Vauxhall Estate Well-Being Analysis by CLEAR VILLAGE

RECODE VAUXHALL ESTATE

RECODE VAUXHALL ESTATE STAGE 1: WELL-BEING ANALYSIS

Small Works Victoria is a collaboration between

This report summarises and analyses findings based on qualitative interviews and supporting research. Authored by CLEAR VILLAGE Report date February 2013

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CONTENTS INTRODUCTION SMALL WORKS SMALL WORKS VICTORIA

6 8

WELL-BEING ANALYSIS FINDINGS WELL-BEING ANALYSIS ARCHITECTURE & INFRASTRUCTURE ECONOMY & GOVERNANCE SOCIAL & COMMUNITY NATURAL ENVIRONMENT OPEN QUESTIONS

12 14 18 24 28 32

CONCLUSION

INTRODUCTION SMALL WORKS

+ Activities and workshops

Bringing together spaces, people and ideas

Together with our members and the local community, and based on the findings from the Well-Being Analysis, we develop an ongoing programme of activities and workshops. These range from social events to IT training, from personal development courses for the unemployed to participatory design workshops to improve the public space.

Small Works is a joint programme by CLEAR VILLAGE and CIVA to create a network of innovative community centres that support challenged communities. At a time when many traditional community centres are facing severe pressure from budget cuts, Small Works provides a fresh alternative by offering a new operating model, bringing social entrepreneurs into the mix and making better use of social capital. The key components of the Small Works approach are as follows: + Space development We work with space owners, such as social landlords and local authorities, to identify empty or underused spaces which have the potential to be brought to life together with the community. + Well-Being Analysis We carry out a comprehensive quantitative and qualitative analysis to understand the challenges and opportunities within the community and to identify how the Small Works space can deliver most value.

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+ Small Works members We offer work space to social entrepreneurs looking for somewhere to base themselves. In return, they pay a small monthly fee to cover overheads and contribute some of their time to help take care of the premises and provide services to the community. On average, our members contribute approximately 1/3 in money and 2/3 in services for their work space.

By re-engineering the traditional model of community centres, Small Works offers a new approach to creating value within communities and considerably reduces the pressure of staffing costs. The elegance of the Small Works approach lies in the fact that each party in the project gives and receives in equal measure. Space owners provide an empty or underused space, and in return the place is transformed from a liability into an asset. Social entrepreneurs offer some of their time to support the community, and in return they receive flexible first-out-of-the-bedroom work space. Finally, local people help to bring the space to life and provide a reality check for new services created by social entrepreneurs, and in return they are provided with a host of activities and opportunities: to acquire skills for future employment or entrepreneurship, improve the social cohesion in the neighbourhood, develop new forms of local governance, and ultimately build greater resilience and well-being.

IS A SELF SUSTAINING MODEL BUILT ON RECIPROCITY IS A MODEL BUILT ON RECIPROCITY

SOCIAL LANDLORD OFFERS SOCIAL ENTREPRENEURS A SOCIAL LANDLORD OFFERS LOW-COST SPACE TO GROW

SMALL WORKS TEAM IGNITES AND PROJECT MANAGES SMALL WORKS TEAM IGNITES, FACILITATES AND PROJECT MANAGES

SOCIAL ENTREPRENEURS A LOW-COST SPACE TO GROW

LOCAL COMMUNITY PROVIDES A REALITY CHECK FOR NEW SERVICES LOCAL COMMUNITY

PROVIDES A REALITY CHECK FOR NEW SERVICES

ENTREPRENEURS PROVIDE THE COMMUNITY WITH SERVICES AND AN ALTERNATIVE PERSPECTIVE

ENTREPRENEURS OFFERS NEW BUSINESS, HEIGHTENS REAL ESTATE APPRECITATION AND BRINGS ACTIVITY TO THE AREA

ENTREPRENEURS CREATE NEW BUSINESSES, HEIGHTENS REAL ESTATE APPRECIATION7 AND BRING ACTIVITY TO THE AREA

SMALL WORKS VICTORIA HELPING TO BUILD THE 21ST-CENTURY VILLAGE Small Works Victoria is the second space in our Small Works programme. Following on from Small Works Hackney, which was launched on Regent Estate in April 2012, Small Works Victoria opened on Vauxhall Estate in December 2012. The goal is to create at least two additional Small Works spaces in London in 2013-14, which will serve as microfranchise community and enterprise hubs. We will subsequently turn our experience and learnings into a replicable implementation process with a modular blueprint, which we will promote to the community sector for others to adopt and adapt.

Small Works Victoria was established in partnership with the Peabody Trust and is located in a former administration office on Vauxhall Estate. Vauxhall Estate, not to be confused with the more recently built Vauxhall Bridge Road Estate, was constructed in 1913 and modernised in the 1980s. Located in Vincent Square Ward in south Westminster, directly adjacent to Victoria Station, it is a relatively small estate with 132 properties.

21st Century Peabody, 2009. Available at http://www.peabody.org. uk/about-us/21st-century-peabody.aspx 1

SOCIAL LANDLORDS ARE STRUGGLING

Peabody has ambitious aims for the 21st century and has created the concept of the Peabody Village to guide its role as an agent for social and physical improvement in London. As described in ‘21st Century Peabody’:1 “London is a city made up of villages... A Peabody Village is a place of opportunity, where people have a good home, a real sense of purpose and a strong feeling of belonging.”

COMMUNITIES ARE DISCONNECTED

As the name CLEAR VILLAGE indicates, our organisation is founded on the notion that cities are composed of villages and that many issues can best be tackled at the village scale. Small Works Victoria can thus be viewed as something of a village centre, which aims to accelerate the implementation of Peabody’s vision by building a real sense of purpose and a strong feeling of belonging among the residents of Vauxhall Estate.

SOCIAL ENTREPRENEURSHIP IS ON THE RISE

Small Works Victoria also seeks to address another key challenge raised in ‘21st Century Peabody’:1 “We have heard that residents enjoy and benefit from the community activities we currently provide and that there is a demand for a great deal more; however, we need to come up with sustainable funding regimes to support these initiatives and perhaps a way of broadening and promoting their appeal." With Small Works Victoria and our pioneer Small Works space in Hackney, we are making headway in showing that it is possible to achieve precisely this: to offer a wide range of activities and opportunities for communities within a sustainable funding regime.

NATURAL ENVIRONMENT

parks & nature

sustainable behaviour air quality

safety

SOCIAL & COMMUNITY

mobility

interaction

Community Well-Being Analysis

housing

cohesion public space belonging

pride

participation employment

personal development

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ECONOMY & GOVERNANCE

ARCHITECTURE & INFRASTRUCTURE

WELL-BEING ANALYSIS FINDINGS

WELL-BEING ANALYSIS IDENTIFYING LOCAL NEEDS AND ASPIRATIONS The Well-Being Analysis is an essential component of the Small Works programme. Going into a neighbourhood with an open mind and without making assumptions, we reach out to local people to discover their needs and aspirations. We do so through a series of semi-structured qualitative interviews, which are then combined into a holistic analysis. The goal of the Well-Being Analysis is two-fold. Firstly, it aims to identify what local people want and need and thus serve as a guide for the Small Works space. Secondly, the fact that we start by listening demonstrates to residents that their thoughts and ideas are valued and that Small Works is not a top-down initiative, but one that is created for them and by them.

It should be emphasized that well-being interviews are fundamentally different from a conventional survey. Whilst the interviews are underpinned by a grid structure, they are allowed to flow freely and interviewees can speak their mind at any point. It may be said, then, that input is allowed to override structure and that data is captured not just through questions and answers but also through conversations. The interview structure developed for Vauxhall Estate consisted of 14 statements to which interviewees could reply with agree, neutral, disagree or not important to me; as well as 4 open questions. The 14 statements covered the 4 quadrants of the CLEAR VILLAGE well-being wheel and included topics within the categories of

+ Architecture & Infrastructure, + Economy & Governance, + Social & Community and + Natural Environment. The 4 open questions related to what people like about the neighbourhood and what improvements they would like to see. The statements and questions were developed based on our previous experience of conducting Well-Being Analyses in communities around Europe. The 14 statements of the interview structure were as follows: + “My home satisfies my needs and those of my family” + “The public space is a valuable aspect of my neighbourhood” + “From my home, I can easily get to where I want to go” + “I am happy with my professional life” + “I can influence decisions affecting my neighbourhood” + “There are good opportunities for personal development in my neighbourhood” + “All in all I am proud of myself” + “I feel safe in my neighbourhood” + “I feel I belong to my neighbourhood” + “People in my neighbourhood look out for one another” + “I spend my leisure/free time mainly with people from my neighbourhood” + “I have good access to parks and nature” + “The air quality in my neighbourhood is decent” + “I pay attention to my consumption of electricity, water and gas”

The 4 open questions were as follows: + What do you like most about your neighbourhood? + What do you think needs to be improved in your neighbourhood? + How could the Small Works space be used to benefit the neighbourhood? + How would you like to help improve the neighbourhood?

In autumn 2012, a CLEAR VILLAGE team of 3 carried out a total of 35 interviews with Vauxhall Estate residents, both in the Small Works Victoria space and by going from door to door. Given that the estate only has a little over 130 households, this can be considered a highly satisfactory number. There was an almost level spread between male and female interviewees and all age groups were represented. As a result the interview findings, which are presented in the following section of this report, give a valuable insight into some of the main concerns, issues and hopes of the residents of Vauxhall Estate, which will guide and inform activities at Small Works Victoria going forward.

ARCHITECTURE & INFRASTRUCTURE The first quadrant of the Well-Being Wheel examines how residents perceive their neighbourhood without taking into account the human equation. By exploring topics such as housing, public space and mobility, the quadrant aims to give a picture of how satisfied (or dissatisfied) people are with the basic infrastructure of the area.

HOUSING The days are long past when residents of Vauxhall Estate had to worry about “communal baths on the 5th floor, no lifts, but anything was better than nothing then”. The estate was refurbished in the 1980s and as described in ‘21st Century Peabody’, Peabody is committed to ensuring that as many people as possible have a good home: a place that is safe, warm, clean, light, well maintained and evokes personal pride. The well-being interviews showed

mobility

housing

ARCHITECTURE & INFRASTRUCTURE

public space

that Vauxhall residents are largely satisfied with their home, with 70% agreeing that it satisfies their needs and those of their family. As one interviewee put it:

“MY FLAT IS LOVELY AND THE ENVY OF MANY OF MY FRIENDS WHO LIVE IN COUNCIL HOUSING”; while another pointed out that

“THE FLATS HERE ARE LEAGUES BETTER THAN ON OTHER COUNCIL ESTATES.” © clear-village.org 2013

However, there was also a certain degree of dissatisfaction caused by two primary reasons: firstly, the issue of repairs and secondly, accessibility for elderly and disabled people.

http://peabody150.org.uk/2012/05/from-1973-with-peabody-2/

“THE FACT THAT WE’RE ON THE TOP FLOOR IS A BIG ISSUE AFFECTING OUR QUALITY OF LIFE AS WE’RE GETTING OLDER.” “THERE ARE MANY THINGS IN DISREPAIR AND ACCESS FOR IMMOBILE PEOPLE IS QUITE BAD.”

FIN QUOTE RECODE DINGS

PUBLIC SPACE Peabody’s goal is to make the most of each courtyard, square and garden, to encourage interaction between people using these spaces and to transform spaces that are currently dominated by cars into places primarily for people. Interviewees showed a high degree of satisfaction with the public space in the neighbourhood, with 77% agreeing that it is a valuable aspect. The garden at the centre of the estate, which took the place of Block E when it was demolished in the 1980s, is particularly valued.

“IT’S A NICE GARDEN. IT’S MUCH BETTER THAN THE BLOCK THAT USED TO BE THERE BEFORE.”

However, there were also some residents who felt that the garden attracts the ‘wrong sort’ of people.

“I USE THE GARDEN EVERY DAY. IT’S SAVED ME A LOT OF MONEY; OTHERWISE I’D HAVE TO PAY FOR PARKING AT BATTERSEA PARK.”

“ALCOHOLICS SIT OUT THERE.”

“IT’S GREAT IN THE SUMMER. PEOPLE CAN READ AND THE CHILDREN PLAY FOOTBALL.”

“ALL IT DOES IT ATTRACT DRUG ADDICTS AND ALCOHOLICS.” “THEY SHOULD KEEP THE GARDEN LOCKED UP SO THE ALCOHOLICS DON’T COME AND CAUSE DISRUPTION.”

“PEOPLE WHO LIVE HERE ARE QUITE LUCKY. IT’S VERY CENTRAL.” “YOU CAN GET ANYWHERE! WHEN I GO TO IRELAND I GET THE GATWICK EXPRESS FROM VICTORIA AND WITHIN A FEW HOURS I’M IN DUBLIN.” “IT’S A GREAT LOCATION. THERE ARE THREE AIRPORTS NEARBY, VICTORIA COACH STATION, THE TUBE, BUSES. YOU DON’T NEED A CAR AROUND HERE.” MOBILITY Out of all 14 statements, the one about mobility achieved the most positive result, with 97% of interviewees agreeing that they can easily get to where they want to go from their home. This is perhaps not surprising, given the proximity of Victoria and the excellent public transport links in Westminster. As pointed out in Westminster’s Core Strategy3, “The City of Westminster is the most comprehensively served location by public transport in the country. There are four main rail termini; 32 Underground stations with 10 of the 12 tube lines running through the city; four piers with commuter services; and some 79 bus routes also pass through Westminster.” Interviewees were extremely positive about Vauxhall Estate’s central location and the public transport offering.

3 Westminster Core Strategy, 2011, available at http://www. westminster.gov.uk/services/environment/planning/ldf/corestrategy

ECONOMY & GOVERNANCE The second quadrant of the Well-Being Wheel explores wider factors that impact resident wellbeing. It covers topics such as employment, the ability to influence local decision-making and opportunities for personal self-development to examine how people perceive their situation and involvement within society more broadly.

pride

participation

EMPLOYMENT Westminster is a place where extreme wealth and poverty sit side by side. As described in Westminster’s Core Strategy, places with high concentrations of social housing are also those which suffer the greatest deprivation. In spite of that, interviewees of the Well-Being Analysis proved to be quite satisfied with their employment situation, with 70% agreeing that they are happy with their professional life and only 15% disagreeing. It should be pointed out, though, that many of those currently out of work reported finding it difficult to get a new job.

employment

personal development

ECONOMY & GOVERNANCE

“I DID ALL RIGHT. I GOT INTO A NICE A JOB.” “I WOULDN’T SAY I’M HAPPY WITH MY PROFESSIONAL LIFE, BUT YOU’VE GOT TO LIVE!”

“I WORKED IN ADMINISTRATION FOR A LONG TIME, BUT THEN I STOPPED WHEN MY CHILDREN GOT BORN AND STAYED AT HOME FOR A WHILE. WHEN I TRIED TO GO BACK INTO WORK IT WAS REALLY DIFFICULT. PEOPLE ARE QUITE AGEIST.”

“I SUPPOSE THAT PEABODY HAS LISTENED SOMETIMES, LIKE WITH THE INTERCOM AND PEOPLE MOANING ABOUT THE WINDOWS. SO WE DO HAVE SOME SORT OF SAY.”

PARTICIPATION Interestingly, the Vincent Square Ward Profile4 pointed out that there was a significant increase from 2008 to 2009 in the number of residents in Vincent Square who feel they can influence decisions affecting their local area. The percentage rose from 33% in 2008 to 55% in 2009, making Vincent Square the number one ranked ward in Westminster for this indicator. However, the picture at Vauxhall Estate is radically different, with only 18% of interviewees agreeing that they can influence decisions affecting their neighbourhood. The main issue mentioned was communication with Peabody. While some interviewees were positive, many were neutral or critical. In relation to Small Works, it is particularly important to bear in mind that some residents feel that the Small Works space should have been turned into flats for elderly residents and that their viewpoint wasn’t listened to.

“IT’S HARD BECAUSE NO ONE LISTENED TO THE IDEA OF TURNING THE SPACE YOU HAVE NOW INTO FLATS. WE WERE ASKED IN A SURVEY AND IN A MEETING WE SAID THAT WE NEED TO FIND SOME SPACE FOR THE ELDERLY WHO CAN’T WALK UP THE STAIRS MUCH LONGER. BUT I THINK PEABODY HAD ALREADY DECIDED THAT THEY WERE GOING TO LET IT OUT.”

4 Vincent Square Ward Profile, 2009, available at http:// westminstercitypartnership.org.uk

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“FOR THE YOUNG CHILDREN ON THE ESTATE THERE IS NOWHERE TO PLAY. THEY GET SHOUTED AT FOR PLAYING FOOTBALL AND EVEN FOR MAKING TOO MUCH NOISE.” “I’VE BEEN UNEMPLOYED FOR SEVEN MONTHS AND HAVEN’T BEEN ABLE TO FIND A SUITABLE JOB. I’VE SEARCHED, BUT USEFUL RESOURCES ARE FEW AND FAR BETWEEN.”

PERSONAL DEVELOPMENT As described in the Peabody Business Plan 2013-20165, one of Peabody’s strategic goals is to “provide opportunities for people in our communities to get the most out of their lives”. A key aspect of this is improving access to amenities, employment, training, support and opportunity and bringing people together as part of an estate or neighbourhood. However, residents of Vauxhall Estate appear to have mixed opinions about opportunities in the area, with approximately the same percentage of interviewees responding with agree, neutral and disagree to the statement that there are good opportunities for personal development in the neighbourhood. While several interviewees praised the sports facilities in the area, others complained about insufficient opportunities for + children and young people, + older people, and + those out of work.

Peabody Business Plan 2013-2016, available at http://www. peabody.org.uk/media/7749536/peabody-business-plan-2013-16.pdf 5

“THERE ISN’T MUCH OF ANYTHING IN THE WAY OF EDUCATION GOING ON IN THE ESTATE.”

A RESIDENT ABOUT PRIDE

“I FEEL OK AND THE QUEEN LIVES JUST UP THE ROAD”

FIN E D O CE R ETOUQ RECODE DINGS

“I BROUGHT UP FOUR KIDS MAINLY BY MYSELF. I’M PROUD OF THAT!” “I TEACH ELDERLY PEOPLE HOW TO USE COMPUTERS AND I LIKE TO VOLUNTEER.” “I’M UNEMPLOYED AT THE MOMENT, WHICH IS AFFECTING MY SELF-ESTEEM.”

PRIDE ‘21st Century Peabody’ points out that it is essential to “provide more services, projects and initiatives that look to re-ignite personal aspiration, raise expectations and generate confidence, belief and pride.” The well-being interviews showed that levels of pride on Vauxhall Estate are in fact quite high, with 73% of interviewees agreeing and only 6% disagreeing that all in all they are proud of themselves. The main sources of pride that were mentioned were family, work, and helping others e.g. through volunteering, while the main reason for not feeling proud was unemployment.

SOCIAL & COMMUNITY The third quadrant of the Well-Being Wheel is all about the human factor in the neighbourhood. It examines topics such as crime, community interaction and the feeling of belonging to determine whether or not there is a “spirit of togetherness and friendliness”, to use Peabody’s term, as a foundation for a thriving community. safety

SAFETY According to data from the London Metropolitan Police6, Westminster has by far the highest crime rate in London. In fact the crime rate in Westminster (27.91) is more than double that of second-placed Camden (13.65). However, it should be pointed out that this is largely on account of crime in the West End and St James’s, which have whopping crimes rates of 222.30 and 146.80 respectively. Vincent Square ward provides quite a different picture, with a moderate crime rate (7.88) which is similar to the London average (8.82).

SOCIAL & COMMUNITY

interaction

cohesion belonging

This is reflected on the micro level of Vauxhall Estate. 80% of interviewees agreed that they feel safe in their neighbourhood, which is higher than the Peabody average of 71% of residents who feel safe in their local environment. Interviewees pointed out that the situation had improved in recent years thanks to better lighting and the security gates. However, some interviewees felt that further improvements like entry door systems to all blocks were still needed.

The information is based on January 2013 figures available at http://www.met.police.uk/crimefigures/. The crime rate is the number of crimes per 1,000 head of population during the reporting period, in this case January 2013. 6

“IT’S A VERY NICE SPACE THAT FEELS FRIENDLY AND SAFE. THERE WERE PROBLEMS BEFORE WITH ROUGH SLEEPERS AND DRUGS, BUT NOT SO MUCH ANYMORE.” “THERE USED TO BE SOME ALCOHOLICS WHO HUNG AROUND, BUT I’M NOT WORRIED ANYMORE NOW THAT THEY SORTED OUT THE LIGHTING.” BELONGING As mentioned before, one of the key goals of Peabody’s 21st-century strategy is to ensure that as many people as possible have a strong feeling of belonging. Residents of Vauxhall Estate provided mixed responses to the statement about belonging, with 43% of interviewees agreeing that they feel they belong to their neighbourhood, while over 50% were neutral or disagreed. An Ipsos MORI survey entitled ‘Life in London’7 showed that 48.6% of people in Westminster feel they belong to their neighbourhood, compared to 52.0% for London and 58.7% for England. The numbers for Vauxhall Estate are clearly worse than that. While some residents reported feeling a strong sense of belonging, many mentioned that community spirit seemed to be lacking and people tended to keep to themselves.

“I KNOW EVERYONE AND EVERYONE KNOWS ME. I FEEL AT HOME.” “THE PEOPLE HERE DON’T TRUST EASILY AND BECAUSE OF THAT THERE IS NO COMMUNAL SPIRIT.” “THROUGHOUT LIVING HERE, THERE HAS BEEN A SENSE OF COMMUNITY, BUT IT’S ALL CHANGED NOW AND I DON’T THINK IT’S HERE AT ALL ANYMORE.”

Life in London, Report on the 2008/2009 Place Survey Findings for London, Ipsos MORI, November 2009 7

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COHESION The statement about cohesion produced slightly more positive results than the one about belonging, with 54% of interviewees agreeing that people in the neighbourhood look out for one another. However, it reinforces the finding that there seem to be two opposing views of Vauxhall Estate, with some residents considering it a friendly welcoming place while others view it as cold and socially isolated.

INTERACTION

“WE ALL LOOK OUT FOR ONE ANOTHER ON THE ESTATE. I KNOW ALL MY NEIGHBOURS AND WE ALL TALK TO EACH OTHER AND HELP EACH OTHER OUT.” “SOMEONE BROUGHT US A LOVELY BASKET OF TREATS WHEN WE MOVED IN AND EVERYONE I’VE MET HAS BEEN HELPFUL.” “THIS IS VICTORIAN LONDON AT ITS BEST. PEOPLE ARE COLD AND NOBODY TALKS TO EACH OTHER.” 26

To build a strong feeling of belonging on Vauxhall Estate, it is of course essential that residents have opportunities to interact with each other. At present there appears to be limited interaction, with only 18% of interviewees agreeing and 61% disagreeing that they spend their leisure/free time mainly with people from the neighbourhood. While some interviewees mentioned socialising with some of their neighbours, most reported having little contact with other residents. As one interviewee pointed out, this could be a way for the Small Works project to help with social integration.

“PEOPLE ON THE ESTATE ARE VERY PRIVATE, BUT WE DO HAVE A CHAT WITH THE PEOPLE WE KNOW WHEN WE’RE OUT AND ABOUT.” “I MET A COUPLE OF NEIGHBOURS LAST SUMMER BUT THAT’S ABOUT IT.” “IF I GOT THE CHANCE TO SPEND TIME WITH PEOPLE HERE- SURE, WHY NOT?”

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NATURAL ENVIRONMENT The fourth quadrant of the Well-Being Wheel examines how residents perceive the natural environment. This is not only a matter of parks and open spaces, but also includes topics such as air quality (which can have an extremely damaging impact on well-being) and sustainable behaviour (which is a key aspect of Peabody’s environmental and climate change strategy).

NATURAL ENVIRONMENT

PARKS AND NATURE The Thames and the five Royal Parks are an integral part of Westminster’s character. The Royal Parks comprise 89% of Westminster’s public open space and attract an estimated 25 million visits per year. As pointed out in Westminster’s Core Strategy, they are “public open spaces of immense historical importance and national and international significance.” Not surprisingly, interviewees showed a high level of satisfaction with their access to parks and nature, with 79% agreeing and only 3% disagreeing that they have good access.

parks & nature

sustainable behaviour air quality

“I CAN GET TO THE NICEST PARKS IN LONDON FAST AND TO THE RIVERSIDE IN 10 MINUTES.” “I GO RUNNING AROUND ST JAMES’S PARK AND SOMETIMES GREEN PARK. THEN TO REWARD MYSELF I GET A COFFEE.” “WE HAVE GOOD ACCESS, BUT I DON’T GO OUT AS MUCH ANYMORE. THERE USED TO BE ORGANISED OUTINGS, BUT THERE’S NO SUCH THING ANYMORE.”

FIN QUOTE RECODE DINGS

AIR QUALITY

The days are long past when a poet could stand on Westminster Bridge and describe London lying “Open unto the fields, and to the sky; All bright and glittering in the smokeless air”, as Wordsworth did in 18028. In fact Westminster currently has some of the poorest air quality in the country as a result of the high numbers of vehicles, emissions from plants and machinery such as boilers, and the density of roads and buildings which prevents pollutants from dispersing. In 1999 the whole borough was declared an Air Quality Management Area for nitrogen dioxide and particulates. Yet in spite of this, interviewees were quite positive about the air quality in the neighbourhood, with 49% agreeing and only 12% disagreeing that it is decent. Remarkably, even a resident whose children had asthma because of the pollution and another resident who always keeps his windows closed replied to the air quality statement with neutral.

8 Composed Upon Westminster Bridge, William Wordsworth, September 1802

“ENGLAND IS A CLEAN COUNTRY AND FOR SUCH A BIG CITY AIR IN CENTRAL LONDON IS CLEAN.” “IT’S OK. WELL, I’M NOT DYING.” “WHEN YOU’RE HERE 24/7 YOU BECOME IMMUNE.” “I CAN TASTE THE POLLUTANTS FROM THE CARS WHEN I OPEN MY WINDOW EVERY MORNING.”

SUSTAINABLE BEHAVIOUR As part of its 21st-century strategy, Peabody aims to make its climate change strategy part of everything it does. One aspect of this is “encouraging residents to reduce their demand for energy.” In fact residents of Vauxhall Estate are already very careful about their consumption of electricity, water and gas, with 85% of interviewees agreeing that they pay attention to it. It should be mentioned, however, that the main reason is not concern about the environment (though this was mentioned by some interviewees), but rather cost considerations.

“RISING PRICES MEAN THAT CONSERVATION IS A MUST.” “I CAN’T PUT MY HEATING ON IN THIS WEATHER. IT’S TOO EXPENSIVE.” “WHO CAN AFFORD NOT TO PAY ATTENTION NOWADAYS?”

A RESIDENT ABOUT BELONGING

“IT’S HOME: A COSY CORNER OF A BIG, SCARY CITY”

OPEN QUESTIONS The open questions of the well-being analysis aim to engage residents in rich conversations about what they like about the neighbourhood and what improvements they would like to see. They are also an initial step to demonstrate that Small Works aims to create value for the community and to source ideas on how this can best be achieved.

WHAT DO YOU LIKE MOST ABOUT YOUR NEIGHBOURHOOD? What residents like most of all about the neighbourhood is the location, which was mentioned by more than half of all interviewees. Residents described it as “ideal”, “prime” and “amazing” and referred to the excellent public transport links as well as the convenience of having shops, supermarkets, sports centres and theatres nearby. This finding is in line with the South Westminster Community Survey9 carried out in 2007, which showed that what people most like about the area are the transport links and the convenient central location.

“THE FLATS CAN BE ABSOLUTELY LOVELY. THEY AREN’T GENERIC AND ARE ALL QUITE DIFFERENT.” “LOTS OF PEOPLE ARE FRIENDLY. THE STUDENTS EVEN ASK IF THEY CAN HELP WITH MY SHOPPING.” “IT’S QUIET AND CENTRAL, AND BAD THINGS LIKE ONE HEARS ABOUT HAPPENING ELSEWHERE IN LONDON DON’T HAPPEN HERE.”

Other aspects that people like about the neighbourhood are their home, the community, the garden, and the quietness and safety of the area.

South Westminster Community Survey, West Ham and Plaistow New Deal Partnership Ltd & NewmanFrancis Ltd, May 2007. The survey was completed by 485 people in areas of deprivation in the SW1 area. 9

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WHAT DO YOU THINK NEEDS TO BE IMPROVED IN YOUR NEIGHBOURHOOD? The improvements that people would like to see fall into four main categories. Firstly, there is the issue of maintenance and repairs, which was mentioned by almost half of all interviewees. Residents complained about a number of problems, ranging from the gate not working properly to the windows needing double glazing. In addition, several interviewees felt that Peabody was not sufficiently responsive to their issues.

“SERVICES SHOULD BE IMPROVED. WHEN SOMETHING BREAKS IT CAN TAKE WEEKS TO HAVE IT FIXED.” “THERE USED TO BE SOMEONE WHO COULD FIX PROBLEMS IMMEDIATELY. NOW THERE ARE OUTSIDE CONTRACTORS WHO DON’T GET THEIR WORK DONE AS WELL.”

Secondly, several residents felt that there was a need for greater security on the estate. The most frequently cited points were the need to fix the gate and install an intercom system to prevent outsiders from getting in.

“SECURITY ISN’T GOOD. IT WOULD BE GREAT TO PUT IN A NEW ENTRANCE SYSTEM.” “VAGRANTS STILL ENTER. BETTER SECURITY DOORS ARE NEEDED AS WELL AS A SECURITY INTERCOM.”

Thirdly, residents pointed to a need for more community interaction and opportunities, especially for children and younger people on the one hand and for older people on the other.

“WE NEED MUCH MORE COMMUNITY COHESION.” “THE KIDS ON THIS ESTATE ARE LOCKED UP AND LOST. IT’S NOT FAIR.” “PEOPLE ARE SO SUSPICIOUS AROUND HERE. I THINK WORKING WITH THIS COMMUNAL SPACE AND BUILDING A COMMUNITY SPIRIT WOULD BE REALLY BENEFICIAL. Fourthly, residents also mentioned the issue of accessibility for the elderly and disabled. As one interviewee vividly put it:

“THE WORST THING ABOUT THE ESTATE IS THE STAIRS AND LACK OF ELEVATORS. MY HUSBAND, WHO PASSED AWAY A COUPLE OF MONTHS AGO, COULDN’T REALLY GO OUT MUCH HIS LAST YEARS BECAUSE OF THE STAIRS. I ALSO HAVE SOME LEG PROBLEMS AND I’M AFRAID I’LL JUST GET STUCK AT SOME POINT.”

A RESIDENT ABOUT IMPROVEMENT OF THE NEIGHBOURHOOD

“LIFE, ENERGY AND ACTIVITY NEED TO BE PUT BACK INTO THIS ESTATE”

ÂŠ clear-village.org 2013

FIN E D O CE R ETOUQ RECODE DINGS

HOW COULD THE SMALL WORKS SPACE BE USED TO BENEFIT THE NEIGHBOURHOOD? Interviewees were particularly keen to have a meeting point for residents: a

“WARM PLACE TO SIT AND SOCIALISE AND BE ABLE TO USE WITH THE FAMILY,” as one interviewee put it. Another resident pointed to the positive impact this could have on community spirit:

“I’M 72 BUT I LOVE HANGING OUT WITH YOUNGER PEOPLE. ONE OF THE BOTTOM FLOOR FLATS OF A BLOCK ON THE ESTATE USED TO BE A TEA ROOM YEARS AGO AND THAT’S WHEN THERE WAS A BUZZING COMMUNITY HERE.” Interviewees came up with a variety of suggestions on what a community space could offer the residents of Vauxhall Estate: + + + +

Community parties A place for older people to socialise A place for youngsters to come after school A place for residents to talk about their issues on the estate + A hub to organize outdoor activities and theatre in the yard + A wi-fi zone with several computers available for residents + A programme of activities such as a book club, bingo, yoga, tai chi, coffee mornings, quiz nights, baking events, arts competitions, jumble sales, and workshops in arts, crafts, photography and woodwork.

As one interviewee said:

“HAVING A SCHEDULE OF ACTIVITIES RUNNING IN THE SPACE WOULD GIVE THE ELDERLY SOMETHING TO GET OUT OF THEIR FLAT FOR. WHEN YOU’RE YOUNGER YOU ARE GENERALLY MORE OUTGOING AND THIS CONFIDENCE CAN FADE WITH AGE. I LIKE THE IDEA OF SETTING UP AN INTERNET CAFÉ AND A BINGO NIGHT TO GIVE PEOPLE A SENSE OF PURPOSE.” In addition to the social aspect, interviewees also felt the Small Works space should serve as an educational space. Suggested ideas included: + + + +

Computer classes Health-related classes Homework support Support for the unemployed

One interviewee explained the importance of healthrelated classes as follows:

“THERE ARE MANY PEOPLE ON THE ESTATE TERMED DISABLED BECAUSE OF MENTAL HEALTH AND IT IS IMPORTANT TO BE AWARE OF THIS AND THAT A LOT OF PEOPLE ARE ISOLATED FROM SOCIETY IN THEIR FLATS. ORGANISING SOMETHING IN SMALL WORKS THAT DRAWS ATTENTION TO THE IMPORTANT ISSUES SURROUNDING MENTAL HEALTH AND WELL-BEING WOULD BE VERY BENEFICIAL.”

FIN QUOTE RECODE DINGS

On the topic of unemployment, another resident pointed out that “with all the unemployment, perhaps some sort of retraining programme or computer skills courses could help down-and-out residents. Small Works should serve the residents of the estate first and foremost.” It is important to bear in mind, though, that there is also resistance to the Small Works project among some of the residents. Several interviewees reiterated that they would have preferred to see the space converted to flats for residents with mobility issues.

“THERE IS NO NEED FOR A PUBLIC SPACE HERE, AS MOST PEOPLE ARE PRIVATE AND KEEP TO THEMSELVES. RATHER, THERE IS A NEED FOR MORE FLATS THAT WOULD BE ACCESSIBLE TO LESS MOBILE RESIDENTS.”

HOW WOULD YOU LIKE TO HELP IMPROVE THE NEIGHBOURHOOD? In response to the question as to how they would like to help improve the neighbourhood, many residents came out with non-committal answers such as: + “Just by keeping an eye out and keeping my ears open” + “By tossing rubbish in a bin and keeping to myself” + “By paying council tax” + “By remaining vigilant and keeping my eyes open for possible dangers” + “If the Small Works space had something to provide maybe I would participate” However, there were also some who expressed a more active desire to contribute: + + + +

“By volunteering with the people” “Generally by sharing skills and information” “To make people mix more and to learn skills” “By welcoming neighbours and maintaining ties with old ones” + “I would like to get involved with Small Works. Maybe I would even sponsor the place with something”

ÂŠ clear-village.org 2013

CONCLUSION

CONCLUSION ENSURING THE LONG-TERM SUCCESS OF SMALL WORKS VICTORIA The Well-Being Analysis of Vauxhall Estate provides a very different picture from most well-being analyses conducted by CLEAR VILLAGE to date. As a comparison: our analysis for our first Small Works project on Regent Estate in Hackney brought to light widespread concerns about crime, the public realm and the gentrification of the surrounding area. Vauxhall Estate does not suffer from such emotive problems. The challenges facing the community are less overt, less spectacular, but that does not make them any less real. As the well-being wheel shows, Vauxhall Estate scores extremely well in the Architecture & Infrastructure category and quite well in the Natural Environment category, with the exception of the air quality indicator. The main challenges facing the community lie in the other two categories: Economy & Governance and Social & Community. It is in these respects that Small Works Victoria should strive to provide solutions that can help the estate move from its present situation towards the Peabody vision of a ‘village’ as a place of opportunity.

In order to achieve this, and to do so in a way that is broadly supported by the residents of Vauxhall Estate, Small Works Victoria needs to provide value in four distinct ways:

1) As a social centre for the community Vauxhall Estate does not score highly on the Social & Community indicators of belonging, cohesion and interaction. As was pointed out by many interviewees, the estate would benefit greatly from having a ‘village centre’ where people can get to know their neighbours, overcome social isolation and build a greater feeling of belonging. It is particularly important to provide activities for children and older people, as current opportunities are lacking. Furthermore, creating value for older people in this way could also help to counteract the criticism that the Small Works space should have been converted into flats for older residents. 2) As an educational hub for the community However, it is essential that the Small Works space does not only function as a place for interaction and socialising. Given the low score for the personal development indicator and the anecdotal evidence from interviewees, Small Works Victoria also needs to provide ongoing opportunities for self-development. Residents provided a variety of ideas that could serve as a starting point for a programme of classes and activities, such as homework support, health-related classes, and computer/digital skills. In view of the feedback received on the employment indicator, i.e. that residents who are out of work feel that they have inadequate support, it is especially important to offer employment and skills training.

NATURAL ENVIRONMENT

parks & nature

sustainable behaviour air quality

safety

SOCIAL & COMMUNITY

mobility

interaction

Community Well-Being Analysis

housing

ARCHITECTURE & INFRASTRUCTURE

cohesion public space belonging

pride

participation employment

personal development

ECONOMY & GOVERNANCE

ÂŠ clear-village.org 2013

CONCL E D O CE R ETOUQ RECODE USION

3) As an incubator for social entrepreneurship

4) As an aspirational driver for the community

Supporting entrepreneurship is a key component of the Small Works programme. It is also an essential part of Peabodyâ&#x20AC;&#x2122;s 21st-century vision: â&#x20AC;&#x153;we aim to promote enterprise and entrepreneurship, providing support for our residents, particularly young people, to set up their own businesses and exploring how we can use our commercial properties, community facilities and links to other organisations to assist them.â&#x20AC;? Small Works Victoria needs to establish itself as an attractive micro-hub for social entrepreneurs, who can bring fresh solutions to both general and local issues. By building a member base of social entrepreneurs, who receive preferential rates for their work space in return for running community activities, Small Works Victoria should aim to replicate the success of Small Works Hackney and help to underline the viability of the operating model based on reciprocity.

Finally, Small Works Victoria should also strive to raise aspirations on Vauxhall Estate. The low score for the participation indicator and the anecdotal feedback from residents show that there is a strong feeling of disenfranchisement among residents. People do not have a sense that they can change their neighbourhood and living environment. The notion of change is largely viewed as something that can either be delivered or obstructed by Peabody, but that cannot come from elsewhere. What is essential, therefore, is to build a new sense of opportunity, to generate confidence and belief that solutions can also be developed and implemented by the community itself. Unleashing this spirit of entrepreneurship and breaking down the barriers to the fulfilment of aspirations is, without a doubt, the most important contribution that Small Works can make to the long-term well-being of the community.

CONTACT

CLEAR VILLAGE ALICE HOLMBERG Programmes Director alice@clear-village.org THOMAS ERMACORA Creative & Strategy Director thomas@clear-village.org

LIMEWHARF VYNER STREET LONDON, E2 9DJ

TEL 020 89809019

CREATIVE REGENERATION SPECIALISTS