Showing posts with label planning. Show all posts
Showing posts with label planning. Show all posts

Tuesday, 2 March 2021

Worries over Rochdale’s Riverside shopping centre

CONCERNS raised over Rochdale’s flagship Riverside shopping centre - the council will have to pay rent on empty units for the next 34 years.
The town centre retail and leisure destination - home to big names such as M&S, Next and River Island - opened in the summer, but has been badly hit by the pandemic.
Concerns have been raised over Rochdale’s flagship Riverside shopping centre after it emerged the council is liable for the rent and business rates on empty units.
The town centre retail and leisure destination - home to big names such as M&S, Next and River Island - opened in the summer, but has been badly hit by the pandemic.
The launch of its Reel Cinema has been twice delayed, while clothes shops and food outlets have been seriously affected by Covid restrictions.
Rochdale council is the ‘head tenant’ of the £80m scheme, and has an option to buy the centre for £1 at the end of the 35-year lease.
It pays an annual rent to investor M&G Ltd, offset by the rent it receives from tenants.
But where units are left empty, the authority has to pick up the bill. It must also cover business rates.
Developer Genr8 has guaranteed the estimated rental income for the first three years of the scheme - £2.3m in in 2020/21 - while the government is providing councils with business rates top-up grants.
According to information seen by The Local Democracy Reporting Service, over the next 10 years, the council will set aside annual funds to ‘prudently mitigate against’ the pandemic’s impact on the retail sector.
Council leader Allen Brett told this week’s budget-setting meeting the authority would be ‘providing £750,000 in recurrent funding’ to support the Riverside scheme.
This measure was raised later in the meeting by Lib Dem group leader Andy Kelly. “We are already saving three-quarters of a million pounds in case things go wrong, he said.
“In light of the pandemic in light of the fact high street shopping is not looking good, I have got to say we are going to be using more and more of our financial savings - if not our reserves - just to keep the payments up on our shopping centre.”
Coun Kelly also complained he had been refused further details on the grounds of ‘commercial sensitivity'.
Speaking after the meeting, he expanded on his concerns.
He told the LDRS: “It is a gamble. To invest that much time and money of the council in a commercial venture for 35 years and be told that we are already saving for the next 10 years rent is really worrying.”
Outside of Covid restrictions bosses estimate that Riverside would generate an extra £1.3m a year in business rates for the council.
Coun John Blundell, cabinet member for ‘a thriving economy’, says he is confident the centre will ‘bounce back’ after the pandemic.
He added: “Fundamentally Covid 19 has revealed a big crack in the retail market at a time when Rochdale was consolidating its retail and leisure offer.
“The Riverside scheme isn’t entirely retail, it’s also food and drink, but because of the Covid pandemic nobody in their right mind is opening food outlets because people can’t visit them.
“It’s put the scheme in a very difficult place during Covid, however, nobody is to blame for that because who could have foreseen the pandemic?”
Coun Bludnell said the £750,000 being put aside by the council was to cover for a worst case scenario and - in ‘normal times’ - business rates would compensate for any loss of rental income.
“If you look at it in the round it should not cost the taxpayer in the long term. It should be cost-neutral and we get an asset at the end.
“There will be peaks and troughs. Obviously, at this moment in time it’s a trough. Sometimes we will lose a bit, sometimes we will gain a bit.”
He also believes the pandemic hitting now may prove less damaging than if it had arrived some years down the line.
“If it was going to happen at least it was at the start of it opening - so when we reset we are resetting from the right place.
“If we were two years on and had filled it with retailers that went bust, that would be a problem."
Coun Blundell believes the post-pandemic landscape will see more people working from home and spending more time their local rather than city centres.
“The Riverside scheme is perfect for that,” he added.
The regeneration chief also makes the point that Riverside is not just a retail development - but home to a number of food and drink outlets as well as a cinema and a mini-golf attraction.
The shift towards hospitality and leisure could well be ‘accelerated’ by the pandemic, he says, but the ‘exact complexion’ of the scheme will only become clear in time."
However, the high street and traditional retail was in trouble well before the pandemic arrived last year - hastened by the shift to online shopping.
Massive names such as Top Shop, House of Fraser and Debenhams have all gone to the wall , while several councils have run into trouble buying up shopping centres.
But Coun Blundell says that Riverside is not purely about retail - citing the likes of Heavenly Desserts, Nando's and Bean - and remains the town's 'flagship' destination.
"Even though people are moving online, there is still going to be space for people who want to go and buy something," he said.
"Yes, retail is declining in most of the country, but there is still going to be space for people to go an buy things.
“What we are saying as a council is that, in Rochdale, that is going to be the Riverside scheme."
He continued: “The only body in Rochdale that is going to take that risk on the town centre is the council. The reason the council has done it is because we believe the offer in the round is a strong one.
“Food and drink is still going to be a part of the town centre and anyone who has visited has said what a fantastic scheme it is.”
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Wednesday, 24 February 2021

This Cotton-Built Town by Trevor Hoyle

[after Betjeman. A long way after]
It once were great, this cotton-built town
A grand night out for half-a-crown,
Go out now you get knocked down
Or summat worse
We had cobbles and ginnels and gaslit streets,
A clip round th’ear from bobbies on beats.
No muggers or druggies, no benefits cheats,
Our nation’s curse.
Gradely folk they were back then
Slogged all week at mill for six-pound-ten:
Lancashire’s best – la crème de la crème,
Gone and forgot.
Walk down Drake Street now and weep
For Ivesons, Fashion Corner, the Carlton creep,
The legacy of civic pride sold cheap.
Who gives a jot?
It’s council top brass in the main
Who’ve least to lose and most to gain.
(1st class seats on the gravy train!)
Just hear their cries:
Sack the workers but keep the bosses!
That’s the way to cut the losses!
And round our necks like albatrosses
Hang the PFIs.
And where do all our taxes go?
You must be joking – don’t you know?
On bods with clipboards on go slow,
On Manchester Road –
Where roundabouts once did the job
The planners have incensed the mob,
Who write in fury to the Ob:
“Stop this load
Of nonsense, quick, it’s puerile,
Are they trying to compete in style
With illuminations on’t Golden Mile
And make things worse?”
Come, gentle Kong, and dump on Dale
Bury it deep so it can’t inhale.
Beyond a joke, beyond the pale,
Armpit of the universe.
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Saturday, 20 February 2021

Deja Vu? by Andrew Wastling

HOMES are as we all know far more than concrete and brickwork. Our decision makers need to get things right. Some readers may recall that for all of its issues Ashfield Valley did at least provide easy access accommodation for a generation of Rochdale's youth. Ashfield Valley it's often airbrushed out of local social housing history and despite winning a housing award in the 1967 'Summer of Love', it quickly declined and by the 1980s was a double edged sword which on one hand was a notorious haven for drug users, glue sniffers whilst on the other a vibrant safe haven for a small army of squatters , artists and writers as well as being home to a large number of families, OAP's and single people'. 'Ashy Valley' comprised just over 1,000 flats and it's eventual demolition it can be argued artificially increased rents in the private sector locally by reducing housing unit supply , along with Margaret Thatcher's who passed two pieces of major housing legislation in 1980 & 1989.
The 1980 Housing Act extended the right to buy to tenants with generous discounts following decades more than a million council homes were sold at an estimated cost in today's money of more than £60bn. The majority of sold-off homes were not replaced, leaving social housing as a residual tenure. Since 1990, a further 500,000 Council Houses have been sold off. The 2021 local housing crisis has been manufactured by generations of town planners and politicians from all political parties not arrived at by sheer chance.
Writing in the guardian in 2017, Faiza Shaheen, (Director of CLASS Centre for Labour and Social Studies) argued convincingly that thirty years of bad policy have encouraged house hoarding, avarice and the massive accumulation of wealth – to the detriment of the rest of society , pointing out that:
'The richest 1% of adults, some 488,000 people, own 14% of the nation's assets ,– worth about £11tn. At the other end of the financial scale, 15% (7.3 million people) either own no assets at all, or are in debt. And things are potentially about to get a lot worse – house prices are forecast to rise by 50% over the next eight years, according to the National Association of Estate Agents and the Association of Residential Letting Agents.'
Locally we are in danger of repeating the exact same failed solutions to the same problems on local social housing only on a much larger scale.
Despite some of the swearing mandatory viewing of the Tony Wilson narrated documentary Hard-core Valley - Ashfield Valley Flats' (1) might be advisable for those RBH / RMBC making the decisions on College Bank & Lower Falinge. Not least for the nostalgia trip some of us might have seen familiar faces admiring the spiked hair , the dreadlocks ,& colourful punk fashions & music of the time. Readers of Northern Voices will be aware that Cult 1975 novel Rule of the Night, by Rochdale author Trevor Hoyle, is largely based on the estate. (please see Greater Manchester's forgotten Punk Estate : Greater Manchester's forgotten punk estate - Manchester Evening News).
Tragically one of the well known punk squatters , Jon Rimmer, who was a familiar sight once a fortnight carrying a huge bag of spuds over his shoulder bought with his Giro from Ron Chalker 'The Potatoe Mans' warehouse on Mellor Street, walking through town barefoot accompanied by his placid natured alsatian Rebel, was his was murdered in 2019 (Rochdale News | News Headlines | Funeral fundraiser launched for Jon Rimmer - Rochdale Online) whilst the various disparate tribes making up the valley were dispersed locally to Sheffield, Hebden Bridge, Totnes and Brighton and some as far afield as to the anarchist squat in Christiania in the heart of Copenhagen. It was the end of an era for many. The start of a long journey of self-discovery for others.
In Wilson's documentary there is an unfortunate incident of camera photobombing by an unwelcome local politician ( Cyril Smith ) who was renowned for avoiding the estate & its residents like the pneumonic plague when cameras were not present and it came to doing his job as town MP. The documentary is a snap-shot in time from Rochdale's housing archive. To see this vile politician brazenly stand beside the flats and shamelessly say he's been an MP for eighteen years tells it's own story when we are mindful that his brother Norman held a Rochdale Council housing portfolio at the time.
As does some rudimentary investigation of which local establishment politicians who oversaw this social housing scandal who are still unbelievably active in local council politics well past their sell by date?
As with Ashfield Valley asbestos is reportedly present in College Bank. Lower Falinge has taken over the unenviable & undeserved mantle of a 'failed estate' from Ashy Valley - despite having wonderful community initiatives and brilliant residents who struggle to maintain a vibrant community despite being consistently failed by Rochdale Borough Housing and local politicians of all parties over the decades.
Our mainstream media frequently uses social stereotyping images of Lower Falinge when they wish to indulge their penchant for poverty safaris to illustrate numerous & serial articles on 'welfare dependency' & 'broken Britain'. Ashfield Valley was a planning & delivery disaster that could & should have been averted. It was an abject failure & scandal, a 'masterclass' in how not to run social housing. The demolition of Great Howarth by Rochdale Borough Housing and the current state of and proposals for College Bank and Lower Falinge - as well as other Rochdale Borough Housing managed properties - shows that absolutely nothing has been learned by our decision makers who seem intent on making the exact same mistakes, using failed 'solutions' to mediate what appear to be institutionally engrained repeated failures with getting to grips with social housing in Rochdale over half a century.
Proving there's nothing really new under the sun .We can see that Rochdale already has considerable form when it comes to home regeneration, redevelopment, failure & eventual demolition due to years of mismanagement of housing stock by criminal & inept local politicians.
Am I alone in getting a sickening sense of Déjà vu about RBH kamikaze plans to demolish College Bank flats?
What's the betting Rochdale's local propertied class once again trouser private rents hand over fist in the aftermath of this exercise in turbo drived gentrification?
Historical Archive:
Tony Wilson's 1990's documentary : Harcore Valley from Granada and Simon Armitages ' Xanadu from 1992 both give powerful insights into a community about to be demolished and can be seen on YouTube.
In Hardcore Valley : Tony Wilson focuses on the marginalsied voices from the Estate both old and new in Granada TV documentary made during the demolition of the infamous Ashfield Valley estate, Rochdale. early 1990s The piece now stands as a fascinating piece of social history into an era in the history of Social Housing which has been airbrushed almost completely from history by local Town Planners intent on seeing history repeats itself
In Xanadu : Simon Armitage focuses on housing problems on the notorious Ashfield Valley Estate in Rochdale, Lancashire. To the background sound of the estate being demolished, Armitage discovers that life is continuing there in gentle and surprising ways. The only remaining caretaker is a survivor of the 1956 uprising in Budapest, while a neighbour rescues local stranded cats. One couple are not looking forward to moving from their immaculate flat, and another resident is cultivating a forest in his home.
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Wednesday, 20 February 2019

Accident on Rooley Moor Road

Dear Editor


Accident on Rooley Moor Road


The recent accident on Rooley Moor Road illustrates the problem of speeding on this stretch of road and the reluctance of Councillors to do anything about it. 

Indeed a proposed initiate by Councillor Biant to look at traffic on this road will make it more dangerous, making speeding more likely.  In January 2018 Councillor Biant commissioned a study in order to 'increase traffic flow' and to introduce 'a scheme ...........to formally promote any (parking restrictions) proposed'.  Speeding is not mentioned or considered in this study.

Highways will carry out the study and agree it with councillors.  Residents only get to comment AFTER the restrictions on parking are agreed.  The cost is £4,500.  All concerns by residents about speeding on this road are ignored.  We have asked for information about the survey and to make comments BEFORE proposals on introducing parking restrictions are agreed.  We have pointed out that removing parked cars from along the route will enable cars to go even faster.  The obvious fact that parked cars slow down traffic is even acknowledged in surveys carried out by highways on other roads.

The council, councillors and highway employees refuse to talk to us in any way or to businesses. Emails are not even acknowledged, let alone answered. They seem to have undertaken a vow of silence. What price local democracy and representing the concerns of residents? Who do these councillors think they are?

In respect to 'traffic flow', it only takes 90 seconds to travel the length of the road identified in the survey.  Traffic does not have to use Rooley Moor Road, it is not the main route into town from Norden or Bury.  Hold ups last for a matter of seconds.  Single and double yellow lines are not wanted by residents.  What is needed are measures to tackle speeding.  The recent crash was an accident waiting to happen.  Why are councillors ignoring our concerns?  They answer to the electorate, make sure do in the local elections in May.
Regards

Mick Coats
66 Rooley Moor Road
 
 

Friday, 9 February 2018

Institutionalised Incompetence


By Les May

YOU may have noticed a bundle of documents dated 29 January 2018 fastened to a lamp post close to a patch of green space somewhere near you. You should have done, there were 207 of them.  They relate to a hearing to take place at the Royal Courts of Justice in London and are intended to serve notice of that hearing.

Now you might think that someone would have taken great care to make sure that everything was, as they say, ‘kosher’:  no mistakes, no slip ups! But you forget, this is Rochdale, incompetence is the order of the day. So it should not really come as much of a surprise to find that the covering letter, signed by no less a person than David Wilcock, Legal Director,  Governance and Workforce, manages to inform the reader that the hearing will be on Tuesday, 19th February. Now, God willing, there will be a 19th of February 2018, but sure as hell it won’t be a Tuesday.

But of course, being only the covering letter rather than the legal bit you are no doubt allowed to make a mistake, even if you do it 207 times.   But probe just a bit deeper into the legal stuff and you find a paragraph about another hearing for an interim injunction on 6th February to allow three clear days between the service of the notice and the date of the hearing.

I can say with complete certainty that the notice I read was put up on Monday 5th February, which by my reckoning does not even allow for one clear day before the hearing. In other words someone at Rochdale MBC did not do their job properly.

This is not the first time that I have come across a casual approach to meeting the legal niceties of giving notice to the public.   A planning application relating to land below Castleton did not appear until the final date upon which objections could be made.   A notice relating to an area near Castleton station was affixed to a lamp post on the wrong street and related to a completely different street than that named in the notice.   A temporary road closure order in the Marland area related to a different road altogether.  A lady who has far more knowledge than I of the treatment of parents who have offspring subject to child protection orders, recently described the approach in Rochdale as ‘slap dash’.  I discussed the problem of getting anyone at RMBC to take seriously the possibility of election fraud in a NV piece on 2nd May 2017.

I don’t expect councillors to check on every legal notice emanating from RMBC but I do expect that they will ensure that those charged with managing the legal affairs of the council meet both the letter and the spirit of the law.

It is long past the time when the Leader of the Council should be having a stiff word with the Chief Executive. Or perhaps neither of them really care.

Tuesday, 8 August 2017

Challenging Tourismofobia in Barcelona!

 by Brian Bamford
ACTIVISTS in Barcelona have recently targeted tourists as part of a campaign against overcrowding, rising rents and house prices.  Responsibility for a recent attack on a sightseeing bus near the Nou Camp football stadium was claimed by Arran Jovent, a group linked to the anti-capitalist, Catalan pro-independence party, Popular Unity Candidacy (CUP).  

There is a precedent for the current anti-tourist sentiment that is now flourishing in parts of Spain that has a long history that goes back at least to 1963, when I was first there. 

 'The representative of financial institutions told us that the Spanish legislation was great.  He says this when people are taking their own lives because of this criminal law, I assure you—I assure you that I haven't thrown a shoe at this man, because I believed it was important to be here now to tell you what I’m telling you. But this man is a criminal and should be treated like one.'
  These words came from the anti-eviction activist Ada Colau 
in the Chamber of Deputies of Spain in February 2013.

In February 2013, Ada Colau who has since become the mayor of Barcelona, was giving a evidence to a Spanish parliamentary hearing.  Colau had helped to set up a grassroots organisation, the Platform for Mortgage Victims (PAH), which championed the rights of citizens unable to pay their mortgages or threatened with eviction. Founded in 2009, the PAH quickly became a model for other activists, and a nationwide network of leaderless local groups emerged.  

At that time people across Spain were joining together to campaign against mortgage lenders, occupy banks and physically block bailiffs from carrying out evictions. 

Ada Colau was there to discuss the housing crisis that had devastated Spain.  Since the financial crisis began, 400,000 homes had been foreclosed and a further 3.4m properties lay empty.  In response, Colau had helped to set up a grassroots organisation, the Platform for Mortgage Victims (PAH), which championed the rights of citizens unable to pay their mortgages or threatened with eviction. Founded in 2009, the PAH quickly became a model for other activists, and a nationwide network of leaderless local groups emerged. Soon, people across Spain were campaigning against mortgage lenders, occupying banks and physically blocking bailiffs from carrying out evictions.

Others believe Ada Colau and her supporters will have difficulties in transforming the two-party democracy that has ruled Spain since the days of General Franco.  

'I don’t think the ideas of a city can be based on what a citizen’s assembly wants – it’s absurd,' said Francesc de Carreras, a constitutional law professor at the Autonomous University of Barcelona. 'Democracy doesn’t mean that everyone expresses their desires and they come true by some miracle.
'It’s not a good idea to have citizens participate in these things. We’re not the ones who have skills in these areas,' he said. 'I don’t go into a restaurant and tell them how to cook.'

'The Barcelona model is in decline,' said journalist Marta Monedero, referring to the ideas that guided the city’s growth in the late 1980s and early 1990s and helped put Barcelona on the world map.  'The model was a way to understand the city and bring it closer to the people – there wasn’t a lot of money so they came up with things like having lots of squares and intensifying the social fabric of the city through organisations.'

Monedero recently co-edited a book called The Dream of Barcelona: A City in Which to Live or to See?, in which she and journalist Núria Cuadrado asked residents from various sectors of society about the issues facing the city.  What they found was that the model that had once been so successful in guiding the city was now deeply out of sync with everyday reality.  Unlike in the late 1980s, today around 17% of the city’s population is foreign born.  Housing activists say that some 15 residents a day were evicted from their homes in 2014.  Until recently like other cities across Spain, unemployment remains stubbornly in double digits, while the young and educated continue to leave the city in hopes of finding work abroad.
Image result for Eduard Masjuan Bracons
Eduard Masjuan*
In 2006, the anarcho-syndicalist Spanish CGT trade union federation in Barcelona at the request of Tameside Trade Union Council in Greater Manchester, sent an expert on urban housing, Eduard Masjuan Bracons, to speak at Manchester Friends Meeting House about the problems of urban living, housing, planning and design.  The then active Manchester Social Forum was also party to the invite of Eduard Masjuan from the Universitat de Barcelona (Historia Economica), and the Manchester electricians in the then EPIU branch 1400/07, who later were famously in the forefront in exposing the blacklist in the British building trade, were present at the presentation fresh from fighting a case at the Manchester Employment Tribunal. 

The Manchester electrician, Steve Acheson, told the meeting about the problems of health and safety and conditions on the building sites, and what at that time were perceived as being victimisation against trade unionists and safety representatives on the local building sites.  The Calalan academic, Señor Masjuan addressed the urban problems in the city of Barcelona:  the shifting of local residents out from the central barrios to the peripheral suburban areas; and the corruption that was evident in the politics of all parties in the city. 

The predicament of the residents of Barcelona and the electricians on the British building sites were not so dissimilar in 2006.  The young people of Barcelona could not afford the rising prices of appartments in the Catalan capital, and in the same way even today we learn that many of the construction workers who work on building sites can't afford to buy the buildings they are errecting.  

In 2013, when Ada Colau addressed the parliamentary committee, ten minutes into Colau’s 40-minute testimony she broke from the script.  Her voice cracking with emotion, she turned her attention to the previous speaker, Javier Rodriguez Pellitero, the deputy general secretary of the Spanish Banking Association:   
'This man is a criminal, and should be treated as such.  He is not an expert.  The representatives of financial institutions have caused this problem; they are the same people who have caused the problem that has ruined the entire economy of this country – and you keep calling them experts.'

When she had finished, the white-haired chair of the parliament’s economic committee turned to Colau and asked her to withdraw her “very serious offences” in slandering Pellitero.  She shook her head and quietly declined.

The 'criminal' video became a media sensation, earning Colau condemnation in some quarters and heroine status in others.  A poll for the Spanish newspaper El País a few weeks later revealed that 90% of the country’s population approved of the PAH.  The group’s work continued.  In July 2013, Colau was photographed in Barcelona being dragged away by riot police from a protest against a bank that had refused to negotiate with an evicted family.


*  Books by Eduard Masjuan:
    • E. Masjuan, H.M. Elena & D. Saurí, "Conflicts and struggles over urban water cycles: The case de Barcelona",
    • E. Masjuan, "La cultura de la naturaleza en el anarquismo ibérico y cubano", Signos históricos, 15 (2006), p. 98-122.
    • E. Masjuan, "El pensamiento demográfico anarquista: fecundidad y emigración a América Latina (1900-1914)", Revista de demografía histórica, (2004), p. 153-180.
    • E. Masjuan, "Medis obrers, conflictivitat social i innovació cultural a Sabadell (1877-1914)", Recerques, 47-48 (2004), p. 131-155.
    • E. Masjuan, "Procreación consciente y discurso ambientalista: anarquismo y neomalthusianismo en España e Italia, 1900-1936", Ayer, 46 (2002), pp. 63-92.
  • Altres publicacions:
    • E. Masjuan, Un héroe trágico del anarquismo español. Mateo Morral, 1879-1906, Barcelona: Icaria editorial, 2009.
    • E. Masjuan, "Élisée Reclus (1830-1905) i la nova cultura de la naturalesa en els medis obrers de 1900-1936", a Ciència i compromís social. Élisée Reclus (1830-1905) i la geografia de la llibertat, Barcelona: Residència d'Investigadors CSIC-Generalitat de Catalunya, s2007.
    • E. Masjuan, Medis obrers i innovació cultural a Sabadell, (1900-1939), Bellaterra: Servei de Publicacions de la UAB, 2006.
    • E. Masjuan, La Ecología humana en el anarquismo ibérico. Urbanismo orgánico u ecológico, neomalthusianismo y naturismo social, Barcelona: Icaria editorial, 2000.
    • E. Masjuan, "El urbanismo ecológico de Patrick Geddes y Cebrià de Montoliu", a Arturo Soria y el urbanismo europeo de su tiempo, 1894-1994, Madrid: Fundación Cultural del Colegio Oficial de Arquitectos de Madrid, 1996, pp. 51-65.

Tuesday, 29 September 2015

The Economy in Microcosm


'A Long History of a Short Block'

 by Brian Bamford

IN a recent essay in the FT Weekend Magazine Tim Harford, the undercover economist, wrote that 'the nation state is a political unit, not an economic one', and while 'national authorities can impose a common interest rate, tax rates and regulations' through which political policy influences the economy, it can be argued that the natural unit of macroeconomic analysis is not the nation state, but the city, the region, and the surrounding areas.   

In posts on this NV Blog Les May has argued about the necessity of a National Health Service and national, if not international, standardisation of electrical supply such as equal voltages.  John Desmond has argued that a more local system would be possible in certain circumstances referring to Spanish sources  (see below Review of Anarchist Voices by Les May and other related posts).
New research by three development economists, William Easterly, Laura Freschi and Steven Pennings has produced a paper 'A Long History of a Short Block' in which they examined the economic development of a single 486ft. block of Greene Street between Houston and Prince Street in downtown Manhattan.  Easterly is well known for his scepticism about how much development can ever be planned, and how much credit can political leaders and their so-called expert advisers claim when things go well. 

William Easterly argues:

'Here's a block where there is no leader; there's no president or prime minister of this block', and Greene Street, he says, offers us a perspective on the more spontaneous, decentralised features of economic development.   

The study of the history of Greene Street offers a series swift and surprising changes.  The Dutch colonised Manhattan in 1624, but decided to cede what is now New York to the British in 1667, in exchange for guarantees over the possession of what is now Suriname in Latin America.  At that time this sugar-rich region looked a good thing, but now New York City's economy is a hundred times bigger than Suriname's. 

In 1850, Greene Street was a prosperous residential district with some households that would be millionaires by today's standards.  Two large hotels and a theatre opened, and prostitutes started to  move into the area.  By 1870, the middle-classes had shifted, and the block became the heart of New York City's largest sex-work districts. 

Towards the end of the 19th century, perhaps because property values in the red-light area were low, entrepreneurs came in to build large cast-iron stores and warehouses for the garment trade.  Then Greene Street's luck ran out when this industry moved uptown after 1910, and property values collapsed.  Urban planners in the 1940s and 1950s suggested bulldozing the area and starting again, but a campaign by the neighbourhood successfully resisted this.  Property values revived as artists began to colonised Greene Street enticed-in by the low priced large and airy spaces.   

As a lesson of this Tim Harford suggests that getting the 'basic infrastructure right –  streets, water, sanitation, policing – is a good idea', but 'aggressive planning, knocking down entire blocks in response to temporary weakness, is probably not.'   In this sense central planning and predicting the process of economic development at a local level is 'a game for suckers'. 

Monday, 17 February 2014

High Court Planning Decision

A Judicial Review is took place at the High Court, London on the 12th, February, at which SAVE Britain’s Heritage challenged Gateshead Council over plans to demolish 300 houses in Saltwell and Bensham in a blatant continuation of the destructive Pathfinder policy.

SAVE is challenging Gateshead Council over retrospective planning permission that they granted themselves last summer for the demolition of 115 houses two years previously without the requisite documents, and for permission to demolish a further 180 houses, some of which are still occupied. In order to secure retrospective planning permission, the Environmental Impact Assessment dictates that ‘exceptional circumstances’ must be proved.

In addition Richard Harwood QC has argued that Gateshead council failed to consider the views of English Heritage, is in breach of regulations and the EIA directive. Gateshead consulted English Heritage after it had decided to grant planning permission and did not consider EH’s reply. EH indicated that the information provided by Gateshead on the significance of the housing to be demolished was inadequate in planning policy and EIA terms and that the housing in question has heritage significance. Gateshead Council also failed to take into consideration conservation advice from their own officers.

Despite Judicial Review proceedings being underway the Council proceeded to commence demolition last November, following which SAVE secured an injunction, that it was necessary to renew following more demolition activity on one of the streets. The Council said they were making the buildings sound following the storm and blamed SAVE for being unable to do so.

1,240 houses in the area were to have been demolished under Pathfinder, which sought to address alleged ‘market failure’ in housing in certain parts of Northern cities. The housing targeted has been predominantly Victorian and Edwardian terraced housing. The issue was not one of vacancy or of uninhabitable homes – prior to the announcement of these schemes, occupation levels were normal, homes were perfectly habitable and the cost of repairs and updating would be modest. The claim of market failure was essentially that house prices were lower than elsewhere. Of the 1,240 earmarked for demolition only 115 have been demolished.

The houses in question are handsome rows of terraced houses built on a hill with an attractive vista opening out towards Newcastle. The repetitive terraces create an atmosphere of order and calm. The area is low-rise and of a human scale. The entire area is made up these houses, most of them ‘Tyneside flats’ and have two main entrances leading to two separate flats. Some residents in non-threatened areas have chosen to knock them through two-into-one. The area, apart from the condemned terraces, are fully occupied and popular homes.

The area of 115 demolished homes is beside Saltwell Road. Residents say that businesses have suffered following the loss of 115 houses. Many shops on Saltwell Road are now boarded up due to the blight. The blight is ongoing on the two other blocks of housing that the council has earmarked for demolition.

SAVE's position is clear: refurbished, the terraces still standing would make handsome homes, as can be found in the rest of the area. This would be in line with the government's line on empty homes and in line with the advice from the Ambassador of Empty Homes, native of Gateshead George Clarke, who clearly states in his 12 recommendation to the government:
'Refurbishing and upgrading existing homes should always be the first and preferred option rather than demolition.'

Planning permission was granted in August 2013. SAVE requested a public inquiry but it was refused, despite the fact that an application of similar scale for the Welsh Streets was ‘called in’ in Liverpool at the same time.

SAVE Britain’s Heritage is standing shoulder to shoulder with the Saltwell and Bensham Residents’Association.

Saturday, 11 January 2014

Dorothy Kuya RIP, 1931-2013

EVERY so often there comes along that rare individual who places public service above personal gain or aggrandisement, consequently few people outside their particular circle have heard of them. One such person was Dorothy Kuya, who passed away just before Christmas following a brief illness. For almost all her life, Dorothy acted on the principle that a better world is possible, whether it was in her native Liverpool or in the wider society.

It started early. As a teenager she addressed street corner meetings from a soapbox on behalf of the Communist Party and later on in her travels met redoubtable civil rights activists, including Paul Robeson during his England tour in 1949. Never one to mince her words or suffer fools gladly – a combination of political conviction and Scouse bloody-mindedness – she was a formidable personality. She trained as a teacher but would go on to play a pivotal role in race relations at a time when it was neither fashionable nor straightforward. Over the years she helped bring about a number of key milestones, including the establishment of the International Slavery Museum in Liverpool, which more than anything represented an official acknowledgement of the city’s huge role in the triangular trade and its neglect of its centuries-old black community.

Dorothy was born into that community – Liverpool 8 – and like so many Liverpool-born blacks of her generation, or ‘LBBs’ as they are called, was the product of a union between a local white woman and a West African seaman, in her case a Sierra Leonean. She took her surname, though, from her Nigerian stepfather, another seaman, whom her mother married, and grew up with a brother and sister in what by her own account was a loving family. If Britain possessed a ghetto, then Liverpool 8, an area within walking distance of the docks, fitted that description perfectly. Although many of its families could trace their roots back to the 18th century, so forming what is reckoned to be the oldest black community in Britain, they were treated as foreigners in their own country, condemned to the worst housing and jobs, if there were any, and made to feel unwelcome outside the area’s immediate confines.

As Dorothy once told me, you’d be hard pressed to find a black face in Liverpool city centre, only 20 minutes away by foot. But poor and despised as it was, Liverpool 8 was a lively, close knit community, famed for its various social clubs that represented the many nationalities and cultural groups that lived there. It was this spirit which Dorothy imbibed from childhood and which would propel her onwards and through to old age, even as bulldozers began knocking out the heart of her beloved district 10 years ago.

When Liverpool 8 erupted into riots in 1981, few outside of the city had ever heard of the place that would produce the fiercest and most prolonged of the string of disturbances that swept England that year. In fact, its media designation of ‘Toxteth’, a name not used by locals, was always a source of annoyance for Dorothy. At the time, she was living in London, working as head of race equality for Haringey Council following on from her pioneering role as Liverpool’s first community relations officer, and had been well aware that it would only be a matter of time before Liverpool 8 would ignite, given the notorious level of discrimination its inhabitants were subjected to, not least at the hands of the police.

This is when I first got to know Dorothy, recognising quickly the qualities that made her such a powerful campaigner. I had been up to Liverpool for the first time to report on the riots and was eager to hear her take on them, and to find out more about a community with which I felt an instant kinship, perhaps because, though British born, I felt like a foreigner too. She duly invited me to her small flat near the old Arsenal stadium and was truly a mine of information. I visited her again, this time in Liverpool, where she returned in 1994, living only a stone’s throw from her childhood home. Looking forward to a peaceful retirement amid family and old friends, she instead found herself battling to save her home after the ward she lived in was earmarked for demolition. Ten streets of fine Edwardian houses were eventually knocked down as part of a so-called government regeneration scheme and, were it not for the fight Dorothy helped lead as part of the Granby Residents Association, her own pleasant tree lined street would have gone the same way. As it was, her house was one of the few that remained occupied, as she successfully challenged the council’s attempts to compulsory purchase it. The rest were emptied, boarded up and left to rot while, of the 100 or so shops that once lined the area’s main thoroughfare, Granby St, only six remained. It was nothing less than a ghost town.

In an interview I did with her for Black History 365 magazine (see ‘Ghost Town’ from October 2011 in the strap above), Dorothy described the demolitions as a deliberate policy to disperse the black community.  'What has happened here is a scandal,' she said. 'It is not only decent homes that have been destroyed, it is a whole community.'  She was particularly scathing about the new suburban housing that was put up to replace the demolished homes, saying they were 'pokey and cheaply built' and already looking the worse for wear.  Four streets were eventually saved.  So a victory of sorts, I ventured.  'We may have won the war but many were killed,' replied Dorothy in her characteristically terse fashion. 

While all this was going on, Dorothy was also involved in a great many campaigns, including the establishment of the International Slavery Museum in 1992, the first of its kind in the world.  It was opened by the Queen in 1994 before being expanded and relaunched in 2007, the bicentenary of the abolition of the British slave trade.  As a member of the museum’s board she was also instrumental in developing the annual Slavery Remembrance Day on August 23 that is now a civic event attended by the Lord Mayor of Liverpool, beginning with a ‘walk of remembrance’ through the city centre and ending with a traditional West African libation ceremony at the dockside.  It was clearly the highlight of her calendar, a living monument to the hard fought campaigns waged over the years by the people of Liverpool 8.  It was a time when Dorothy would look at her most relaxed and allow herself to enjoy her role as an honoured grandee. Sharon Grant, wife of the late Tottenham MP Bernie Grant, reminds me how she was an early supporter of the African Reparations Movement, which Bernie set up in the 1990s. (Dorothy had gotten to know Bernie well during her time at Haringey, where she was a member of the Gifford inquiry into the 1985 Tottenham riots.) “A true Liverpudlian at heart, she insisted on meetings being held there and thus introduced many of us to the city,” says Sharon. 'She was responsible for Bernie’s several visits to the city, not least in 1999 to unveil a plaque on the quayside to commemorate the transatlantic slave trade, shortly before his death in 2000.' 

Always keen to lift the lid on Liverpool’s hidden black history, Dorothy conducted heritage trails around the city in her fitter days, and recently was involved in the ongoing scheme to create a memorial to victims of the slave trade in the graveyard of the 18th century St Jame’s Church in Liverpool 8 where many slaves were once buried. But it was the Africa Presence project to promote Liverpool’s African heritage that most captured her imagination in later years, in part because its base is to be the former Ibo Club, which once formed a part of Liverpool 8′s thriving club scene, itself an important part of the area’s history and probably of Dorothy’s as well. Dorothy wanted Africa Presence to be much more than a cultural hub, but a centre of research and scholarship too. To this end, she intended to donate her archive of some 2,000 books to the project once it was up an running.

All her life, Dorothy had come up against people, both black and white, who time and time again would put a spanner in the works, either because they had their own agenda or because they were not up to the task. It became a common subject of conversation whenever we met, such was her exasperation at the slow pace of change or shift in consciousness. In Africa Presence she envisaged an organisation that was completely independent of meddlesome bodies, set up by individuals who, like her good self, were genuinely committed to the common good. For me, Dorothy was like breath of fresh air, such was her passion and, above all, intellectual honesty. Despite her frustration, she took the long view of change and remained fundamentally an optimist. 

The race relations industry that arose after the disturbances of the 1980s co-opted many militants from the black struggle and gave them fat salaries and fancy titles.  Very quickly, they began sounding less and less radical in their smart suits.  Not so Dorothy, who remained true to her principles but found herself eclipsed, in terms of public recognition, by a whole army of careerists. I doubt if this bothered her much, though. People were often taken aback by her seeming abruptness, as I was at first, but this was her stage persona more than anything else. In private she was a warm and generous person, who appreciated down to earth decency in people, whatever their political stripes. As a campaigner, she was second to none, and the gap she leaves in her home city will be very hard to fill indeed.

From Silvia Wilson (Nelson, Lancs) Homes under Threat (HUT)

Saturday, 29 June 2013

The Neglected Castleton Railway Station

CASTLETON has been allowed to fall into decline for years as various buildings have been neglected or abandoned.  The original old library is still decaying close to the village centre, and some shops have been demolished.  There is a campaign group committed to save the old library building, but now concerns have been raised about Castleton station.

It was destaffed many years ago, and not soon after the roof tiles of the delightful old station building were savaged by thieves.  Then when the building had become 'structurally unsafe' the renovators moved-in to take down the servicable wooden bridge, and demolish the red brick station-building and build a car park in its place.  I actually acquired some ornate cast iron metal work from the demolishers to use as ornamental window boxes, otherwise they would have been lost forever in a skip.

Now, we learn that passengers at Castleton station are claiming they feel like 'second-class' travellers deprived of not only architectural features and aesthetic Victorian elegance on their station, but even any information over train delays.  Well, I can only think that they deserve everything they get, for the English people in Castleton and beyond with their notorious reserve, have allowed things to go from bad to worse throughout the decades.  What we are going to get is an endlessly ugly sameness throughout our land because of a dire lack of imagination as a people.

Saturday, 10 November 2012

Revealing the Roch; Rediscovering Rochdale Bridges

THIS Activity Plan proposal below is interesting in so far as it is revealing more about the English psychology of the proponents.  The interest here is not in the beauty of the art or the architectural features of the medieval bridges but rather in the 'learning activity' and the 'partnership services' and the 'meeting the neighbours' and the breaking down of 'false divisions within the town's communities'.  Anything but the art and beauty of the buildings and riverside.  That may be because English people and politicians feel uncomfortable about aesthetic things and prefer to waffle on about politically correct slogans. 

Frederic Raphael, writing on the sculptor, Henry Moore, in the magazine 'Modern Painters' wrote:  'Art has become (or remains) separate from politics in England not because it is too difficult for politicians but because they do not have money for it and because whatever is not economic is not real to them...'  The English politicians only grasp the price of things, and thus we should expect that civil servants in Rochdale can only talk twaddle when go on about the medieval bridges of Rochdale, they have become cut off from the roots of our great architectural tradition and only now understand the simplistic ugliness that now adorns so many of the modern buildings in Rochdale town centre.  I urge readers to read the text below for what it reveals about the mentality of the typical English civil servant and politician.  God help us!

Activity Plan Proposal, stage 1: 
A Summary: 
Rochdale Bridge and the Butts Bridge are a crucial part of the town’s important cultural heritage and the river part of its natural heritage. They are valuable resources for learning and enjoyment and as such should be a shared resource, but at present are known and experienced by very few people. The success of the project will be shown by the extent to which it engages the diverse communities of Rochdale and its ability to fulfil the potential of the Bridges as a source of identity and symbol of unity for them.
By revealing Rochdale Bridge, the capital work in itself is a learning activity because thousands of people will discover the existence of this hidden heritage asset. However RMBC want to go beyond this broad engagement and complement the capital work with a programme of activities aimed at achieving high levels of learning and participation. The focus will be on engaging the surrounding communities in Inner Rochdale. The programme will link into existing initiatives to ensure a lasting legacy.

B Research/Consultation undertaken: 
Rochdale Council and its partners have substantial experience of working with the communities in Inner Rochdale and have built strong relationships and trust with local groups. Rather than ‘reinvent the wheel,’ the project seeks to build on this good work through by working across Council and partner services and utilising existing networks and frameworks where suitable. This section summarises the outcomes of consultation and research which has influenced the outline activity programme. 

B1 Township – the local RMBC township office works within local communities. “Meeting the neighbours” is an overarching concept used by the Township under which community projects have been implemented. It seeks to bridge false divisions within the town centre communities through events to encourage neighbours to meet and participate in activities together. An example of a project was a series of sessions held across communities to learn a dance. The dancers from each community were then brought together to perform at the Memorial Gardens in the town centre. A review of the project has shown a need to involve more inter-generational activities and people with a disability. There are clear opportunities around the symbolism of Rochdale Bridge at the centre of the communities for this project to operate under this tried and tested framework.

B2 Touchstones – Touchstones, managed by Link4Life, lead the provision of cultural heritage activities within Rochdale Town Centre and have proven expertise in this area. Their products are well received and trusted with schools and local groups- their schools programme, for example, is regularly fully booked. Meetings with the Education Co-ordinator and the Art Gallery Access Officer have explored what makes successful projects and how we can tie into their strategies for mutual benefit and to ensure the lifespan of the resources created as part of the project continue after the project’s completion.

B3 Rochdale Cultural Heritage Group (RoCH) – RoCH is an umbrella group representing the different cultural and heritage groups within Rochdale. They have been crucial in gauging public support, advising officers on the activities and how the capital work can reflect public aspirations.

B4 Additional research and consultation - It should be emphasised that this project has emerged from informal and formal consultation over many years and work within Inner Rochdale communities. To be discussed more within application form. Additional research and consultation includes;

▪ Rochdale THI (presentation to Whitworth community centre, support letters)

▪ MSc Dissertation on the extent to which heritage-led regeneration proposals in Rochdale engage and reflect the local Pakistani community

▪ MRUK report
▪ ……

2.5 Other projects/Best practice – We have researched and contacted a number of other HLF-funded projects that have similarities to our proposed project: The Lune Viaduct, The River Ribble, British Steel Archive Project. This will be expanded upon in the application form.

C Audience:

Due to its concealment, there is no audience currently engaging with the Rochdale and Butts Bridges and it would be premature to focus engagement too closely on a specific audience. The Bridges are in the centre of Rochdale; an area which is within the 1% most deprived areas in the country and has ethnically diverse, yet segregated communities.
The MRUK report, produced for RMBC, gives insight into the views of the people of Rochdale borough. It found that “One of the most striking attitudes that arose from all respondent audiences was the importance of maintaining a link with the industrial origins and heritage of the area. This was seen to be an important aspect of the identity of the people and the community in which they live. Those respondents living within the Borough displayed quite negative perceptions, which can be descried as being of low expectation, low self esteem, with little sense of local pride and a lost identity. 

D Concept: 
Rochdale Bridge contains a unique and dynamic record of human activity, shaped by generations of Rochdale people responding to the surroundings they inherited. The activity plan will record and celebrate the project, which is this generation’s contribution to that history. Under the framework of ‘Meeting the Neighbours’ the project will engage with these different communities through a series of workshops on the bridge, its history and its conservation that will be tailored to each group. The workshops will culminate in outputs created collaboratively between the different groups thus bringing them together in discovery, recording and celebration of the Bridges as a source of identity and symbol of unity.

The workshops/learning sessions are divided into ‘discovering’, ‘recording’ and ‘celebrating’. During the development stage the Project Officer would work with the community groups to arrange a package of workshops suitable for their audience. This system of workshops allows activities to be repeated with different groups, and adapted to their needs; making them effective and efficient. Similar frameworks used by Touchstones, Township and the Middleton Young Roots project have proved successful. This project would be more ambitious; reaching more groups, with a wide variety of workshops and continuation of some workshops following completion of the project. Participants will be invited to join RoCH and have long-term involvement in decisions about the cultural heritage.

To Do:

Identify groups

Put costs against sessions etc – realistic within the budget?

Wednesday, 26 September 2012

From Town Centres to English Villages!

Yorkshire Post says: We're 'Sleep-walking to disaster'!
MUCH of what appears in the Northern Voices' publication about planning and architecture is on the topic of town centres.  For example, Debbie Firth in the current issue NV13 writing about 'Rochdale's Link4Life: Bread & Circus Bias'.  But the English countryside has its own problems too.  Yesterday's Yorkshire Post reported on an investigation they had done on the slow growth of populations in some of the rural villages of England, declaring:  'FEARS are growing over the long-term future of towns and villages across the region where populations are now forecast to grow by tiny margins over the coming decades.' 

It seems that Ryedale and Richmondshire in the Yorkshire Dales are among four of the region's districts where experts say 'little or no population growth will happen over the next 25-years...'.   This, in its turn, threatens the sustainablity of many English villages and the services they depend on. 

Yesterday, Jack Blanchard, Political Editor of the Yorkshire Post, wrote:  'The link between population and economic growth is well established, and the forecasts have left some local politicians concerned about the future of their local areas.'    And, John Blackie, leader of the district council in Richmondshire, where the population is set to grow by a mere 3.6% in the naxt 25-years, says:  'The services that we depend on will gradually fold; they will collapse before our eyes.  Shops and pubs will go.  Then you will find that everything is a distant drive away and it becomes too much for people - and they move closer to the schools.  They will be replaced with second-home owners and these communities will simply be dead in the week.'  Consequently, the price of houses in these areas goes through the roof, and young locals can't afford to buy them.

Failure to prepare for the huge increase in older people who will need care and backing over the next 25 years will only make matters worse.  In the borough of Scarborough more than 40% of residents will be 65 or over by 2028, over twice the national average.  The Yorkshire Post says:  'The figures suggest that in areas such as these (Scarborough and Richmondshire), as young people move away there are dwindling numbers of working people left behind to support the elderly and infirm.

One wonders what the anarchist writer and critic on planning and architecture (see his book 'A Child in the Country') would have to say about this, were he still alive?

Tuesday, 14 August 2012

From Paris plages to River Roch, Rochdale

IT is some months now since Colin Lambert, leader of Rochdale Council, and I, were both sitting on a 471 bus as it began its depressing descent down Drake Street, past the wire-netting landscape that surrounds the high-vis jacketed labour force planting the new Metro tracks, approaching Rochdale Town Centre (see posting Tuesday, May 29, 2012:  'No threat to Touchstones').  On that very day Councillor Lambert, disturbed in his game of Sudoku, had assured me that by this Christmas the River Roch and its Medieval Bridges, covered by concrete early in the last century, would be uncovered and at last be visible to the townsfolk to enjoy. 

In 2010 in Northern Voices No.11, I argued that the River Roch ought to be exposed in the Town Centre, basing my argument on an article in the International Herald Tribune on July 16th, 2009 by Andrew C. Revin, in which he wrote:  'The restoration of Cheonggyecheon (river in Seoul) is part of an expanding effort in cities around the world to "daylight" rivers and streams by peeling back pavements that was built to booster commerce and serve automobile traffic decades ago.'

If Rochdale's Labour Councillor Lambert carries through his promise to open up the River Roch and creates his socalled 'culture corridor', he will, perhaps unwiitingly, be reflecting what the current Socialist mayor of Paris, Bertrand Delanoë, is now intending to promote with 'Paris plages (beaches)' and other planning decisions.  Bertrand Delanoë is reversing a previous era of urban planning in Paris brought about in the 1960s under president Pompidou, in which both banks of the Seine were paved to become urban expressways.  Mr. Delanoë says:  'We are committed to transform the road along the riverbank into a place of life, beauty and culture.' 

In September, a kilometre, or just over a mile of the right bank, starting at the City Hall, will be sharply narrowed, with a series of six new traffic lights designed to slow traffic.  Along the riverside, there will be more pedestrian walkways, pontoons for electric boats, riverside cafes and bars.  Next spring, two and a half kilometres of the left bank will be shut entirely to cars, from between Musée d’Orsay and the Pont de l’Alma, converted into an 11-acre park with volleyball courts, sundecks, and floating gardens perhaps including a branch of the well-known cafe and restaurant from the Buttes Chaumont Park in the 19th arrondissement, Le Rosa Boheur:  this has been nicknamed 'guinguette' and is an informal place for eating, drinking and dancing.   Elsewhere in France there are other attempts to take back the city rivers as in Bordeaux under Mayor Alain Marie Juppé, in Lyons and Toulouse, where there is a project to build a riverside park the size of Central Park in New York.  I wonder if Councillor Lambert's 'culture corridor' and the Council's exposure of the River Roch in Rochdale, will match any of these French projects?   
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