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Back in the day, some people called the Saffron Lane Estate in Leicester ‘Candletown’. Others called it the ‘Conks Estate’ which wasn’t meant kindly. To understand these nicknames is to uncover the rich history of the Estate – the city’s first large-scale interwar housing scheme – and its community.
Leicester had grown rapidly in the later nineteenth century and had, for the most part, prospered but that growth – and the exigencies of war – had led by 1919 to severe pressures on housing. The Council estimated it needed to build 1500 homes in the next four years to satisfy demand. In fact, the City took seven years to build just 746 new homes under the 1919 Housing Act.
The Health Committee didn’t pull its punches, expressing its ‘increasing alarm and grave concern’ at the ‘overcrowding existing in the dwelling houses in the City [and] the physical suffering and mental misery involved’. It called on the Council to take ‘extraordinary measures’. (1) At this point, 5747 people were on the council waiting list; four out of five in shared accommodation.
The Council was a hung council in the interwar period but with a strong and capable Labour presence for whom high-quality working-class housing was a major concern. Labour councillor Herbert Hallam became chair of the Housing Committee in 1924 and was largely responsible for the planning and building of the Saffron Lane and Braunstone Estates
Two tranches of land to the south of the city beyond its then borders had been bought which would become what was originally called the Park Estate and then, officially, the Saffron Lane Estate. Construction began in September 1924. Six months later, more land was acquired which would form Elston Fields – at the heart of the new Estate and its green lung. (If you’re local, you might know it better as Tick-Tock Park, named after the large clock on its former central pavilion.)
The problem that the Committee faced, however, was that only 140 of an estimated 4500 construction workers in the city were working on council housing. The pressure to find non-traditional methods of construction using less, or less skilled, labour was intense and, fortunately, a solution was to hand. These were the concrete houses produced by Henry Boot Limited. The Council ordered 1500; 1000 on the Saffron Estate and 500 on the new Braunstone Estate.
The houses weren’t cheaper than brick-built homes (coming in at around £465 each compared to the £395 of their traditional counterparts) but, to councils across the country, they promised quick results. Around 50,000 Boot homes were erected between the wars, including those we’ve looked at already on the Norris Green Estate in Liverpool.
The layout of the new Estate conformed closely to the Garden Suburb ideals of the day. There was some effort too made to spruce up these Boot houses and counter the uniformity of their design – roughcast exteriors of yellow gravel, white limestone or grey granite were added and different coloured tiles and style of chimney stack and window. Not enough, however, to satisfy one of the first residents to move in, however: ‘when we first saw this drab concrete house surrounded in churned-up mud, my enthusiasm waned quite a lot’. (2)
That churned-up mud tells another story. The first 194 homes on the Estate were occupied by December 1925; two years later, 908 parlour and 906 non-parlour homes had been completed (500 of each were the so-called Boot homes). Typically, the Estate’s roadways were finished later and shops, community facilities, convenient local bus services followed slowly. Incredibly, the Estate lacked mains gas or electricity till 1929.
You might have worked out those nicknames by now – the Conks Estate was a pejorative reference to its concrete-construction houses; Candletown to its early lack of power.
For all that, ‘the Saff’ was generally popular with its new tenants. Houses with gardens, spacious pantries and sculleries, inside bathrooms and toilets were a step-up for the vast majority. Mrs Bright speaks for many:
When I first moved into Belton Close, I thought it was heaven because for three years we had lived in two rooms…Belton Close was like moving into paradise because we had a bath and the children could have a separate bedroom. What I couldn’t get over was that I didn’t have to go very far, other than a tap in the house, to get water. In Bonchurch Street, we used to have to walk through the house and fetch water from the next-door neighbour’s tap.
The problem – particularly as slum clearance took off in the 1930s – was that the very poorest couldn’t afford the rents. In 1927, the rent for a three-bed parlour house, including rates, stood at 13s 10d, a non-parlour at 11s 11d at a time when the wages of an unskilled worker might be as low as £2 a week.
To get a council house in Leicester, you not only had to prove that you could afford the rent but get at least three references, one from the vicar or priest of your local church or a councillor. A council job which guaranteed a regular wage and steady employment helped. William Orton, a Corporation gardener, and his wife Elsie moved to Fayrhurst Road and raised a family of four in 1935 but their eldest son, Joe, escaped to RADA and the bright lights of London in 1951. Joe felt he had come from ‘the gutter’ – a sentiment which his biographer, John Lahr, helpfully explains: (3)
Orton’s ‘gutter’ was not the brutal and bustling industrial landscape of the North, but the drab monotony of a comfortable city whose council housing reflected its unimaginative mediocrity. The bleak adequacy of the Saffron Lane Estates had a deceptive violence. Fayhurst [sic] Road where Orton lived, and the narrow streets around it seemed to have been vaccinated against life…
The sameness of the architecture and expectation had its special oppressiveness. Cramped, cold and dark, the rows of sooty pebble granite homes were to Orton a grey backdrop, set-pieces for a lifetime of making do.
It’s worth unpicking this. It’s true that Lahr is far from the only person to have criticised the alleged sterility of interwar cottage estates. It’s clear that the very scale of their ambitions – and always the tempering constraints of economy – did foster some of the uniformity and maybe some of the dullness he identifies. But there’s way too much writerly sensibility and effect here.
On the one hand, to Lahr real working-class lives (in those overcrowded slums of the North) were ‘brutal’ but ‘bustling’ – that love-hate relationship with the slums that middle-class writers enjoy. But then, he gets confused and seems to apply the clichés of slum life – ‘narrow streets…cramped, cold and dark…sooty homes’ – to the spacious garden suburbs built very deliberately to provide a far better and healthier environment. It doesn’t add up. Orton’s misfortune was not his home but an unhappy family life and, of course, a society cruelly unforgiving of his sexuality. His home’s been demolished since but the Council, more forgiving, has placed a plaque in his honour to mark the spot.
Most people simply didn’t feel the way that Joe Orton did:
The Saff at first was a showpiece estate. People were proud to live there. They took care of their surroundings, their houses and their children.
Indeed, one of the objects of the Saffron and Kirby Estates Tenants’ Association, formed in the late twenties, was to ‘uplift the social and civic standard of the people of these estates’. At its most consciously improving this included (as we saw at the Watling Estate in north London) educational lectures but the thrust of the Association was more practical. A new bus stop, a stamp machine at the local post office, better lighting on the estate weren’t life-changing but they did improve people’s day-to-day lives.
As on the Watling Estate, ideas of ‘community’ also loomed large and the Association actively promoted a range of social activities and entertainments. It boasted its own football team and, by 1938, even a swing band. The ‘Penny Popular Parties’ (attendees paid a penny and provided their own entertainment) proved a little too popular though – there were complaints that the children were too rowdy.
There were some who thought this overall respectability owed a lot to the absence of drinking establishments or even an off-licence on the Estate and several city councillors and the Medical Officer of Health were strong advocates of Temperance. When an off-licence was opened, some Leicester citizens petitioned for its closure. That was a little too rich for William Vickerstaff, the president of the then Saffron Lane Municipal Tenants’ Association in 1928:
There are 2014 houses on this estate with an approximate population of 10,000 including children, unless the teetotal fanatics take us all for children….If the schoolmistresses who signed that circular assert that our kiddies are or will be sent to school in any the worse condition because of the existence of a licensed house on the Estate, then we can only say that such statements resemble gross impertinence.
That too is an authentic voice of working-class respectability.
In an apparent demonstration of local democracy, the Housing Department organised a ballot on the Estate on whether its residents wanted licensed premises. It returned a narrow majority in favour but insufficient it was said as only 40 per cent had voted. Mr Vickerstaff suggested that many didn’t vote as, had they supported the proposal but later got into difficulties with the rent, ‘the fact would be borne in mind by the authorities’. The campaign continued and would, as times changed, succeed.
There were two local workingmen’s clubs, however, though here as well things were not as simple as that might seem. The older-established was the Aylestone and District WMC on Saffron Lane but the people who lived on the ‘Conks Estate’ were said to be ‘looked down on rather by those going to the Aylestone Club…which was a bit more skilled working class if you like.’
The Saffron Lane WMC on Duncan Road was opened in 1929 to cater more directly to the Estate. It grew to eclipse its ‘rival’, boasting, at its peak, 3000 members and four bars though changing times and tastes have led now to talk of downsizing and even closure. (4)
That brings us to the present and the post-war story of the Estate and its people will be told next week.
Sources
(1) Health Committee minutes, May 1924 quoted in Saffron Past and Present Group, The Story of the Saff (1998). Other quotations and detail which follow are drawn from the same source unless otherwise specified.
(2) Bill Willbond, 70 Years of Council House Memories in Leicester (1991)
(3) John Lahr, Prick Up Your Ears. A Biography of Joe Orton (1978)
(4) You can read more on the Saffron Lane WMC (and watch a poignant 2012 video on its story and its current plight) on the Club Historians website.
Anonymous said:
Totally agree on your unpicking of Lahr’s comments! I was born and bred in Crawley when it was a very new town and have no complaints – Dr BJL
humphries346 said:
Reblogged this on Art History blog and commented:
Another excellent report from Municipal dreams on the value of Council Housing in a period when this Government is out to destroy it. Laurence
Lydia Worley moreton said:
I was surprised to see my sister as a four year old on here she had her 85th last month. I was only saying yesterday council is not doing as it used to in terms of repair we pay the rent and have to pay a person to pair fence eves and facias need doing street sign is weather worn and I cannot get toilet seat off to put new one I bought last year. The guttering need scraping regular. No one does house calls to tell people to clear rubbish,keep house clean and ask if all is okay so people are mistreating properties. Young people are given bungalows provided on the rebuilds of 1980’s designated for oaps or disabled
P Cramphorn said:
Hi Lydia . Remember me . Phill Cramphorn born on the saff me and my mate CONRAD Coates used to go in the park shelter to smoke a packet of fags between us we were only young teens
John Mugglestone said:
Hi Phil did you have a sister called Glynis who attended Knighton fields school, I lived in Sheridan Street.
sheila walker said:
the old bungalows on meadow gardens need replacing for moden bungalows and we could do with more bungalows building
Anonymous said:
any photo’s of helmsley road
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Marion Ann said:
Went to Duncan Rd working club today, Funeral reception was like stepping back 25 yrs
Paul Martinez said:
Hello I was born at 106 The Fairway in 1947. Your comments about overcrowding are not exaggerated. We had ten people in our house including my Grandparents, my parents, two uncles, an Auntie and my brother, plus ( don’t laugh ) a lodger. I would also point out that contrary to your info our house had no bathroom. We bathed in a tin bath by the coal fire in the living room. I think our place was a boot house as it had the pebble dash outer walls so was what was called a conk house. I find it interesting that even though the working class were all in the same boat financially, one working mens club looked down on another ? Just shows that even in the gutter as Joe Orton would have it, people find time for petty trivialities. My Grandad Albert Dalby was the entertainment secretary at the Duncan road club in the late fifties early sixties and I always found it funny that when the entertainers were on everyone would talk and clatter about. As soon as the Bingo started you could hear a pin drop. My Father who had come over with Charles De Gaulle’s Free French Air force during the War and had met my Mother in York where they were both stationed, also played the Accordion. That’s how come I know about the crowds at Duncan road because I played with my dad on the Guitar at Sunday lunchtime sessions. No women allowed if I remember rightly. They were at home cooking sunday lunch Try doing that nowdays ? I shudder to think. I have only fond memories of Saffron Lane and non of us can choose where we are born. It’s where we go from there that counts.
Anonymous said:
Frank jessop showed films on tues I think for the n the concert room, and bloxhams catering next door in Duncan rd did hotdogs ,also in the summer when on the lawn at Duncan rd club there was an hatch where yoU got your hot dogs from, as kids it was magic .brian whitmore ex 24linwood lane.
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Sandra said:
I used to live on Elston Fields no 26 in the 50s and 60s. Loved it there. Always playing on Tick Tock Park.
fred dix said:
Lived on shakesper st in the 60s went to landsdown boys
wendy connolly said:
i lived at 35 Brookfield rise and have very fond memories of the SAFF and to this day still go in the duncan rd club every saturday night.
Dave Smith said:
You must have lived next door to my Grandparents Vera and Albert Palmer. They lived at number 37 Brookfield Rise.
P Cramphorn said:
Hi Wendy . I was born on the saff I have some great memories of the Duncan rd club .i don’t go there now , I have moved to a small village , say hello to Brendon and the kids .phill
trevor marvin said:
We lived at 3 Marriott Road there were 11 of us 6 boys and 5 girls plus mam and dad in a 3 bedroom house and it was always kept immaculate by our mam. We knew everyone from the fairway to Gedge way. Happy times especially on a Sunday when Mr Whippy and Mr Softee called anyone remember Bonsers on saffron lane.
QJL said:
Hi Trevor – remember you and most of the family and, of course, Bonsers! Remember Beech’s Fish & Chips and The Fairway Co-op?
Anonymous said:
Hi where did you live QJL
Ross said:
Hi – I lived just around the corner- The Grants on the corner, I think I was ran over by the milkman outside your house, Debi’s house near cheggies, opposite the jitty to north end close
Dia said:
Hi Trevor remember bonser’s let you get food on tic until my dad got paid , from burrows lol , good ol days of saff good down to earth people, had some struggling times but we survived. had some great times and laughs
pete johnston said:
peter we moved to Bloomfield road when I was 2 in the late 50s we were a family of 11 kids and had a double house, bloomy housed most of the big families as it had 6 double houses and at least two still live here.
in the old days there were the trigs, the harrisons, the bennetts, the lunns,the furgusons and not forgetting the coopers.
they were great days lots of mates to hang around with, lots of places to hang around, I still live here but its not the same most of the jobs have gone from the saff and the buildings have been knocked down for more houses or flats, bad mistake the saff needs more jobs not more houses.
who remembers toller and Lancaster, parmeko, and the wheatchief, and if you were lucky burrow and smiths
Anonymous said:
Pete Johnson Me and my sisters lived at number 7 Bloomfield Rd, the Deacons, we moved there in 1967 and my mother still lives there I remember playing with your Tina and Janet and the Harrison’s. We all spent the summers playing down the Aylestone canal on a rope swing and swimming in the back waters and in the locks. We’d all go home when it was getting dark. Scrumping over the allotments at the back of you
I also remember Pat and Sue Farmer, further up the Rd
Martin jones said:
My family was the Jones we lived on number 4 Bloomfield road in the 60s and 70s there was me Martin my brother’s Gary and Paul I remember the days down the saff with great times had
P cramphorn said:
Hi PETE I remember your family . Did you live next door to the furneces I used to pal out with graham . I think they lived at no 10 and 12 a big family
liz said:
saffron born n bred wardle family,,member of club nina, loved the club,lived in broughton rd house bk then i think owner of club once lived there,,
P Cramphorn said:
Hi liz are you any relation to Melvyn wardle who lived at 460 saffron lane . Phill
liz said:
myself liz wardle lives near ticktock park30 yrs.saffron resedent
Anonymous said:
My nanna and grandad lived on Elston fields their names were Joseph and Edith Greaves,i cant remember the door number.My other grandad live just round the corner he was a chimney sweep his name was Sam Calow.
Dave Smith said:
I know the Calow family lived on Marriott Road. I used to pick someone up with the same name and said her relations lived there.
Brian whitmore . said:
I think mr callow was a chimney sweep.
Tony Laywood said:
Mr Carlow was the chimney sweep .Mr jinx was the window cleaner
Anonymous said:
Tony LAYWOOD. Lived at 71 bloomfield road with 5 brothers and one sister GREAT DAYS.
Ross said:
Hi all , My Names Ross I Lived at 14 the Fairway on the corner of The Fairway & Bloomfield, we had lots of fun growing up on the saff , so many good memories , I lived there as a kid from late 60’s until mid 80’s looking back a rather unconventional upbringing with nut job parents. I am sure anyone who lived close will remember us and I I can only say sorry for the nuttyness that we may have caused you all. I just want to say I ended up joining the Army, Travelling to Canada after getting out and have lived a normal life in Canada :-), I do miss Home/the Saff.
Darren Baker-Stewart said:
hi,i lived in Fayrehurst road STEWART family,I was best friends with Gary Briers another big Saff family,always up the Tick Tock park,buying strollers from the green hut hahaha,Fond memories