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Streets in the sky – Towards improving the quality of life in Tower Blocks in the UK

Executive Summary

This report was prepared for the National Sustainable Tower Blocks Initiative, an informal grouping of voluntary organisations. The Initiative is seeking to discover and implement ways to make Tower Blocks more sustainable places to live.
There are over 4,000 tower blocks, homes for perhaps 800,000 people. The Government forecasts that 4.4 million new households may form in England by 2016, and there is severe pressure resisting further building on green-field sites.

The problems
Tower blocks face many problems, most of which relate to all poorly-maintained social housing. Some relate to physical conditions; others to management and allocations policy issues. Image is often a draw-back and services provision a consistent problem. So tower blocks are often seen as problems rather than resources. The majority of tower blocks are owned by local authorities, who in many cases favour demolition. A number are now run by housing associations, and this will increase markedly in the next few years. If conditions are to improve, the physical environment and social qualities of the community must move forward together. While negative perceptions are commonplace, they are by no means universal, and many residents are proud of where they live.
Tower block accommodation is not suitable for families with children. This leaves two main options: young people without children, and middle-aged or elderly people. In general it is possible to make tower blocks cater successfully for these groups. They can be particularly popular with elderly people, if a high standard of security is maintained.
Demolition may be the best option if the block is structurally unsound, or deeply mired in social problems. Refurbishment is the alternative, and there have been many innovative approaches. Reducing the numbers of families with children in tower blocks will have a long-term bearing upon the community that develops. Implications, for service providers and residents, must be addressed.

Potential of Tower Blocks
An integrated approach is necessary for improvements, through
• long-term community development;
• provision of quality services; and
• physical improvements.
Tower blocks have some advantages for developing sustainability:
• they allow housing needs to be met while minimising land use;
• they can provide security
• they can leave a smaller ‘ecological footprint’;
• they form a self-defined unit for economic opportunities;
• common systems can have anti-poverty benefits;
• and, of course, there is the view.

Towards sustainable development
Refurbishment can cost up to £5 million, whereas demolition may cost around a tenth of that. Finance is usually easier for new-build. Demolition means new houses, usually requiring more land.
The development of more sustainable tower blocks will need:
• Suitable Funding systems;
To strengthen incentives to tackle problems in tower blocks rather than knocking them down;
• An appropriate allocations policy and a stable population.
One which admits people who are suited to, and content with, tower block living.
• Effective security systems
• Better social space and surroundings
• Effective community democracy
There are a number of different ways in which residents can participate
• Adequate service provision
The form of tenant organisation will have a great bearing on the way services are provided.
Support for change is needed at many points. This could come from the landlord; from regeneration partnerships; or from NGOs. Agencies may need education and capacity-building to develop a culture and approach which supports community democracy.
Conclusions and Recommendations for Action
• Adequate security systems are fundamental to the success of tower blocks as good places to live.
• Effective and accountable tenant and neighbourhood-level management is also a fundamental building-block for change and improvement.
• Given adequate security, effective management, and an allocations policy that helps build a stable and suitable population, there is no reason why most structurally-sound tower blocks should not become attractive places to live.
• High-rise housing has a role to play in regenerating our cities. We would therefore recommend that there should be no further demolition of inner-city high-rise buildings until there has been, for each block, a full assessment of the alternative options for refurbishment.
• It is not likely or realistic that all blocks with problems will be demolished in the near future. There is a clear case for a more strategic approach to refurbishment, and this should be designed to increase local sustainability.
• The Government should recognise the potential value of tower blocks, develop a clear policy, and review current financing mechanisms.
• Local authorities and regeneration agencies should recognise the potential of these assets and establish more sustainable management practices.
• The development of a national network of tower block residents groups should be encouraged and supported.
• A more positive image of tower blocks could be encouraged with, say, a ‘National Tower Block Day’.
High-density inner-city housing is likely to become a priority over the next ten years, both for young professionals and older people. Use of the best available refurbishment techniques alongside community development would show that there is a lot more that can be done with Britain’s high-rise stock.