Tarling Estate, Shadwell:
Located immediately to the east of Watney Street Market, Shadwell, the Tarling Estate was built c. 1950 to replace overcrowded slums and reduce the population density by half.
The run-down estate was demolished in 2003 and replaced by a higher density mixed-use development intended to both regenerate the area and create what the developer, Toynbee Housing Association, described as ‘a more mixed and balanced community’.
Samuda Estate, Isle of Dogs:
The Samuda Estate, completed by the Greater London Council in 1967, is mainly comprised of four and six story blocks arranged around a traffic-free square. There is also a 25-storey tower block of maisonettes – Kelson House – situated on a prime site by the river. The estate is in need of refurbishment and some residents believe that the estate’s owner, One Housing Group, are deliberately running it down so it can be demolished to make way for private housing.
St John’s Estate, Isle of Dogs:
Planned in 1952 by Poplar Borough Council and described by John Betjeman as ‘one of the best post-war housing estates I have seen’, St John’s Estate was intended as a new self-contained neighbourhood along the lines of the award-winning Lansbury Estate in Poplar. In this it has largely succeeded but One Housing Group, owner of this and three other estates on the island, are considering the possibility of demolition and replacement by new high-density housing which might include several tower blocks of 50+ storeys.
Kingsbridge Estate, Isle of Dogs:
Originally known as the Millwall Estate, Kingsbridge was built by the London County Council in 1936-7, with an additional block being added in 1958-60. Despite their age, the blocks are structurally sound and are liked by many of the residents. However, their riverside location means that the value of the land they occupy is very high. The estate’s owner, One Housing Group, is currently consulting on ideas for the future, which may involve replacing the blocks with new housing for private sale.
Photos and text by Mike Seaborne, taken from Estates of Mind, photographs documenting 20th Century social housing by the Transition Group. Twitter feed: @TransitionLDN #TransitionProject. The pictures below are by Michael Mulcahy. Thanks to Mike and Michael.
Balfron Tower. I love it. It anchors Poplar, it looms over the A12 just by the Blackwall Tunnel approach, and it seems to defend that whole end of Tower Hamlets. In the evenings, when the sun reaches a certain point, it glows golden. You couldn’t help but find it beautiful, its slightly Escher-esque planes and shapes and perspectives changing with the weather and the light, its strange humanity, its arrow-slit windows. Just as the now-demolished gasometers in Stepney did, it casts its grandeur over everything around.
Poor Balfron suffers the slings and arrows of public disgust towards its whole genre. People think ‘the New Brutalism’ is called that just because it’s brutal, but in fact, it’s a play on the French term ‘béton brut’, for raw concrete. It’s easy to forget now that when this architecture went up, it was intended to make life better for people. Goldfinger referred to its corridors as ‘streets in the sky’, and the plan included incredibly optimistic landscaping: Balfron has private yards for the bottom flats, mature trees and shrubberies shielding it from the A12, and light coming at it from all directions. Its flats meander up and down levels, and have balconies and stupendous views.
A website by a Trellick Tower resident, Chris Paulsen, gives the flavour of its aspirations towards good living:
The flats themselves are large by tower-block standards, & packed with space-saving devices. … Doors of wood & glass slide rather than open out, & can be used to partition certain parts of each flat. Glass is plentiful in order to let in as much natural light as possible… Adjoining the main tower is a service tower. This incorporates lifts, stairs, & refuse chutes, as well as a boiler house. The lifts stop at every third floor, meaning that in some flats the bedrooms are above, & in some below, the entrance level. The flats have large balconies which, if you are high enough up, offer views across the North Downs.
My own personal knowledge of Balfron Tower reached its zenith in 2001, when, as a publicity officer for Tower Hamlets’ housing department, I toured the place with a deputation from Trellick Tower, and a member of its resident management committee. The reason they were visiting was very simple: Trellick was in trouble and needed a major overhaul. (The figure given at the time was £9m to get it up to its original standard.) Balfron and Trellick are ‘sister buildings’; Goldfinger learned some lessons from Balfron, but by 2001 they were like twins raised separately.
Trellick had, being in (even if only north) Kensington, been gentrified while the East End was still thought of as a wild space. Its tenants were that bit more prosperous, and more able to get mortgages, and had bought their flats under Right to Buy. However, many new owners didn’t have the money to maintain the flats – or else they did have the money, and took out original features. Kensington’s reputation for affluence got in the way of attempts to secure funding. They had a vandalism problem, and some of the original features – such as the marble that had been in the entry area – had been stolen. The building had been designed to have a concierge but for many years it never had one. No one was – literally – keeping an eye on things. It was in a bad spot.
Balfron, by contrast, had had a boring life, with tenants instead of leaseholders, and with several rounds of major works on it – new windows, for example, and new asphalt in the external linking walkways. It also had more of its original features, like the quarry tiles lining the corridors – different colours on different floors – and its flats had more of their original fittings – for example their bakelite light switches instead of Thatcherite gold-look ones. And Balfron had had one asset money can’t buy: it had had one very hands-on, community-spirited caretaker for almost twenty years.
I interviewed Irvine Gallagher, otherwise known as Jock, for the council’s newspaper, East End Life, around the time of this tour of the block. (I knew him a bit to have a drink with; when I rang him to suggest the interview, there was a long silence, and then he growled: ‘IN THE PUB.’) He told me, ‘When we took over this estate from the good old GLC it was a disaster area. Burnt-out cars, black soot stains, bin rooms full of old rubbish’.
‘No one knows as much as me about Balfron Tower’, he said. ‘I know how the whole building works, where everything is. I’ve had calls from housing management, architects, heating engineers. They wanted to put in new central heating but it’s listed, they couldn’t run the gas pipes up the outside – I identified where the cupboards were, and internal routes where they could run their pipes. I know how the flats fit together, this one on one level, this one on two – I always know where the water’s coming from’.
Jock was a people person, though, as well as being able to do 3D mental mapping. ‘I know everything that happens here’, he said. ‘Everybody knows me and I know everybody . I know all the kids, who their mums and dads are. I’ll knock on someone’s door if I’ve seen them doing something. Nine times out of ten people are grateful and say they didn’t know their kid was doing whatever.
‘But there isn’t much vandalism. We’ve got CCTV, and if a kid is doing something we can see them. We call out the window, “Smile for the camera!” You should see them run!’
Happy days. Also around the time of this interview, Jock had to apply for his job, as the council was bringing in ‘super-caretakers’ – a sort of Blairite caretaker-manager position. I spoke to him right after his interview and he said it had gone really badly. It lasted five minutes.
Five minutes! What went wrong?? ‘Well what was I supposed to do’, he growled down the phone. ‘Spend an hour talking about fucking BLEACH.’
So the job went to someone else, and Jock became an under-caretaker, and I heard last year that he had recently passed on.
My other personal connection with Balfron Tower is that when I was working in that job, my marriage had broken up and my children and I were living in adorable but extreme overcrowding in a wisteria-garlanded one-bedroom flat in Hackney. Things were difficult, and at just this juncture a flat came on the market in Balfron Tower for something like £37,900. But Balfron was in Poplar, and my kid were in school in Stoke Newington, and you couldn’t raise a mortgage in Poplar (or a tower block) to save your life, and I had no savings at all… In one corner of my brain I have always lived there.
I left that job few months after the Balfron tour and the interview with Jock, and have no idea how Balfron Tower fell into the situation it’s in today. It’s about to have the makeover of a lifetime, which will also catapult it into a new social class. Indeed, as life imitates art, the millennial city imitates the famous ‘I Love My Life as a Dickhead’ video, wherein the hipsters have taken over Trellick Tower. For with the ensuing works, and the the huge project of decanting all of Balfron’s tenants underway, Balfron’s flats have been let all year at cheap rents to artists, to keep the place full – and, presumably, soften up a tiny little social transformation.
Balfron went to sleep as a brave and plucky social housing experiment; is currently dreaming a strange technicolor dream; and will wake up, what only feels like a lifetime later, a princess.
And it’s some slight consolation to know that, if I had bought that flat all those years ago, I’d have a big headache just about now.
The photos are from the exhibition Balfron Tower An Unrealised Future, featuring work by photographers Michael Mulcahy, Mike Seaborne, Peter Luck and James Wakefield. This runs until this Sunday (21st September), 12 – 6 pm at Flat 89, Balfron Tower, Poplar, E14 0QT (2 min. walk from All Saints DLR). Buzz flat 89 for entry.
Clockwise from top left: Englefield Road, Bethnal Green Road, Willesden High Road, Whitecross Street.
© Mike Seaborne 2005, 2006.
Fag End London by Charles Jennings:
Two geezers in overalls flicking litter into a truck (‘Could’ve bleeding stayed in bed, didn’t know it was only this one’).
Keeping their ends up against the taggers and bomb artists on the main road. ‘That shouldn’t be allowed ’cause they laid out a lot of money’.
You’ve got your haggard local shops, giving out, giving in, ‘Houses & Flats Cleared, Apply Within’, a stupidly optimistic fingerpost.
The coughing of the birds, the single, muted noise of a car driving along in first a block away.
‘Big Reductions on Room Size’, with a tiny old lady picking at some cream-vinyl dining chairs stuck out on the pavement as if they were posionous, a dysfunctional boy pulling at the hair of a girl in a newsagent’s doorway, the sullen rumble of a train. Who’s going to be passing through?
Dead cars, living cars, stuff you do to your car, garages.
Those jaded avenues of small houses, the litter, the small shops, nervy pre-dereliction, the effort to keep up.
The midget shops, the kebabs, the roaming crazies (woman in a tank top scouring the bins: ‘Fucking said to him, “Fucking listen”‘).
This tomb of obscurity.
The dead concrete around the tube station, ruined retail outlets.
Drowning in toxins, grimed-up, catching screams from the estate on the west side, the traffic barrelling to hell on the roundabout.
Sort myself out a nice K-reg Astra.
It’s shy of life, but only because it’s keeling over.
… for The London Column. © Charles Jennings 2012.
London Facades is a series of photographs about the disappearing face of pre-corporate London. The project is London-wide and embraces a range of different facades, including shops, industrial and commercial buildings and housing.
The pictures are mostly taken in areas of the inner city undergoing regeneration – and in many cases gentrification – and the most suitable subjects are often found on the periphery of such redevelopment schemes where the blight seems more evident than the intentions to renovate or rebuild.