Building social mix by building social housing? An evaluation in the Paris,Lyon and Marseille Metropolitan Areas

In France, social housing is perceived as an instrument for promoting social mix. In particular, there is an expectation that introducing social housing into wealthy areas will bring in low-income households and lead to greater coexistence between lower and higher socio-economic groups. However, several factors tend to hinder the pro-mix effects of social housing: financial constraints that reduce the number of new buildings, especially in high-income neighbourhoods; Not in my backyard attitudes in wealthy areas; allocation practices by social landlords who seldom rent dwellings in expensive neighbourhoods to poor households. Previous experiments with social housing have often proved disappointing in their impact on social mix. What about today’s experiments? Has the social housing built in recent times increased social mix? The empirical evaluation we carried out in Paris, Lyon and Marseille shows that recent social housing developments have stimulated social mix but the impact measured is very small.     

Stuck in the middle? Danish social housing associations between state,market and civil society

This article analyses the political future of the social housing movement in Denmark. It argues that the social housing sector has lost the political identity, and hence legitimacy, derived from being a central party in post war welfare state building. It now needs to revise its political identity in order to survive in a changing political, social and economic environment. The article argues that the sector is caught in a cross fire between state, market and civil society regulation. In developing active, rather than re‐active, future strategies it therefore has to take a three dimensional dependency relation into account.     

Inclusionary housing in the Netherlands: breaking the institutional path?

In an international comparative perspective, the Netherlands was relatively late in introducing Inclusionary Housing (Buitelaar and De Kam in Housing Theory and Society 29(1):56–64, 2012). Referring to a conceptual framework of the institutionalisation of planning regulations, the article links this late introduction, as well as the specific content, and the actual use of inclusionary housing (IH) measures to the context of the Dutch housing and planning system. In the Netherlands, the legal ‘package’ that in 2008 explicitly introduced the powers for local authorities to require IH (both for social/affordable housing and—a unique feature of the Dutch rules—also for privately commissioned housing) was strongly tied to new rules for cost recovery. The article partly draws on a review of existing studies, of the use made of these different elements of the Dutch IH measures, but its main empirical data come from a large survey of strategic choices made by housing associations in the land market. The paper shows that local authorities do use the new legal opportunity to prescribe IH in their land-use plans, but that there is a relatively low actual use of IH requirements ‘with a bite’ in the Netherlands. This outcome reflects the level of congruence of the IH requirements with formal and informal institutions in the Dutch systems for planning and housing. The institutional design of the rules is well attuned to existing path-dependent local policies which still deliver substantial numbers of new social and affordable housing without the use of IH. In these practices, value capturing is partly internalized in the operations of housing associations that develop mixed projects of social and commercial housing. In this respect, the real test of IH measures in the Netherlands is yet to come, depending on the resilience of tried and trusted (other) practices for providing social housing.     

Reframing the ‘gap market’: lessons and implications from Cape Town’s gap market housing initiative

In South Africa, households which earn too much to qualify for South Africa’s impressive capital subsidy programme and too little to access mortgage finance are referred to as the gap market. As the gap continues to grow, address is of increasing policy priority, a focus of local and national efforts. However, this paper argues that the gap market has been misunderstood and inappropriately framed in South African housing policy discourse. The case study of the City of Cape Town’s ‘Sale of Serviced Erven for GAP Market Purposes’ demonstrates the assumption that the gap market is a functional housing submarket which can be targeted uniformly. This paper argues that the gap market is instead a derivative of South Africa’s housing policy history and premised on the problematic ‘ownership imperative’. While the gap market is a useful conceptual tool to be understood within its historic trajectory, it should be discarded from policy design processes and replaced with more useful categories driven by analysis of the households and dynamics which comprise the market. This argument is relevant for all countries which seek to address gaps in their housing markets.     

Going too far in the battle against concentration? On the balance between supply and demand of social housing in Dutch cities

In the second half of the 1990s, Dutch urban housing policy shifted from urban renewal to urban restructuring and the creation of more socially mixed neighbourhoods. Motives for restructuring stem from the ongoing debates on concentration, segregation and social mix. Here, we focus on the main instruments of urban restructuring, that is, the demolition of social housing and the construction of more expensive rental and owner-occupied housing. Continued restructuring may eventually lead to a shortage of social rented dwellings for low-income households, the target group of social housing. An important political question is therefore whether the dwindling supply of social housing still matches the potential demand in the target group. We addressed this question with an analysis of three Dutch cities: Rotterdam, The Hague and Breda. The results indicate that, although demolition has brought about substantial changes, the share of social rented housing remains high in most restructuring neighbourhoods and restructuring has not resulted in concentrations of social rented housing in other, non-restructuring neighbourhoods in any of the three cities. In Rotterdam, which had a very large social housing stock at the beginning of the restructuring operation, there are still sufficient affordable homes for lower income households. However, in The Hague and Breda, restructuring has tightened the supply of social rental housing. The municipal authority in The Hague has attempted to remedy the situation by entering regional agreements to secure sufficient levels of affordable housing.     

‘Change for the Better?’—making sense of housing association mergers in the Netherlands and England

Mergers among housing associations have become a frequent phenomenon in both the Netherlands and England. The general literature on mergers highlights the need for research to consider the wider political and business environment, managerial motives and strategic choices, to adopt a process perspective and to evaluate outcomes in relation to competing definitions of goals and success criteria. This article applies these perspectives to consider drivers for and experience of housing association mergers in the Netherlands and England, competing motivations such as efficiency savings in relation to borrowing and procurement costs, improved professionalism and organisational capacity and external influence. We discuss the pace and motivations of mergers, the expected positive and negative effects, and actual outcomes. We focus on the impact of mergers on stakeholder satisfaction, housing production and operational costs. Based on our findings we discuss the implications for policies and practice in both countries. Our main conclusion is that the relationship between the size of housing associations and their performance is not straightforward. This is partly because large and small associations are generally trying to do different things in different ways and have contrasting strengths and weaknesses; thus judgements about whether mergers and concentration of ownership in third sector housing is a change for the better are dependent upon considerations of underlying purposes and success criteria.     

Technological change and estate agents’ practices in the changing nature of housing transactions

The construction of housing markets, mediated by estate agents, is changing. The ‘information age’ has witnessed widespread changes to personal intermediation across many business sectors (e.g. holiday sales and insurance brokerage), yet estate agents continue to be extensively involved. This paper asks whether the intermediation process has changed and why this is the case. Through a cultural economy investigation of the everyday practices of estate agents in New Zealand and England we identify how they have adapted, directed and responded to technological and social changes. In England, three service levels of agency arose with varying roles for technological information dissemination, the matching process and the formulization of prices. In New Zealand the hegemony of high quality service has resisted other mediation forms; retaining socially negotiated housing outcomes. Despite these differences, the unique facets of housing, its complex sale procedure and emotional transaction nature have hitherto enabled the adaptive capacity of estate agents to continue influencing housing market processes and rationalize their ongoing construction of housing transaction processes.     

State directed hybridity? – the relationship between non-profit housing organizations and the state in three national contexts

This paper presents results from the first international comparative study of non-profit housing organizations in Australia, England and the Netherlands to engage with panels of organizational leaders. The study uses a ‘modified Delphi method’ with Likert-type scaled surveys, followed by in-depth interviews. The paper introduces the concept of hybridity as a way of understanding the interaction of state, market and community drivers in steering non-profit housing organizations. In all three countries, findings indicate that there are clear limits to independence from continued state influence. In England this takes the form of state-directed cross-subsidy and welfare reform, in Australia business development strategies have had to respond to volatility and reductions in state funding, while in the Netherlands public policy has recently restricted the remit of associations to a low-income niche and reduced commercial involvement. These findings lend support to ‘contested logics’ models of organizational hybridity rather than either ‘out-of-control monstrous hybrids’ or linear privatization models.     

Tenure mix: apart or together? Home-making practices and belonging in a Dutch street

This paper discusses home-making practices and senses of belonging in a street in a disadvantaged neighbourhood in the south of the Netherlands. The local tenure mix of tenants and owner-occupiers offers insight into the role class and ethnicity play in social mixing. Therefore, attention is paid to narratives and the informal organisation of different living spaces and territory-making practices. Here, the domestic space could be experienced as a vehicle of intimacy and sociability, or conversely as encouraging alienation. Such practices, in combination with length of stay result in mechanisms of inclusion and exclusion. The insights derived from this study will contribute to the theoretical discussion on home-making practices and belonging.     

Why there? Developers' rationale for building social housing in the urban periphery in Latin America

Inadequate housing has become endemic to Latin American cities for over six decades. All that has changed has been who is going where. In the 1960s, the rural poor who came to the city solved their housing needs by building their own informal settlements on peri-urban lands. Today, the urban poor relocate to peri-urban housing complexes built by the private sector with state subsidies. Why have these new housing units for low-income households been built in peri-urban areas? This paper examines some of the mechanisms behind the location of the urban poor in cities, with a specific focus on the role developers have played in the construction of affordable housing in peri-urban areas of Brazil and, Mexico. The paper explores these mechanisms through interviews with affordable housing developers. We found that economies of scale – and not land prices – explain developers' preference for building in peripheral areas. Initial savings that accrue to developers due to lower land prices in the periphery are offset by the cost of having to build basic onsite infrastructure. Plus, large lots – which are available almost exclusively in urban peripheries – enable developers to achieve significant cost savings because these large lots make it possible for developers to build more than 500 units. In addition, weaker municipal regulations and fewer bidders, both of which are typical for projects in difficult-to-access peripheral locations, make for a shorter and easier approval process for these large housing projects.     

How long should housing last? Some implications of the age and probable life of housing in England

The objective of this comment is to supplement the paper by Meikle and Connaughton, published in this journal. That paper concentrated on the non-replacement of an ageing housing stock, and the maintenance implications of the recent shift towards owner-occupation in England. The ethics behind this trend of tenure change were not questioned; an acceptance of ‘individual’ ownership and responsibility seemed apparent. The relative success of public sector housing management was not considered. This comment will aim to address this. While recent changes in housing tenure will create new problems to overcome, and will therefore need to be examined carefully, a multitude of existing problems remain. This comment will seek to illuminate one problem area: the effective management of multiple-unit housing stocks, and how this may provide a framework for the maintenance of the nation's ageing housing stock.     

Do high levels of home-ownership create unemployment? Introducing the missing link between housing tenure and unemployment

A large number of studies have demonstrated that the proportion of home-owners in a region tend to be positively associated with the unemployment levels in that region. In this paper, we introduce a missing piece of explaining this commonly found pattern. By analysing individual-level population register data on Sweden, we jointly examine the effects of micro- and macro-level home-ownership on individuals’ unemployment. The findings indicate that even though home-owners have a lower probability of being unemployed, there is a penalty for both renters and home-owners on unemployment in regions with high home-ownership rates. Differences in mobility patterns cannot explain this pattern. However, when labour market size is considered, the higher probability of unemployment in high home-owning regions is drastically reduced. This suggests that high home-ownership regions tend to coincide with small labour markets, affecting the job matching process negatively.     

Does the tender,auction and listing system in land promote higher housing prices in China?

Using monthly data on national housing prices from July 1998 to June 2015, we investigate the effect of the ‘Tender, Auction and Listing’ (hereafter TAL) system on housing prices in land, implemented on 31 August 2004. We apply the additional polynomial regression discontinuity method which effectively eliminates the effects of several confounding factors such as financial crisis, ‘New National Ten Provisions’ and ‘9.30 New Regime’. We find that, although the TAL has caused the national average housing prices to go up by 10%, accounting for 11% of total increase in housing prices in the last year, it does not constitute the major driver for housing prices. Furthermore, our results indicate that TAL has exerted a larger impact on commercial and residential properties, especially in the middle and west regions. By examining the transmission mechanisms, we find that the effects of TAL are mainly via government’s starvation-style land supply effect and market-reshuffling effect.     

Democracy and non-profit housing. The tensions of residents’ involvement in the Danish non-profit sector

Resident democracy as a special form of participatory democratic set-up is fundamental in the understanding, and self-understanding, of the non-profit housing sector in Denmark. Through a case study, the paper explores how resident democracy is perceived and narrated between residents and employees at a housing association. The study indicates that the meta-story of democracy is disconnected from practice and the lived lives of residents. Three analytical tensions structure the analysis, which relate to the conditions for realizing the democratic ideal embedded in the structure of the sector. The tensions are related to representative versus participatory democracy; collectivity versus individuality; and service versus welfare. The tensions elucidate how resident democracy is squeezed between different logics, which result in an ambiguous setting for practising democracy. Based on the results, the article discusses conditions for prospective democracy in the Danish non-profit housing sector.     

Knowledge-based land use and transport planning? Consistency and gap between “state-of-the-art” knowledge and knowledge claims in planning documents in three Scandinavian city regions

The central concern of this paper is the relationship between research-driven “state-of-the-art” knowledge, and knowledge claims made in practice, in planning for sustainability. The paper approaches this topic from a critical realist perspective, which is used to provide criteria for positing “state-of-the-art” knowledge validity, and assessing the quality of situated knowledge claims in planning practice. In this way the paper contributes to debates about an ontological turn in planning knowledge. By reviewing key planning documents in three Scandinavian city regions, the paper shows that the knowledge claims about travel behavioral impacts of proposed land use and transport infrastructure presented in the documents are, to varying extents, in accordance with “state-of-the-art” academic knowledge on these topics. Some long-standing “planning myths” are encountered in the investigated planning documents. In one of the cities, residential and workplace location close to suburban public transport stops is highlighted as a traffic-reducing measure, rather than proximity to inner-city concentrations of jobs and other facilities, and density is discussed at a neighborhood scale rather than at a city scale. In all three cities, planning documents depict road capacity increases as having no traffic-generating effect. These latter claims are used in support of more decentralized land-use patterns and considerable road development. Since the likelihood of achieving sustainability goals relies heavily on whether the measures chosen are productive or counter-productive, knowledge obviously matters. A stronger focus on how well suited proposed strategies for spatial development are to produce their purported outcomes should be welcomed in planning research and practice.     

Backyard shacks,informality and the urban housing crisis in South Africa: stopgap or prototype solution?

Rapid urbanisation in the South has contributed to the growth of informal housing on a large scale. South Africa’s experience is somewhat unusual in that the growth of informality appears to have taken the form of backyard shacks in established townships rather than free-standing shacks in squatter settlements. This is potentially important for household well-being (e.g. better access to services) and for the efficient functioning of urban areas. The paper develops a framework for assessing the impacts and applies it to the country’s leading metropolitan region, Gauteng. It finds that people are slightly better-off in backyards than in shacks elsewhere, although the wider benefits for urban areas are equivocal. In some respects backyard shacks are a stopgap for poor households desperate for somewhere to live. In other respects they represent a kind of prototype solution to the urban housing crisis. The government could do more to improve basic dwelling conditions and to relieve the extra pressure on local services.     

At home in home care? Contents and boundaries of the ‘domestic’ among immigrant live-in workers in Italy

How ‘at home’, if at all, migrants feel in their everyday lives abroad is a neglected research issue, with meaningful implications for immigrant, social and housing policies. Their employment as live-in care workers with elderly clients is a unique site to address it, as this article aims to do, based on an archive of life histories of immigrant women in Italy. Co-residential domestic work foregrounds migrants’ need for a domestic space of their own, within the place of someone else. Building on immigrant women’s narratives, I explore what senses and dimensions of domesticity, or even of home, are negotiated in their routine interactions with older clients and the latter’s family members. Within a dwelling place which conflates work and domesticity, the cognitive, emotional and practical dimensions of migrants’ gendered home experience are nothing obvious. How is home-making – as a set of practices oriented to pursue security, familiarity and control – enacted under these circumstances? Is the cultivation of a sense of home beneficial to the clients only, or do immigrant women themselves feel at home somehow? Different ‘modes of domesticity’ are discussed, at the intersection between continuous expectations of home-making and discontinuous ways of feeling at home.     

Urban Restructuring and Forced Relocations: Housing Opportunities for Youth? A Case Study in Utrecht,the Netherlands

The existence of deprived urban neighbourhoods leads many governments to adopt policies of urban restructuring aimed at changing the socio-physical structure of these areas. Such policies often take form in the demolition of social rented dwellings and the displacement of residents. Although we know quite a lot about the effects of displacement on adults, little attention has been paid to the effects on youth. This paper provides insight into the effects of urban restructuring on the dwelling and neighbourhood conditions of youth between 12 and 21 in Utrecht (the Netherlands). The situation of forced movers over the last 10 years is compared with a control group of other movers. The findings indicate that many youth who were forced to relocate perceive that they moved to better dwellings. However, the improvements were generally small and more than half moved to low-income neighbourhoods similar to those they had left.