond, Tram Depot, Old School House. Village-like ambience around Clapton Pond Connection with Central London by train (and the Crossrail 2 in the future) Presence of civil society organisations and art groups Growing investment interest shown by the trend of gentrification

3.2 Weaknesses
Low qualification and skill level Social discontinuity Unemployment High perception of crime Housing shortage Lack of social space Lack of sense of place and identity Unappealing streetscape Traffic congestion in the proximity of the Lea Bridge roundabout. Lack of land use mix in Upper Clapton

3.3 Opportunities
Place making with existing heritage and village ambience Regeneration through the use of vacant land and buildings as well as land owned by Hackney Council and government bodies such as the NHS Partnership with civil society organisations Introduction of investment capital

3.4 Threats
Displacement by gentrification Social unrest Homelessness Vicious circle of neglect by Hackney Council and further degradation

46

SWOT

above: main problems of Clapton

47

4. GOVERNANCE
4.1 Governance context 4.2 Policy context 4.3 Funding context

48

49

4. GOVERNANCE
4.1 Governance context
The Hackney Council comprises 19 wards. Each has three councillors. The study area of Clapton extends over three wards - Leabridge, Chatsworth, and Hackney Downs. Upper and Lower Clapton roads span over the border of these three wards. Within Hackney Council, the Labour Party holds 86% of the majority, with 50 councillors out of 58. The Conservatives have 5 councillors and Liberal Democrats have 3 seats in the council. (32). Not only governmental but also non-governmental organisations devote themselves to influencing the local assets. All stakeholders who are involved in the local governance structure are shown in the following Table.

50

SWOT

above: map of wards in Clapton

Lib-Dem 8% Conservative 9%

left: political composition of Hackney council (32)

Labour 86%

GOVERNMENTAL BODIES
National
** National Government

SEMI-GOVERNMENTAL BODIES
** Transport for London ** NHS

NON-GOVERNMENTAL BODIES
** Meanwhile Space ** Private developers ** Clapton Art Trust ** Clapton Girls Academy ** BSix College ** Womens Environmental Network ** Tenants and Residence Associations ** Chatsworth Road Neighbourhood Forum

Regional
** Greater London Authority ** Metropolitan Police

Local
** Hackney Council ** Hackney Team
above: major governance bodies in clapton

51

4. GOVERNANCE

4.2 Policy context

National level The Localism Bill has been approved and legitimated as a parliamentary Act, the Localism Act 2010-2012, since 2011. It devolves power to the local level including local councils, communities and neighbourhoods in the areas of housing, planning and regeneration provisions. New rights that this Act defined for communities are the right to challenge, to bid, to approve or veto excessive council tax rises, and to build. They are also encouraged to implement interventions in a more innovative way. The planning system is also affected by this Act concerning regional planning, neighbourhood planning, duty of cooperation, public consultation, and local plans. (33)

Implications The regeneration at local level should: 1) Work with local initiatives 2) Seek innovative way of delivery 3) Use new alternatives of neighbourhood planning

52

SWOT

Regional level The London Plan is an overall strategic plan for Greater London which sets an integrated vision and a series of objectives for the region. Specifically relevant for Clapton is the policy under the section of Spatial Strategy, where it is indicated that Clapton is located within the designated areas with potential of regeneration. (34) Policy 2.14 Areas For Regeneration stipulates that The Mayor will work with strategic and local partners to coordinate their sustained renewal by prioritising them for neighbourhood-based action and investment. (34) In preparing Local Development Plan, the London Plan also recommends that Boroughs should identify areas for regeneration and set out integrated spatial policies that bring together regeneration, development and transport proposals with improvements in learning and skills, health, safety, access, employment, environment and housing, in locally-based plans, strategies and policy instruments. (34)

Implications Interventions of regeneration should take into consideration the following aspects: (1) learning and skills; (2) health; (3) safety; (4) access; (5) employment; (6) environment (7) housing

53

Local level At local level, Sustainable Community Strategy (SCS) and Local Development Framework form the basic policy framework for the development of the area. The Hackney Council formulated the Sustainable Community Strategy 2008-2018 in 2008 to lay out the shared vision for the whole borough. This vision underpinned the Core Strategy for Hackney. The vision encourages a green, safe, strong, fair, socially responsible and cohesive community renowned for its innovative and creative economy (35). Six core priorities are set in order to achieve the vision. They are: Poverty reduction by supporting sustainable employment opportunities Education to help residents to become better qualified Promote health and well-being for all, and support independent living. Make the borough safer, and help people to feel safe in Hackney. Promote cohesion through mixed communities in well-designed neighbourhoods, where people can access high quality, affordable housing. Be an environmentally sustainable community (35)

The local council has replaced the former Unitary Development Plan with Local Development Framework which comprises a suite of Local Plans. The Core Strategy which was adopted in 2010 is the primary and strategic Development Plan Document. The Core Strategy inherited the vision from SCS and set spatial vision 2015 additionally. Pursued are socially balanced neighbourhood with adequate provision of social infrastructure and transport links, excellent design of open spaces, improved living standard, and enhanced biodiversity. (36)

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SWOT

The role of Clapton is mentioned in Policy 5.10 which suggests focusing on social investment to accommodate the future residential growth (36). Some key Social Infrastructure Programmes are located in the study area, including the Lower Clapton Health Centre under the guidance of the Primary and Community Services Strategy (36) Clapton School for Girls under guidance of the programme Building Schools for the Future (36). The Development Management Local Plan provides more details for policies elaborated in the Core Strategy regarding especially issues about development management. The supplementary map indicates that Upper and Lower Clapton Road are designated as a local shopping centre, whereby part

of Lower Clapton Road is designated as secondary shopping frontage of the district town centre. Due to the hierarchy of town centres, they should have varied characters and functions respectively. According to the Policy DM7 - New Retail Development in the Town Centre, retail uses (Use Class A1) are predominantly located within all its designated town centres. Development and uses must be appropriate to the scale, character and function of the town centre in keeping with its role and function within the Boroughs shopping hierarchy, and not harm the vitality and viability of the centres as a whole. Development and uses which seek to remedy deficiencies in facilities and services which are important to the local community to ensure a wider retail offer and choices for consumers will be supported.

Policy DM8 - Small and Independent Shops generally supports the promotion of individual local shop units. New retail development in larger scale is suggested to be treated prudently. Policy 33 - Allotments and Food Growing suggests to support the provision [] of local food growing initiatives and operations on existing open spaces within housing estates, and temporary derelict land where short or medium term development is not planned. (37)

Implications Planning in the study area should: (1) Address the issues of deprivation, safety, social breakdown, life quality and affordable housing (2) Maintain and enhance the existing local retails (3) Improve the social infrastructure including Health Centre and Schools (4) Make use of the temporary vacant space by activities such as food growing

55

4. GOVERNANCE
4.3 Funding context
A number of funding bodies and mechanisms could potentially provide funding in our area. Charitable funds

Community First Fund: This fund is run by the Community Development Foundation, a government body, which will provide funding to the most deprived communities in the UK in order that residents are able to plan and develop their area for the future. 80 million is available from 2011 to 2015(38).

City Bridge Fund: A fund from the City of London Corporation which gives grants to communities in Greater London to address problems in their area. 15 million is available each year (39).

Princes Trust: This organisation, founded by the Prince of Wales, provides financial assistance to projects which have the goal of helping young people who have had difficulty at school, been in trouble with the law, or who have been unemployed for a long period of time. They are a well established charity, and have numerous grant awards (40).

Big Lottery Fund: This fund draws on money raised through the national lottery, and distributes grants to community focused projects dealing with education, environment and health. Each year they distribute around 600 million to various projects across the UK (41).

Capital Growth: The Capital Growth fund, supported by the Mayor of London, and the Lottery Fund, promotes the creation of food growing spaces around London, and provides small funding opportunities to those wishing to start a food growing space. They also provide training to help those developing projects (42).

56

SWOT

4.3 Funding context

Local Authority Funds

184 Walkabout Programme: A programme organised by Hackney Homes which deals with non-urgent planned communal repairs and minor improvement works on estates identified and prioritised by residents. One of the minor works funded are small landscaping projects of up to a value of 10,000 (43). Environmental Improvement Budget: The Environmental Improvement Budget (EIB) is a fund provided by Hackney Homes available to Tenant and Resident Associations. The EIB can be used to pursue a wide variety of projects which serve to improve the communal area The budget available is worked out by the number of properties multiplied by the sum 25.25 (44). Hackney Council Regeneration Fund: This funding stream was provided by the Mayor of London to boroughs affected by the 2011 riots. Hackney Council received 5.3 million to develop projects aimed at tackling the causes of the riots (45). Section 106 and C.I.L: These funding mechanisms essentially extract capital from development projects which is used to offset the extra strain that the development project creates upon the area. (46) Section 106 agreements are made between the local authority and the developer and are able to provide either funding or construction of the extra infrastructure that the project would require. They are arranged on a case-by-case basis. Community Infrastructure Levies (C.I.L) are a fairly new arrangement whereby Local Authorities have to produce a tariff schedule so that developers are aware of how much they will have to pay for certain developments, i.e. it is not decided on a case-by-case basis in negotiation between local authority and developer, but is decided by the local authority beforehand.

57

5. VISION & FORMULAE

5.1 Vision 5.2 Formulae

58

59

5. VISION & FORMULAE

5.1 Vision
In order for Clapton to fully and comprehensively deal with the problems outlined above, our vision promotes dealing with the root causes of the problems, rather than simply tackling their manifestations. In order for Clapton to become a resilient community, the issue of lack of skills and qualifications amongst young people must be tackled. Giving young people both the training, and the opportunity to put their skills into practice is vital. Highlighting the opportunities and potential of the area is also very important. Doing so will ensure that Clapton enjoys support and vitality in the future, and is able to secure funding and attention from Londoners and the Local authorities To make the area financially viable, yet socially just, the provision of mixed housing, which includes both private and social housing is necessary.

60

above: conceptual diagram for interventions in Clapton

61

5. VISION & FORMULAE

5.2 Formulae
In order to successfully implement our vision in Clapton, we have chosen to utilise two formulae drawing benefits from gentrification; and implementing our interventions incrementally. Drawing benefits from Gentrification Gentrification, a process by which middle-class people take up residence in a traditionally working-class area of a city, changing the character of the area (57), affects many areas of Hackney and is increasingly prevalent in Clapton with rising house prices and a changing social environment. Rather than aiming to prevent gentrification in Clapton, our project seeks to develop a method of reaping benefits from some of the changes in the area. Without intervention, Clapton will see increasing amounts of inward migration from more affluent Londoners, able to buy properties in the area, and hence displacing the current communities. Gentrification means a new affluent population will reside in and use the area. We can first use this group to raise the profile of the area and highlight its potential. By holding events which cater to their interests, such as arts events in the temporary spaces or Gourmet Clapton other Londoners will take interest in Clapton, promoting its role as a new up-and-coming place. Monetary benefits can also be derived from further gentrification in the area, for example sale of apartments in the NHS Site redevelopment and the Roundabout Redevelopment will go on to fund various other projects such as the Clapton Ground roundabout renewal, or the Community cinema, hence using gentrification as a means to strengthen rather than destroy the community.

62

problem = gentrification = opportunities attention + capital

benefit = training + employment

63

5. VISION & FORMULAE

5.2 Formulae
Incremental Implementation Attention Building, Capacity Building, Future Building Key to our project is the incremental approach we take towards implementation. Starting with small scale, low cost interventions and gradually working up to larger scale projects has numerous benefits. In order to structure this incremental approach, we have developed a scheme which includes three stages, gradually increasing the cost and impact of the interventions - Attention Building, Capacity Building, Future Building. |Attention Building| One problem that we found Clapton faced is lack of recognition on several levels, from the public and from Hackney Council. Due to the increasing popularity of several areas in Hackney e.g. Dalston, Stoke Newington and HoxtonClapton has become somewhat sidelined as an area of interest. However, we can direct this attention towards Clapton by holding certain events. |Future Building| Of prime importance is the legacy of our regeneration project and the long lasting impact that our interventions have upon the community. This phase secures a sustainable and resilient future.

Both lack of housing lack of community solidarity pose potential threats to Claptons future. Developing some small scale housing projects in a responsible and beneficial way can There is also a lack of recognition from Hackney begin to tackle both of these problems. Council who do not class Clapton as a town centre in their Local Development Framework. Most importantly, arranging the implementation Without realisation of the potential of Clapton in a step by step fashion means avoid large as a vibrant area in Hackney it may be difficult scale failure. Only when the area has the to secure funding for future projects. Therefore, capacity for the next stage of the project will this phase aims to highlight the importance of the implementation proceed. This also means the area, both to other Londoners, and to the by completion, the area will have a strong authorities who run the area. socio-economic base to support larger scale interventions. |Capacity Building| In order that our project is successful, it is important to ensure that local residents are able to develop the skills necessary to gain meaningful employment, and therefore encourage a greater sense of community coherence. Mutually Supportive Interventions Another important aspect of our project is the interaction between our various projects. Each problem, as outlined above, is tackled by numerous interventions simultaneously. For example, the lack of community cohesion is dealt with through the Clapton Ground development, as well as the Urban Agricultural Programme. In addition, each intervention deals with a number of problems simultaneously, for example the Shopfront Renewal Scheme aims to help alleviate the lack of skills amongst young people in the area, whilst also improving the townscape of the area, and developing a town centre. Arranging the project in this way greatly improves the chances of fully dealing with the issues afflicting the area.

64

above: conceptual illustration of incremental approach in interventions for in Clapton below: conceptual illustration of mutually supportive interventions and problems tackled by numerous projects

65

6. DETAILS OF INTERVENTIONS
6.1 Profile 6.2 Anticipated results

66

67

6. DETAILS OF INTERVENTIONS
6.1 Profile
Eight elements were proposed for the regeneration of Clapton. This section will give a detailed account of these elements.

68

above: Master plan for the regeneration of Clapton

69

0 above: thematic representation of intervention proposal for the regeneration of Clapton

100

200m

70

above: three main pillars of intervention for the regeneration of Clapton

71

6. DETAILS OF INTERVENTIONS
6.1 Profile

Temporary use programme

This project links owners of unused buildings to artists and shopkeepers who are able to transform the space into a pop-up restaurant, shop, caf or art space. Involving young people with the setting up and running of these spaces, means they can learn skills and gain experience. Most importantly, this project brings much needed attention from other Londoners and from government bodies.

72

Location

Any vacant premises in the area such as: Parking space of Crooked Billet Pub Bishop Wood Almshouses Lord Cecil Pub Clapton Association, Meanwhile Space (47), owners of empty spaces, artists, local unemployed people, and local students This project aims to facilitate the use of unused spaces in out project area for arts events, pop-up restaurants, exhibitions etc. The Clapton Association would first carry out a survey of all the unused spaces in the area and highlight those which could potentially be used. When a suitable space is found, the owner can be approached by meanwhilespace and if they agree, their space can be advertised as being available for use. Meanwhilespace advertises their space, and interested users can rent the space for a small monthly fee. This could be run in conjunction with various training programmes included in our list of proposals those trained in construction, arts or catering could help with the project, learning and putting to use new skills. Community First Fund : 200 (for initial survey) Central government: 800 per month (for part time employee)

Cost

Initial Survey of Empty Spaces - 200 New Meanwhilespace employee - 800 per month

Key actors

Rationale

It deals with both problems of empty buildings on the high street, and problems of unemployment and lack of skills. Clapton Association will carry out a survey of the area, with 200 funding from the Community First Fund. The survey can be carried out by one of the students enrolled on one of the training programmes. Meanwhilespace is a Community Interest Company which is funded by central government. We anticipate that the inclusion of Clapton in their scheme will require them to hire one extra part time staff member, but this would be funded through the central government at 800 per month. Meanwhilespace acts as a mediator between users and providers of the space, and rents are paid by users to the providers. Although our project simply puts in place the mechanism whereby a temporary space project could be implemented, one example of where this project would work would be the closed Lord Cecil pub on the corner of Lower Clapton Road and Median Road which has been closed for some years. The Clapton Association would include this on its list of empty buildings fit for holding events, and then supply Meanwhilespace with this information. Meanwhilespace would then approach the owner of the Lord Cecil, and if they agreed to rent out their building for a certain amount of time, this space could be advertised by meanwhilespace, and a user found.

Details

Delivery

Funding

Example of delivery

73

Parking space of Crooked Billet Pub

Bishop Wood Almshouses

Lord Cecil Pub

above: potential locations for temporary use in Clapton

74

top left: parking space of Crooked Billet pub | bottom left: Bishop Wood almshouses | right: Lord Cecil pub

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6. DETAILS OF INTERVENTIONS
6.1 Profile
Location Phase 1 Empty space next to the Clapton Library Jack Watts Estate 2 Mount Estate Beecholme Estate Gooch House Jack Dunning Estate Phase 2 Ickburgh Estate Melford Court Phase 3 Tram Depot Up front cost: 20,500 Estate community garden 14,000 ( 2,000 X 7) Public community garden: 2,500 Greenhouse: 4,000 ; Operation cost: Phase One Staffing and maintenance of estate community gardens: 20,000 per annum Staffing and maintenance of pubic community garden : 25,000 per annum Phase Two Staffing and maintenance of estate community gardens: 22,000 per annum Staffing and maintenance of pubic community garden: 25,000 per annum Phase Three Staffing and maintenance of estate community gardens: 22,000 per annum Staffing and maintenance of pubic community garden and greenhouse : 50,000 per annum

Urban agriculture programme

The urban agriculture programme enables local residents to transform unloved outdoor spaces into gardens and mini-farms, and by acquiring the assistance of those on the training programmes, young people can learn skills and gain experience. This intervention also beautifies the area, and as it is carried out by local people, encourages a sense of community ownership.

Cost

76

Key actors

Tenants and Residents Associations, Womens Environmental Network (WEN[48]) , The Golden Company (49)

Rationale

It will create vibrant social spaces for people to interact hence enhancing sense of community and reducing fear in the neighbourhood. The training programme will offer local unemployed young people the opportunity to learn new skills in basic agricultural and environmental management. Food programme will address nutritional deficiency of children of low-income households. Income from educational programmes will help sustain the gardens financially. Sale of herbs and vegetables sold to commercial establishments in the neighbourhood reinforce the Gourmet Clapton programme on one hand and generating revenue on the other hence securing the financial sustainability of the programme.

Details

Seven council estate community gardens One public community garden at Clapton Library One community greenhouse at Tram Depot Cooperation with the free training programme for unemployed youth Food programme for the deprived households Educational programmes for schools for a fee Sale of herbs and vegetables to commercial establishments.

77

Delivery Phase 1 The Clapton Association will commission the Tenant and Resident Associations (TRAs) of the five estates to build and manage the estate community gardens. The five estates where chosen to participate in the first phase because they have already formed and registered their TRAs. These gardens will be comprised of multiple mini-allotments made from recycled materials such as tyres. Residents will volunteer to work on the site. A staff will be employed by the Clapton Association to coordinate helps from residents. Maintenance will be voluntarily contributed by the residents Farm produce will partly be consumed by the participating residents and partly be given to low-income households in the estate. The Clapton Association will commission the Womens Environmental Network (WEN) to build and manage the public community garden next to Clapton Library. The garden will be comprised of mini-allotments made from recycled materials such as tyres as well as beehives. It will produce high value organic herbs, vegetables, honey and beewax. As part of the training, participants of the youth training programme will work on the site under the coordination between the WEN, the Golden Company and the programme tutor. The WEN will also organise educational programmes for school children to generate income. All products will be sold to commercial establishments to generate revenue for sustaining the community garden and the staffing cost of WEN and the Golden Company. If additional labour is required, corporate volunteering will be introduced. Upfront Funding Estate Community Gardens 184 Walkabout programme : 10,000 Environmental Improvement Budget (BID): 3,000 City Bridge Trust: 1,000 Public Community Gardens & Community Greenhouse City Bridge Trust: 1,000 Capital Growth: 2,000 Local Food: 2,000 Community First Fund: 1,500 Phase 2 The Clapton Association will assist the establishment of the Tenant and Resident Associations (TRAs) in these two estates. The TRAs will then build and manage the community gardens in their estate. These gardens will be comprised of mini-allotments made from recycled materials such as tyres. Residents will volunteer to work on the site. A staff of the Clapton Association will coordinate helps from residents. Farm produce will partly be consumed by the participating residents and partly be given to low-income households in the estate. Phase 3 The Clapton Association will commission the Womens Environmental Network to build and manage the community greenhouse at the Tram Depot. Participants of the youth training programme will help construct and work in the greenhouse. The Womens Environmental Network will coordinate their effort and organise educational programmes for school children to generate income. Herbs and vegetables produced will be sold to commercial establishments. If additional labour is required, corporate volunteering will be introduced.

Operation Funding (At full scale) City Bridge Trust: 40,000 per annum Capital Growth: 2,000 per annum Local Food: 27,000 per annum Product Sale: 2,500 per annum Donation: 400 per annum Fee-based income: 2,000 per annum

78

above: locations for urban agriculture in Clapton

top left: space for urban agriculture next to Clapton library top right: space for urban agriculture in Beecholme estate bottom left: space for urban agriculture in Jack Watts Estate2

79

6. DETAILS OF INTERVENTIONS
6.1 Profile Gourmet Clapton Programme
Gourmet Clapton draws on the already strong culinary scene in Clapton to create an annual food festival and temporary food events. Generating jobs for the young people on the scheme, as well as raising the profile of Clapton, it also supports and uses the produce of the Urban Agricultural Programme.

Location

Chatsworth Road & Clapton Road

Delivery

Cost

Organisation of Annual Gourmet Festival: 5,000 per annum Chatsworth Road Traders and Residents Association (50) Meanwhile Space Kerb Food (51) Feast (52), etc. It will bring attention to Clapton. It will create employment and work opportunities for participants of the youth training programme Restaurants will purchase food produces from the Public Community Garden and Greenhouse hence generating revenue for them Annual Gourmet Clapton Festival Temporary food events Funding

Key actors

Rationale

Phase 1 Clapton Association will facilitate the Chatsworth Road Traders and Residents Association to facilitate the organisation of an annual gourmet festival which features restaurants on Chatsworth Road. Clapton Association will bridge communication between Meanwhile Space and food businesses, such as Kerb Food, Feast to bring in temporary food stalls at vacant sites in Clapton. Phase 2 Given with the rising investment interest in Clapton as shown by the recent opening of cafs and bars along Clapton Road, the Clapton Association will facilitate a formation of a Clapton Road Traders Association. This association will then cooperate with Chatsworth Road to organise the Annual Gourmet Clapton Festival.

Details

Contributions from local restaurants, cafs and pubs: 5,000

80

above: potential participants for the gourmet Clapton programme below: Chatsworth Road

81

6. DETAILS OF INTERVENTIONS
6.1 Profile Community cinema

Location

Cost

Key actors

1. Petroleum station 2. Millfields public toilet site

The community cinema is comprised of a temporary cinema at the petrol station, then a permanent cinema at the unused public toilets near Clapton Pond. Rationale This project provides a focal point for the community and The initial temporary an opportunity for those on the cinema at the petrol station training programme to put their both employs those on the skills into action. training scheme, much like the Temporary Use Programme, in addition to promoting the area further afield. On the successful completion of this project, a permanent community cinema

Total: 146,500 Rent for the petroleum station (10 months in 5 years): 46,500 Refurbishment of the public toilet: 50,000 Operation cost: 50,000

Clapton Association The Cinema Museum (53) Clapton Arts Trust The Friends of Clapton Cinematography Theatre (54) The Clapton Pond Neighbourhood Action Group

will be created in the disused site near Clapton Pond. At present, the Clapton pond area is underused. The lack of street furniture and leisure spaces inside isolated the Ponds park space from the rest of the community. Heavy traffic along Lower Clapton Road also makes

for a pedestrian unfriendly environment. Previous interventions have failed as they have failed to ensure community participation. The Cinema can offer a focal point for the community, as well as creating a sense of community participation and ownership.

82

Details The cinema at the petrol station is a temporary cinema which draws inspiration from a similar project carried out in East London. The Cinema will host screenings, starting from sundown, four nights a week. It will be a street-side cinema that is truly integrated in the community. In the long term, the cinema will be permanently located at the abandoned public toilet next to Clapton Pond.

Funding Ideatap (55): 2,500 CIL: 62,500 Ticket revenue: 96,000 (temporary phase) + 259,200 (permanent phase)

Delivery The building of the temporary cinema will commence in Summer 2013 and open on completion. Designed and built by the local people committed to the creative re-use of urban spaces, construction will take 3 weeks. It will be open every weekend, meaning that during the week the petrol station can operate as usual. All tickets are priced at 5. This temporary cinema at the petroleum station will operate till 2018. After that, the cinema will take advantage of the public property next to the Clapton pond. The property offers an excellent opportunity for permanent operation. Using the young people enrolled on the training scheme, this project gives them vital experience, and a sense of community participation.

permanent cinema

temporary petrol station cinema

right: locations for community cinema

83

6. DETAILS OF INTERVENTIONS
6.1 Profile Youth training programme
The Youth Training Programme combines classroom teaching and hands-on learning to tackle the problem of unskilled and unemployed youth in the area. By using the young trainees in the implementation of other programmes, their skills are put into practice throughout the community and an interconnectivity is created between the projects.

Location

BSix College; Clapton Girls Academy; and Tram Depot Total annual cost: 60,000 teacher salary: 30,000 administrative cost: 10,000 rental cost: 20,000 Levy Centre (56); Clapton Association The rationale of this Programme is to provide local young people, especially those of working age, unemployed or without qualification, opportunities to gain a qualification particularly in applied techniques. Resources such as staffs and venues will be provided locally, so that through participating in the training programme a strong sense of community could also be achieved. The training programme is also an integrated process of upgrading skilled labour and local employment opportunities. Thus it has to cooperate with other projects while delivering the second part of the programme in particular. The networking of local resources will then reinforce the mechanism of local training and employment.

The Youth Training comprises two sub programmes. Details Programme 1 provides primarily training courses for young people (19-25). Courses potentially provided include: Landscaping/gardening Construction and engineering Food and beverage Programme 2 focuses more on practice. Following the principle of Learning by Doing, this programme will be an essential part particularly for subjects like construction and cooking. This programme will cooperate closely with other projects. Projects that may provide practice fields are: Temporary use programme Gourmet Clapton programme Urban agriculture programme(teachers manage the sites) Housing projects Clapton ground To secure sufficient funding, each year there will be at least 80 pupils taking part in the programme.

Cost

Key actors

Rationale

84

 Delivery

Since the scale of the financial support for this programme can be very much limited at the beginning, the capacity of neither the Clapton Association nor the Levy Centre would allow purchasing of premises for long term use. Alternatively, classes will be held at existing teaching facilities in after-class hours for free, and in when financial resources allow, Tram Depot will be rented for use.

Funding

Princes Trust: 500 X 80 pupil = 40,000 Big Lottery Fund: 15,000 Citys Bridge Trust: 5,000 Similarly, an integrated training programme has yet been carried out in Hamburg for a number of years. The delivery body is a state-owned company, the IBA Hamburg GmbH who set their task as regenerating the neglected city district north of the central city, in order to address issues such as unemployment, lack of sense of community, and low aspiration of this multicultural district. The picture on the left shows the overall vision and integration of different projects of IBA Hamburg. The overall set of the education programme aims to improve the existing learning facilities and learning environment to attract young people seeking opportunities of skill upgrading. The Learning programmes also combine with Doing programmes as well in the way that by participating in projects like local construction work, young people will gain certificate of respective skills. (58) The programme is thus seen as a good practice in terms of an integrated training programme combining education and employment that in turn reinforce the local economy.

Case study

above: vision of IBA hamburg

Tram Depot

BSix College

Clapton Girls Academy

top left: locations of training venues | top right: pupils may participate in setting up temporary use in empty space | bottom right: pupils may participate in gourmet Clapton programme

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6. DETAILS OF INTERVENTIONS
6.1 Profile
Location Lower Clapton Road

Shop frontage renewal programme

This programme aims to redesign and renovate the frontages of 15 shops on Lower Clapton Road. This follows on from a scheme initiated in Hackney Central, with funding provided by the Mayor of London as a response to the 2011 riots (59). The Shop Front Renewal Programme both brightens the appearance of the area, as well as giving those on the Youth Training Programme a practical outlet for their skills.

Cost

Total cost: 30,000 2000 /shop x 15 shops

Key actors

Clapton Association Hackney Council Participating Shops This would give the area a more tidy appearance, but also, it could involve some of those taking part in the training schemes giving them an opportunity to apply their new skills.

Rationale

Details

15 Shops can apply to have their frontages redesigned and refurbished.

Delivery

Shops would apply to Hackney council which, with funding from the GLA, will redesign and refurbish the shop fronts of 15 businesses in the area. These improvements would be carried out in conjunction with some of the people on the training programmes Funding of would be provided by Hackney Council, which in turn received this funding from the GLA. Funding is still available (59).

Funding

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above: section of lower Clapton road for shop frontage renewal

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6. DETAILS OF INTERVENTIONS
6.1 Profile

Housing
In response to the increasing housing shortage in Clapton, we propose the construction of two housing developments one situated at the Lee Bridge Roundabout, the other at the current NHS Health Centre site. Our formula for housing provision takes into account the need for a degree of social housing, directs funds towards community projects, and gives employment to young people in the area hence extracting benefits from development for local residents.

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1. Roundabout Housing Development

above: existing low-rise shops at the southwest corner of lea bridge roundabout

Location

Southwest corner of Lea Bridge roundabout

Details

Demolition of 4 food outlets and housing association office. Construction of 39 housing units (20 private sale, 10 social rent and 9 part ownership)and 4 commercial spaces (to house demolished). The site would be provided by Hackney Homes on condition that the social rent units (10) are given to Hackney Homes, and 9 part-owned flats are provided with mortgages in place. The developer would be allowed to sell the other 20 flats for profit (20 x 350,000 = 7million). The first phase would involve the demolition of the 4 existing commercial spaces, the housing association office, and the preparation of the land for development. Through a section 106 agreement, we would also require that 50% of labourers working on the project were local builders, thus providing the users of the training scheme with employment. After construction, ownership of the 10 social housing units would be given to Hackney Homes, who would lease them to Hackney residents requiring social housing. The 9 apartments for sale as shared ownership would be sold with a mortgage arranged in advance by the developer in partnership with Hackney Council.

Cost

Total cost:4,934,275 Construction cost of 39 residential flat: 3,744,000 (96,000 per flat) Construction cost of 5 commercial spaces: 100,000 (20,000 per commercial space) Compensation for loss of business for 4 commercial spaces: 360,000 ( 30,000 per space per year) Community Infrastructure Levy: 682,500 Discounted Crossrail CIL: 47,775 (Original= 2730sq. m x 35 = 95,550) Clapton Association; Private Developer; Hackney Homes; and Hackney Council There is a huge housing shortage in Hackney. 11% of Hackney Boroughs population are on housing waiting list. House Prices of Hackney are 3rd fastest rising in London, meaning low-income families are priced out.

Delivery

Key Actors

Rationale

Funding

Developer: 6,000,000 flat sale: 300,000 each x 20 flats

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2. NHS Housing Development

above: existing low-rise NHS Lower Clapton health centre

Location

Intersection of Lower Clapton Road and Urswick Road NHS Lower Clapton Health Centre Total cost:2,335,600 Construction cost of 16 residential flat: 1,536,000 (96,000 per flat) Construction cost NHS Health Centre: 500,000 Community Infrastructure Levy: 280,000 Discounted Crossrail CIL: 19,600 (Original= 1120 sq.m x 35 =39,200) Clapton Association NHS Private Developer Hackney Council Hackney Homes There is a huge housing shortage in Hackney. 11% of Hackney Boroughs population are on housing waiting list. House Prices of Hackney are 3rd fastest rising in London, meaning low-income families are priced out. Roundabout CIL: 500,000 for NHS Health Centre Developer: 2,800,000 flat sale: 350,000 each x 8 flats

Details

Bottom 2 floors for NHS Health Centre, which is already located on the site. Construction of 16 housing units 8 for private sale, 4 for part ownership and 4 for social rent. This would generate 280,000 of community infrastructure levy. The site would be provided by the NHS on condition that the social rent units (4) are given to Hackney Homes, and 4 part-owned flats are provided with mortgages in place. The developer would be allowed to sell the other 8 flats for profit (8 x 350,000 = 2.8million). Part of the CIL raised from the roundabout development would be used to pay for the Clapton ground project. Through a section 106 agreement, we would also require that 50% of labourers working on the project were local builders, thus providing the users of the training scheme with employment. The first steps would involve the closing of the NHS Health Centre, the users of which could, for the construction period, use the NHS services located in Homerton Hospital. On completion of the build, the 8 private apartments would be sold by the developer, the ownership of the 4 social rent apartments would be given to Hackney Homes, and again, the shared ownership apartments would be sold with a shared mortgage arranged in consultation with the developer and Hackney Council.

Cost

Delivery

Key Actors

Rationale

Funding

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Southwest corner of Lea Bridge roundabout

NHS Lower Clapton Health Centre

above: locations of the housing development in Clapton

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6. DETAILS OF INTERVENTIONS
6.1 Profile Clapton ground
At present the Lee Bridge Roundabout forms a traffic barrier between Upper and Lower Clapton. By restructuring the roundabout and creating a new public space in the area, we create a space for connection and meeting.

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Location

Lea Bridge Roundabout

Cost

400,000

Key actors

Clapton Association; Private developers; Transport for London; and Team Hackney This project aims to create social space facilitating interaction so as to foster a sense of community and belonging, reduce anti-social behaviour and fear of crime. In the survey outlined in the analysis, local residents expressed a strong desire for this particular intervention Closing the Western Road of the Roundabout, and building gardens and a skate park

Rationale

Details

Delivery

Design the space in collaboration with Team Hackney and BSix college students. Construction by private developers in coordination with Roundabout Housing development. Management by Hackney council. NHS Housing CIL: 280,000 Roundabout CIL: 120,000

Funding

above: location of Clapton ground

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6. DETAILS OF INTERVENTIONS
6.2 Anticipated result
The successful combination of our interventions in Clapton will create a new spatial structure, giving the area clear boundaries and a vibrant centre. Centred around Clapton Pond and restructuring the roundabout to create an open space, the new Town Centre created will unite Upper Clapton and Lower Clapton. This new centre is comprised of a skate-friendly public square, new housing, a training centre, a community cinema, a community garden, restaurants and take-away shops. Bringing people together in this new centre and thereby creating a new village heart will begin to address the problem of community division and lack of social cohesion within Clapton. North of the town centre, Upper Clapton will continue to be a residential zone comprised of housing and various community gardens managed and maintained by local residents. South of the centre will be a major retail and service zone. With the renewed shop frontage and the gourmet festival, this area will become an attractive place to shop and eat. Further south will be another residential zone which combines housing with community gardens. Upper and Lower Clapton Road will essentially become a spine of the area, with the town centre in the middle becoming a vibrant meeting point for people to gather and interact. The areas to the North and South of the Town Centre will retain their tranquil neighbourhood atmosphere, yet will also develop much stronger community bonds, and become more attractive places to live.

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above: new spatial structure of Clapton after regeneration

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7. DELIVERY
7.1 Governance 7.2 Finance

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7. DELIVERY
7.1 Governance
Proposals need to be delivered. In order to do that, we have devised the Clapton Association as the main entity of delivering. Its legal personality is a company limited by guarantee, whose board is managed by the Clapton Pond Neighbourhood Action Group (CPNAG), an existing non-profit organisation. The function mechanism is based on the present Clapton Conference, which was initiated in 2010 by CPNAG. Based on this, the main responsibilities should encompass first of all, providing platform for stakeholders, meeting and networking, applying for and receiving funding (from local council and other possible ), monitoring outcomes of proposed projects, recruiting staffs, and supervision. The legal personality of Clapton Association allows the organisation with charitable status to enjoy taxation advantages, while still have the ability of purchasing land/property, recruiting staffs, setting up contracts with such as fund raisers and services providers. In constitution of the Board, except for the CPNAG, there are representatives from the Hackney Council, Tenant and Resident Associations and Clapton Improvement Society. Among them, the CPNAG plays a role as executive manager and is responsible for running the Clapton Association. Three taskforces are subordinate to the Board. They are Taskforce of Education, Taskforce of Business & Housing, Taskforce of Community. In terms of delivering proposals, each project will be managed by a related taskforce. The duties of taskforce should include setting up programmes/ projects, applying for additional funding, coordinating potential users, and submitting report to the Board. Most projects will be carried out by local organisations which are coordinated by the Clapton Association. Instead of shareholders, a company limited by guarantee consists of members. They are also local organisations external to the board that could/should also be cooperated with depending on particular projects/programmes. All involved organisations can enjoy membership. The delivery body is supposed to organize and implement regeneration proposals without any intention to interfere the local structure with an additional administrative layer. This will be achieved by not creating new institutions but altering the role of the existing CPNAG and its wellembedded Conference to improve its capacity and make it more legitimated for delivering.

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above: structure of Clapton association below: organisations to be incorporated in the taskforces

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7. DELIVERY
7.2 Finance
The total estimated cost of the seven interventions is 6,833,000 and the balance will be 183,000. Among these interventions, NHS housing project accounts for 2,036,000 and Roundabout housing project accounts for 4,204,000. Up to 95% cost results from the housing projects. These two projects mainly rely on developers and the CIL to activate. The rest are relatively small interventions in terms of finance, which could be covered by various funding. The balance comes from the community cinema tickets revenues.

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PHASE I (20132015)
UP FRONT COST OPERATION COST FOR 3 YEARS

INTERVENTIONS TOTAL

above: budget for the regeneration programme

SOURCE OF FUNDING

BALANCE

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PHASE II (20162018)
UP FRONT COST OPERATION COST FOR 3 YEARS

INTERVENTIONS

TOTAL

SOURCE OF FUNDING

BALANCE

102

PHASE III (20192023)

UP FRONT COST OPERATION COST IN 5 YEARS

INTERVENTIONS

TOTAL

SOURCE OF FUNDING

BALANCE

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8. PHASING

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8. PHASING
Phase one - 2013 - 2015 In the first phase we focus on initiating the immediate, smallscale projects. These are smaller scale programmes which are easy to implement, require little funding, and deal with less complex problems. This phase also concentrates on creating a stronger social and economic base for the larger interventions. For example, the Housing Development which begins in Phase Two requires skilled workers, and so their training begins in phase one. Phase one runs from 2013 to 2015. Phase two - 2016- 2018 This phase continues to develop some of the projects which were started in phase one. For example, the urban agriculture programme is further developed, and the training programmes continue. The Roundabout Housing Development commences at this time as it releases funds necessary for the development of some of the other projects in Phase Three. This phase runs from 2016 to 2018. Phase three - 2019-2023 The final phase is concentrated on two projects the permanent housing of the Clapton Community Cinema, and the NHS Housing Development. Ending in 2023, this completes our three initial formulae of building attention, building capacity and building future.

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above: phasing map for the regeneration programme

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9. MONITORING & EVALUATION

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8. MONITORING & EVALUATION

The effectiveness of each regeneration programme will be evaluated with a particular set of indicators

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Temporary use programme

Indicators: Number of visitors Amount of press coverage

Urban agriculture programme

Indicators: Number of residents involved Amount of produce

Gourmet Clapton programme

Indicators: Number of shops and restaurant involved Number of additional customers

Community cinema
Indicators: Number of tickets sold

Youth training programme

Indicators: Employment status after participating in the training programme Number of pupils trained

Shop frontage renewal programme

Indicators: Number of participating shops Visual quality of the street frontage

Housing

Indicators: Number of affordable home provided

Clapton ground

Indicators: Perception of connectivity Number of users

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10. CHALLENGES

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10. CHALLENGES
Various challenges could hinder the implementation of our proposed plan. Here we outline what these challenges are, and how our strategy deals with them. Complexity of current governance structure The complexity of the government structure in the area could make implementation quite slow, however, the creation of the Clapton Association will direct and streamline efforts in regenerating the area, and should provide for a more focussed approach. Economic uncertainty Further economic woes at both the national and the local level could inhibit our vision, however, our incremental approach outlined above means that gradual progress occurs, thus when funding is available, the project moves to the next stage. This lessens any risk for investors and steers away from epic disaster. For example, the housing developments at the NHS site and at the roundabout require a strong national economy with confident developers. In the time before the economy recovers, our project aims to develop foundations that both support larger projects, but also direct the benefits from these larger projects towards the local community. For instance, we develop a skilled workforce that will be able to gain employment from the housing building schemes. Lack of community participation It may be difficult to secure a constant and reliable stream of volunteers for some projects, such as the Urban Agriculture programme, but through other interventions in the area, we hope to create a more pervasive sense of community responsibility in the area, thus generating interest in the projects. Grassroots vs large-scale change The grassroots approach that we have taken may be seen by some as not delivering dramatic change in Clapton but we feel that only by instigating change in a measured and step-by-step manner can we create a resilient and cohesive community. As noted in the analysis, change is occurring in the area, but this change fails to tackle some of the issues which make this site worthy of regeneration.

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Complex political structure

Economic uncertainty

Lack of community participation

Slow progress

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11. CONCLUSION

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11. CONCLUSION
Our objective is to deal with the root causes of the problems in Clapton, rather than simply tackling their manifestations. In doing so we will enable Clapton to become a resilient community that enjoys support and vitality in the future. In delivering this vision, the approach we applied is different from a common urban regeneration project. We will start from several incremental interventions to build sense of community and encourage community involvement so as to draw attentions from the public and the Hackney Council to Clapton. These small interventions, which are urban agriculture programme, Gourmet Clapton, community cinema, youth training and shop frontage renewal, not only can alleviate unemployment and community fragmentation but also build capacity within Clapton in delivering projects of greater scale. With a healthy community, longer-term measures can be implemented more effectively. Among these measures are the housing projects which will mitigate the housing shortage while the roundabout reconfiguration will enhance connectivity and social cohesion within Clapton. Although there are many challenges such as complexity of current governance structure, economic downturn which would inhibit the housing investment, uncertain level of community participation and the lack of drastic effects from grassroots movement that hard to deliver dramatic change, the incremental approach which is led by the local community organization will create a resilient governance structure to ensure flexibility in the implementation. In the long run, the incremental regeneration could turn the trend of gentrification from threat to benefit and enable Clapton to become a vibrant community.

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12. REFERENCES

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12. References
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(30) http://apps.hackney.gov.uk/servapps/Northgate/PlanningExplorer/ Generic/StdDetails.aspx?PT=Planning%20Application%20Refusal&TYPE=PL/ RefusalsPK.xml&PARAM0=168944&PARAM1=No&XSLT=/servapps/ Northgate/PlanningExplorer/SiteFiles/Skins/Hackney/xslt/PL/PLRefusals. xslt&DAURI=PLANNING&XMLSIDE=/servapps/Northgate/PlanningExplorer/ SiteFiles/Skins/Hackney/Menus/PL.xml (31) http://apps.hackney.gov.uk/servapps/Northgate/PlanningExplorer/ Generic/StdDetails.aspx?PT=Planning%20Applications%20On-Line&TYPE=PL/ PlanningPK.xml&PARAM0=168944&XSLT=/servapps/Northgate/PlanningExplorer/ SiteFiles/Skins/Hackney/xslt/PL/PLDetails.xslt&FT=Planning%20Application%20 Details&PUBLIC=Y&XMLSIDE=/servapps/Northgate/PlanningExplorer/SiteFiles/ Skins/Hackney/Menus/PL.xml&DAURI=PLANNING (32) http://mginternet.hackney.gov.uk/mgMemberIndex.aspx?bcr=1 (33) DCLG - Department for Communities and Local Government 2011, A plain English guide to the Localism Act Online available at https://www.gov.uk/ government/uploads/system/uploads/attachment_data/file/5959/1896534.pdf (34) The London Plan http://www.london.gov.uk/priorities/planning/london-plan (35) Hackney Council 2008, Hackneys Sustainable Community Strategy 2008-2018, London (36) Hackney Council 2010, Core Strategy, London (37) Hackney Council 2012, Development Management Local Plan, London (38) http://www.cdf.org.uk/content/funding-programmes/community-first/ neighbourhood-matched-fund (39) http://www.citybridgetrust.org.uk/CBT/Grants/RecentGrants/February+2013. htm (40) http://www.princes-trust.org.uk/ (41) http://www.biglotteryfund.org.uk (42) http://www.capitalgrowth.org/ (43) http://www.hackneyhomes.org.uk/hhs-184-walkabout.htm (44) http://www.hackneyhomes.org.uk/hhs-estate-improvement-budget.htm (45) http://www.hackney.gov.uk/regeneration.htm (46) http://www.hackney.gov.uk/planning-contributions-spd.htm (47) http://www.meanwhilespace.com/ (48) http://www.wen.org.uk/ (49) http://www.thegolden.co/ (50) http://www.chatsworthroade5.co.uk/ (51) http://www.kerbfood.com/ (52) http://www.wefeast.co.uk/ (53) http://www.cinemamuseum.org.uk/ (54) http://www.saveourcinema.org/ (55) http://www.ideatapstudios.com/ (56) http://www.csv.org.uk/facility/training-springboard-hackney (57) http://www.collinsdictionary.com/dictionary/english/ gentrification?showCookiePolicy=true (58) http://www.iba-hamburg.de/en/themes-projects/haus-der-projekte/projekt/ house-of-projects-1.html (59) http://www.hackney.gov.uk/hc-shop-front-improvements.htm [All web resources last accessed 04/2013]

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