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Regenerating Battersea - a model for the future?

The development surrounding Battersea Power Station is far from the neglected brownfield site it once was. Does this development serve as a blueprint for the future of British housing projects?



It is striking how the area surrounding Battersea Power Station has morphed in the space of 10 years. Though a Grade II listed building, the power station itself sat empty until its public opening as a complex in October 2022. The area is now thriving as locals and visitors explore the shopping and food outlets - the Power Station even offers half term activities to cater to the 'family' people - a far better alternative from the smell and density of Central London. In 6 months, the Power Station recorded 5 million visitors and it is likely that, with the ongoing construction of multiple housing complexes along the Northern line at both Battersea and Nine Elms as well as new outlets planned within and around the Power Station, visitor numbers will increase.

Inside the Battersea Power Station complex - circa. October 2022
Inside the Battersea Power Station complex - circa. October 2022

Outlets have already touted the success of the Power Station development, with The Edge Malaysia, liking the area to a typical '15 minute neighbourhood' and reporting that over £700 million in residential sales have been made. The Northern line extension recorded over 2 million journeys within 6 months of opening and Battersea Power Station receiving 60,000 passengers per week (March 2022). It takes a mere 15 minutes to reach the heart of the West End on one train. The Northern line extension *could be* considered a 'success story'. Unlike other railway projects, the Northern line extension was under budget - a loan of £1 billion from the Public Works Loan Board was given to the Greater London Authority and the repayment of the loan is to come from the private sector through business rates and developer contributions. Martin Gosling, the director of the NLE (Northern line extension) project, has praised the funding model and indicated that it could be used elsewhere.


Despite the strong visitor numbers, housing sales and tube ridership numbers, this project has certainly faced its controversies. What The Edge, the Battersea Power Station Development Company and Peabody fail to mention is that, on the condition of the transport and redevelopment project of the area to be reliant on private sector financing, the number of affordable homes offered from the development decreases to 386 meaning that affordable housing offered within the estate is slashed to 9%. This is almost a half reduction of the 636 affordable homes promised originally. The reduction (which was jointly agreed with the former Conservative administration of Wandsworth Council) and subsequent opening of the estate has come at a time when 3,500 families in Wandsworth are considered 'statutorily homeless'. Whilst thousands are waiting for housing, Foxtons at Vauxhall are letting a 3 bedroom flat to rent within the Power Station for £3,950/week, studios are being sold for £560,000 and villas for £7 million.


Housing is not the only issue regarding affordability. The funding conditions for the Northern line extension are that the stations along the extension are placed within Zone 1. The location of Nine Elms and Battersea Power Station make it odd for the stations to be in Zone 1 given that Kennington and Vauxhall (stations that are geographically closer to Piccadilly Circus than Nine Elms and Battersea) are located in Zone 1/2. The classification of the extension stations to be in Zone 1 has allowed developers to hail the proximity of the development to Central London. This funding clause or 'term and condition' inevitably has made it more expensive for local residents (who have resided before the development but whose property the extension benefits) to travel to other parts of London.


Urbanism at Battersea Power Station - many housing units are still under construction
Urbanism at Battersea Power Station - many housing units are still under construction

It almost seems to be the intention of the developers to bring in a new 'community' to the area. By putting affordability on the negotiating table, the developers are diluting the original community with a new wave of affluent individuals and couples - some of these people will never even step foot in Battersea.


The 'Battersea Model' has shown that housing is not a right but instead a privilege. Whether that is a good thing or a bad thing is down to personal assessment. Hundreds of development projects similar to the one surrounding Battersea Power Station are under development across London.

Is it a blueprint for the future? As the Government and local authorities 'attempt' to find cost-cutting solutions to tackle the housing crisis, it is certain that this will not be the last we see of this type of development. Though, it is more difficult to replicate on a national level due to the lack of advancement of public transportation systems outside of London. If Battersea's development is to be replicated, the authorities must not ignore the affordable housing question because as a consequence of pushing through this style of development, affordable housing will become closer to extinct.

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