Phil Mason

Mixed Tenure Communities and Neighbourhood Quality

This paper examines the policy of promoting ‘mixed communities’ in the UK context. It describes the various policy instruments available for the pursuance of this goal and sets out the assumed benefits and underlying mechanisms intended to deliver beneficial outcomes, especially for disadvantaged areas. It goes on to analyse the effects of housing tenures and of housing tenure mix upon the incidence of serious problems and of the desire for local service improvements within neighbourhoods in England, using the Survey of English Housing. The findings indicate that the level of social renting is a more important influence upon neighbourhood conditions than the degree of tenure mixing. Furthermore, the findings provide more support for tenure dispersal policies than for tenure dilution strategies such as promoting a modest degree of owner occupation on social housing estates.

Exploring the relationships between housing, neighbourhoods and mental wellbeing for residents of deprived areas

BackgroundHousing-led regeneration has been shown to have limited effects on mental health. Considering housing and neighbourhoods as a psychosocial environment, regeneration may have greater impact on positive mental wellbeing than mental ill-health. This study examined the relationship between the positive mental wellbeing of residents living in deprived areas and their perceptions of their housing and neighbourhoods.MethodsA cross-sectional study of 3,911 residents in 15 deprived areas in Glasgow, Scotland. Positive mental wellbeing was measured using the Warwick-Edinburgh Mental Wellbeing Scale.ResultsUsing multivariate mulit-nomial logistic regressions and controlling for socio-demographic characteristics and physical health status, we found that several aspects of peoples residential psychosocial environments were strongly associated with higher mental wellbeing. Mental wellbeing was higher when respondents considered the following: their neighbourhood had very good aesthetic qualities (RRR 3.3, 95% CI 1.9, 5.8); their home and neighbourhood represented personal progress (RRR 3.2 95% CI 2.2, 4.8; RRR 2.6, 95% CI 1.8, 3.7, respectively); their home had a very good external appearance (RRR 2.6, 95% CI 1.3, 5.1) and a very good front door (both an aesthetic and a security/control item) (RRR 2.1, 95% CI 1.2, 3.8); and when satisfaction with their landlord was very high (RRR 2.3, 95% CI 2.2,4.8). Perception of poor neighbourhood aesthetic quality was associated with lower wellbeing (RRR 0.4, 95% CI 0.3, 0.5).ConclusionsThis study has shown that for people living in deprived areas, the quality and aesthetics of housing and neighbourhoods are associated with mental wellbeing, but so too are feelings of respect, status and progress that may be derived from how places are created, serviced and talked about by those who live there. The implication for regeneration activities undertaken to improve housing and neighbourhoods is that it is not just the delivery of improved housing that is important for mental wellbeing, but also the quality and manner of delivery.

“Safe Going”: The influence of crime rates and perceived crime and safety on walking in deprived neighbourhoods

Few studies have simultaneously examined the relationship of levels of recorded crime, perceptions of crime and disorder, and safety from crime with rates of physical activity. We developed a series of multilevel ordinal regression models to examine these aspects in relation to self-reported neighbourhood walking frequency in a cross-sectional sample of 3824 British adults from 29 deprived neighbourhoods in Glasgow, UK. Perceptions of several serious local antisocial behaviours (drunkenness and burglary) and feelings of personal safety (feeling safe in the home and if walking alone in the local area at night) were consistently associated, respectively, with less and more frequent walking. Conversely, perceiving drug dealing or drug use as a serious problem was associated with walking more frequently. There was a small but significant association between walking frequency in neighbourhoods with higher recorded person crime (but not property crime) rates when considered in conjunction with other aspects of disorder and crime safety, although not when additionally controlling for sociodemographic, neighbourhood and community aspects. The magnitude of these objective and perceived crime-related effects is modest and features of the psychosocial environment and social cohesion (having a sense of progress from living in the neighbourhood, group participation and positively rating social venues), as well as health and personal income deprivation, may more strongly determine levels of neighbourhood walking. Nevertheless, physical activity benefits may accrue at the population level through provision of environments that are safer from crime. Our study also shows the importance to local walking of neighbourhood management, which reduces problems of disorder, and of social regeneration, which helps strengthen sense of community.

Defining and Measuring Displacement: Is Relocation from Restructured Neighbourhoods Always Unwelcome and Disruptive?

Current regeneration policy has been described as ‘state-led gentrification’, with comparisons made with the ‘social disruption’ caused by slum clearance of the 1950s and 1960s. This article takes issue with this approach in relation to the study of the restructuring of social housing areas. The terms ‘forced relocation’ and ‘displacement’ are often too crude to describe what actually happens within processes of restructuring and the effects upon residents. Displacement in particular has important dimensions other than the physical one of moving. Evidence from a recent study of people who have moved out of restructured areas shows that although there is some evidence of physical displacement, there is little evidence of social or psychosocial displacement after relocation. Prior attitudes to moving and aspects of the process of relocation—the degree of choice and distance involved—are important moderators of the outcomes. Issues of time and context are insufficiently taken into consideration in studies and accounts of restructuring, relocation and displacement.

‘Living the High Life’? Residential, Social and Psychosocial Outcomes for High-Rise Occupants in a Deprived Context

The current period is one of ambiguity and contestation over the future of high-rise. A range of analyses is performed on survey data from deprived areas in Glasgow to examine the impacts of living in high-rise in comparison to other dwelling types. The findings show that many residential outcomes are worse for people in high-rise, especially related to noise and security issues in dwellings and buildings. Social and psychosocial outcomes are often worse in high-rise, particularly frequency of contact with neighbours and a number of aspects of control and recuperation at home. Further analysis shows that neighbourhood satisfaction and some social outcomes are better (or ameliorated) for people living higher up in tall buildings. There were different patterns of impacts for different household types. Contrary to much of the literature, the study found that negative impacts of high-rise were most wide ranging among adult-only households rather than families, with older persons least affected by negative social outcomes in high-rise.

Controlling for Transactions Bias in Regional House Price Indices

Transactions bias arises when properties that trade are not a random sample of the total housing stock. Price indices are susceptible because they are typically based on transactions data. Existing approaches to this problem rely on Heckman-type correction methods, where a probit regression is used to capture the differences between properties that sell and those that do not sell in a given period. However, this approach can only be applied where there is reliable data on the whole housing stock. In many countries—the UK included—no such data exist and there is little prospect of correcting for transactions bias in any of the regularly updated mainstream house price indices. This paper suggests a possible alternative approach, using information at postcode sector level and Fractional Probit Regression to correct for transactions bias in hedonic price indices based on one and a half million house sales from 1996 to 2004, distributed across 1200 postcode sectors in the South East of England.

Entering and leaving employment in deprived neighbourhoods undergoing area regeneration

Concentrations of worklessness have been persistent in the UK for several decades but have not been tackled effectively by policy. An individualised approach to unemployment has existed, alongside employment policies that lack a strong geographical component. A reliance on area-based regeneration programmes has shifted from a property-led approach to a holistic approach, with the potential to address a range of factors associated with employment. To gauge the effectiveness and appropriateness of holistic area regeneration, this paper uses longitudinal survey data to examine movements into and out of employment for people living in deprived areas of Glasgow with concentrated worklessness and subject to area regeneration. There were modest net gains to employment over time in the study areas, and such gains were positively associated with traditional elements of regeneration such as housing improvements and community empowerment. However, other components of regeneration assumed to aid employment, such as social networks and participation in training, were found to have no effect. Other factors that were associated both with entering and leaving employment feature less frequently within regeneration programmes and require more integration into future approaches, particularly increasing physical activity among populations, helping people cope with physical and mental health issues, and improving transport and mobility.