Key Lessons on Sustainable Communities

1. Association of London Government 18th May, 2004 Key Lessons on Sustainable Communities David Page

2. What do we mean by ‘Sustainable Communities’? • Term borrowed from environmental movement • The notion of a sustainable area is one which does not need the continued input of external assistance over time to function reasonably well • Used by ODPM in the Communities Plan,but not really defined • Left vague because one description does not fit all • Each region interprets to local circumstances • Urban and rural solutions likely to be different

3. What do we mean by ‘Sustainable Communities’? But there are common factors: • A flourishing local economy • Social well being • A safe and healthy local environment

4. A flourishing local economy • Shops • Well supported amenities • Jobs • Spending power

5. Social well being • Sense of security • Sense of place • A diverse and vibrant local culture • Good schools • Quality public services

6. A safe and healthy local environment • Parks and public open space • Freedom from fear of crime and anti-social behaviour • Buildings that meet different needs over time • A well integrated mix of homes of different types and tenures for a range of household sizes, ages and incomes

7. What are the arguments for increasing housing densities? • High densities support shops, restaurants, public transport, local facilities and amenities, local schools and a local community life • Compact cities reduce sprawl and ‘land take’ • Higher population densities are needed for a vibrant and diverse local culture • Much post 1960s housing development is at relatively low densities - there is plenty of scope for upping local densities

8. And the arguments against? • Much of central London housing is already of a high enough density to realise the benefits, but without cramming in too many buildings or suffering cramped living conditions • The attractiveness of outer boroughs depends upon lower densities and more open space • But crucially, higher density doesn’t attract commercial activity, higher spending power does!

9. Spending power matters more than density For example, post Ford Hailwood in Liverpool became a ‘residential desert’ with • high numbers on low incomes • no shops • only facilities are those provided by Council A situated replicated in many Northern traditional industrial areas, whereas by contrast • the revival of central Manchester was based on attracting high earners to live in the city centre It is easy to see why …..

10. Distribution of disposable income, all households in UK (2002-03): unadjustedmoney values of decile means in £s per annum, after tax and cash benefits

12. The argument for more balanced communities… • Is not based on a utopian vision of what a ‘balanced community’ should be, but is more about reducing imbalances that have disadvantageous social consequences • Is about reducing concentrations of poverty and joblessness at a neighbourhood level • Importing working moderate to middle income households can replace those an area has lost • The aim is to make disadvantaged estates and neighbourhoods more ‘ordinary’

13. Mixed income housing improves the local economy • Because there is such a difference between average incomes and benefit levels, mixed income housing can provide a boost to spending power in local economies • One study of the effect of adding low cost home ownership in four west London estates showed that the spending power per person of LCH Owners (middle incomes, small households) was five times that of social renters (low incomes, large households)

14. Percentage of households with incomes above or below the stated threshold Threshold LCH Owners Tenants Rootes Estate £230 per week 95% above 84% below Ten Scottish estates £230 per week 87% above 80% below Four West London £200 per week 93% above 85% below estates Percentage of household heads in full time work LCH Owners Tenants Rootes Estate 94% 30% Ten Scottish estates 93% 30% Four West London estates 87% 33%

15. Mixed income intakes improve school performance • In 2002, of all children receiving free school meals (FSM), only 23% gained five or more GCSEs at A*-C, compared with 54% of all children • A teenager from a deprived neighbourhood is five times more likely to go to a failing school • FSM pupils in low-FSM schools outperform non-FSM pupils in high-FSM schools

17. Disentangling sustainability: mixed income housing plays a role in… • Maintaining residential stability • Sustaining family links • Reducing demographic imbalances • Improving the local economy • Supporting local shops • Building social capital • Supporting local schools • Supporting local public services • Improving neighbourhood image, and reducing stigma

18. Building High density Social Housing The real challenge is high density social housing that works, because • high child densities present serious management problems of - nuisance, vandalism, neighbour disputes, anti-social behaviour and low level crime • high density family living requires design that ensures - privacy, good sound insulation, and… - opportunities for safe children’s play without undue neighbour nuisance And there are cost implications of higher standards

19. Do mixed tenures work at high densities? • Successful tenure mixing is easier to achieve at lower densities because it reduces design and management problems • High density mixed tenure flats work for households without children • High density market flats can work with social housing lower density family houses, but with little social interaction between the two ...