London borough will soon be preserve of ultra-rich and ultra-poor, says report
It has a place in the popular imagination as the spiritual home of the leftwing intelligentsia, its name synonymous with fashionable, middle-class metropolitans and – often said disparagingly – with Guardian-reading views. But perhaps not for too much longer: Islington is changing as a wave of "supergentrification" fuels its colonisation by London's financial elite.
Exploding property prices mean that the middle-income, middle class professional families – teachers, mid-ranking civil servants, doctors, lecturers and journalists – who have traditionally made up the Islington "chattering classes" can no longer afford to put down roots, a phenomenon researchers say will over time transform the character of the borough.
By the end of the decade, families who do not qualify for social housing will need to earn £90,000 a year just to afford to rent in the area, while house-buying will be out of reach for most, leaving the borough a place where "only the very rich and very poor can live", says the study.
The research, commissioned by the Cripplegate Foundation, a local poverty charity, concludes: "This will leave Islington polarised, with very wealthy families at the top, a youthful transient and childless sector in the middle, and those on low incomes at the bottom, living in social housing."
Islington has had many famous residents, including Lenin and George Orwell, who reportedly loved its run-down seediness. The former prime minister Tony Blair famously lived there in the early 1980s and 1990s, triggering a wave of acerbic rightwing jibes at "Islington person", a decadent, liberal leftwing type who embodied all the values alien to "middle England".
But it was also home, for a time in the 1990s, to the Daily Mail editor Paul Dacre, and is now as likely to be associated with wealthy Conservative residents, such as the London mayor, Boris Johnson, and the former international development secretary Andrew Mitchell. It has also had a smattering of Hollywood glamour, with residents including Kate Winslet, Emma Watson and James McAvoy.
According to the report, welfare reform and low wages will drive out to the suburbs increasing numbers of working-class residents, especially single parents and large families, who will be unable to afford market rents because of tighter limits on housing benefit.
The report's co-author, Faiza Shaheen, a researcher at the New Economics Foundation, said widening social inequality and the gradual exclusion of low and middle-income families in Islington is replicated in other areas of inner London, such as Camden and Hackney, with potentially damaging effects on the stability and health of local communities.
Both high- and low-income residents interviewed for the research were concerned at what they saw as a waning sense of community as rich and poor lived increasingly separate lives. The poor felt resentment at being "locked out" of their neighbourhoods, while the wealthy expressed "a fear of the unknown" – a heightened sense of suspicion of poorer residents.
Relatively high-earning young professionals expressed frustration that they could still just afford to rent rooms in flatshares, but were unable to settle down. "Jenny", a consultant working in Canary Wharf who was interviewed for the research (and has since left the borough), was paying £1,000 a month for a room in a shared house. She said: "I think Islington will basically turn into somewhere like Kensington and Chelsea, where only the super-rich can afford to go."
Prof Anne Power, a London School of Economics housing expert and longtime Islington resident, said: "At the moment, there's no clear evidence that the middle is being forced out of Islington – in fact it is still dominant. But if trends continue as they are, then it will become a different place. It maybe won't become as 'empty' as places like Kensington and Chelsea, but it will become emptier; and that's when a place starts to lose its heart."
Paul Williams, head of the Islington office of Savills estate agents, said anxieties about the changing nature of Islington had existed for years. The transformation started back in the 1990s, when "City and legal money" booted out the more "avant-garde and bohemian journalists". Despite the current changes, it he felt it was unlikely to lose its distinctive character, he said: "I'd be staggered if Islington went the way of Fulham."
Property prices have more than doubled over the past 12 years in Islington – house prices in the borough currently average £580,000 (more than £1m for terraced family homes), though this figure is higher in the sought-after white-stuccoed Georgian squares around fashionable Upper Street.
Jeremy Corbyn, Labour MP for Islington North, said: "£1m homes are not uncommon in Islington. Fifteen years ago they would have been affordable for teachers, medical workers and mid-ranking professionals. Now they are bought by very wealthy people or investment money coming in from overseas."
Corbyn, who has introduced a Rent Regulation private members bill in the Commons, added: "In future private rented places will be unaffordable and the poor will be forced out, while young workers pay high rents and can't afford to save. They feel very angry and very stuck."
The enrichment of parts of Islington may surprise some of the first wave of middle-class gentrifiers who arrived in the late 1960s, buying dilapidated Georgian town houses in districts then considered to be "no-go" slum areas, like Canonbury, where larger properties can easily now fetch £3m-£5m.
Martin Jones, 76, who lives in Highbury, a now well-heeled part of the borough, described how, when he and his wife moved to neighbouring Barnsbury in 1967, their bank manager laughed at their application for £4,000 mortgage to buy a four-bedroom house. "People were aghast that we should wish to move to Islington," he said.
Article Source : http://www.guardian.co.uk
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