‘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.     

Inclusionary housing policy in England: the impact of the downturn on the delivery of affordable housing through Section 106

Section 106 (S106) of the English 1990 Town and Country Planning Act provides local planning authorities with powers to require developers to contribute towards affordable housing provision. Over the last two decades, the success of S106, which seeks to extract some of the development value created by planning consent, has been predicated on rising land values and market demand, thus enabling developers to agree and fulfill their planning obligations. The purpose of this article is to explore how negotiations between local authorities and developers with regard to meeting S106 have altered during the economic downturn in England. Drawing on recent empirical research, and through the use of case studies, the article highlights the ways in which S106 agreements have been renegotiated at the site level, with the discretionary nature of the planning system allowing compromises to be made. Despite S106 being tied to market activity, with developer contributions being reduced in a downturn, it remains an important policy tool in securing affordable housing and achieving inclusionary housing goals within England to date.     

‘The older adult’ doesn’t exist: using values to differentiate older adults in the Dutch housing market

Abstract

To date most prognoses of older adults in the housing market have been based on average housing preferences and average housing market behaviour of all persons in a certain age cohort. Due to socialcultural and social-economic dynamics, the relationship between age and housing is expected to change for successive cohorts. This study sets out to improve housing preferences estimates by recognizing the growing differentiation among older adults. This heterogeneity is analysed by differentiating older adults on their lifestyles (operationalized as values), using latent class analysis as a clustering technique. These analyses result in older adults being classified into five segments on the basis of their viewpoints, motivations and attitude. Next, for each lifestyle segment a separate discrete choice model is estimated, offering insight in the relative importance that these segments give to various housing attributes. The findings demonstrate advantages over a traditional, single model approach and can be helpful in formulating contemporary housing policy.     

Peri‐urban informal housing development in Victorian England: the contribution of freehold land societies

Self‐help housing in peri‐urban areas (usually outside municipal boundaries) is a feature, not only of rapidly urbanizing countries now in the South, but was also in Victorian England, where it was often initiated by freehold land societies, created by the Chartist movement in order to expand the franchise. These bodies bought and subdivided land for sale to their members, and laid out roads, using legal powers conferred upon the building societies. The societies made a significant contribution to housing for the urban working class, and preceded the garden city and town planning movement promoted by Liberal politicians. A case study is presented of one successful provincial society, the Ipswich and Suffolk Freehold Land Society.     

Convergences and discrepancies between the policy of inclusionary housing and Norway’s liberal housing and planning policy: an institutional perspective

Inclusionary housing brings together housing supply policies and social housing policies. This article contrasts this combination of policies to a situation where the two policies are kept separate. Drawing on theory of institutional change, the article highlights constitutional, organisational and cultural aspects of inclusionary housing policy and compares this with the features of a policy where inclusionary housing is not adopted. The article seeks to assess similarities and discrepancies between the English version of inclusionary housing and Norway’s housing and planning policy. The planning law and practices, the policy for housing affordability, financial support systems, actors and organisations are assessed and compared. The article concludes that if Norway wanted to implement ICH, it would be possible to customise the planning practices and finance schemes, but new organisations would have to be established. On top of that, there are also cultural divergences between the policy regimes that would need to be regarded.     

Contribution and challenges of the private sector’s participation in housing in Nigeria: case study of Akure,Ondo state

Housing inadequacy in Nigeria’s rapidly growing urban centres is manifested in qualitative and quantitative terms. Government’s efforts at mass delivery of houses have failed to achieve the desired result, hence the collaboration between the public and private sector to bridge the wide housing gap. A study into the public–private partnered initiatives at mass delivery of housing in Akure, Nigeria was undertaken. Seven housing schemes of this sort were identified and studied, taking their contributions to bridging the housing gap in the city into account. The achievement is meagre though progressive strides are discernable. The macroeconomic environment, continued dominance of the public sector, bureaucratic bottlenecks, and socio-cultural issues presented serious challenges to active private-sector participation. Affordability is elusive; execution of the projects had some problems while political manoeuvrings impacted on the projects negatively. It is affirmed that participation of the private sector has potential for improving housing delivery; however, the present operation needs to be fine-tuned for future success.     

Displacements in the name of (re)development: the contested rise and contested demise of colonial ‘African’ housing estates in Kampala and Jinja

This paper examines historical and contemporary processes of urban (re-)development and displacement in Uganda. Particular focus concerns the often conflicting strategies employed by urban managers and residents to plan, govern and live in both the late-colonial and early twenty-first century city. Both eras can be considered significant, even momentous, for the prominence of strategic projects of socio-spatial urban reconfiguration that incorporate(d) powerful discourses fusing land and housing development with societal progress and national development. The former project putatively centred on orchestrating African development and welfare, the latter on the more ambiguous project of re-development. The ‘Good City’ and the ‘Good Citizen’ are used as heuristic devices to examine the planning ideals and rationalities that inform(ed) these projects and the conflict of rationalities they provoke(d), particularly in terms of competing visions of the good city and good citizen. The paper emphasizes that current projects of redevelopmentalism do not take place in politically inert or historically benign space. Rather, it is shown how historical and place-based specificities articulate with and mediate the process of redevelopmentalism in Kampala and Jinja.     

Correction to: Obstacles and opportunities for reducing dwelling size to shrink the environmental footprint of housing: Tenants’ residential preferences and housing choice

Journal of Housing and the Built Environment -     

Barriers and outcomes in the housing searches of new immigrants and refugees: a case study of “Black” Africans in Toronto’s rental market

Toronto is Canada’s main port of entry for new immigrants and refugees as well as the country’s most culturally diverse city. It is also one of the most expensive housing markets in Canada. This study examines the housing experiences of three relatively recent, Portuguese-speaking African immigrant groups—the Angolans, the Mozambicans, and the Cape Verdeans—in Toronto’s rental market, by examining their settlement experiences and housing search processes, as well as the outcomes of those searches. The evidence indicates that most respondents experienced discrimination by landlords in their housing search (this was less of a problem for the Cape Verdeans, who have a lighter skin colour). Both Angolans and Mozambicans encountered significant barriers in locating and securing affordable housing in a suitable neighbourhood. The study also examines their relations with the established white Portuguese community. Clearly, race (the colour of one’s skin) still matters in Toronto’s rental housing market. Racism—whether real or perceived—can result in social exclusion and housing segregation of immigrant groups in low-income neighbourhoods, and thus a slower integration of newcomers into Canadian society. This study points to the need for more comparative studies on visible and non-visible minorities, including newcomers from Africa (whether English-, French-, Spanish-, or Portuguese-speaking), to understand why certain groups are more successful than others in finding affordable housing in a neighbourhood of their choice.     

The housing careers of younger adults and intergenerational support in Germany’s ‘society of renters’

Abstract

Through narrative interviews with younger adults and their parents, this paper explores how the housing transitions of younger adults, both within the rental sector and into homeownership, are shaped through intergenerational intra-family support in Germany’s society of renters. Our findings highlight the profound qualitative differences between regular transfers for establishing and retaining residential independence in the rental sector and inter vivos gifts for house purchase. Where the former support type is given and taken unconditionally, transfers for house purchase follow a different logic and carry different meanings. Being a necessary condition for property acquisition at young age, they have the power to completely rebalance family relations and undermine younger adults’ autonomy accordingly. In an aggregate perspective, our study further suggests increasing socio-spatial inequalities within the younger generation which run along both class and spatial origin, sharply dividing the housing market opportunities of ‘original Berliners’ and those who have moved to the city from more affluent regions in Germany.     

Struggles and opportunities at the platform interface: tenants’ experiences of navigating shared room housing using digital platforms in Sydney

Digital platforms have shaped the ways of navigating and occupying shared housing properties in the private rental market. Online platforms reconfigure the geography of housing searches and allow potential tenants to identify and enquire about shared properties while transcending local and national boundaries. Urban scholarship has viewed these platforms as real-time, fine-grained, big datasets for investigating housing markets. However, limited attention has been given to tenants’ experiences of using online platforms, and the extent to which these platforms facilitate access to housing. Drawing on interviews with tenants [n?=?35] in Sydney, this paper explores tenants’ experiences of searching, negotiating and securing shared room housing advertised on digital platforms. The findings highlight that shared housing digital platforms operate on the logic of peer-to-peer interaction between landlords and tenants via user-generated listings. These platforms allow tenants to compare rental prices, locations and characteristics of shared properties through ‘computerised algorithms’. Shared housing tenants, nonetheless, face a series of challenges, especially related to misrepresentation of property conditions, fake profile identity of advertisers, upward pressure on rental prices and high competition for listed properties, all of which influence their housing search and living experiences. Digital platforms emerge as complex socio-technical assemblages that are difficult to regulate as city authorities struggle to formulate effective mechanisms to govern technology-led social change. The paper provides valuable insights into housing informality and tenant exploitation at the platform interface and calls for platform governance.

     

Between ‘Market’ and ‘Welfare’: Rent Restructuring Policy in the Housing Association Sector,England

This paper empirically evaluates the market and welfare impacts of rent restructuring policy in the housing association (RSL) sector. The focus is on the financial viability of housing associations in the north of England, the affordability problems of tenants in the south, and the changes of turnover rates of RSL tenancies that have resulted. Using data from the Regulatory and Statistical Returns and the CORE (COntinuous REcording) from 2001/02 to 2005/06, the analysis shows that the ‘market’ component of the rent formula plays a more substantial role in affecting the RSL rent levels despite the ‘welfare’ measures in the policy—the greater emphasis on local earnings, the restriction of annual rent increase and the imposition of rent ceilings. Given that social housing in England is essentially a residual mode of provision, it is argued that a more flexible approach in balancing these two conflicting principles in rent setting is needed.     

Bringing design back: resetting liveability of a ‘near but not in the city’ housing environment in Sydney

Using an inner urban area of Sydney city as a case study, the paper puts forward that overall residential satisfaction is related to three sets of factors: objective characteristics of environment, objective characteristics of residents and their subjective perception. Three hypothesized models by regression are tested to empirically examine which of the attributes of the residential environment and of the individual have either a direct or no relationship with overall residential satisfaction. Findings suggest that perceptual response to dwelling design aspects and neighbourhood features along with neighbourliness and objective indicator of age are among the strongest predictors. The discussion contributes to an understanding of the importance of ‘good design’ which to some extent may help to attenuate the potentially adverse effects of higher density living.     

From informal housing to apartment housing: exploring the ‘new social’ in a gecekondu rehousing project,Turkey

This article engages with the question of the ‘new social’ that emerges in the relocation of the poor in slum renewal projects. Drawing upon both Lefebvre’s theorization of abstract space of capital and social space of people, and the neoliberal framework in which the economic dominates the social, the complex relationship between the spatial and the social embedded in political economy is demonstrated. In the Turkish context, the ‘new social’ is situated at the intersection of spatial transformations, housing representations, neoliberalism and Islam. In the housing estate of the case study, the abstract space was challenged by the bottom-up responses of some residents who tried to create their social space rooted in their previous experiences in the gecekondu; it was reacted by other residents who embraced the higher status of apartment living. The void produced by destroying the gecekondu habitus was filled by religious activities and consumption-inspired everyday practices.     

From urban beautification to a holistic approach: the discourses of ‘landscape’ in the Arab Middle East

The English word and Western idea of landscape was introduced during the colonial restructuring of Arab cities in the early decades of the twentieth century. Thereafter, landscape came to be understood predominantly in the context of urban modernity, associated with the Western picturesque tradition adopted in landscaping municipal parks and public urban spaces. The formal conception that prevails today precludes a broader appreciation of landscape as a source of livelihood, the fabric of lived-in experiences and collective identities, just as it reduces the scope of landscape architecture, an emerging profession in the Arab Middle East, to urban beautification. Inspired by the integrative and community-centred conception advanced by the European Landscape Convention, this paper argues for a holistic landscape approach that contributes to development while responding to regional environmental and ecological constraints. The methodology of ecological landscape design is applied to secure a holistic reading of people and place and to engender integrative solutions that address socio-economic, environmental and heritage concerns. A selection of projects are cited to demonstrate the potential of a holistic approach in changing current limited perceptions of landscape and in expanding the discourse of landscape in the region beyond the current focus on appearance and beautification.     

The effects of Seoul’s greenbelt on the spatial distribution of population and employment, and on the real estate market

This paper examines the effects of Seoul’s greenbelt on the distribution of population and employment, and on the real estate market, under the assumption of the complete relaxation of the greenbelt using the random utility-based metropolitan input–output model with an endogenous land market for the Seoul metropolitan area. Simulation results show two important consequences of the greenbelt release. First, the greenbelt release would attract more residents and jobs into greenbelt zones and reduce the population and number of firms in both the central city and outer sides of the greenbelt, thereby implying the reduction of inner city densification and of development beyond the greenbelt. Second, both residential and nonresidential space rents would have declined for the whole metropolitan area from 0.4 to 13.7% had the greenbelt been completely released in 2006, thereby indicating that Seoul’s greenbelt made a contribution to raising space rents by limiting land supply.     

A tale of two cities – rental housing in Budapest and Sofia in the 1990s

The paper describes the findings of a study conductedduring 1997–1998 on changes to the structure of rentalhousing provision in two post-communist cities,Budapest and Sofia. After nearly a decade of `transition' to market economies, the public rentalsectors have shrunk dramatically and becomeresidualised. Despite the rapid privatisation andassociated growth of owner-occupation there is littlesign that the privately rented sector (PRS) isregaining any of its pre-communist stature as theprincipal form of housing provision. There is almostno company landlordism and 80 percent of thelandlords in both cities let out only one property.They are mainly `incidental' landlords who haveinherited or previously owned the property. Few havebought it as an investment. There are few signs ofinstitutional support for the PRS in either city.Despite this common context, the reasons for thedevelopment of the PRS in the two cities aresignificantly different. In both cities the PRSaccounts for about 4 percent of households. But inSofia nearly half the landlords let out their ownhouse for income, depressing their housing consumptionagainst a back-cloth of poverty and desperate need forincome. `Landlords' move in with relatives or to`second homes'. Thus a large number of landlords arealso tenants in another property. In Budapest, unlikeSofia, new entrants to this market have fallen sharplyin the last 18 months. High taxation, falling realhouse prices and over-supply of property, followingthe rapid privatisation of the state rental housingstock, are the underlying problems inhibiting thegrowth of this sector. There is no sign of a return tothe tenure that was the foundation of their urbandevelopment, although explanations for this differbetween the two societies. The `transition to themarket', at least in housing, continues to be parlousand immature.     

Choice within limits: how the institutional context of forced relocation affects tenants’ housing searches and choice strategies

Whether renewal-induced relocations have a positive or a negative impact on displaced tenants is hotly debated on both sides of the Atlantic. In response, scientists have examined the outcomes of forced relocations and shown that they can be both negative and positive. However, the choice processes and strategies underlying these mixed outcomes have received much less attention in academia. We therefore examined how the institutional context of forced relocation affects displaced tenants’ choice processes and strategies. The results of a qualitative analysis of interviews with 144 displaced tenants from five Dutch cities show that they can be considered active agents because they adopt different choice strategies. Nevertheless, the choice strategies and experienced freedom of choice differed between tenants who were confronted with different relocation regulations. The limits imposed by and the opportunities of institutional contexts steer the choice processes and strategies of displaced tenants, but are by no means deterministic.     

Urban renewal without displacement? Belgium’s ‘housing contract experiment’ and the risks of gentrification

Gentrification has become part and parcel of urban policies throughout the world. Critics have argued against those policies but they have not yet developed concrete and comprehensive alternatives. This paper seeks to remedy this omission by investigating the Belgian ‘housing contract’ experiment (2005–2007). Quite exceptionally, Belgium’s ‘housing contract’ experiment was based on the premise that housing policies should improve the quality of life in deprived urban neighborhoods without displacing the poor. We investigate both the philosophy of the housing contract experiment as well as its effects. On the basis of this evaluation, we sketch the contours of a housing policy that incorporates rent gap theory and counters the negative effects arising from disinvestment and gentrification.     

Contention for urban state space and the rise of society in China: A case study of “housing planting” in Hohhot

Existing literature has overemphasized the power of state in the theorization of China's urbanization and transition, and after the reform and opening-up, substantial attention has been given to the interaction between state and market. Comparatively, the role of society has been vastly underestimated. The paper selects housing planting in Hohhot to explain how local villagers contended actively with local states for and over space to increase compensation for land requisition. The contention has caused severe social conflicts, high compensation cost, and forced demolition, thereby threatening local states' land finance and development. Essentially, space has become a useful tool for citizens to preserve their interests. This implies that with the rise of society, China's urbanization is transitioning from a high-speed and low-cost stage to a high-quality and high-cost stage. Due to the changing relation between state, capital, and society, many pertinent institutions need to be adjusted as well. The paper calls for additional attention to the state-society-relation perspective when theorizing China's urban development.