REFURBISHMENT
Refurbishment is economically, socially and environmentally the best option. The construction sector generates 35% of all waste in the UK; waste reduction is thus a key priority. Refurbishing existing buildings is the best way to reduce waste: this avoids demolition waste and reduces the need for new material, avoiding associated costs of landfill, recycling and new materials.
THE HOUSING AND CLIMATE CRISIS
Demolishing Gilbeys Yard and Juniper Crescent will not create significant additional social housing and providing more ‘affordable’ housing which is 80% of market rent will do nothing to address the chronic housing crisis in Camden.
Our recently built award winning homes are not in any need of demolition, although repairs and maintenance have been seriously neglected and they should be refurbished.
Crucially, One Housing never properly explored the refurbishment option in the consultation process. They side-lined this option in the options appraisal ‘scoring system’ as it did not fit in with development plans for the company rather than prioritising what is in the best interests of the residents, the local community and the environment.
There is a growing body of research suggesting that extending the lifecycle of buildings by refurbishment is preferable to demolition in terms of improved environmental, social and economic impacts. The overall lifetime costs of refurbishment may be lower than demolition and construction, with less disruption to local communities and residents.
Research has shown that refurbishment is the best option when environmental and social factors are properly taken into account.
Refurbishment can deliver significant improvements in energy, environmental and health performance, which can lead to costs savings and improved living standards for residents. It can have lower overall lifetime costs than redevelopment and can cause less disruption to communities.
SOCIAL HOUSING AND PRIVATISATION
Estate regeneration has become a byword for sweeping away council housing and residents in order to build luxury flats. But it could also be done well, refurbishing old homes and building new ones without widespread demolition and with the full involvement and support of existing residents.
Regeneration is a euphemism for demolishing the actual homes of actual people.
Sian Berry who works with the Mayor on the Greater London Assembly says:
“In the great majority of cases, demolition is not the right thing to do. Unless an estate is beyond repair, it’s much better to work with the community to improve housing stock than to demolish it completely. My guiding principle would be to help residents explore all the options and let them decide.
Over the past decade, estate demolition has led to the net loss of over 8,000 social rented homes. We’re going to see the net loss of another 7,000 in coming years unless we change our approach”