Open House, Happy Homes: It was Heritage Open Day again in Oulton

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On Sunday 15 September, residents of Sugar Hill Close and Wordsworth Drive once more opened their doors to history buffs and post-war architecture enthusiasts with the Heritage Open Day, organised by Leeds Civic Trust and English Heritage.

Dozens of people visited from far and wide to explore the houses, their gardens and the history of the street – guided by Cindy and John Readman and Hazell Field from Wordsworth Drive.

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Visitors asked thoughtful questions about the history of the properties. As we’ve shared in previous posts, our Airey homes are as local as they come… Sir Edwin Airey himself was a Leeds man, and the first prototype of this type of house was built in Seacroft.

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Cindy and John warmly welcomed the visitors into their home and talked them through life then and now. As well as receiving more visitors across the time-slots than originally expected, the local wildlife seemed to show an interest, too! A tiny hedgehog wandered by.

We’ve had a lot of little hedgehogs in the estate recently, which shows our houses and hedges provide happy homes for more than just our families.

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Decision Deferred

Case heard

Leeds City Council (LCC) Plans Panel met on the 30th May 2019 to discuss and decide the fate of our community and our homes. To begin the day, members of Plans Panel took a tour of the estate, which is usual practice for planning decisions to help them put an application into context. Physical context, mind you – none of that wishy washy social stuff. As per the laws of planning, Council members are not permitted to interact with residents on a walk around (!), so all our neighbours could do that morning was stand in their windows or gardens and remind Panel members of their human connection to the concrete under assessment. Doing this and not looking creepy is a difficult feat, but we had to remind LCC that this campaign is about homes *and* people, not just houses.

Getting ready for the Plans Panel visit

Then, at 13:30, back at Leeds Civic Hall, Plans Panel members sat and listened to points put forward by Pemberstone on the one side, and neighbours, councillors, the National Union of Miners and other supporters on the other. For detailed coverage of particular arguments, see the comprehensive coverage of the session in the Yorkshire Evening Post.

Of particular note was the moment the room burst into scoffs and laughter, as Pemberstone’s representative declared that our houses are under a programme of continuous maintenance, and that they spend “tens of thousands every year maintaining the properties”.  Hmmm. Let’s see what those figures translate to:


A UK Government report on private registered providers of social housing recorded that, in 2017, private providers were spending a median of £3,298 per housing unit that year on management, major repairs and maintenance. Taking that as a benchmark figure, this would mean Pemberstone, across 70 houses, should spend £230,860 annually on keeping the entire estate up to decent standard (and the costs are even higher for older housing stock). Even a generous reading of “tens of thousands” doesn’t add up to £230,860.

What did they mean, then? Perhaps they meant *planned* maintenance expenditure only, and not emergency repairs. Well, the average for that, according to the same report, is £1000 per household per year, which would mean Pemberstone should spend £70,000 annually in our estate to keep all of the houses up to a decent living standard. What *planned* repairs have we seen for this amount? Virtually nothing proactive, which has resulted in our homes falling into major disrepair. In recent years we’ve seen:

  • One neighbour waiting more than 18 months (when she sadly passed away) for a rotten window replacement;
  • Another neighbour waiting since September 2016 to have broken light fittings repaired;
  • A neighbour waiting over two years to replace her damaged floors;
  • Several neighbours waiting weeks and months for urgent replacements of showers, doors and other essential infrastructure. The list continues.

The Council should be asking for records of maintenance and major works expenditure in the estate over the last decade to put into context Pemberstone’s assertions that these houses have received all due care and investment to date.

In the meantime, back to the update on LCC Plans Panel meeting…

Can kicked

After hours of deliberating, the Panel didn’t get beyond community issues to talk about planning. It was highlighted that many members of the community are elderly or have disabilities, which are “protected characteristics”. Many declared the development plans to be a situation of social cleansing that threatens to make vulnerable people homeless. Councillor Caroline Gruen admitted: “This is the most difficult decision the panel have had to make in its history.”

And so make it they didn’t.

A motion was passed to defer the decision. Councillors agreed that they need to receive more information on issues such as the design and layout of the estate, the impact of the development on the community, and the desirability of the housing mix. They also agreed of the need to know more about housing need for the local community.

While we are all grateful that the decision wasn’t an approval for the plans, surely the above information should have been comprehensively sought as soon as the application went in?

We don’t know exactly what will come next, but this deferral has given us additional breathing room and more time to snowball the campaign. It’s is a small win of sorts, so watch this space.

A huge thank you to all those that turned up on the day to support us in the LCC Plans Panel meeting and cover our story. Particularly: Chris Kitchen of the NUM, Stewart Golton of the Lib Dems, Karen and Stuart Bruce of Labour, local news stations, newspapers, other media and all the lovely folks who gave up their afternoon. The fight continues!

We have just four minutes to save our homes

This Thursday, 30th May just after 1pm, Leeds City Council will hear the planning application for the demolition of our beloved homes. It’s crunch time.

We’re going to need all the support we can get – not least because we only have 4 minutes to remind the Council of our plight. Just 4 minutes… divided between resident Cindy Readman, National Union of Miners’ Chris Kitchen, and Lib Dem Councillor Stewart Golton. Ninety seconds each.


Four minutes to save safe gardens and streets for our children (Photo Credit: Sarah, resident).

We’ve had a glimpse of which way Leeds City Council might lean – the Plans Panel officer overseeing this application has concluded that there are no convincing and reasonable planning grounds to refuse the proposal. “Sorry, what?” I hear you say. Indeed.

This recommendation for approval comes in spite of public recognition that the demolition will:

  • Break up a close knit community of low income pensioners, families, young couples, and individuals who all rely on each other for companionship and daily assistance;
  • Destroy architectural and community heritage – one of the largest Airey estates in the country and still housing many ex-miners and their families;
  • Not contribute any increase in housing stock in the Oulton, Rothwell and Woodlesford area, contravening the National Planning Policy Framework;
  • Reduce the number of affordable rentals in Oulton, Rothwell and Woodlesford – an area where ONE family might have to wait over SEVENTY WEEKS in emergency accommodation for a council house to become available;
  • Add a significant carbon footprint to the area with the years-long construction process and the nature of vehicles that typically accompany inhabitants of executive housing;
  • Legitimise a culture of “managed decline” whereby landlords undertake bare minimum maintenance while accumulating rents until they decide an asset is not profitable enough.

These objections are not only from the mouths of the residents who potentially face homelessness in a number of months; they have come in the form of 64 third party objections and 2,200 petition signatures.

And these aren’t just any “third parties”.

Pemberstone’s planning application has been objected to by: Conservative MP Alec Shelbrooke, the local Labour Party, the local Lib Dem Party, the Oulton Society, the National Union of Mineworkers, Leeds Civic Trust, Oulton Health Centre, the Twentieth Century Society, Hands Off Our Homes, the Prefbab Museum, the Outer South Community Committee, scores of individuals and more than 2,200 petitioners – AND IT STILL GETS RECOMMENDED FOR APPROVAL?

As we’ve written elsewhere, there is a worrying culture of “Pavements Over People” in council decision-making around housing developments (i.e. planning law cares about width of pavement and height of houses etc much more than the people). But this does not mean councillors have to agree with this status quo – especially when precedent has emerged elsewhere of a different way forward (see Foxhill in Bath).

Pemberstone have of course been attempting to rebut all objections with carefully-timed reports*. One of their latest is a “Travel Plan”, which suggests new inhabitants of these executive houses can abandon their gas-guzzling vehicles by taking advantage of apparently excellent public transport links. These include a bus service in the estate, bus links in walking distance on Wakefield Road and walkable supermarkets.

Excuse me while I choke on my tea.

Paragon Highways, authors of the travel plan, have obviously never actually visited Wordsworth Drive and Sugar Hill Close before. And certainly not by the 446 bus. If they had, they might have a better idea of the reality: unreliable buses that fail to turn up on time (if at all); timetables that mean working people have to leave an hour’s commute for somewhere only 20 minutes away by car; expensive daily fares; weekly passes not available on buses but in city centres miles away; and an unsafe crossing to reach the bus stop.

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Ahh, the joys of public transport. The 153 runs every 90 mins between 09:30 and 15:30. Perfect for getting to work. If you work part time. In Rothwell or Castleford. (Photo: Hazell, resident).

A supermarket in walking distance? Yep, there’s nothing like a 2 mile-round walk to Lidl, up- and down-hill with a zimmerframe. Doesn’t matter how many Public Transport Ticketing gimmicks Pemberstone can offer new executive residents, it’s not going to make the 446 run on time. Or the 153 run to normal office hours.

Terrible public transport, no local shops. For Pemberstone to pretend otherwise is a sham. The fact that there is any sense of community in our estate in these isolated circumstances shows just how precious it is. And it undermines any argument that Pemberstone might put forward about future residents reducing car usage.

Our neighbours already share cars, take the few buses on offer and walk where they can.

These details matter. And they’re what we have to try and get across when we address Leeds City Council on Thursday. Can you support us?

Help us save our homes in four minutes. Join us at Civic Hall on the 30 May just before 1pm.


* Pemberstone’s reports are as reliable and content-rich as the morning’s bowel movements. A week or so before LCC Plans Panel are anticipated to meet (usually at the end of the month), Pemberstone has been known to drop a hefty, and mightily expensive, consultant’s report in the document portal of the planning application. Could this be a tactic to prevent anyone from mounting a decent response (or the council from reading it through in detail)?

Local elections 2019: A thank you and a welcome

Last Thursday saw local council elections that shook the country, as well as our small estate on the outskirts of Leeds. Nationally, the country told the government via the ballot box: things have got to change. The Tories lost a humiliating 1300+ seats, Labour lost over 80, while the Lib Dems, Greens and various Independents swelled their councillor numbers. It remains to be seen whether politics at the top will see much of a change as a result.

Regardless, these were local elections and, locally, we also saw a significant change that reflected the national mood. Last Thursday Karen Bruce, Labour Councillor for the Rothwell Ward, lost the seat she has held since 2011.

Wordsworth Drive Today
Karen Bruce (third from left) with fellow Labour member David Nagle (third from Right) and residents of Wordsworth Drive and Sugar Hill Close

A Thank You

Karen has taken a special interest in our campaign. She has worked really hard in public and behind the scenes to make sure our voices were heard and to support us to keep our homes. She has joined us in marches, organised council meetings, supported fundraising and offered the helping hands of her family whenever she could. Karen: thank you for all of your hard work. We appreciate it from the bottom of our hearts. We hope you can still be a part of the campaign whatever you choose to do next, and you will always be welcome on the estate for a cup of tea and biscuits. Thanks to you and all of your Labour colleagues.

A Welcome

The seat was won by Councillor Diane Chapman of the Liberal DemocratsCongratulations and welcome Diane! This is the first time Diane has stood as a candidate and she joins Lib Dem councillors Stuart Golton and Carmel Harrison who have also long-supported our campaign to prevent eviction

Diane has lived in Rothwell most of her life, organising many of the town’s festivals as she sits on the Rothwell & District Carnival Committee. Diane: we really look forward to seeing you on the estate and very much hope you can continue to support the campaign for us to keep our wonderful Airey homes. Do pop over for a cup of tea any time!

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Lib Dem councillors Stewart Golton and Carmel Harrison (first two from left) and ex-Labour Councillor Karen Bruce (centre). Photo: Twitter @GoltonStewart 



The News of ‘No News’

Hanging in the balance

It has been a long time since I’ve posted an update and this is because, while nothing has really happened, a whole lot has happened too.

The short of it is that Leeds City Council (LCC) has not yet met to discuss the planning application, and won’t until at least the end of May, possibly later. While this (hopefully) means that LCC are taking time to consider all implications for community, it also means our fate continues to hang in the balance.

The long of it is that life in Sugar Hill Close and Wordsworth Drive stands as a microcosm of wider Britain: anxiously stagnating in the midst of social and political crisis as decisions are taken out of our hands, while health issues and austerity continue to gnaw away at our safety nets.

In our two streets alone, health conditions have immobilised some of our best campaigners; imminent joblessness and under-employment are sapping the energies of our families and neighbours; and all of this while we pile high cardboard boxes out of fear of a sudden eviction. Brexit discussions rumble on, simultaneously boring the nation (and our neighbours) and providing a dangerous distraction from ever-widening cracks in our social system. Take housing…


Housing policy reform and Section 21

Housing policy developments in the last few months have been mixed and hold little reassurance for us in the Oulton Drive estate. You may have read recently about the government putting an end to Section 21 “no fault” evictions, which previously meant that landlords were able to issue an 8-week eviction notice to tenants without giving a reason. Now landlords will have to bring a “concrete evidenced reason already specified in law” in order to issue notice, which is certainly a positive move – especially to prevent “revenge evictions”, where tenants are turfed-out after making a complaint about the condition of the property. However, there is nothing in this law to prevent landlords unreasonably increasing rent to a level that is unaffordable for the tenant and requires them to leave. Low income renters (like us) are particularly vulnerable to this, as the balance between monthly income and expenditure balances on a knife edge. Landlords will also still be able to evict if they want to sell the property (or move back in themselves). More radical tenant protection measures are desperately needed.

Beyond that, of course, building more social housing needs to be a priority – yet this is another area where the government is desperately failing. As a recent study has shown, government investment remains focused overwhelmingly on private housing, ‘with only 21% of the total of more than £70bn up to 2022/23 going towards affordable housing’.

An article in the Yorkshire Evening Post last year highlighted that demand for social housing in the region is massively outstripping supply with nearly 800 people bidding for one house in March 2018. With LCC only committing to build 358 new social houses by the end of 2021 (none of which will be in the Rothwell/Woodlesford/Oulton area), it is clear that supply will continue to fall woefully behind need. Where do all of these lack of developments leave us?

Anxiety and Anger

According to recent coverage, the ongoing Brexit saga is making us a nation of angry and pessimistic citizens, frustrated at the sense of a lack of control at our own fate, no matter what side of the spectrum we fall. This is compounding the sense of anxiety and frustration we are feeling day-to-day about potential homelessness from our eviction threat, as well as our everyday struggles with health, jobs, and education.

This is the news of no news. And if you find it boring and a little bit depressing – try living it. (Sadly, I’m sure many of you do…).

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Radical politics with a social housing agenda in early 20th century Woodlesford – lessons to learn from

If there’s one thing we can be sure about in this current period of uncertainty is that things rarely stay still for long and there is much to be learnt from history. At a national  level, we have seen a large-scale transformation of labour protections and social housing after Thatcher closed the mines and sold off council housing stock in the 1980s. Since then, our post-industrial towns in West Yorkshire have largely declined in opportunity for the working classes cut off from major commuter routes and housing ownership. For the city-focused, service-orientated middle classes opportunities have arguably soared, as they have benefitted from lower property prices and, in the Woodlesford/Rothwell/Oulton area, decent transport links to the growing urban powerhouse of Leeds.

To say things haven’t always been this way would be to state the obvious. The region’s working class coal mining history is well known, and is of course what birthed our post-WWII Oulton estate of Airey houses. But what about earlier than that? Was the creation of our 1950s council housing estate a bolt out of the blue inflicted upon a middle class region by a post-War reformist Labour government? The answer is a resounding “NO!” and — as with all rhetorical questions that preface a longer blog post — the rest of this short history explains why.

“Homes for Heroes”. These houses on Green Lea, now demolished, on were built by the Hunslet Rural District Council after WWI. This photo, looking east, is from a postcard sent from Woodlesford in 1923. The rest of the street, towards Highfield Mount in the distance, was completed by the Rothwell Urban District Council in 1939. Source: New Woodlesford

At the end of the 19th century and across the first quarter of the 20th, the area of Rothwell, Oulton and Woodlesford was a hotbed of radical politics seeking to transform the establishment’s conservative approach to issues such as housing, health and education.  Local co-operative man Thomas Henry Killingbeck was a key figure in much of this period and it is Howard Benson’s recent post about Thomas that inspired this blog today (I urge you to take out some time to enjoy this long read, which covers far more than this post’s potted history). What is relevant for us is the turbulent times between the 1890s and 1930s.


Taking back control: from private landlords to government housing

In 1893 Queen Victoria had already been on the throne for 56 years (!), William Gladstone was Prime Minister under a minority Liberal government, the UK saw its first national coal strikes, and the Independent Labour Party (ILP) was formed in Bradford. This party sat to the left of Ramsay MacDonald’s Labour Party and sought working class representation in political office. As a centre of radical grass-roots worker politics, Rothwell quickly formed its own ILP branch that same year and the party’s policies – such as free education and healthcare, social housing, a welfare safety net for the poor and disabled, an eight hour working day, and the abolition of child labour – are ones we now take for granted today.

Social housing came to the forefront of the Rothwell branch’s political agenda in the first decades of the twentieth century. The opening of Water Haigh colliery and Armitage brickworks in the local area had brought significant numbers of workers and their families to the region but housing construction did not meet demand. As Howard Benson explained:

“Many of the older houses, built from local stone, were cramped, infested with vermin and with only basic gas and water pipes. Practically all of them had outside toilets, or privies, often shared, which were just holes in the ground covered by a board with a hole in it. Ashes from the kitchen fire were spread on the human waste before it was collected by council workmen and taken to a local dump. Some cottages dated back to the 1780s and the early years of the 19th century. Built as investments by quarry owners many had been sold on to landlords who had no connection with the area and were only interested in collecting the rent.”

For years there was talk in the council that “private enterprise” would fill the housing gap, but projects and houses were not forthcoming, leaving workers with excessively long commutes or inhumane living conditions. While some of the town’s prominent figures, such the brickworks Armitage family, put a lot of time and effort into improving sanitation and utilities access for ordinary people, especially their workers, it was insufficient to meet overall need.

Even back then, government legislation enabled local councils to buy land for housing and borrow money for construction costs at cheaper rates but there was an ‘innate conservatism’ among council members who were reluctant to back a policy that would see an increase in their voters’ “council tax” bills as a result of such construction. But it was causing a local housing crisis affecting the poorest the most. The ILP and prominent local figures from across the political spectrum railed against such inequalities. In 1915, one year after the start of World War I, Thomas Killingbeck (a prominent member of the co-operative movement, ILP supporter and soon-to-be local councillor) wrote to the local newspaper stating that:

“Sir, I notice in your issue of July 31st that the miners have sent a complaint to the Executive of the Yorkshire Miners’ Association at Barnsley about the exorbitant rents charged to them at Woodlesford and district. One would naturally have thought this would be a most inopportune time to take advantage of the scarcity of houses, when all sections of the community are expected to show their patriotism by making some sacrifice for the benefit of the country… greedy property owners have been able to raise the rents to [a great] extent…

If a man can borrow money to build houses with, and make a profit on the transaction by letting the houses to the workers, surely the district council can borrow the money which is required, especially when we realise that local authorities can borrow at a far cheaper rate than any private individual can…

A couple of years ago the Local Government Board were anxious to help councils to build where there was a great scarcity of houses such as there was in this district. Had we elected two progressive representatives to the district council we might have had a large number of houses erected by the council before the war.”

Killingbeck’s observation’s and critiques of government inertia were astute. Just two years later, as Prime Minister Lloyd George became increasingly fearful of a 1917 Russia-style socialist revolution in Britain, the government embarked on a series of housing reforms which saw councils being given more subsidies and greater powers to borrow money for construction at lower interest rates.


Homes fit for Heroes

In a now-famous speech Lloyd George declared that “slums are not fit homes for the men who have won this war” and coined the phrase “Homes fit for Heroes”, foreshadowing the post-WWII housing drive that saw the creation of our homes on Wordsworth Drive and Sugar Hill Close. Before WWI was over, in 1917, the government gave the go-ahead for 100 new homes to be built in the Oulton Woodlesford area (though plans were sat on for many years). Then, in 1924, a minority Labour government led by Ramsay MacDonald and supported by the ILP managed to pass the Wheatley Housing Act, which increased government subsidies to local authorities for house building for low earning workers.

Lloyd George giving a speech. Photo source: World War I Centenary

While social housing numbers may not have grown enough to fully meet demand for growing industry in the area, these reforms on a national scale were recognition that the private housing sector, with its greedy landlords, was not equipped to offer the country what it practically needed, if workers were to live in adequate conditions within a reasonable distance of their jobs. More than that, it was recognition that the private housing sector, and its greedy landlords, were not suitable to offer the British people what they deserved: homes fit for heroes. In the early 20th century these heroes mined Britain’s coal and fought Britain’s battles in the First World War.

Today’s heroes in Wordsworth Drive and Sugar Hill Close also mined Britain’s coal until the mines closed in the 1980s. And they now staff Britain’s hospitals, teach Britain’s children and work for Britain’s armed services. Today’s heroes have spent decades contributing to this country’s economy in all manner of workplaces and through bringing up families. They deserve a secure and affordable roof over their heads, close to their workplaces and families. Private rental rates in Oulton and a lack of social housing might soon make this impossible.

What Oulton’s early 20th century history teaches us is that private landlords have rarely provided meaningful housing protections or an affordable roof over the heads of Britain’s workers. Government and local councils must step up and take responsibility. It also provides valuable lessons about the difference a radical grassroots politics can make  (in all party colours) to everyday life for Britain’s workers – we wouldn’t have social housing, national healthcare, free education and abolished child labour without it.

What a year!

A look back over 12 months of hard campaigning, small victories, and lots of community spirit.

While the winter of 2017 can be described as one of shock, as we found out our landlord wished to demolish our beloved 70 homes and evict a long-established community, the year of 2018 can be described as one of fight back, determination, and solidarity. As the year draws to a close, here’s a look back over some of our happier memories.

#SaveOurHomesLS26 Residents Action Group formed

We came together to form a Residents Action Group almost immediately as there was no way we’d take this eviction threat lying down. It only solidified our sense of community.

Representation and Advocacy

We’ve had the honour and the privilege to represent our campaign at a number of forums. In the last 12 months we have petitioned Leeds City Council to standing ovation, spoken at a Housing Advocacy meeting in Parliament, advocated councillors in their offices and hosted them on our estate, spoken to Housing Campaign Groups across the region, called into LBC to demand answers from then-Housing and Communities Secretary Sajid Javid, and many many more.

Stop the press!

Over the course of the year – but particularly in March and April – we were covered by the UK’s biggest news outlets: BBC local and national, the Guardian, Financial Times and ITV Calendar, as well as a range of smaller and/or local news outlets.

Our shining moment was an in-depth feature on BBC Newsnight on the 9th April 2018.

Power of protest

We’ve been known to hold a march or two (or three, or four… ahem) and this year we’ve really waved the banners! We’ve joined and made protests from Rothwell to Leeds – and we’ve even taken our case down to housing meetings in London.

Fundraising and Petitions

Our online petition gained over 2,200 signatures, with hundreds more gathered by the Residents Action Group on Paper. We have also managed to raise a few pennies on stalls, through our online giving page, and through generous donations from the Miners and Hands off Our Homes – a huge THANK YOU to everyone that contributed.

Twitter Takeover

Since joining Twitter, our Residents Action Group has tweeted nearly 3,500 times, and our Social Media whizz Hazell Field has added an additional 4,000 to that number. With thousands more from residents and other supports, that takes us to 10,000+.

Through Twitter we’ve reached councillors, MPs, other housing groups and ordinary citizens also concerned with our plight. Add to our momentum by tweeting #SaveOurHomesLS26

Airey Heritage

It has also been a historic year for the estate for other reasons (forgive the pun). This year we delved deeper into the rich history of Wordsworth Drive and Sugar Hill Close, and have learned more about Sir Edwin Airey – Leeds-born designer of these iconic 1950s Airey Houses. We’ve also shared what it means to still have connections to mining history, decades after the mines have closed. Meet some of our ex-mining residents on our “Meet the Residents” page.

Local Solidarity

Right from the outset we have been inundated with local support: from councillors representing all the major parties (especially Karen Bruce of Labour), Miners groups in Leeds, local news publications (such as the brand new LS26 Local), and neighbours from across Oulton, Woodlesford, Rothwell and beyond. THANK YOU ALL.

What a year!

2019 may be a big year for us too – the Planning Committee are aiming to meet in January and February and the legal battle may then commence.

Whatever lay in store, we are going to enter 2019 with as much oomf as we started 2018.


The cliff edge of despair: our Oulton estate is a homelessness crisis in waiting

One of today’s top stories is a black mark against our country: nearly 600 homeless people died last year, and there has been a 24% rise in the deaths of homeless people since 2013. Shocking statistics and entirely preventable tragedies. The people behind the numbers are not just rough sleepers, but also people staying in emergency night shelters and hostels. The Office of National Statistics has reported that more than half of these deaths have been caused by the “diseases of despair”: suicide, drink problems or drug abuse.

If we take into account the wider definition of homelessness – i.e. people living in temporary bed and breakfasts or sleeping on friends’ sofas – the number is likely to be much, much higher. After all, mental health problems and the “diseases of despair” do not go away just because you have a friend’s sofa to sleep on rather than a hostel bed or park bench. As of March 2018, the UK had 79,880 families living in temporary accommodation– a 64% increase since 2010. 

And what about those on the cusp of homelessness? What about those, such as the families in our Oulton estate, who are in a position of protracted housing insecurity with eviction looming on the horizon? I say this not as a means to jump on the bandwagon of a serious and sobering news story, but to join the dots of where we have got to as a society when it comes to housing and mental health.

On the cusp of homelessness

Last week Pemberstone sent around a letter of apparent reassurance to tenants – timed, as always, at the 11thhour (i.e. just before the Planning Committee meet to judge the application in January). It offers little in the way of detail, just a few italicised quotations from their May newsletter

For residents who have the oxymoronically-labelled “Assured Shorthold Tenancy” agreements it offered just one new titbit: if planning permission is given, Pemberstone will give a two-month window for tenants to extend their leases for two more years. A whole two years! No mention of rent rates during that period, no buffer against eviction in the end. 

What does that mean in practice? Three things spring immediately to mind:

1. The only power this gives tenants is to sign up to extending their own insecurity.There are no guarantees that families will be able to stay near their social and economic safety nets (family, friends, jobs, schools) beyond the two years. 

2. The truth about (un)“natural turnover”. Pemberstone have proposed a “phased” development model, which requires vacant homes at each stage of the process. Pemberstone’s exclamations that they expect “natural turnover” to free up these houses is disingenuous. By putting in this planning proposal in the first place (with its inevitable evictions), Pemberstone are creating an environment of acute insecurity, which pushes many people out – some long before demolition day. This is not “natural” turnover no matter how you repackage it.

3. Current residents may be able to get the new “affordable homes” – if they can wait until 2034. Pemberstone have also outlined that redevelopment may take up to 15 years, with no guarantee about which houses will be built first. Even if we take Pemberstone’s proposals at face value that *some* current residents *might* have preferential access to the “affordable houses” on the estate through a housing association, there is no indication when they will be built over that 15-year period. If it is left until the end, then there is no chance that the existing tenants will have a chance to claim them, because that means up to 15 years of families surviving on sofas, in temporary accommodation, or maybe being moved elsewhere by the council. In the end it all means that the community is well and truly broken. Will there be legal recourse to protest any delay once planning permission is given? I doubt it. As long as the development is underway, the landlord will at least be meeting their “affordable housing” obligation on paper.

The cliff edge of despair

Reactions to this letter within the community have been mixed, with some grateful for a small bit of breathing space (pushing off homelessness worries from 2019 to 2021). Others are furious that this disingenuous letter has come just before the Leeds City Council Planning Committee meet to decide residents’ fates, as if to pretend that there is some security for residents on the horizon. Overall, community responses can be characterised as ones of “despair”, which leads us back to the headlines.

Today’s story of the shocking rates of death among homeless people in Britain is part of a bigger story about the protracted housing insecurity and situations of despair that people face long before having to sleep on a park bench or in an emergency hostel. It’s not a giant logical leap to see the mental health and substance abuse impacts our eviction threat is already having on our community turn into the range of homelessness tragedies that dominant the news cycle this week.

As we keep saying on this website and elsewhere on social media, Leeds City Council have the chance to break this cycle of structural violence – which is not just enabled by Pemberstone’s actions, but also by years of the government’s social housing inertia. Turn all of our homes into protected social housing, and prevent dozens more families falling off the cliff edge of despair.

Leeds Outer South Community Committee Meeting – Update

In late November, residents of Wordsworth Drive and Sugar Hill Close had another fantastic opportunity to speak out about our fight. This time we met members of the Leeds Outer South Community Committee and put forward our concerns about Pemberstone’s proposed development.

The meeting was chaired by Cllr Karen Bruce and attended by senior planning and housing officers, including Victoria Hinchliffe Walker and Gerard Tinsdale, as well as other local councillors, including Judith Elliot, Stewart Golton and Neil Dawson. See the full list of Councillor attendees here.

Leeds Outer South 1

From the residents, the meeting was attended by Cindy Readman, Hazell Field, and Susan Gould. Pemberstone was invited but, unfortunately (and unsurprisingly), declined the invitation.

Cindy gave a powerful speech explaining the sense of community in our two streets and how, more than 12 months since the planning application was submitted, the anxiety is really taking its toll on residents’ physical and mental health. She shared stories of the impact of sleep deprivation as a result of the constant worry, and the physical and financial impact that campaigning to save our homes is having on so many members of this low income community. In response, the Committee showed overwhelming support.

Leeds Outer South 2
Cindy presenting to the Committee

Stewart Golton and Carmel Harrison of the Lib Dems put forward a recommendation that Leeds City Council look into buying the estate, seconded by Judith Elliot (Morley Borough Independents) and amended by Neil Dawson (Labour) to make it even stronger. We feel so heartened to have support from all the parties represented in the wider area. Karen Bruce (Labour) also recommended that the Committee put in an objection to the application, which adds vital ammunition to our fight.

It wasn’t all good news, though. A representative from the council confirmed that there is currently a 3 year (!) wait for a 3-bedroom council house in our area if the demolition goes ahead. But our hope and our fight is that this never has to become a reality, as temporary accommodation across the country is notoriously unsafe with health and security risks.

When Cindy asked about whether the council was taking into account equality, diversity and special needs within the community, they confirmed that a form would soon be coming round to collect that data. While we would also love Pemberstone and the Council’s whole Planning Committee to actually come over and meet us all over a cup of tea to find out in person about out lives, an official form documenting this is certainly a good start. We shall keep you updated as to what comes out of this meeting, and everything else.

As ever, the fight continues.

And with the Planning Committee meeting that decides our fate postponed again, we at least hope to enjoy one more Christmas in our homes.

Sorry seems to be the hardest word. ‘Politics’, not so much…

15 Oct

On Monday 15thOctober,* six members of the Save Our Homes LS26 group and Cllr Karen Bruce met with Mr Peter Mondon, a representative from Blue Marble. Sorry, Pemberstone. Well, Blue Marble and Pemberstone. And, according to Companies House, a range of other companies to boot: Astwood Contracting, Meteor West Developments Ltd, Meteor Chapel Developments Ltd, Wishaw Construction (Midlands) Ltd, Harper Group Management Ltd, PNM Services Ltd, and Harper Group PLC, J. Harper & Sons (Leominster) Ltd, Harper Group Construction Ltd.

Busy man.

Peter Mondon is the project manager for Pemberstone’s planned redevelopment of our estate and had to face the group of us himself. David Annetts, Director of Pemberstone, had a last-minute emergency that prevented him from attending. Which was a shame, as we have yet to meet someone of Pemberstone proper. And last time we met Peter Mondon (with his Blue Marble hat on at the Sports Centre community consultation last year) we seemed to have different understandings of ‘consultation’. Oh well, you know what they say about community engagement… tomayto, tomato, po-tay-to, po-tah-to.

Anyway, I digress.

This meeting was an important one as it was the first time ever that we’ve sat down face to face. It was not instigated by Pemberstone, but called for by us, in the hope that we might be able to get some clarity and guarantees. And I’m delighted to say that…*drum roll please*… tea and coffee was available throughout the entirety of the meeting. Yes, that was the only concession offered (and it was Council-provided). Maybe that’s not completely fair, but we didn’t get off to the best start.

An ITV journalist who wanted to sit in the meeting was refused permission by Mondon because Pemberstone hadn’t been given prior notice. Well, we hadn’t planned for her to be there either but thought it good for her to see the full discussion after interviewing us outside. Moreover, not only did Mondon conspicuously not say the word ‘sorry’ throughout the meeting (even when acknowledging that Pemberstone got the communication completely wrong in the early months), he was also not able to offer any reassurance about the future for current tenants post-planning decision.


Pemberstone’s rationale, as Mondon explained it, was that the houses are defective, and are deteriorating as per the results of their survey (see previous post for comments on that). Pemberstone have had to make a commercial judgement based on an assessment of the cost of refurbishment versus redevelopment. The company are adamant that these houses do not have enough historical value to warrant saving and, although some housing associations are interested, these organisations apparently won’t even countenance taking the houses over until planning permission has been granted.

Even the Leeds City Council members present were talking about what could happen if permission was granted. They noted that it might be possible to work on a “local rent policy”, which may would mean that the (over 150) residents could potentially get first refusal on the 11 affordable houses to be built in the estate (do the maths). Neil Evans, Director of Resources and Housing, said that the Council can set up an engagement forum to manage the development and communication between Pemberstone and the community throughout the redevelopment process.

It seems like a done deal!

Except we must have rattled Pemberstone. Mondon didn’t seem totally convinced they were on to a winner.

Maybe it was the campaign t-shirts we wore to the meeting and the protest we made outside. Maybe it was the journalist coming to report our story. Maybe it was the social media mobilisation we have managed to date.

Whatever it was, Mondon seemed rattled enough to state at the end:

“I don’t know if we will get planning permission – it might be refused for technical or political reasons. If it’s turned down and the reason is technical we will address that. Though if it is turned down, then I suspect it will be for political reasons. After that we would have to take stock and appeal to the Secretary of State”. 

‘Technical’ or ‘political’. Apparently, these are the only two reasons why a planning application might get refused. It seems like Mondon missed the memo about social vulnerability being a legitimate concern for overturning eviction threats. Social isn’t synonymous with political.

Here’s the rub.

All Pemberstone sees in this application is an investment. They purchased the estate nearly two decades ago with a view to make money. And – with a rental sector as unregulated as Britain’s – money-making through this type of investment has been as simple as:

  • charging rents
  • undertaking minimal maintenance
  • and asset-sitting until the properties are too expensive to repair, or the land becomes too valuable to sit on.

Any move (especially by a government) against a company’s right to discharge their asset as they see fit is seen as a political move designed to undermine their right to make money. That’s their black and white. But it’s not the only side of the story.

What we hope the council won’t forget in this process of being razzle dazzled by the prospect of new executive housing in an ex-Coal Board estate, is that there are real social vulnerabilities to take into account. And in the face of ever-decreasing council house options for low income families, private landlords must be held to a high standard of tenant protection.

We have heard time and again that councils across the country fear turning a development planning application down on anything other than technical grounds, because the corporation will launch a costly appeal with their army of well-paid lawyers. And in this age of austerity, councils can’t risk their budgets by fighting a losing cause.

But don’t let tricksy words like ‘politics’ fool you. This isn’t a ‘technical’ or ‘political’ binary choice. There is a real human concern behind the redevelopment plans.

Chair of the Resident’s Association Cindy Readman couldn’t have laid out the case better in our meeting when she named a number of families and individuals on the estate who have physical health issues, mental health issues, mobility difficulties, and financial struggles – all worsened because of the anxiety this application has caused. Our neighbours and friends, our own families – people that Pemberstone and the Council don’t know beyond a name on a tenancy contract.

Pemberstone may not have offered us much by the time the meeting was over, but I hope we’ve given them and the Council some important food for thought.

Technicalities, politics, social vulnerabilities. Tomayto, tomato, po-tay-to, po-tah-to, ?


15 Oct (2).jpg

Details of the meeting:

Meeting:         Save Our Homes LS26 Residents Association meet with Pemberstone

Date:               15 October 2018

Location:        Leeds Civic Hall, Labour Party Offices



Save Our Homes LS26 Residents Association

Cindy Readman

Susan Gould

Mavis Abbey

Hazell Field

Robert Walker

Jessica Field



Karen Bruce, Councillor – Rothwell Ward



Peter Mondon, Oulton development Project Manager (Blue Marble/Pemberstone)


Leeds City Council

Martin Farrington, Head of City Planning

Sarah May, Housing Growth Team

Richard Lewis, Executive Member for Regeneration, Transport and Planning

Neil Evans, Director of Resources and Housing


Apologies:      David Annetts, Director of Pemberstone, who had an urgent issue that prevented him from being able to make the meeting.