Title: Remaking the North of England Urban regeneration, economic growth and the politics of emptiness
1Remaking the North of England? Urban
regeneration, economic growth and the politics of
emptiness
2Lets start by thinking about where we have come
from ...
-
- ... challenging the basic legitimacy of the
individualised commodity production of housing
for profit via effective programmes to socialise
land, development and finance, and to
redistribute profits and individualized gains
over the whole population on the basis of need
rather than ability to pay .... Owner occupation
is supported for a variety of reasons both by
those capitalist interests directly involved in
producing it and by capital as a whole - Harloe (1981) City, Class and Capital. London
Arnold, pp 44-45
3And where we are now ...
- our long-term vision has been to re-create
neighbourhoods of choice within these areas
where levels of home ownership are increased and
property values are higher .... MSP has also
overseen the selective demolition of 2,652
obsolete properties and made 23 hectares of land
available for new development - (Professor Michael Harloe Chair, Manchester
Salford Housing Market Renewal Pathfinder)
4Not about capital labour struggles but oiling
the wheels of the market
- HMR is a consistent philosophy in terms of its
rationale for intervention in housing markets,
where the dynamics of supply and demand are out
of kilter (Cole 2008 3)policy objectives
such as better balance between housing supply
and demand across the regions (Cole 2004
11)the improvement of housing markets lies at
the heart of the HMR approach. The distinction
between a well functioning market (which may
only be one that clears in a classical economic
sense) and a balanced market (which will enable
wider objectives) is brought out (Ferrari and
Leather 2005) - there is now a palpable need for public
investment to be directed in a strategic manner
to maintain a minimum level of activity to oil
the wheels so the housing market keeps moving
along rather than grinds to a halt altogether
(Cole 2008a 18) public intervention, through
HMR and other measures, needs to be supporting
the market (p7)
5So what are they trying to achieve in the North
of England?
- A fundamental issue is for policy to recognise
the need for the North to readjust its housing
stock to one that responds to the economic
challenges of the 21st century, making it
competitive. In simplistic terms, whilst the
North still has a significant stock of housing
intended for accommodating the workforce of an
early 20th century industrial economy, it is
positioned poorly in terms of a residential offer
attractive for the workers that will drive a
post-industrial 21st century economy (Ove Arup,
2006) - The significant majority of Britains housing
stock reflects a different era and cannot be
further modernised or adjusted sufficiently to
capture the economic mood (Lee and Murie, 2004
238)
6What does that mean in practical terms?
- Terrace housing is obsolete (Nevin 2006)
Terrace housing is life expired and unsuitable
for modern living (Nevin et al 1999) - Inner city housing built in the Victorian era
may be less appropriate for housing contemporary
households and lifestyle arrangements .... less
appropriate for contemporary flexible service
sector households who are increasingly influenced
by a consumer driven society (Nevin et al 1999
41) - rising aspirations, modern day aspirations
(Green 2006) homes fit for modern living
standards (Elvin and Litton 2006) modern
contemporary homes (Green 2006)
7Havent we been here before and wasnt it a bit
of a cock up?
- Keith Joseph decided to seek industrialists
views on the ways to tackle Britains urban
problems . Taylor Woodrows team responded by
calling for large scale rebuilding rather than
piecemeal development of worn out housing areas.
The necessity was argued not in terms of acute
housing need there are very few slums in the
area but in terms of a need for modern,
purpose-built accommodation. - (Dunleavy 1981 109, The Politics of Mass
Housing in Britain 1945-75)
8But it will be different this time because HMR is
evidence based
- a simple maxim to follow when devising a
solution to a problem is to ensure that the
causes are understood and that the responses are
sufficient to produce the desired outcomes
(Nevin and Leather 2005) - HMR is a response to an identified problem of
low demand (Ferrari and Leather 20052) The
HMR programme was devised, one should recall,
after academic research undertaken largely at
CURS (Cole 2008b 6-7) HMR programme
developed out of growing evidence about housing
market weakness in certain areas in the North and
Midlands (Nevin et al 2001) and since then a
great deal of information and analysis has been
assembled (see, for example, Leather et al 2007)
(Cole 2008a 14)
9And the evidence says ...
- The survey data suggests that up to 10 of
people that currently work in the city could be
persuaded to purchase a property in Liverpool if
an appropriate environment could be created
(Nevin et al 2001) - However, there is a slight problem
- There is a lazy reliance on relatively
meaningless tenure preference surveys (where
nearly everybody says they would like to own a
house with a garden) (Cole 2004 7)
10In fact, there is a very big problem
- a simple maxim to follow when devising a
solution to a problem is to ensure that the
causes are understood and that the responses are
sufficient to produce the desired outcomes
(Nevin and Leather 2005) - ... typically portrayed as objective,
fact-gathering exercises undertaken through the
application of systematic data gathering and
analysis techniques which are separated from the
political process .... but social research is
anything but an objective activity .... because
it is inextricably linked to whose interests are
served (Loftman and Nevin 1998 17) - The HMR programme was devised, one should
recall, after academic research undertaken
largely at CURS (Cole 2008b 6-7) - evidence based policy making was always a
fanciful term there is not a world in which
policy makers would somehow suspend their
preferences and priorities ... until instructed
to behave by those disseminating their carefully
crafted research findings (Cole 2008b 6)
11But this is not so much a problem for the
architects as it is for their critics
- it is important to be aware of the issues which
surround the production of a piece of work and
influences and values contained within it and to
counter the tendency to see the production and
design of research as a technical issue
uncontaminated by political and ethical
questions (Loftman and Nevin 1998 11) - Allen expects the Inquiry to accept that all
funded research is potentially corrupted. There
is no evidence to support this view at all. The
key issue should not be who paid for the
research, or who did it, but the quality of the
evidence and arguments contained within it . I
note that the Manchester Salford Project was
commended by the Government in para. 55 its
response to Select Committee CD72 (The
Manchester Salford pathfinder has also
commissioned some highly informative work through
their Research Foresight and Intelligence
programme, led by Professor Brendan Nevin.).
(Nevin 2006)
12Never mind. It will be different this time
because ...
- objectives that have remained the same
throughout the programme include a focus on
design quality (Ferrari and Leather 2005)
13Fortunately, the preferred developer has an
impressive track record ...
- The most notable achievement being the
redevelopment at Hulme, Manchester . Following
on from the success at Hulme, Bellway could see
significant regeneration opportunities emerging
on Merseyside. Developer, Evidence presented
to public inquiry, 2006 - Or have they?There is dissatisfaction with the
design, quality and space standards . When set
against the great strides forward made since 1992
these disappointments, though real for individual
home owners, are best seen as irritants rather
than fundamental concernsResearch report on
regeneration of Hulme
14Werent we told we were getting more new and
better quality houses?
- the largest cost within this programme relates
to the clearance of private sector housing,
where an initial review of approved plans suggest
that up to 100,000 dwellings will be cleared
during the 15 year programme (Nevin and Leather
2005) - Around 72,000 properties have been identified
for demolition over the lifetime of the
programme (Cole and Flint, 2006, draft) - To date 7,000 homes have been demolished .
Clearance is a relatively modest element of the
programme (Cole and Flint 2006 8, official
publication) - To equate HMR with demolition is extremely
misleading. Between 2002 and 2008 some 40,000
homes have been refurbished, compared to fewer
than 10,000 that have been demolished (Cole
2008).
15Eh?
- If terrace houses are obsolete and unsuitable
for modern living why the reduced emphasis on
their demolition? - Never mind, sometimes these things can be for the
best - No evidence for Nevins back to the city
predictions (Smith 1989 1996 Ley 1996) - 20 programmes about purchase and renovation of
houses in one week on UK terrestrial TV
(Sprigings, Nevin and Leather 2006). - Importance of highly credentialized
professionals . working in welfare and
education . design and marketing, the media and
the systems side of new technology . They have
many years of higher education and a belief in
what Gouldner has termed the culture of critical
discourse (Butler 1997 95).
16And Liverpools good fortune is ...
- 65 net growth in public sector (Wilks-Heeg 2008)
- Plus an outstanding critical mass of culture
including the programme for delivering
Liverpools European Capital of Culture 2008
an internationally significant knowledge economy
through the citys three universities, health
related research, Liverpool Science Park and the
national bio-manufacturing centre
internationally and nationally significant
clusters such as life sciences, tourism and
creative cultural industries (Elvin and Litton
2006).
17But organic renewal not an option
- The fact that an unknown number of terraced
properties have been renovated ... does not mean
that the same will happen within an acceptable
timeframe to the large numbers of such properties
in Anfield, Picton and Edge Hill. (Nevin 2006)
18And this is because emptiness is a problem that
needs urgent action
- the originating issue which brought about the
Pathfinder programme was the more readily visible
problem of low demand as characterised by empty
and abandoned properties (Ferrari and Leather
2005) - empty houses are a source of nuisance ... and a
source of danger .... Empty houses are a symbol
of neglect (Goodchild 2008 248)
19Its a case of making HMR areas more like city
centres
- An opportunity to consider how weaker markets
can be connected to more prosperous and
successful areas, like the more vibrant city
centres (Cole 2008a 13) - Bit of a problem, though, because 35 of
Liverpools new city centre apartments are lying
empty . BE Property Services said There are
around 27,000 new-build apartments in Liverpool
and around 15,000 of these are not occupied.
There are more and more being built and I
estimate that we are going to end up with around
25,000 unoccupied flats in the city centre
(Liverpool Daily Post 24th April 2007)
20But some forms of emptiness are apparently ok ...
- Very few apartments in Liverpool are unsold.
Some people prefer to keep them vacant. If they
are empty, is that a major issue?" - (Nigel Lee, LCC Planning Manager, quoted in
Liverpool Echo, 25 October 2007)
21Its a question of time not empty space
- Regeneration does not happen overnight. You
need to invest for the long term. Liverpool's
residential property market is going to have
growing pains, peaks and troughs of demand,
prices fluctuating. That's just normal market
behaviour. It's right and proper that local
politicians have concerns about oversupply but,
at the same time, you have to be careful not to
talk down the city. (Alan Bowers, Yorkshire
Bank, quoted in Liverpool Daily Post 1st May
2007)
22All in good time ...
- It is perfectly possible that flats may be
empty but being marketed for a period of time,
particularly in markets which are currently
oversupplied with properties for sale or rent
.... It will take time to fill the available
properties.(Cobbold, 2007, What is the extent
of buy to leave empty in England? Report to CLG) - But some empty spaces are not given timeThe
fact that an unknown number of terraced
properties have been renovated ... does not mean
that the same will happen within an acceptable
timeframe to the large numbers of such properties
in Anfield, Picton and Edge Hill. (Nevin 2006)
23So, its not about emptiness, but forms of
emptiness ....
- Youve got all these people rattling around in
Liverpool so youve got to do something about it
(Professor Brian Robson, OBE) - Buy to Leave Empty investors have played an
important role in enabling the development of
city centre apartment markets .... giving
developers the confidence to bring forward new
supply (see Ball 2006 and GLA 2006 for a more
detailed discussion).
24Is it really about under used land with massive
rent gaps?
- the housing market renewal strategy should
be developed using an entrepreneurial approach
which maximizes the value of land and developer
contributions (Nevin et al 1999 120) - Building Assets by acquiring land where
values are significantly lower (Cole 2008a, p8) - Working with developers to improve
marketability and emphasising some of the
advantages for owners of new, as opposed to older
obsolete properties (ibid, p8) - Maintaining progress on existing schemes to
avoid empty properties and neighbourhood blight
if necessary through support for developers cash
flow . Negotiating with developers to underwrite
more of their risks (ibid, p7)
25But dont say that if you are a critic because
your publisher will get a letter
- Essentially Chris Allen is developing a
conspiracy theory which involves "ordinary
working class people" being disadvantaged by
"institutionalised profit making". It is
necessary therefore for Allen to identify people
who are propagating evil deeds and to demonstrate
their moral inadequacy whilst illustrating his
own superiority .... There appear to be few
limits to what Allen will say or write when it
comes to justifying his conspiracy theories - (Nevin, 2007, Letter to Routledge)