Regeneration, not gentrification. Steve Stride, CEO, Poplar HARCA

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1 Regeneration, not gentrification Steve Stride, CEO, Poplar HARCA

2 ABOUT US 2

Association for Poplar AIMS We manage 9,000 homes in

3 Poplar HARCA Set up by LB Tower Hamlets in 1998 BETTER HOMES BETTER PLACES Housing and Regeneration Community Association for Poplar AIMS We manage 9,000 homes in Bow, Poplar and Mile End East BETTER JOBS BETTER OPPORTUNITIES 3

4 2008 Homes Centres A Unique Package Resident Led Investment Parks Services Connectivity Health 2010 Community Regeneration Urban Regeneration Leisure facilities Retail Schools Skills, Jobs and Business Awards

5 THE POPLAR HARCA STORY 5

6 Location, location, location We are local and locally focussed We own the land A tale of two cities - fantastic location A place surrounded by money & change The future is reshaping and high values 6

7 Where we were at the beginning... Mono tenure estates Poor maintenance and repair Widespread overcrowding Low quality amenity space High levels of poverty Worklessness Chronic ill health Crime Anti social behaviour Poor local services 7

8 Back in1998 Lowest university take up in the country Poorest health in Tower Hamlets and the UK Third poorest area in the UK One of the highest densities of young people in Western Europe High unemployment 8

9 Challenges we have inherited POOR COMMUNITY COHESION NO COMMUNITY FACILITIES 9

10 Poverty in Poplar Ward name Borough Rank of average score within London (1 = most deprived) East India and Lansbury Tower Hamlets 1 Bromley-by-Bow Tower Hamlets 2 Northumberland Park Haringey 3 Canning Town North Newham 4 Canning Town South Newham 5 Wick Hackney 6 St Dunstan s and Stepney Green Tower Hamlets 7 Mile End East Tower Hamlets 8 Chatham Hackney 9 Queen s Park Westminster 10 Hoxton Hackney 11 Queensbridge Hackney 12 Shadwell Tower Hamlets 13 New River Hackney 14 Weavers Tower Hamlets 15 Fifteen most deprived London wards on Average Score measure

11 Poverty in Poplar Ward name Borough Rank of average score within London (1 = most deprived) Northumberland Park Haringey 1 East India and Lansbury Tower Hamlets 2 Canning Town North Newham 3 Stonebridge Brent 4 Wick Hackney 5 Canning Town South Newham 6 White Hart Lane Haringey 7 Hoxton Hackney 8 Queen s Park Westminster 9 Haggerston Hackney 10 Golborne Kensington &Chelsea Bromley-by-Bow Tower Hamlets 12 Chatham Hackney 13 Edmonton Green Enfield 14 Spitalfields and Banglatown 11 Tower Hamlets 15 Fifteen most deprived London wards on Average Score measure

Our vision To deliver quality homes and housing services Build a network of thriving, sustainable communities Create clean, safe and attractive neighbourhoods

12 Our vision To deliver quality homes and housing services Build a network of thriving, sustainable communities Create clean, safe and attractive neighbourhoods Provide high quality amenity and leisure space Encourage quality local service providers To generate value through regeneration Making Poplar a better place to live 12

13 How? 1. Refurbishment 350 million programme Transforming six estates in one of the poorest areas of east London Resident led and shaped Designed out crime Greener buildings, more energy efficiency, lower fuel bills raising 400K Residents feel safer, happier and love living in Poplar 13

14 How? 2. Reshaping Reshaping the physical environment Working in partnership with other service providers Health Education Transport Encouraging private sector investment Changing the residential mix 14

15 Reshaping Poplar 2.5 billion investment 9,000 homes + 9,000 Localism before localism Part of East London being remade Bob Kerslake Two most deprived London wards Award winning services 15

16 How? 3. Urban & economic regen 16

17 How? 4. MITS 17

18 Building capacity: economic & social regeneration festivals & events jobs & skills enterprise support safer streets green & sustainable art & culture youth provision clubs & networks 18

19 Leading a 2.5 billion physical regeneration of Poplar homes education healthcare faith buildings connectivity business workspace community space 19

20 How? Resident-led regeneration 20

21 TIP 1 - RESIDENT EMPOWERMENT 21

22 Our empowerment three core themes GOVERNANCE 1 3 SERVICE COMMUNITY 2 22

23 Our governance approach Committees Estates Poplar Board Youth empowerment Joint Estate Panel 23

24 Our empowerment journey from election to selection Improved recruitment process Strong Board More positions for residents, more specialist skills Involving all ages/ selecting specific skills 24

25 Listening Campaigns: What s on your mind? 25

26 Our evolving estates: fresh ideas Gatherings Charities Adoptions Online Issue Groups Theme-based open to all Resident-formed organisations, providing scrutiny & raising Residents taking over local assets (Limehouse Cut) Don t need physical meetings Say IT, surveys Supporting residents to campaign on issues (AQ, crossings) 26

27 Our empowerment three core themes - community 27

28 Case study of success: Momtaz Ajid Grows up on the Aberfeld y Estate Joins the youth team at Poplar HARCA Sets up Leaders in Communit y Wins youth contract from Poplar HARCA Leaders in Communit y sets up YEB for Poplar HARCA LIC attracts 100K funding 28

29 Empowerment: How residents shape our services Estate Boards Participatory Budgeting Housing Surgeries Local Area Forums Tenants Panel Resident Inspectors Complaints & Compliments Satisfaction Survey Website SAY IT! Contract Monitoring Group HARCALIFE 29

30 Our empowerment three core themes - service Colin Woollard Colin Woollard

first resident inspectors 2007 Became an Estate Board

31 Case Study of success: Colin Woollard Worked on the regen plans for the Brownfield Estate 2005 Became one of our first resident inspectors 2007 Became an Estate Board Member 2010 Joined Poplar Board 2010 Became Chair of F&GP Committee 2013

32 Outcomes For Poplar HARCA: Residents are empowered to change their homes and neighbourhoods For Residents: Changed lives Tenant ballots!

33 Empowerment through employment Training CLIENT NHS Future Moves Raising Aspirations Work with contractors Talent Match

Health care and administration Annual target to achieve

34 Case Study: NHS Strong partnership with Barts Health NHS Trust Recruit local people into entry level jobs in Health care and administration Annual target to achieve 60 apprenticeships and job outcomes and 200 training outcomes

36 TIP 2 - GREAT PARTNERSHIPS 36

37 STRONG PARTNERSHIPS 37

38 Enduring partnerships Local Partners 38

39 Enduring partnerships National Partners Jim Fitzpatrick MP 39

40 A clear vision with our partners Feed into wider government plans and aspirations for London London Legacy Development Corporation Board and partner approved Corporate Strategic Plan outlining goals until

41 In conclusion: be both catalyst and enabler Enabling Seizing the legacy and wider regeneration opportunities Business, health, education and access Investment to make reshaping happen Mixed income communities is a key priority 41

42 & CaN Award-winning social, economic, cultural & environmental placemaking TIP 3- THINK OUTSIDE THE BOX CREATE OPPORTUNITY 42

43 Fashioning Poplar: Bringing it all together 16/03/

44 Space

45 Creating opportunity for businesses to grow & thrive 100s of local new and existing businesses supported: Chrisp Street regeneration business mentoring 40,000 in microloans publicity & events PPLREnterprise 45

46 Creating opportunity through enterprise Hundreds of business ideas through Open Poplar Chrisp Street Exchange 49 traders at Makers Exchange 300 local businesses form Poplar & Bow Enterprise Network 44 new businesses launched via Pop-Up Business School 46

47 Creating jobs & apprenticeships & developing skills Supported 5000 local people into jobs Supported 5000 people to gain accreditation/qualifications 300+ volunteers each year 17million social impact 47

48 Creating opportunities for our community Last year alone: 15,269 training & engagement sessions delivered 1m worth of people hours from our volunteers 17m SROI (from 2.8m annual budget) 48

49 Creating opportunity for communities to connect 12 community spaces each year: 2000 individuals 4m social impact value 49

Creating inclusive opportunity: clubs & networks Poplar Peddlers BMXers to Bangladesi mums Poplar Film Club free, residentrun monthly events

50 Creating inclusive opportunity: clubs & networks Poplar Peddlers BMXers to Bangladesi mums Poplar Film Club free, residentrun monthly events Poplar Singers 18-85yrs professional performances Box of Toys - 40 events a year showcasing local talent Poplar & Bow Green Network 400 members 50

51 Creating opportunity to be sustainable Europe's first fully electric car club 2,500 solar panels - 500,000 income over 20 years Energy advice delivered by residents to residents - 300k savings across 178 households Energywise project: 393 people received advice and cutting edge technology 51

52 Creating opportunity to celebrate together 10,000 people at festivals in Chrisp Street each year Additional 200,000 people at local events over 20 years Balfron Season: 3,500 visitors, UK-wide appeal 1.2m free publicity: National Trust, Rift, LFA 52

53 TIP 4 BE REALISITIC 53

54 Put your money where your mouth is REST team 4-9 staff CaN team 80 staff Accents team 9 staff CaN budget 4m+ 12 community hubs Spotlight youth centre 8m 54

55 Social Housing Supply Estate Regeneration works! Aberfeldy But: Short term pain, long term gain Infrastructure Community Densification Clear lead and management 55

56 Social Housing Supply - Land Urban Regeneration Works! - Lower Lea Valley and South Poplar But: Infrastructure investment crossings, bridges and stations Strategic partnerships Affordable workspace Fashioning Poplar 56

57 Social Housing Supply - Land Planning Policy: Strategic planning - OAPFs and DIF studies Affordable housing viability toolkit No one believes it 35% tariff? values Nimbyism and local political pressure London plan strategic industrial land and waste transfer sites 57

58 World s longest J curve Gain Costs 58

59 Aberfeldy residual value (000s) Phase 1A Phase 1B Phase 2 Phase 3 Phase 4 Phase 5 Phase Residual Value Cumulative Residual Value 59

60 REGENERATION IT S POSSIBLE! 60

CIH: Regeneration Revival CIH called for a renewed national focus on regeneration including a government fund to help get projects off the ground in our Regeneration revival report with Poplar HARCA

61 CIH: Regeneration Revival CIH called for a renewed national focus on regeneration including a government fund to help get projects off the ground in our Regeneration revival report with Poplar HARCA last year. Successful regeneration can help improve people s homes, boost economic activity, increase housing supply, help create more balanced communities and improve results in areas like health, education and crime. 61

62 Behind the scenes The sector has been lobbying hard: 62

63 Regeneration: the controversy 63

64 Regeneration: the controversy 64

Regeneration: the controversy Heygate Estate Displacement map 2,704 new homes: 82 social rent Council sold land to Lend Lease for 50m: spent 44m emptying the site and 21.

65 Regeneration: the controversy Heygate Estate Displacement map 2,704 new homes: 82 social rent Council sold land to Lend Lease for 50m: spent 44m emptying the site and 21.5m on planning redevelopment Lend Lease has given Southwark Council 3.5m to spend on social housing elsewhere Reports early 2017 that every flat so far sold to foreign investors 65

66 95% of Balfron Tower residents remained in Tower Hamlets 2 mile radius 81% remained Poplar HARCA residents Just 4 households chose to leave the Borough 66

67 Aberfeldy New Village A partnership with the private sector to create a vibrant new mixed community 67

68 Aberfeldy two years ago Second most deprived ward in London Circa 420 ex local authority homes Run down commercial centre Poor quality green space 68

69 It began with a crossing 69

70 Phase 1 ( 338 homes) Phase 1A Private Sale Aberfeldy New Village LLP 50/50 Poplar HARCA & Prime Place (Willmott Dixon) Phase 1B 158 PRS, 75 Affordable be:here 70

71 Phases 2/3, 4/5/6 456 Private sale 107 Affordable (minimum replacement +5%) New health centre Café Retail Linear park 4/5/6 Ratchet agreement 35% 71

72 St Pauls Way Transformation Project A partnership of housing, education, health and transport 72

73 Leopold Estate before regeneration 73

74 New Housing Leopold Estate Overall 486 new homes Phase 1 60 social rent homes New community centre Phase affordable homes Overall 35% affordable The overage from this project will fund 60 new affordable homes elsewhere 74

75 New community facilities The St Pauls Way Centre and Bow Brew St. Paul s Way Centre and Bow Brew Coffee shop with good quality food offers replace traditional receptions to appeal to our fastchanging area whilst still being warm and welcoming 75

76 A new school - The St Pauls Way Trust Primary School 76

77 New Health William Cotton Place 10,000 sq ft health 10,000 sq ft science & education 10,000sq ft training & enterprise 77

78 New Transport traffic calming and street lighting 78

79 Thank you Steve Stride, CEO, Poplar HARCA

80 BALFRON TOWER CASE STUDY 80

81 Brownfield Estate Before BROWNFIELD ESTATE BEFORE 81

82 Brownfield Estate Now 82

83 Brownfield Estate New Build 83

84 One in three families were overcrowded. They were able to move much more quickly 35% upsized 59% stayed the same 6% downsized 84

85 The area has improved so much over the last few years. The new homes and community spaces look great; I don t even recognise some of the older blocks and outside spaces, they look so good. The regeneration works have brought new life to our estate and made it a better, brighter place to live. I am proud to call Brownfield home. We re living much better lives now! I have 5 children aged between 3 and 14 and we were very overcrowded in a 2 bed flat. We now have a 4 bedroom house with some outdoor space at the back. We were very pleased with the way the move was dealt with and are happy in our new home Myself, my wife and our four children aged 21, 18, 16 and 14 lived in a 2 bedroom flat in Balfron Tower. It was very difficult. We ve now moved to a 4 bedroom house where they have space to study and relax. We re really happy in our new home and love the patio and garden. HARCA was very supportive and the process was smooth 85

86 I have lived on the Brownfield Estate for almost 40 years. The improvement since regeneration is amazing. It has introduced more than one play area that provides a safe space for children of varying ages to have somewhere of their own. Most importantly, tenants with disabilities were provided with wheelchair accessible flats that didn t exist prior to these works. Regeneration has given us so much more than we previously had and I consider myself a very lucky person to be living here I am 75 years old and have four children living at home. The eldest is 32 and we have 14 year old twins. We were asked by Poplar HARCA to choose a new property and we made a very good choice. We moved from a 3 bed maisonette in Balfron Tower to a four bed home with a garden. We are very happy now. 86

87 REGENERATION: THE CONTROVERSY 87

88 Regeneration: the controversy Aylesbury Estate Decade-long debate 20yr programme: 4 phases 4,000 new homes 50% affordable CPOs below market rate (blocked Sept 16) Jan 18 second public enquiry began (3 l/h) 88

89 Home ownership, the dream? 89

90 CHRISP STREET MARKET CASE STUDY 90

91 Town centre transformation Chrisp Street - The Future 91

Keeping the Best Key Messages We are keeping the good bits of Chrisp Street and improving the not so

building that can link into the Ideas Store There will be a new cinema and a new purpose built Sure

and work The scheme makes Chrisp Street as a district centre sustainable in the long term Doing nothing

92 Keeping the Best Key Messages We are keeping the good bits of Chrisp Street and improving the not so good bits The market is staying, bigger and better supports the independent retailers new community hub building that can link into the Ideas Store There will be a new cinema and a new purpose built Sure Start Centre There will be more local jobs Chrisp Street will be a nicer, cleaner safer place to live and work The scheme makes Chrisp Street as a district centre sustainable in the long term Doing nothing is not an option, without significant investment retailers will leave the centre and shoppers will cease to come 92

Learning from the past Failures of the past We re having an extensive and on-going dialogue with businesses and residents Designed the retail to be visible, integrate and communicate with its

93 Learning from the past Failures of the past We re having an extensive and on-going dialogue with businesses and residents Designed the retail to be visible, integrate and communicate with its community with outward facing stores, active frontages and signage. Annual public consultations since 2009, Defined and refined the draft proposals to accommodate our learning enable continuity of trade, mindful of customer experience and logistics of deliveries, both during and after the redevelopments Conducted statistically significant research with residents to enhance our understanding of what s good and what needs addressing. Have planned to cater for local residents as well as appeal to the new accommodation occupiers 93

Ensuring success How we will make this regeneration a success? Designed for the customer Taking the retailers and traders with us, viability and sustainability of Chrisp Street commercial offer.

94 Ensuring success How we will make this regeneration a success? Designed for the customer Taking the retailers and traders with us, viability and sustainability of Chrisp Street commercial offer. Inevitably there are challenges with the scale of the scheme Local Convenience retail with new supermarket, existing independents and financial services Improved Market & new Cinema, Food & drink, socialise, relax and be entertained Local everyday Comparison Occasion and Treat and Community facilities 94

The new proposals include a new canopy for the market which again becomes the heart of the area the residents and traders want to see it happen and we have worked with them to develop the plans.

95 The new proposals include a new canopy for the market which again becomes the heart of the area the residents and traders want to see it happen and we have worked with them to develop the plans. Chrisp Street needs to build on its sense of place, it has to keep the good bits of Chrisp Street and improving the bad bits: There will be 400 more full time jobs and Chrisp Street will be a nicer, safer place to live and work. Chrisp Street needs to still cater for the needs of the existing and new community but has its own draw and focus. 95

96 Community facilities & benefits 2 new public pocket parks 6000q ft community hub available for weddings, conferences and other functions New Sure Start Centre 500sq ft new business start up space New 6 screen cinema A new pub plus a range of new restaurants 400 new full time equivalent jobs Dedicated 24hr security and site wide management company 96

97 97

98 BUT 98

99 DESPITE 99

100 REGENERATION IT S NOT JUST THE PHYSICAL 100

101 Placemaking Place of opportunity for new ideas (current & new communities) Local, mixed, economy New businesses Inward investment / attitude Area brand attracting visitors 101

102 Space Community Business Place People 102

103 Nurturing a greener Poplar 210 communal green areas 15 pocket parks 1,830 lawns 91,338 plants 1m annual spend on plants & trees 1,338 individuals involved in food growing 42,400 bulbs 4,741 shrubs 356 trees 103

Area Profile Our Vision:

Area Profile Our Vision: To support a diverse and thriving Aberfeldy community where people look after each other and feel safe. To facilitate increased and varied employment, health and leisure opportunities