This paper takes a long view perspective on estate regeneration with reference to Clapham Park, a large social housing estate in London. This estate was one of 39 areas in England included in the Labour Government’s New Deal for Communities (NDC) flagship regeneration programme which ran for ten years during the 2000s. This programme is an exemplar of New Labour’s brand of roll-out neoliberalism involving both communitarian and privatization strands. The research involves a multi-method case study of the estate before, during and after the NDC. The findings are analyzed in relation to neoliberalism, managed decline, and the dialectical interplay of regeneration and degeneration. Housing improvement was slow and limited during the NDC period itself, while post-NDC progress has been spatially uneven across the estate, with some refurbishment and redevelopment but also continuing housing deprivation. Tenants who had originally been supporters of the NDC were disillusioned with post-NDC housing and physical environment progress. The paper illustrates how regeneration and degeneration have intertwined over the long term, and concludes by highlighting the tensions within the NDC public–private partnership programme that attempted to meld together two ultimately contradictory governance logics—communitarian and market—that configured New Labour’s estate regeneration policy.

本文以伦敦大型社会住宅区克拉珀姆公园为例，从长远角度看待房地产再生。该庄园是工党政府社区新政 (NDC) 旗舰再生计划中包含的 39 个地区之一，该计划在 2000 年代运行了十年。该计划是新工党推出新自由主义品牌的典范，涉及社群主义和私有化两条线。该研究涉及在 NDC 之前、期间和之后对庄园进行的多方法案例研究。研究结果与新自由主义、有管理的衰退以及再生和退化的辩证相互作用进行了分析。在 NDC 期间，住房改善缓慢且有限，而 NDC 后的进展在整个庄园的空间上不平衡，一些翻新和重建，但也继续剥夺住房。最初支持 NDC 的租户对 NDC 后住房和物理环境的进步感到失望。这篇论文说明了再生和退化如何在长期内交织在一起，最后强调了 NDC 公私合作计划中的紧张关系，该计划试图将两种最终相互矛盾的治理逻辑——社区主义和市场——融合在一起，从而构成了新工党的房地产再生政策.