Gateshead Housing Company Housing Investment Appraisal A Survey of Residents of Chandless Estate This Project was co-ordinated and managed by: The Household Survey was undertaken by: For further information please contact Chris Cox (SRC) on 01661-843643 Email chriscox@socialregeneration.co.uk Lisa Grabham (eljay) - 07712 885431 Email: lisa.grabham@btinternet.com © May 2005 "The area is handy and very central for local transport and shops". "My neighbours are very friendly". “There are lots of kids hanging around the streets and the park; the young kids can’t play there because it’s not safe”. "I hate the yobs on the streets". “I hate it! I want out of here”. “I don’t think the area has a future…the whole place is falling apart”. “If they could knock it down and start again it would be okay”. Residents of Chandless Estate 2 Contents Contents Pages Section One Introducing the Research 4 Section Two The Sample of Residents 5-9 Section Three The Views and Experiences of Residents 10-21 Section Four Conclusions and Considerations 22-23 Appendix One Questionnaire 3 Section One - Introducing the Research As part of Bridging NewcastleGateshead Pathfinder, The Gateshead Housing Company has been requested to complete an option appraisal of a number of estates that have a range of issues which can include investment needs, low demand, high turnover and poor environmental aspects. The Aims of the Research To assist with this process, a piece of research was commissioned by Gateshead Housing Company. The aim of the research was to undertake and complete a 100% ‘sample’ of household interviews among local residents of the identified estates, to ascertain: Resident views of the area; its services and facilities. Resident preferences development. relating to future housing, area regeneration and The Objective of the Research Objectively, the research facilitates a report with which to assess residents’ attitudes, preferences and aspirations for the future regeneration of the area in which they live. The Research Methodology The following research methodology was used to meet the aims and objectives of the research. A sample as close to 100% as possible was sought. However, it was realistically acknowledged from the outset that whilst the views all residents were actively and vigorously sought, a sample of much lower than this may be obtained. A structured and comprehensive five page questionnaire was used for the purpose of data collection, incorporating, open and closed questions. (See Appendix One). A prize draw for £100 was additionally used as an incentive to participation. Two experienced researchers were allocated to the project. These researchers were briefed to systematically carry out fieldwork on a street-by-street basis. Alternatives to face-to-face interviews, including census-like deposit and collection methodology, were employed where necessary. All questionnaires were physically checked to ensure interviewer accuracy. Random call-backs were also made to ensure interviewer accuracy and authenticity. This report presents the findings of the research, and is divided into a number of sections to facilitate easy reading. Findings throughout are presented in a selection of tables and graphs. Particularly salient points are highlighted as follows: Important and interesting findings can be found in boxes like this. All percentages have been rounded to the nearest whole figure and may therefore not total 100. Percentages have also been calculated excluding missing responses. Acknowledgments are extended to all participants in the research. 4 Section Two - The Sample of Residents 112 completed interviews were obtained with adult residents of Chandless Estate over the course of May 2005. This represents a voice from approximately 66% of the 169 occupied households in the area. Where interviews were NOT obtained, this was as a result of being unable to obtain a response (31), residents not wishing to participate (14) or residents being ill (2). From this sample we can be 95% sure that the statistics quoted deviate no more than 5.5% either side of those that would have been generated had EVERY household been interviewed. The Address of Respondents Table 2.1 shows the address of all respondents. Table 2.1 Street Lancet Court Cathedral Court Cloister Court Minster Court Lychgate Court Trinity Court Number of responses 27 25 24 19 10 7 112 residents in the six streets which comprise Chandless Estate were interviewed. The Gender of Respondents The gender of respondents was skewed towards a higher much proportion of females (76%) than males (24%). (See Table 2.2). Table 2.2 Gender Male Female % of respondents 24 76 A higher percentage of females (76%) than males (24%) were interviewed. 5 The Age of Respondents The age of respondents ranged from 16 to over 75. Residents were most likely to be aged between 30 and 39 (23%). (See Table 2.3). Table 2.3 Age 16-19 20-29 30-39 40-49 50-59 60-74 75 and over % of respondents 2 21 23 21 11 17 5 Residents aged from 16 to over 75 were interviewed as part of the research. Residents with a Long-Term Disability, Health Problem or Illness In 44% of all households there were household members with a long-term disability, health problem or illness. (See Table 2.4). Table 2.4 Incidence None Respondent Other household members % of respondents 56 29 15 Residents with a long-term disability, health problem or illness are evident in 44% of all households on Chandless Estate. 6 The Ethnic Origin of Respondents 88% of residents described their ethnic origin as White British; 12% were of a minority ethnicity. (See Table 2.5). Table 2.5 Ethnicity White (British) Black African Iraqi Indian Sri Lankan Syrian Kurdish Other Asian % of respondents 88 5 2 1 1 1 1 1 88% of residents interviewed described their ethnic origin as ‘White British’; 12% were of a minority ethnicity. Household Type Respondents were most likely to define their household type as either a family (32%), single with children (25%) or a single person (22%). (See Table 2.6 and Figure 2.7). Table 2.6 Type Family Single with children Single Couple Adult family % of respondents 32 25 22 13 6 Figure 2.7 Household Type Adult family Couple 100% % of respondents Single 0% Single with children Family Residents were most likely to define their household as consisting of either a family (32%), single with children (25%), or a single person (22%). 7 The Number of Children in Full Time Education In 40% of households there were children in full-time education. (See Table 2.8). Table 2.8 Number None One Two Three or more % of respondents 60 13 13 14 Children in full-time education are evident in 40% of households on Chandless Estate. The Tenure of Homes The majority of respondents were living in council rented (94%) property. (See Table 2.9 and Figure 2.10). Table 2.9 Tenure Council rented Owned/mortgaged % of respondents 94 6 Figure 2.10 The Tenure of Homes 100% % of respondents 50% Owned/mortgaged Council rented 0% Tenants of council rented property constitute the majority (94%) of residents interviewed. 8 The Number of Bedrooms in Homes Properties consisted of two (13%) or three bedrooms (87%). Properties on Chandless Estate include TWO (13%) or THREE bedrooms (87%). Length of Residence Residents were most likely to have been living in their current neighbourhood for between one and five years (41%). However, a significant percentage (24%) had been living on Chandless Estate for between 11 and 29 years. (See Table 2.11 and Figure 2.12). Table 2.11 Duration Less than 1 yr 1-5 yrs 6-10yrs 11-29 yrs 30 yrs + % of respondents 3 41 10 24 21 Figure 2.12 Length of Residence 100% % of respondents 50% 30 yrs + 6-29 yrs Less than 5 yrs 0% Residents are most likely to have been living in the neighbourhood for between one and five years (41%). 9 Section Three – The Views and Experiences of Residents Perceptions of the Best Aspects of Chandless Estate In considering the most positive aspects of life in Chandless Estate, residents most commonly pinpointed a convenient proximity to local facilities (48%): "the area is handy and very central for local transport and shops" “it’s handy for the High Street and local shopping” “it’s very central for the transport system” "I like the transport and the accessibility of everything" "the school is handy for me" "the shops are handy" and a sociable network of family, friends and neighbours (29%): "my neighbours are great" "my neighbours are nice….this is a nice family home, with the community around" "it’s quiet here and the people are good" "my neighbours are very friendly" “my next door neighbour is great” “the people that have been here for years are the good people” “in this court I feel very safe – probably because all my neighbours are good”. However, over one third (36%) of residents felt that there was nothing good about the area: "nothing, apart from the size of the houses" "there is nothing what you would call good here" "it used to be nice here but now there is nothing at all". Good neighbours/residents and a proximity to local facilities and services represent what residents feel are the BEST aspects of Chandless Estate. 10 Perceptions of the Worst Aspects of Chandless Estate In contrast, residents spotlighted unruly and anti-social behaviour by children and young people (28%): "the kids are terrible!” “there are aggressive, horrible kids around here" "my partner had a T.V. thrown at him" "there is nothing for the kids to do" “there are kids hanging around the street corners” “there are lots of kids hanging around the streets and the park; the young kids can’t play there because it’s not safe” anti-social and unpleasant residents (23%): "back to the kids and high number of "coloureds" in the area" "a real nasty area" “some of the neighbours are not nice” "there is always something happening here, I don’t see a future here for myself" "I refuse lifts from colleagues, because I’m ashamed of where I live" "I hate the yobs on the streets" "it’s getting worse here and I can’t see a future" litter (14%): "it’s very untidy" “the litter and street cleaning are poor” "there are always people dumping rubbish" “the state of the place is terrible. It’s turning into a slum” "its dirty and there is so much graffiti" . "people throw wine bottles, TV’s and fridges out of the windows; it’s a nightmare" and drugs (13%): "the drugs here are the worst..!" "there is drug trouble in the flats" "there are drugs and drink issues here" 11 "there’s a drug problem in the high rise flats" as the least savoury aspects of life on Chandless Estate. Residents on Chandless Estate focus on problems with anti-social behaviour, including drugs, litter and rubbish dumping as the most negative aspects of the area. 12 Satisfaction with Chandless Estate as a Place to Live 60% of residents were satisfied with their neighbourhood as a place to live. 33% were dissatisfied. (See Table 3.1 and Figure 3.2). Table 3.1 Opinion Very satisfied Quite satisfied Neither Quite dissatisfied Very dissatisfied % of respondents 19 41 6 11 22 Figure 3.2 Neighbourhood Satisfaction Dissatisfied 100% Neutral % of respondents Satisfied 50% 0% Residents’ comments included: “I don’t think there’s a problem with the area” “I like the area…it’s my first home” “there is anti-social behaviour” “I’m quite happy living here” “it’s central for the shops and everything” “there is no nice scenery to look at and the druggies are bad” “I have dreadful neighbours” “I hate it! I want out of here”. 60% of residents are satisfied with Chandless Estate as a place to live. 33% are dissatisfied. 13 Perceptions of How Chandless Estate is Changing 62% of residents felt Chandless Estate to be in decline. A further 23% considered the area to be remaining the same, whilst just 9% thought it to be improving. (See Table 3.3 and Figure 3.4). Table 3.3 Opinion Getting worse Staying the same Improving Don’t know % of respondents 62 23 9 5 Figure 3.4 Perceptions of Change 100% Getting Worse Same % of respondents 50% Improving 0% Residents who feel able to comment on how Chandless Estate is changing, most commonly (62%) consider their neighbourhood to be in decline. However, this is a view countered by 23% who consider it to be staying the same, and 9% who feel that it is improving. 14 Improving the Neighbourhood In improving Chandless Estate, residents most commonly highlighted a need for improved, repaired and developed housing (29%): “we need modernisation” “put new houses up. Rebuild it!” “more work done to the houses” demolition of properties (26%): “pull down the estate and encourage students to come into the area” “pull it down” “pull them down and move us to new properties” “knock it all down” “get rid of the flats as a priority” facilities for children and young people (17%): “we need facilities for the kids - a youth club and recreational facilities” “have a community centre for kids” “more for kids to do to stop them hanging around” “there has to be more for the kids to do. The so-called park is a disgrace” improved security (15%): “we need close circuit TV coverage. There is too much stuff going on with drugs” “more policing and wardens” and getting rid of undesirable tenants (14%): “get all the trash off the estate and put them somewhere else” “get rid of all the idiots”. Demolition, followed by the rebuilding of houses, the provision of facilities for children and young people, and increased security patrols are seen as the most necessary improvements to Chandless Estate. 15 Assessing the Long-term Future of the Neighbourhood Just under 40% of respondents considered Chandless Estate to have a long-term future. In contrast, 52% did not consider the neighbourhood to have a long-term future, whilst a further 10% were unsure. (See Table 3.5 and Figure 3.6). Table 3.5 Opinion Yes No Not sure % of respondents 38 52 10 Figure 3.6 Long Term Future 100% Not Sure No % of respondents 50% Yes 0% The 52% of residents who did not feel that the area had a future commented: “I don’t think the area has a future…the whole place is falling apart” “the way it is at the moment is terrible” “everyone wants to move out of here” “the kids are literally taking over the estate” “the place has lost its community spirit and it totally run down” “it’s just too run down and not taken care of” “you can’t even walk to the shops without somebody having a go at you”. 16 The 38% of residents who DID feel that the area had a future commented: “it’s a nice central area and handy for shops and buses” “I’ve been here for 32 yrs and would like to see the estate continue” “if they could knock it down and start again it would be okay” “everybody knows everybody and there is a bond here” “it will be fine if they take care of us and redevelop it” “if the right work is done with modernisation and security the area would be good”. 52% of residents DO NOT consider Chandless Estate to have a longterm future. 38% of residents disagree. Considering Demolition 50% of residents advocated the demolition of ALL properties on the estate, including their home. 28% of residents wished to see NO demolition in Chandless Estate whilst 22% advocated selective demolition. (See Table 3.7 and Figure 3.8). Table 3.7 Opinion All of the properties on the estate including my home None of these Properties in my street but not the whole estate % of respondents 50 28 22 Figure 3.8 Considering Demolition 100% % of respondents 50% None Some All 0% 17 Thus, over 70% of residents advocated total or partial demolition of Chandless Estate. A consensus of opinion among those advocating at least some demolition, was the need for primarily rebuilding and replacing housing and providing facilities for children and young people. Over 70% of residents advocated either total or partial demolition of Chandless Estate, suggesting a replacement with good quality, modern housing, together with facilities for children and young people. The Suitability of Homes for Household Needs 58% of residents considered the size and layout of their home to be suitable for all their household needs. However, 42% said their home was not suitable. (See Table 3.9 and Figure 3.10). Table 3.9 Opinion Suitable Unsuitable % of respondents 58 42 Figure 3.10 Suitability of Homes 100% % of respondents Unsuitable Suitable 50% 0% Where homes were deemed to be unsuitable, this was usually as a result of being considered too small. 58% of residents consider the size and layout of their home to be suitable for all their household needs. 18 Satisfaction with the General Condition and State of Repair of Homes 20% of residents were satisfied with the general condition and state of repair of their home. However, 60% were dissatisfied. (See Table 3.11 and Figure 3.12). Table 3.11 Opinion Very satisfied Quite satisfied Average Quite dissatisfied Very dissatisfied % of respondents 2 18 20 39 21 Figure 3.12 Satisfaction with Homes 100% % of respondents 50% Dissatisfied Neutral Satisfied 0% 20% of residents are satisfied with the general condition and state of repair of their home. However, 60% are dissatisfied. 19 Moving Home 52% of residents did not intend to move from their current home. A further 12% were uncertain. Of those that DID anticipate moving home (36%), a move sooner rather than later (i.e. in the next two years) was most often anticipated. (See Table 3.13). Table 3.13 Time 0-2 years 2-3 years 3-5years Not moving Don’t know % of respondents 31 2 3 52 12 52% of residents DO NOT intend to move from their current property In Chandless Estate. Preferences for Moving Interestingly, of those that envisaged moving, half intended to move to another locally based property, in the area and half intended to move elsewhere in Gateshead. Of those that wished to remain in the area, preferences for future property tenures were focused firmly on council rented property, but with some interest in ‘part rent, part buy homes’. There was a definite preference for houses rather than bungalows or flats – with over six times as many residents expressing a preference for a house. Many residents who wished to move requested larger properties and gardens. A majority of those residents who intended to move from their current property in Chandless Estate envisaged moving to another property either in the local area or elsewhere in Gateshead. There was a definite preference for relocation to a HOUSE rather than a flat/bungalow, with a strong desire for council rented properties, but some interest in ‘part rent, part buy’ homes. Requests for larger properties and gardens were also noted. 20 Encouragements to Stay in the Neighbourhood In Chandless Estate, the most popular encouragements for residents to stay in the neighbourhood were found to be access to a newly built home (24%), and better local facilities (21%). (See Table 3.14). More than one response could be given. Table 3.14 Action Access to a newly built home Better local facilities Significant investment in the area CCTV cameras Improved parking arrangements Better coverage by street wardens/police Access to loans to improve your home Effective controls on private landlords % of respondents 24 21 19 19 19 16 7 0 Access to newly built homes, combined with improved local facilities were considered the most popular incentives to remain in the neighbourhood. Residents with Waiting List and Transfer Applications with Gateshead Council 26% of respondents had a waiting list or transfer application with Gateshead Council. Desired states included “anywhere”, Milton Square, Prince Consort, Sheriff Hill, St. James’s Village, Bensham, Blaydon, The Drive, Leam Lane, Felling and Argyle estate. Residents Waiting to be Re-housed by a Housing Association on Another Estate 6 respondents had been put forward by Gateshead Council to be re-housed by a Housing Association on another estate. 21 Section Four - Conclusions and Considerations In concluding this research it is useful to initially consider the validity of the exercise and the information obtained. A total of 112 adult residents living in Chandless Estate, participated in the research. Thus, the survey secured a sample of around three-quarters of all occupied households and allows us to be 95% certain that the reported statistics are no more than 5.5% either side of those that would have been generated had the entire household population of the area been surveyed. The survey, when used in conjunction with other types of research and aggregated information, provides a useful and meaningful snapshot of residents, their perceptions, opinions, experiences desires and rationale. Their opinions, experiences and preference provide us with a rich vein of information from which to draw conclusions for future action. Chandless Estate would appear to be characterised by: A relatively young population, with two thirds (67%) under the age of 50 – mainly in either family, single with children or single household types. A high proportion of households (44%) containing at least one resident with a long-term disability, health problem or illness. A majority of residents (88%) who consider their ethnic origin to be white. 40% of households containing children in full time education. A majority of tenants in council rented properties (94%), with either two or three bedrooms. 44% of residents living in Chandless Estate for less than five years. Chandless Estate is frequently perceived as an area populated by friendly people and good neighbours. Additionally, the area is felt to sit centrally and conveniently to local shops, school, public houses and public transport routes. However, whilst these are aspects held up as the best elements of the area, they are undoubtedly eclipsed, like so many other areas, by a raft of aspects which are viewed in extremely negative terms. 22 Around one third of residents are unable to identify just one thing about the area which they like, spotlighting inappropriate, illegal and anti-social behaviour by children and young people, litter and rubbish dumping, and drugs as the least savoury aspects of Chandless Estate. In this context it is perhaps not surprising that around one third of all tenants are DISSATISFIED with the area as a place to live, whilst over 60% of residents feel that Chandless Estate is in decline and are dissatisfied with the state and condition of their property, whilst over 70% request total or partial demolition of properties on the estate. In remedying both the structural and social problems of the area, residents frequently highlight a need to demolish existing properties and effectively ‘start again’. What many residents feel is the antithesis of the current situation, is one which features new, substantially more modern, and larger properties, with accompanying facilities for children and young people, and an overarching security presence. 23 Appendix One RESIDENTS SURVEY - SHAPING THE FUTURE OF YOUR NEIGHBOURHOOD Good Morning/Afternoon/Evening, I’m a Research Interviewer working on behalf of Social Regeneration Consultants, who are part of a consultancy team appointed by Gateshead Council and Gateshead Housing Company, to look at the future of this estate. I would like to ask you for your views on the neighbourhood as it currently stands, and how you think it should be improved? This will take about 15 minutes and everything you say will be completely confidential. Everyone who takes part will be entered into a prize draw to win £100 worth of TESCO shopping vouchers. Your Neighbourhood – Now and In the Future Firstly, I’d like to begin by asking you some questions about your views on the neighbourhood. 1.1 Firstly, how long have you been living in this neighbourhood? Less than a year 1-5 years 11-29 years 30 years plus 6-10 years 1.2. And what would you say are the best things about this neighbourhood? 1.3 What are the things you like least about this neighbourhood? 1.4 Thinking about this neighbourhood do you feel that, in overall terms it is improving, staying the same or getting worse? Improving Staying the same Getting worse Don’t know 24 1.5 Again, thinking about your neighbourhood, on the whole, how satisfied or dissatisfied are you with it as a place to live? Very satisfied Quite satisfied Quite dissatisfied Very dissatisfied 1.6 Neither satisfied nor dissatisfied Don’t know Why do you say that? 1.7 What do you think could be done to improve this neighbourhood and make it a better area in which to live? 1.8 Part of the neighbourhood review will look at the long-term future of your estate and a number of factors will need to be taken into account. Do you currently think that this neighbourhood has a long-term future? Yes No Not sure 1.9 Why do you say that? 1.10. One option available from the review may be demolition. If this was an option do you think Gateshead Housing Company should consider demolishing All the properties on the estate Including your home Properties in your street but not the whole estate None of these Go to question 2.1 25 1.11 Why do you think demolition should take place? 1.12 If demolition took place what would you like to see built on the cleared site? Your Home Now I’d like to ask you some general questions about your home. 2.1 Is your home: Owned/mortgaged Rented from the Council Rented from a Housing Association Rented from a private landlord 2.2 The number of bedrooms in your home: 2.3 In your opinion is the size and layout of your home suitable for all your household needs? Yes → Go to question 2.5 No 2.4 Why is that? 2.5 In overall terms how satisfied or dissatisfied are you with the general condition and state of repair of your home? Very satisfied Quite satisfied Quite dissatisfied Very dissatisfied Neither 26 2.6 Do you think you will be likely to move from your current home, in the next … 0-2 years 2-3 years Over 3 years and up to 5 years → Go to question 2.12 Unsure/Don’t Know Not moving → Go to q. 2.8 2.7 Which area would you be looking to move to? Stay on this estate Elsewhere in this local area Elsewhere in Gateshead Outside of Gateshead 2.8 If you were thinking of leaving your current property, would any of the following encourage you to stay in this area? (PLEASE TICK ALL THAT APPLY) Significant investment in housing in the area Effective controls on private landlords Better coverage by street wardens/Police CCTV cameras Improved parking arrangements for residents Access to a newly-built home Better local facilities (eg shops, play areas) Access to loans to improve your home Other (please state) _____________________None of these 2.9 In these circumstances, would you like to rent or buy a property in the area? Rent from a housing association Rent from a private landlord Rent from the Council Buy another existing house on the estate Buy a new house on the estate Buy a new shared ownership home (part rent, part sale) on the estate 2.10 And what type of property would you prefer? House Bungalow Flat Flat for older residents 2.11 Which of the following would you require? Off-road parking Local Open Space Larger House Smaller house Larger garden Other ____________________________________________________ 27 2.12 Do you have a waiting list or transfer application with Gateshead Council? Yes No Go to question 2.14 2.13 Which estate(s) have you requested a move to? Estate Estate Code 2.14 Have you been put forward by the Council to be rehoused by a Housing Association on another estate? Estate Estate Code You and Your Household Finally, some questions about your household. These questions will allow us to make sure that we have interviewed a representative sample of people. 3.1 Gender of respondent: Male Female 3.2 Which age group are you in? 16-19 20-29 40-49 50-59 30-39 60-74 75 and over 3.3 Your household type: Single Couple Family Single with children Adult family OAP/OAP couple OAP and children OAP and adults 3.4 The number of children in full time education in your home: 3.5 Are there any special circumstances in your home such as adaptations or caring for a relative? If yes, please give details 28 3.6 Do you or another member of your household have a long-term disability, health problem or illness? Yes – myself Yes other household members None 3.7 Which ethnic origin do you consider yourself to be? White British Irish Other White Mixed White & Black Caribbean White & Black African White and Asian Other mixed Asian or Asian British Indian Black or Black British Black Caribbean Pakistani Black African Bangladeshi Other Black Other Asian Chinese or other Ethnic Group Chinese Other Ethnic Group 3.8 Finally, are there any other comments, ideas or suggestions you would like to make about this neighbourhood and how it could be improved? 3.9 Name of respondent: Tel: Address of property: Signature of Respondent Signature of Researcher Date: 29