Memorandum by the South Acton Residents
Action Group (SARAG) (DEC 67)
South Acton Residents Action Group (SARAG),
the recognised residents organisation for the South Acton Estate
(SAE), the largest council estate in West London, would like to
offer a micro perspective to the inquiry into Decent Homes.
SARAG is concerned that too much of the information
about Decent Homes has focussed on the "new kitchens and
bathrooms" debate. Even if these were fitted tomorrow to
every one of the approx 2,000 SAE homes, if other matters such
as basic environmental upkeep, are not addressed, that will not
give us the change for the better we require.
As our contribution to bringing decent homes
to SAE, SARAG has taken two initiatives:
1. We have appointed the Safe Neighbourhoods
Unit (SNU) to help the community to pursue an Options Study on
how to make things better;
2. We have engaged a team from the University
of Westminster to work with us to prepare a set of Urban Design
Guidelines, agreed by residents, to guide the future of the area
(see Aspirations below).
In addition, the organisation has adopted an
approach that all changes should be built on what is right with
our community rather than focussing only on what is wrong. Without
this perspective, no new initiatives (whether Decent Homes or
broader regeneration) can thrive.
OPTIONS STUDY
We have just completed the first quarter of
the Options Study and it has led us to serious consideration of
a Tenant Management Organisation (TMO) for SAE.
All we have seen and read, including the ODPM's
own report (Tenants Management, an evaluation of Tenant Management
Organisations in England, November 2002) shows that TMOs outperform
both LAs and RSLs in the enhancement of social housing. Meanwhile
the 2001-02 survey of English housing published by the ODPM showed
that the majority of transferred tenants experienced no improvement
in services after switching landlords. We should start with providing
clean, safe, secure environments on our estates in order to arrive
at Decent Homes.
The ODPM has enough evidence to give it the
confidence to support and listen to the grassroots, residents-led
models of social housing management such as TMOs and the Community
Gateway Model (CGM), both innovations of the co-operative movement.
Pertinent to what SARAG is trying to say at
the community level is the document "Delivering Decent Homes—Options
Appraisal guidance for Local Authorities" published by Housing
Directorate, ODPM, June 2003.
Considering the powerful evidence of the effectiveness
of TMOs and the value that accrues from community empowerment
via relatively small s16 investments, surely it should make at
least value-for-money sense for the ODPM to insist that LAs place
such bottom-up schemes at the centre of their investment options
instead of treating them as add-ons.
It is SARAG's view that the cultural change
needed to realise real partnership between the Town Hall and the
community will not come about by exhortation and guidance alone.
The odds are too heavily stacked against communities.
For instance, the said document makes reference
(paras 2.15-2.16) to the role of Independent Tenants Advisors
(ITAs) and other consultants in community involvement. In the
real world, ITAs can hardly act truly independently when they
are so heavily dependent on LAs and RSLs for the bulk of their
business.
As for the bigger consultants, right now on
SAE a large scale project is virtually "handed over"
by the council to two consultants, one of whom boasts of his connections
with the ODPM. At the very time that this project was getting
underway, residents were deprived of the service of their ITA
who had been working on the estate for several years.
We would appreciate having further opportunity
to offer to the committee comments on our experience in the neighbourhood.
SARAG—SOUTH
ACTON RESIDENTS
ACTION GROUP
ASPIRATIONS FOR
CHANGE THIS
IS WHAT
WE WANT!
1. Open ourselves up
We should become properly a part of Acton. Look
at links into and out of the "estate" and also linkages
across and within the "estate". Ensure that links can
be improved as an integral part of any action that takes place.
Consideration should be given to a level crossing or better bridge
link from Palmerston Road to Kingswood Road—leading to Acton
Green, Chiswick etc.
2. Neighbourhoods not an estate
The "estate" naturally falls into
several areas, each with a distinctive character. People tend
to identify with these individual areas rather than the estate
as a whole. While the problems of the estate need to be addressed
in a comprehensive manner the special character of each neighbourhood
should be recognised and enhanced.
3. An address a taxi can find
All streets should have an identity. It should
be clear where each street begins and ends. All buildings should
have a street address, and front door access to a street. Everybody
should be able to get to his or her front door from a road, not
just from a path. There is a need for clarity of access as well
as of public and private space.
4. Give us back our streets
A plan is essential so that new roads can re-create
a local network that meshes into the structure of Acton. Wherever
possible new roads should be built as part of any new development
that is taking place, to assist in incrementally achieving the
plan. Even where pedestrian-only they should be of a proper "road
width" and not a narrow two metre pathway.
5. Safer car parking
Car parking should be on street as much as possible,
not on large car park areas away from people's front doors. New
roads are not much more expensive than parking areas (some of
which they could replace). Points 3 and 4 would eventually re-create
a proper street network within the estate, making it an integral
part of Acton, whilst increasing the parking provision. On-street
parking is generally safer and more secure for both people and
cars, and can add life and purpose to streets.
6. No more ad-hocery
Nothing should be demolished unless there is
a clear and coherent reason, and there is a proposed re-use of
the site that contributes to achieving one or more of the other
aspirations. The criteria for retention or demolition should be
objective, published in advance and subject to a vote by the residents.
7. Centres for the whole community
Any new community centre should be accessible
by both car and foot, be on a main road, and somewhere that people
from all of Acton feel comfortable to go to. Consideration should
be given to two smaller centres; perhaps one on Avenue Road near
to the playground and "red brick", and another in Bollo
Bridge Road/Hanbury Road area. Dispersed facilities may serve
more people than concentrated ones.
8. A sense of history
The history, continuity and community spirit
of the area is important and should inform what happens and which
buildings are retained. We need to conserve any historical artefacts
and could consider our heritage and diverse cultural identity
through public art.
9. A green lung
The open space network should be retained and
improved, with proper ongoing maintenance. Street furniture should
be consistent with that elsewhere in Acton. Further, all new buildings
should be designed to enhance the streets and other open public
spaces.
10. Better management
Any changes that are made should also result
in a situation that is easier to manage and maintain than at present.
The plan and resources for maintenance should be set out in advance.
Facilities serving the community should not be maintained from
housing budgets.
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