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for greatly increased discretionary and standard grants may attract more
applicants, it seems doubtful whether in areas where conversions have
already extensively taken place there will be any substantial demand for
discretionary grants. It is also doubtful whether these will result in any
substantial provision of extra housing accommodation. It seems much more
likely that discretionary grants will be mainly claimed by owner/occupiers.
Collectively, the possibilities are clearance and redevelopment;
comprehensive treatment on a "structure plan" which may include "action
areas"; area improvement; rehabilitation; combined operations. Between
these it becomes a difficult process to reconcile idealism and reality.
The decision as to which plan to adopt must be conditioned by:-
The magnitude of the problem.
Ability to rehouse resident population during and after
the operation.
Financial considerations affecting the local authority,
owners and tenants, including the cost of land and
properties, rent levels, the cost of building and the
cost of repairs.
Population size, type, density and stability.
Number of dwellings per acre.
Available land and ownership.
Condition of premises from the point of view of age,
structure, amenities and usage.
Use of premises-industrial, commercial or residential.
Type of premises-detached, terrace, flats, tenements,
number of storeys, basements.
Ownership of premises.
Existing commitments on other redevelopments.
Type of occupation-owner/occupied, multi-occupied,
furnished or unfurnished rented.
Geographical considerations.
Restrictions on redevelopment-density, day lighting,
restrictive covenants.
Roads, open spaces and transport. (In the fourteen
London boroughs where housing problems are most acute,
slum clearance and redevelopment, new schools, roads and
open spaces call for about three times as many households
to be displaced as corresponding works in the other
eighteen London boroughs).
For many reasons, clearance may not be practicable. For many
reasons, it may not be in the best interests of many existing residents
in the area. Property rehabilitation is one alternative.
Some seven years ago a decision was taken to adopt this policy in
respect of an area of approximately 150 acres in the Golborne and
Colville areas of North Kensington. The background considerations were
the facts that this is the smallest (2,950 acres) and most densely
populated (75 persons per acre) of all the London boroughs. It has the
highest percentage (7.3%) of households living at an occupation density
greater than 1½ per room; the highest percentage of 1-person households;
the highest number of those occupying one room (14,720) and living in
shared dwellings. It also has the second highest percentage of
persons living at a density of more than per room (10.2%) and the
second highest percentage (47%) of households living in shared dwellings.
In the latter it has the highest percentage (63.7%) of households
having to share an inside W.C.
The population includes the highest percentage (26%) of persons
born outside the British Isles.