The Fate of Bordon’s ‘Eco-Town’


Ordinance Survey map of Current Whitehill and Bordon regeneration plans

12 years ago, Spectacle investigated the former military towns of Bordon and Whitehill in Hampshire, which were part of a plan by the UK Government’s Homes and Communities Agency (HCA), to turn these two neighbouring towns into an ‘Eco-Town’. An effort to create a self-sustaining, eco-friendly town to combat the threat of climate change. The HCA no longer exists and funding for the project was cut in half in 2010. There have been new developments over the past decade such as Prince Phillip Park,  the Green Loop, and Quebec Park, previously the Quebec Barracks. Are these developments true to their original Eco-Town goals, or as some say, greenwashing? Are the new homes truly affordable housing for local residents? An expensive lost opportunity?

The UK eco-town plans originally set up in 2007 had taken inspiration from the European eco cities of Amersfoort, the Netherlands, Freiburg, Germany, Hammarby, Sjöstad, Sweden, Zaragoza, Spain and also Dongtan in China. The UK set up its own guidelines based on these case studies;

  • Eco-towns must be new distinct settlements, separated but well linked to surrounding towns
  • Consist of at least 5,000 new homes, 30%-50% of which need to be affordable housing and the town overall reaching zero carbon standards
  • They must also contain a variety of facilities including a secondary school, a retail centre, business and leisure spaces to provide local employment and entertainment
  • Become the lead example for at least one area of environmental sustainability and a new management body should be set up to help the development of the town. 
  • It must be easy for residents to default to a more sustainable lifestyle, including reducing the use of cars in favour of cycling or walking. 
  • For the developers, there must be a focus on conserving energy for new construction projects that need to be energy and resource efficient and be powered by renewable energy. 

In 2008 there was a shortlist of 15 planned sites across the UK for eco-town development, by 2010 there were 4 successful bids, including the garrison town of Bordon. In the May 2010 general election, Labour lost to a Conservative and Lib Dem coalition. This resulted in the funding for the eco-towns, planned by the previous government, to be cut in half. The standards for the eco-town developments were also lowered, with only Northwest Bicester in Oxfordshire still being developed closely to the original guidelines. The other 3 only needing, by law, to cover the standard building requirements of any new suburban housing model. All original eco-town development plans nationwide were archived and shelved in 2012. 

Some of the new development in Prince Phillip Park

Plans to regenerate Bordon into an eco-town continued, leading to various construction plans, some of which are still being built. The largest construction project is Prince Phillip Park which intends to build over 2,400 new sustainable homes on the north west of the town, beside the upper half of Hogmoor inclosure. The current residents of Bordon are not generally approving of the plans, with the Park’s Facebook page currently only having 2.5 stars out of 5. Some of the main complaints being the loss of woodland for the area, the unaffordability to buy or rent one of the new homes, and what are considered to be poorly thought out designs. 

The eco-friendly marketing of the Park by the The Whitehill & Bordon Regeneration Company, a joint venture between Dorchester Regeneration and Taylor Wimpey UK, could be accused of ‘greenwashing’, or overstating the environmental sustainability of the developments. For instance, the advertised ‘Green Spaces’ in the park are not new, but forested areas that were already there and that are now enclosed in the Park’s vicinity. They claim they are going to build new green spaces, however it would appear from the Prince Phillip Park timeline there have still not been any new green spaces created. Many residents are unhappy and feel their wishes for the regeneration of existing built areas, such as Bordon High Street, have been ignored.

A map of The Green Loop

Another plan for sustainability in Bordon and Whitehill is ‘The Green Loop”. This is a walkable and bikeable trail encompassing the towns to encourage residents to travel around the area on foot and to stop using their cars. On the surface it does comply with the original eco-town goal of having residents reduce the use of their cars. This plan has been praised and awarded more for its potential than its practical pay-off. Winning the ‘Best Project’ and ‘Best in Region’ awards by the Royal Town Planning Institute (RTPI) for its incorporation of an app called BetterPoints which would reward users of the loop for their activity and the Whitehill Town Council’s plan to collect drone footage of the users to see their activity day-to-day. The idea of the Green Loop is a sustainable one if it becomes a success with the residents of Bordon and Whitehill, but it requires their action for it to work, relying on them for the reduction of emissions from the town, rather than actually implementing forms of green public transport. 

Much like Prince Phillip Park, the Green Loop also does not include any newly created green spaces, relying on spaces that are already there, so does not actually make the town any greener. As for how useful it is to the residents, most work outside of Bordon and have to commute away from the town anyway, which is not helped by the fact that there are very few plans to renovate old areas of the town which could otherwise provide local employment. For example, the old fire station was converted into an ‘ecostation’ in 2012, but has not seen much use since the change.

The old Bordon Fire Station before it’s renovation

Not all changes to the town have been met with hostility however. The Quebec Barracks, formerly owned by the Ministry of Defense, was sold in 2013 to the government’s Homes and Communities Agency. This agency no longer exists as it was split into Homes England and the Regulator of Social Housing. The Quebec Barracks development is listed Under Schemes Confirmed by Homes England. It cites as both the lead partner and developing organization as Swaythling Housing Society Limited, who in turn manage the subsidiaries for the company Abri, named as the developers of Quebec Park on their website. 

Inside Café 1759 from the official site plans

Abri is a non-profit organization regulated by the Financial Conduct Authority. In Quebec Park they have built 65 for-sale homes, 10 shared ownership and 25 affordable rent houses. Two former Barracks buildings were also converted into an employment centre and ‘Café 1759’. Already this new housing site avoids many of the issues faced by Prince Phillip Park, provides affordable housing, encourages local employment and the café is proving to be popular with residents as it has a 4.5 out of 5 on google and a 4.8 out of 5 on Facebook. It is also sustainable for the local environment, being solely built on a brownfield site and the housing itself designed to be environmentally friendly, with construction planned as to be ‘fabric first’ and the houses are also Low Carbon Homes.

Eco-towns are a controversial subject, not only within Bordon but in other areas given the go-ahead for development. The Rackheath eco-town in Norwich has seen similar opposition from the local population in the form of the Stop Norwich UrBanisation organisation (SNUB). Spectacle interviewed SNUB member Stephen Heard in 2010. Creating a zero-carbon emission settlement appears to be much more of a troubling endeavour and requires careful in-depth planning as well as close consultation with the residents affected by the change. As more pressure builds on the government to make serious, nationwide action on climate change, should there be another attempt for sustainable development to UK towns and how strict should the guidelines for development be? How could we stop false promises and greenwashing from occurring in these plans? And how could we ensure their success? 

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Stay Home? They wanted to…

As England enters a third lockdown where all people are ordered to “stay at home,” at Spectacle we are reminded of a community in Clapham Old Town, Lambeth SW4 that was told to “get out” of their homes.

In Rectory Gardens, there lived a group of creative and industrious people. As young artists and divergent thinkers they turned a derelict bombed out row of uninhabitable houses into a flourishing artistic community. For forty years they lived in a housing backwater largely unaffected by social housing policies, despite sporadic attempts by the council to “formalise” the street. They created a housing cooperative, until Lambeth, the ‘cooperative Council’ began taking their “million pound” houses from under their feet. The community that now included the vulnerable, elderly, and unwell, was broken up and dispersed. 

A Tragedy in the Commons 

The street circa 1980

Rectory Gardens (RG) is a L shaped Victorian pedestrian street in Clapham Old Town SW4 that was badly damaged by bombing during WW2. In the late 1960s and 1970s, the decimated houses attracted a group of squatters who saw the opportunity to create a utopia. This motley crew of characters with their own ideologies, housing needs, and reasons for living outside of the norm, formed a collective community which lived in relative harmony for four decades.  

Rectory Gardens circa 1980

By the 1980s these squatters had revitalized the houses, and formed a housing cooperative. Rectory Gardens offered a home for all kinds of artists, free-thinkers, draft dodgers, and other socially liminal characters. Through the 80 and 90s, it remained a diverse community at the epicentre of a flourishing arts scene.

Squatters clear rubble, circa 1960

The street was host to an industrious community of artists, musicians, poets and unconventional ‘free thinkers’ who found a cheap way of living while developing their creative endeavors. It became a hub of cultural activities initiating art studios and cafes that brought life to the area. Spectacle interviewed both Vivienne Westwood and Maggi Hambling about the value of Rectory Gardens’s cultural contributions.

Bombed out windows, circa 1960

Residents of this dynamic community were the initiators of much that made the area distinct and attractive, the skate park and cafe on clapham common, Cafe des Artistes, Fungus Mungus, Voltaire Studios, bric-a-brac shops, rehearsal studios, artisan crafts and pool of skilled creative labour. The street itself had a public garden that served as a safe play area in the day and a performance and social space in the evening.

As with any tragedy, their success was key to their end as well. The artistic growth contributed to the popularity of the neighborhood and ultimately its subsequent gentrification. The council had its eyes on the properties, and though the residents tried to work with the council to legalize their living arrangement the deal fell through. The residents were recently evicted by Lambeth Council, who sold the houses to a developer on the private market.

Evicting the community was devistating for the mental health and well-being of many of these elderly and vulnerable residents. They lost not only their homes but their community and support networks. Many struggled to live away from their home of forty years, some died or were sectioned. Housing is integral to well-being, a point overlooked by this profit driven housing department.

Spectacle at Rectory Gardens

In the spring of 2014 Spectacle was contacted by the residents of Rectory Gardens. They wanted to record the final months of their squat-turned housing-cooperative. Rectory Gardens had been a lively arts community for over forty years, but growing conflict with the local council left the residents desperately fighting to avoid eviction, something that perhaps some media advocacy and intervention could assist them with, they believed.

Spectacle begins filming at Rectory Gardens in 2014

During our preliminary engagement with Rectory Gardens, Spectacle offered training to any residents who were interested in filming techniques. Spectacle conducted workshops where participants learned camera techniques, collected peers’ stories, and collectively discussed the footage and ways to continue the production process. The production process was dictated by the participants themselves, and they shaped the narrative scope by inviting ex-residents to contribute with their memories. This work developed into an archive of oral histories of the street. 

Peers interview eachother and collect an oral history of the street

The production has continued for over six years, far longer than the initial few months originally envisioned. Together, Spectacle and Rectory Gardens residents have collected over 150 hours of footage including: long interviews with residents; key events on the street; residents resisting evictions; historic footage filmed by residents during the 90s; and residents in their new flats, reflecting on living away from their community where they lived for decades.

Post evictions, the street is home to wealthier residents

During Spectacle’s engagement, RG has been dismantled through evictions and relocations, and the residents have been scattered to various and disparate areas of the borough. The street, on the other hand, has been transformed to make way for the arrival of new wealthy tenants. 

Framing the Street 

Spectacle’s video archive of Rectory Gardens brings out many topical themes and offers inspiration for the post-Covid City through an examination of the past. Rectory Gardens is a portrait of forty years of resistance to the government housing policies. 

The houses themselves were initially built as philanthropic poor-quality Victorian housing for low-income workers. After
Rectory Gardens was bombed and left derelict post WW2, it provided a solution for postwar homelessness through squatting. It offered fertile ground for experimenting with alternative ways of living, resisted the “slum clearance” in the 1970s, Thatcherism, and the sale of social housing in the ‘80s. Their methods and ideologies represent a range of approaches including anarcho individualism, anarcho-syndicalism, socialism, capitalism of small artisanal businesses looking for cheap space, and the daily necessity of the socially excluded and the legally marginalised. 

The beautiful rennovation by one of the co-operative residents, taken just before eviction

By the 2000s, the constant push to turn London’s affordable housing into profit, was nibbling at the edges of Rectory Gardens as well. The insidious forces of “regeneration” and contemporary privatised gentrification have been endemic in London where, even by global standards, the commodification of real estate is extreme. Through eviction and rehousing the community was broken up, and the squatters were replaced with live-in guardians, the modern sanitised, privatised version of squatting.

It’s important to note that not all parts of London have been equally gentrified, and Lambeth Council, where Rectory Gardens is located, was famous for its tolerance of alternative housing organisations and leftist leanings. They referred to themselves as ‘the cooperative council’ and ‘Red Ted’ Knight and his ‘Socialist Republic of Lambeth’ were the bete-noir anti hero of the tabloids. There were many houses like Rectory Gardens which were uninhabitable after the war, and Lambeth had few resources to deal with them. Squatters quickly took advantage of the council’s disinterest and moved into these spaces. Lambeth greatly benefited from the labour of these groups, and many cooperatives were able to legalise their situation, but RG was not.

The Project Now

The filming part of this project has come to a close, and we are looking for partners in the next phase – telling the story of what has disappeared. 

We are searching for funding and partners to assist in bringing the dispersed community together again for an online participatory editing process. The process will let the former residents of Rectory Gardens tell their story, by sifting through the 150 hours of footage and drawing out narratives and themes to share with a wider audience.

Searching for Partners for Rectory Gardens Online Participatory Video Project

If you are interested in exploring collaborations or can suggest potential funding streams please get in contact. We welcome academic researchers, activists, social historians, and all others. 

Read more about our model and past projects.

Please get in touch with projects@spectacle.co.uk or subscribe for more information.

For updates check our other blogs.

This project is relevant to: well-being, health, housing, social housing, urbanism, urban planning, human geography, sociology, participatory methods, co-creatation, co-authorship, knowlege sharing, community filmmaking, and participatory film.

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New playground in Battersea Park

Demolished adventure playground

The adventure playground in Battersea park has now been demolished for three month. Before the demolition Wandsworth council claimed that the One O Clock club had to be closed because of the protesters, but is now going to be opened as a cafe instead.

The rebuilding of the playground has started and the main part is for younger children. There will be a part aimed for older children, but to access this part you need to pay.

So is this new playground really going to be better and safer then the last one? It will probably be safer in the sense that less people are going to be able to enjoy themselves at the playground. And is it really okay to put an age limit on having fun and play and excluding older kids by forcing them to pay? Should it not be free for all or is this part, made for older children, really going to be such a magical place that is worth paying for?

Of course it is just another depressing aspect of the gentrification, privatisation and commodification of the Battersea / Nine Elms area.

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The Demolition of the Adventure Playground in Battersea Park

We wrote on the blog yesterday that the Adventure Playground in Battersea Park has now been demolished. Wandsworth council took the decision to destroy the playground despite protests from members of the community.

The council claims that the old playground must close on health and safety ground and that a new and more safe playground will be built soon. The new playground will no longer have staff around to make sure that all children are safe, and it is supposed to be much cheaper than the old one. If the new playground is ever built is still in question, but we are sure that the demolition of the old playground is a part of a gentrification ripple effect starting from Battersea Power Station and Nine Elms developments.

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The Adventure Playground in Battersea Park has been demolished

Despite protest from members of the community the popular Adventure Playground of Battersea has been demolished by Wandsworth council. The demolition can been seen as a part of the gentrification that are being preformed in the area of Battersea power station and nine elms-area.

Members of the community and the organisation Occupy London had since the 5th of January occupied the playground in protest of the planned demolition in hope that the council would change their mind and let them open the playground again. This didn’t stop the council and with arguments that “the old playground had safety and health issues” they decided to ignore the will of the community.

What is even more interesting is that a smaller playground in Wandsworth, Kimber road, was planned to be demolished before the one in Battersea, but the council has yet started the demolition. Why they chosen to postpone this demolition is still unclear, but it might be that they are just waiting for the bad publicity after the demolition of the other playgrounds are over.

The community are now planning to fight for the last standing playground in the council and stop this gentrification to go any further.

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The Wandsworth Council’s propaganda against protesters

Wandsworth Council posted an article claiming that “squatters who were yesterday (Wednesday) evicted from their illegal camp at Battersea Park’s adventure playground have left behind a squalid and disgusting mess”. This is part of their propaganda. More than 4000 signatures were gathered by members of the community who wish to preserve the Battersea Park Adventure Playground, yet their voices are being silenced.

Do not fall for this propaganda. The protesters are members of the public, parents and residents of the area who have spent some of the coldest nights of this winter in a locked site. They fight for their children’s right to enjoy what the Battersea Adventure Playground has offered for them and their generation. Whereas the Council’s intentions are highly arbitrary. They have not offered a valid justification for their actions and they keep ignoring the public’s wishes.

This video was filmed in the very early hours of Wednesday 23 January 2013. It was taken by peaceful protesters occupying the building adjacent to the Battersea Adventure Playground – under Section 6 (1) of the Criminal Law Act 1977 – and catches the moment when the police potentially illegally enter the occupied building. You can hear a crow bar being used and the smashing up of the window/building.

In our opinion this destruction of public property is not the result of “squatters” but a staged attempt to validate bureaucratic, arbitrary decisions, that have zero consideration for the community’s children.

Sign the petition to save the Battersea Adventure Playground and support the “Wandsworth Against Cuts” organisation.

Also, visit Save Kimber Road and Battersea adventure playgrounds to read about other adventure playgrounds that have been demolished.

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Battersea Park adventure playground occupied to stop demolition

The Battersea Adventure Playground has been the jewel of Battersea Park for more than fifty years. It is located at the South West corner, not far from Battersea Power Station.

Adventure playgrounds offer a unique experience for children and teenagers, as they provide much more than just swings. This type of playgrounds are specifically designed to encourage children to take initiative, use their imagination and be more active during playtime. Staff, volunteers and carers are always present to provide assistance, keep the children safe and organize activities.

In October, Wandsworth Council decided to demolish the popular adventure playground based on various spurious claims regarding health, safety and funds. The community strongly objected and founded the Wandsworth Against Cuts organisation as an answer to the Council’s general attitude. The playground has been occupied since the 5th of January by members of the community as well as activists from the Occupy London organisation:

Battersea Park adventure playground occupied to stop demolition

Yesterday, the police succeeded in evicting some of the occupants, but not all of them. The protest against the Council’s decisions has not been silenced yet and you can show your support by signing the petition. This demolition of the adventure playground for “safety” reasons seems to be part of a gentrification ripple effect starting from Battersea Power Station and Nine Elms area.

Wandsworth Council insist cuts are necessary but claims it is spending £200,000 replacing the demolished adventure playground with standard play equipment.

Visit Save Kimber Road and Battersea adventure playgrounds to read about other adventure playgrounds that have been demolished.

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Save Kimber Road and Battersea adventure playgrounds

Wandsworth Against the Cuts has opened an online petititon to the Government to avoid the closure of Kimber Road and Battersea Park playgrounds. As York Gardens Playground has been recently flattened by builders they believe Kimber Road could be torn down as early as this Friday and Battersea soon after.

Campaigners claim that the closure of the adventure playgrounds will deprive children and young teenagers of things to do on these areas.

Visit Wandsworth Against the Cuts website for ways to try and prevent this happening.

It seems that Malaysian owners Sime Darby´s plans for the regeneration of the Battersea Power Station does not include any playground areas among these 3.400 homes, 2 hotels and dozens of shops and restaurants.

It would be a very good idea if part of (a publicly owned) Battersea Power Station were to be designated a huge public adventure playground for the joy of all the children of the area. But it is clear Wandsworth Council does not see providing for children as important as helping to enrich property developers by sanctioning the building of DINKy (Double Income No Kids- yet) Ghettos.

Check this video out for more information about this story.

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Keith Garner on Rob Tincknell

Keith Garner, local architect and member of the Battersea Power Station Community Group, has laid out a tyraid of questions to the chief executive of the Battersea Power Station Development Company, Rob Tincknell.

In an article described as ‘sycophantic and uncritical’ by Garner, Tincknell answered a series of questions about his involvement with the new plans for the regeneration of Battersea Power Station.

Garner responded strongly to the article, posing probing questions that still need answering. For example;

Why did Treasury Holdings not complete any substantive work in the five years they owned Battersea Power Station between 2006 and 2011, when you were in charge?

Why is the river walk connecting to Battersea Park still not built when your colleagues at Treasury Holdings promised at a meeting in 2011 that this would be done?

Why are you currently carrying out a “public consultation”, when it is clear that you have no intention of responding to any of the concerns raised?

The list ended with Garner asking, ‘Perhaps you would put some of these questions to Rob Tincknell as well?’

We can’t see the Architects Journal being so bold, but are keen to have these questions answered ourselves.

If you have any questions you want answering, let us know and we’ll try to pose them to the companies behind Battersea.

You can read the article itself, and Keith’s full response here, http://www.architectsjournal.co.uk/news/daily-news/rob-tincknell-committed-to-battersea/8635755.article

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Brian Barnes Skeptical of Latest Battersea Plans

Brian Barnes has publicly said that he’s continually doubtful of the new plans set out by Sime Darby to regenerate Battersea Power Station.

Barnes, the driving force behind the Battersea Power Station Community Group that he begun 29 years ago, has seen many plans come and go in his time and is sure the recent proposal from the Malaysian giant will be just another in a long list of failed plans.

He has also criticised the plans for not having enough affordable housing, claiming that no-one from the local area will be able to afford to live there, especially young people looking to get onto the property ladder.

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