Category Archives: Battersea Power Station

Battersea Power Shopping Station

The reopening of Battersea Power Station last week drew a lot of publicity, much of which summarised the contents of Up In Smoke, my book on the power station, while sanitising most of the politics.

The reason I wrote the book was because I felt that much of what has happened to modern London – indeed, modern England – could be located within the bricks of the power station.

Battersea was always a symbol of prevailing trends and it still is today – from industrial powerhouse to decrepit ruin, reimagined as a retail experience for the ultra wealthy. Here is a landmark piece of British architecture on a patch of prime central London once owned by the British state but sold for a pittance to chaotic private enterprise only to end up in the hands of another country’s state pension fund.

If that doesn’t highlight the relationship between the short-sightedness and failure of imagination of privatisation and our current economic situation, where just about every British asset seems to be owned by other countries, I’m not sure what does.

When writing the book, I found one of the most honest interviews to be with Sir David Roche, the power station’s overlooked first developer. Sir David came on the scene in 1983 after a distant relative saw a competition in the Times inviting applicants with ideas to redevelop the power station. Roche’s relative, an architect, wanted to build a science-theme park but Roche went along with it but privately thought that was a daft idea.

“To me,” he said. “It was a shopping centre.”

Roche’s secret plan was to come up with a design that had a few rides in prominent places in and around the power station, while filling most of the space with shops. “We’d win the competition on the basis it was a theme park as that is jolly nice and makes people comfortable and exciting. But to make money it had to be a retail destination.”

As cynical as he was, Roche has proved to be completely correct, it’s just taken 40 years for everybody to admit it. The problem at the time was that Tory-controlled Wandsworth didn’t want to build shops because they didn’t want to threaten Clapham Junction town centre, just as they didn’t want to build houses because they didn’t think people would buy them. The fact there was no other viable use of the power station – an art gallery is a lovely idea but it’s too damn big – meant developers were forced to conceive completely unpractical uses for decades. That only changed when Wandsworth admitted that okay, maybe shops and houses were a good idea after all – but only for really rich people. By then, most of the developers either went bankrupt or sold to people who would eventually go bankrupt.

Roche was one of the latter. To make the theme park idea work he needed somebody with experience and brought on board John Broome, the owner of Alton Towers. Broome was even more cynical than Roche and outmaneuvered his rival to take control of the consortium, paying Roche a tidy sum to walk away – before going bankrupt trying to achieve the impossible.

That made Roche the first of several developers to pocket a tidy profit without have done all that much to earn it.

“It was mega bullshit by lots of people including me,” he admitted quite cheerfully. “But the problem with bullshit is it can sometimes work but when it doesn’t the whole thing falls apart.”

Welcome to Britain 2022. We hope you enjoy your stay.

“The building doesn’t represent or resemble anything other than itself.”

I was delighted to be sent this excellent article about Battersea Power Station by Richard Garvin, who introduces himself as a writer and retired English professor with an interest in architecture. Richard recreates great buildings from Lego and then writes about them on his blog, combining his appreciation of architecture with his deep knowledge of literature. For Battersea Power Station, that means using an absolute ton of Lego red bricks – and then references to Shakespeare, TS Eliot, John Milton and, er, me – Richard drew much of the factual content of his post from Up In Smoke, my book on the power station.

Richard Garvin’s awesome model of Battersea Power Station

This served as a welcome reminder of the ability the power station still has to influence, inform and intrigue upon people’s thinking as well as the value my research has for others. Richard writes wonderfully about how the power station has been used in film and TV, something I explored in Up On Smoke but which he develops more fully. I also particularly enjoyed Richard’s thoughts on the strange, powerful architecture of the power station, which he astutely summarises is completely unlike anything else “other than itself” – which is precisely why it is been used so brilliantly in films and TV programmes such as Richard III, Children Of Men and 1984.

Read it all for yourself here.

Americana in Perivale

Maybe it’s just me, but Perivale is one of those London places names that always make me want to snigger. It’s also the unlikely location of one of London’s most beautiful buildings, the Hoover Factory.  The building has recently been turned into flats, which meant I got to look around it when writing a piece for the Telegraph.

I’d only ever driven past it before, so seeing it up close was a real treat. I even took some photographs. None of the interior I’m afraid but take my word for it that it’s been converted in the best possible taste.

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The premise of this piece was that the Hoover, along with several other buildings in the area, represent a brief flowering of Americana in London – that is, buildings that are billboards and look like they belong alongside a Californian freeway rather than next to A-road in suburban west London. I’m not sure whether “Americana” as a distinct architectural term even exists, but I know what I mean when I use it.

When I was at Time Out, we named the Hoover one of the Seven Wonders of London. You can tell why when you get a close-up gander of the entrance. What a beauty!

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The Hoover was built by Wallis, Gilbert & Partners, who called their style “fancy factories” and admitted the influence of not just American factory architecture but also Madison Avenue advertising techniques. Their most accomplished vision was the Firestone Factory, which was infamously knocked down on August Bank Holiday weekend in 1980. As a result, Michael Heseltine hastily listed a number of other buildings from the same era, including the Hoover and Battersea Power Station.

The Firestone was a stunner. As anybody who has driven along the Great West Road knows, there are still several other amazing buildings of this type in the area – there’s surely a book to be written about this unique collection of London buildings.

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Despite all that, my favourite building in this style might be one that is outside London. The India of Inchannin building is located on the road between Glasgow and Greenock and is too cute for its own good. Read more here.

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Reversing the ferret: affordable housing at Battersea Power Station

The Evening Standard, usually a reliable cheerleader of the Battersea Power Station redevelopment, reports that the already limited affordable housing commitment is being slashed in half.

The argument appears to be that as the bottom is falling out of the luxury homes market because of entirely predictable problems of over supply, the developers can no longer afford to build the sort of homes that people actually need. The commitment had originally stood at more than 600. By the time I wrote Up In Smoke, my book about the history of Battersea Power Station, this had been reduced to 565 units – around 15 per cent of the total number of new flats. Some of these have since been moved to another location – ie, nowhere near the posh flats going up round the power station itself.

The Standard says the developers now want to build only 386 affordable homes – around 9 per cent of the final residential offering. That’s because following escalating costs caused by Brexit, they need to focus their finance on renovating the power station itself and building the new Northern Line extension. It’s the sort of trick used by developers all around the country as they attempt to weasel their way out of already meagre commitments, and at Battersea they can do this without making a new planning application or holding a public consultation by using a “deed of variation”. Conservative Wandsworth Council, whose commitment to a developer-led solution to the power station has been steadfast despite three decades of excruciating and occasional hilarious disappointment, are unlikely to object.

Ah, the irony. When I interviewed the amiable Rob Tincknell, the development’s chief executive, in 2014, he boasted it was only the developer’s commitment to the Northern Line extension  (NLE) that was allowing the already limited amount of affordable housing to be built in the first place. Without the NLE, he insisted, they would never be able to build this number of affordable units.

Now the argument is reversed. Because they have to build the NLE, they can’t afford to build as much affordable housing. It’s a classic piece of power station sophistry to match that of the recent decision to transform some planned residential units into commercial, despite earlier assurances that they having developed the perfect ingredients for a mixed use scheme they’d be fools to change their minds.

Tincknell told me in 2014 via email: “BPS makes its section 106 planning contributions in two ways. The first is a £200m plus contribution to the Northern Line extension (NLE), the second is 15% affordable housing or 565 units – the largest amount ever built in Central London.

The important point to note is that the NLE project allows the development density in the district of Nine Elms to nearly double. Therefore, without the NLE the density at BPS would be about half (like the previous planning consent) and therefore even if there was a higher level of affordable, say 30%, it would be a percentage of a lower figure and therefore the city wouldn’t get any more affordable than they do now.”

Suddenly, all that has changed.

The developers claim they hope to restore the missing 250 units at the end of the build.

I wouldn’t hold your breath.

Big Capital – Anna Minton

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There is no bigger issue in London politics than housing. It’s probably the most significant reason London voters of all ages and from almost every social background turned to Labour in such numbers in last week’s election, and I wonder if the demographic changes caused by the capital’s out-of-control housing market had wider repercussions, as yet unexplored.

Was it partly responsible for the hollowing out of the Tory vote in Kensington, where the wealthy British are being replace by non-voting non doms? Are suburban constituencies being affected by the presence of recent graduates, unable to afford property of their own, and living with parents in the previously Tory-voting shires? What about those who have been forced to leave London because of prices – are they going to turn the country red wherever they end up? For many people under 50 – as well as older, concerned for their children and grandchildren – it is housing, not Brexit, that is the prism through which everything is viewed.

So how did we get here? Anna Minton’s Big Capital provides many of the answers. A few decades ago, this would have been published with a blue cover by Pelican, one of those great, short, cheap books that simply and effectively explained a moment in society for a wider audience.

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With the minimum of fuss, Minton explores the historic reasons for the housing crisis – right to buy, planning laws, changes in the way benefits are distributed, overseas investment – and then shows how these have affected London. She shows how the luxury housing bubble has impacted Londoners further down the scale and highlights what happens to people and property after councils, frequently Labour ones, elect to blow-up estates and sell the land on the cheap to developers. She even spends some time in the marketing suite at Battersea Power Station, where she discovers the way developers are encouraging people to invest in a lifestyle rather than simply buy a home for their family.

Minton is interested in what this has meant for people, and she talks to renters, campaigners, developers and politicians, as well as those who have been forced out of London by hostile redevelopment.  She wraps things up by looking at a handful of possible alternatives to the mess we are in – the most simple yet impossible of which is that the state starts taking responsibility and builds places where its citizens can live.

There has been a consensus against council housing for decades but as the election showed, there is a renewed appetite for state spending where it’s clearly seen that the market has failed. A national policy of housebuilding should be simple vote-winner but as long as the Conservatives view right-to-buy as the flagship achievement of the Thatcher years, they won’t be able to face up to the continuing disaster they helped unleash in the 1980s, assuming they even want to. Labour under Corbyn do not have such a shibboleth, which goes some way towards explaining their success in London despite any discomfort with the party’s policy towards Brexit.

Big Capital is a short and angry book, filled with data, case studies, interviews and personal opinion. This was a style Minton first used for 2009’s Ground Control, a prescient and important study of New Labour regeneration on UK cities. Minton was the first person to seriously highlight nagging doubts about New Labour’s regeneration policy, looking at the way communities had suffered because of failures of planning, design and basic humanity. Most memorably, she looked at the issue of private control of public space, an increasingly important topic in an age when developers are given larger and larger areas of land with which to do as they please, making their own rules along the way. It was groundbreaking, as so much of this seemed to have happened while people were looking the other way, seduced by the buoyant economy before the crash of 2008.

Big Capital isn’t quite in that category. There’s little here that isn’t already well known or hasn’t been covered many times before. Its value, though, is to join the dots and to gather everything together in one place. As a textbook primer on where we are today, it’s essential.

 

Fiddling with the ingredients at Battersea Power Station

When I interviewed Rob Tincknell, chief executive of the Battersea Power Station development, for my book Up In Smoke, he went to great lengths to explain why the plan would be a success, not just as a business but as a new piece of city.

Well, he actually used the words “urban village”, but let’s try not to blame him for that.

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Tincknell enthused about how carefully they had worked out the exact mix of residential-commercial-leisure space in a way that would create the perfect “place” – a real destination that people wanted to visit. This was the social science of “placemaking” and the developer had published numerous reports and beautiful but boring books to explain their position.

He proudly told me the precise numbers: “57% residential. Of the remaining 43% that’s about 3.4m sq ft, 1.2m retail and restaurants, 1.7m sq ft of offices and the balance  in hotels, leisure and community space.”

These numbers, he insisted, were sacrosanct – they were the recipe that made the cake rise.

“It’s an appropriate density for the centre of the city,” he said when I questioned the scale of the residential aspect. “This level of density has been proved all round the world as a density that works. It creates a critical mass so the shops function, the public transport works, there’s a buzz and that’s what people come for. You create this mix of uses, this cocktail that you really believe in, you have to stick with it, you can’t fiddle with the ingredients.”

Guess what?

That’s right, the ingredients are now being fiddled with. According to an interview with Ticknell in the Financial Times,  the bottom has fallen out of the luxury flat market, causing problems for the power station model. But riding to the rescue are Apple, whose decision to move into the power station’s vast office space in 2021 has undoubtedly been a gigantic coup for the developers. Now, with Apple proving such an attractive hook, Tincknell is talking about turning over more of the residential aspect to offices. He told the FT that at least one planned building in the third phase of the scheme, designed by Frank Gehry and Foster + Partners, was under consideration for a change of use.

“I could easily see us adding another million square feet [of offices],” Tincknell says. “The great thing about a long-term scheme like this is we can adjust with the markets. If there’s no residential market and a very strong office market then we will build offices.”

It looks as if that perfect cocktail is being shaken not stirred.

For Up In Smoke, Tincknell promised me “that we are genuinely committed to creating a brilliant community. We feel very passionate. It will only make the place better. We have a responsibility to London. We are doing things way beyond the remit of the site so it fits in with London and genuinely improve the quality of life. If we succeed in that goal the value of the commercial and residential assets will rise and it will be a great place to live and visit. You can’t just develop it and run away, it has to work.”

On that latter promise, we’ll just have to wait and see.

 

 

Podcasts, radio and Ray Davies

bps-ray-daviesI have recorded a podcast with N Quentin Woolf for Londonist about Battersea Power Station. It covers the full history of the site, looking at the history of the power station, the property battles, failed dreams and possible future.

On Friday, I will be a guest on Wandsworth Radio at around 6.30, again talking about Up In Smoke and the power station.

The image above, incidentally, is a screengrab from Ray Davies’s excellent 1984 film Return to Waterloo, starring Tim Roth and Ken Colley, which is set largely aboard the 8.52 from Guildford to Waterloo. Recently released on DVD, I review it in the forthcoming edition of Uncut.

 

 

 

Miss World and the ruin of London

I have two events coming up where I will be discussing Battersea Power Station in collaboration with other writers. At the excellent Bookseller Crow shop in Crystal Palace I will be teaming up with Rob Baker of Another Nickel In The Machine for a London Night, where we will talk about low culture and high jinx in London. My talk will focus on some of the finer pop culture moments associated with Battersea Power Station, while Rob will talk about his blog, his book (Beautiful Idiots And Brilliant Lunatics) and the Miss World protest of 1970.

This will take place on Thursday September 15th at 7.30pm, £3.

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This will be followed by a London Society event with Owen Hatherley, where we will discuss the redevelopment of Nine Elms and Battersea, and debate the limits of preservation and conservation in a talk titled The Ruin of London. This takes place at the Gallery on Cowcross Street on Sept 20th from 6.30pm.

Talking about Battersea Power Station

A lovely review of Up In Smoke has appeared on the London Society website this week, and I will be talking about Battersea Power Station at a London Society event alongside Owen Hatherley in September. More information on that soon. Owen and I discussed architecture and music on Resonance FM a few weeks ago, and you can listen to that here.

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Before that, I’ll be one of three speakers at a Londonist event on July 20th at The Pipeline on Middlesex Street, E1. I will tell some strange tales about Battersea Power Station, Amy Dickens will discuss her blog about commuters and Matt Brown will tell us that everything you know about London is wrong, which also happens to be the title of his latest book. All that for a fiver and chance to say hello. Doors open at 7pm.

To give you a taste,here’s a blog post I wrote about the power station’s current predicament for the New Statesman. I’ve also recorded something for their City Metric podcast – more information on that as it comes.  

 

 

Tate Modern – a tale of two power stations

I went to see the new Tate Modern extension yesterday and very impressive it was too. The extension by Herzog & De Meuron manages that rare trick of looking new and exciting while also reflecting the character and style its neighbouring building. It reminded me a little of the way the British Library sits so comfortably yet confidently next to St Pancras.

 

The interior is also neatly done, despite some very peculiar shapes in corners. There appears to be more public space than in the original galleries – although that may be because it was filled with only 100 or so journalist rather than several thousand tourists – and it feels genuinely sociable, as well as realistically industrial. The viewing platform on the 10th floor is great, although the vista to the south is sadly blocked by the hideous tower to the left of the image directly above.

The art was fun too, featuring some great oversized installations on the second floor, plus a mix of disciplines – including incredible street photography taken in Newcastle – and loads of women and international artists.

Naturally, this sensitive, thoughtful and exciting treatment of what was once Bankside Power Station got me thinking about its older sibling along the river in Battersea. Both buildings were the work of the same architect, Giles Gilbert Scott, and so naturally share a similar style, most notably the use of decoration on the brick envelope to dress the mass, making it more palatable. Some critics believe that Bankside is the better building, describing it as Scott’s masterpiece.

It is certainly a fine building but I’m not even sure I was aware it existed until it was converted into Tate Modern in 2000. I would have walked past it, sailed past it, looked straight at it numerous times – but the fact of its existence escaped me. This is not uncommon I’ve found and Bankside, for many, only became noticeable when it was turned into an art gallery, finding in its second life a prominence that had eluded it for decades – and perhaps this invisibility is something Scott should be commended for, as the power station’s presence on the river opposite St Paul’s was immediately and understandably controversial.

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This is all in stark contrast to Battersea, a building that once seen is impossible to forget and which has always had a prominence you rarely find in industrial buildings, let alone their ruins. Only now, as Battersea disappears behind a curtain of contemporary glass and steel is that threatened – so while Bankside eventually found visibility in its afterlife, Battersea faces obscurity, with the thoughtfulness of the Tate’s new extension highlighting the brash ugliness of the new developments around Battersea.

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As ever, one ponders alternative presents to that in which we find ourselves. When it became known in the early 1990s that the Tate was looking for a second building, having acquired a collection too large to be contained within the original Pimlico gallery, campaigners at the Battersea Power Station Community Group wrote to the trustees, suggesting they make a bid for Battersea Power Station, then still in the hands of theme park magnate John Broome but already in a terrible state. This, they argued, would make the perfect location for a new art gallery: it was huge, impressive, historic and directly across the river from the Pimlico site. Romantic as this might have been, Tate’s trustees – possibly alerted to the idea of using a power station by the campaigners – instead plumped for Bankside, which had closed in 1981 and facing demolition, for entirely practical reasons.

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Inside Bankside before the art arrived

For one, Bankside is much smaller than Battersea, only a third the size. Secondly, Bankside is much easier to get to, surrounded by tube and rail stations, and even a new bridge to the City, while Battersea is strangely isolated despite its prominent location. Thirdly, Bankside wasn’t listed, making it much easier to convert -and later, to stick gargantuan limpet-like extension alongside, when it turned out the original building was too small.

Bankside was saved and the arrival of Tate helped precipitate a huge cultural change along that part of the river. Further west, however, Battersea’s struggles had barely begun.

Up In Smoke: The Failed Dreams Of Battersea Power Station published by Paradise Road.