Peabody's buildingsIn the last four decades of the 19th century, London faced a housing crisis. The working poor were tied to central London because that was where the jobs were. But even a room or small flat in a central area cost a large proportion of the weekly wage – perhaps more than one third of the income of a family trying to manage on a pound a week. And such a room provided often cramped, ill-maintained, and unsanitary accommodation. Landlords were more interested in the bottom line than in helping tenants, and there were sometimes middlemen, leaseholders who had to make a profit for themselves before passing on the remainder of the rent to the ground landlord. Slums abounded, disease was rife, discomfort the norm.
Before the Cheap Trains Act of 1883 brought down fares, moving to the suburbs, where rents were lower, was out of the question for most whose sole chance of employment was in central London. A few managed by renting a house slightly bigger than they needed and subletting one or two rooms to help pay the rent (some of my own ancestors got by in this way). But even this solution required an income somewhat higher than rock-bottom. So the poor mostly clung on in rookeries of rooms and flats, subdivided houses, and depressing back-to-backs.
A few visionaries looked for ways to improve things. Some started ethical property companies, promising investors a lower return than a slum landlord would expect, and providing decent, modern housing. Still more radical was the British-resident American banker and philanthropist George Peabody, who founded the Peabody Trust in the early 1860s to build and manage housing for the poor.
The Peabody Trust built apartments in multi-storey blocks, designed to offer clean, decent accommodation mostly in one- two- and three-roomed units. They had built just over 5,000 dwellings by 1887, including this block in the Whitecross Street area, one of a number of such buildings south of Old Street and north of the Barbican.
Peabody’s flats were much needed and much appreciated. With their multiple bedrooms, not to mention WCs and laundry rooms, they were much better than the usual rented dwellings of the time. There were plenty of takers, who probably found more space, better hygiene, and lighter rooms than they had had before. It wasn’t all good news, though. Not everyone could afford the rents and many of the poor who were displaced to build the blocks did not find accommodation there. But the flats fulfilled a need, offering decent housing at high density in the centre of town.
From today’s perspective, the flats, with their austere rows of windows and high walls relieved only with a little striped brickwork look somewhat forbidding. Inside, the one example I’ve been in seemed very cramped by modern standards. They compare well with many a 1960s or 1970s flat, though, and they are still fulfilling a need. Today Peabody manages around 20,000 homes in London, making it possible for some 50,000 people to live near the centre of the capital.