LONGITUDINAL ASSESSMENT OF LARGE SCALE REGENERATION PROJECTS: A STRATEGY FOR GREATER ESTON, REDCAR AND CLEVELAND SOUTH BANK BASELINE INFORMATION FINAL REPORT January 2011 By Gill Davidson Paul Braidford Paul Greenhalgh Fred Robinson David McGuinness Durham University Northumbria University SOUTH BANK 2010 Acknowledgements Thank you to all of the people who helped us with this research project by taking part in discussions and interviews, inviting us to attend local meetings and groups, and giving us access to a range of information. NORTHUMBRIA UNIVERSITY AND DURHAM UNIVERSITY 2 SOUTH BANK 2010 Contents Page 1. Executive summary 6 2. Introduction 6 3. The Institute for Local Governance 9 4. Background to the study 10 5. Aims and objectives 11 6. Research methods 11 Strand 1: Documentary analysis 11 Strand 2: Consultation with key stakeholders 11 Baseline data 13 Research participants 13 7. The local context 15 The geography of South Bank 15 The history of South Bank 18 Images of South Bank in 2010 20 RESEARCH FINDINGS 24 8. South Bank today 25 Population 25 Measures of deprivation 25 9. Employment 27 Income: baseline data 27 Benefits: baseline data 27 Businesses: baseline data 28 Stakeholders’ views 29 Residents’ experiences of employment 30 Income and benefits 31 10. Education 33 Educational achievement: baseline data 33 Perceptions about achievement 36 Perceptions about local schools 36 11. Health, wellbeing and satisfaction 38 Health: baseline data 38 Pollution 38 Is South Bank a healthy place to live? 39 Local health services 40 Happiness and satisfaction levels 40 Positive things about South Bank 41 Negative things about South Bank 41 NORTHUMBRIA UNIVERSITY AND DURHAM UNIVERSITY 3 SOUTH BANK 2010 12. Housing 43 Housing stock and land use: baseline data 43 South Bank sales and lettings snapshot 44 Stakeholder and resident perceptions 45 13. The local authority 47 Stakeholders’ views of the Council 47 Residents’ views of the Council 48 Voting 49 14. Local services and facilities 50 Shopping 50 Pubs and clubs 50 Other services 51 15. The environment 52 16. Community activity 54 17. The local community 55 Perceptions about the local population 55 Black and Minority Ethnic (BME) communities 56 Faith communities 56 Travellers 56 Children and young people 57 Families 57 Older people 58 Newcomers to the area 58 Neighbours and neighbourliness 58 Commitment to the area 58 Community spirit 59 Community tensions 59 18. Crime and anti-social behaviour 61 Crime: baseline data 61 Stakeholder and resident perceptions about crime 61 The police 63 19. Perceptions of South Bank 64 Newspaper analysis 65 Perceptions of people who have recently left the area 68 20. Perceptions of the regeneration process 69 The need to ‘do something’ about South Bank 69 Complexity 69 The planning process 69 The lack of progress so far 70 Demolitions 71 The trauma of relocation 71 Knowledge of what’s going on 71 NORTHUMBRIA UNIVERSITY AND DURHAM UNIVERSITY 4 SOUTH BANK 2010 Funding and finances 71 Consultations 72 Community activism 74 Getting regeneration right 74 The current picture 74 Fears for the future of South Bank 75 The eco-village 75 21. The wider context 77 Grangetown 77 Low Grange 77 The wider area 77 The future of regeneration 78 22. Aspirations for the future for South Bank 79 Tidy the area up 79 Improve existing housing 79 New housing 79 A revitalised community 80 More services and facilities 80 Employment and training 80 Less crime 80 Some proper decisions 80 More realistic expectations 81 23. Conclusion 82 ANNEXES 83 Annex 1: Population data 83 Annex 2: Statistical baseline 84 APPENDICES 101 Appendix 1: South Bank timeline 101 Appendix 2: Community projects, activities and events 106 Research participant consent form 111 Information sheet for participants 112 NORTHUMBRIA UNIVERSITY AND DURHAM UNIVERSITY 5 SOUTH BANK 2010 1. Executive summary This report presents the findings from an exploratory study of social and economic conditions in South Bank, Redcar and Cleveland. It is intended to provide a baseline for a subsequent longitudinal assessment of the delivery of a large scale regeneration project, the Great Eston Regeneration Master Plan. The research has been commissioned by the Institute for Local Governance and North East Improvement and Efficiency Partnership, and undertaken by researchers at Northumbria and Durham Universities. The study was initiated by Redcar and Cleveland Council. The overall aim was to design a robust strategy for a long term (25 year) longitudinal assessment of the impact of the delivery of the Master Plan. The Council sought an evaluation which would track change as experienced and perceived by local residents, focusing particularly on South Bank. An accompanying report sets out a methodology for that longitudinal evaluation; this report sets out the baseline position. Documentary sources and interviews with stakeholders were used to build up a picture of South Bank and establish sources and methods which can be used again in the future. Documentary sources included data from the Office for National Statistics and Tees Valley Unlimited. Interviews were conducted with 45 people, including representatives from local public agencies and other organisations, and South Bank residents. The study focused on the core of South Bank, an area which experienced industrialisation and urbanisation, then decline and a considerable amount of housing demolition. It has been subject to various regeneration programmes. The regeneration of South Bank is a key element of the Greater Eston Strategic Master Plan, produced in 2008, and the Homes and Communities Agency has recently commissioned a full economic appraisal of regeneration plans for South Bank. There has been a steady and very substantial decline in the population of South Bank. In 2001 the population was 6,352 and that fell to 5,286 in 2008, a reduction of 16.8%. Statistical indicators show it is one of the most deprived areas in the country. 46% of children in South Bank were ‘in poverty’ (i.e. in families receiving less than 60% of median income), compared with 24% in the North East. Unemployment is high, but there are about 5000 jobs in workplaces close to South Bank, many of which are filled by people commuting from elsewhere. Stakeholders and residents noted that many local people struggle to find work, particularly younger people and those with few skills. Educational attainment has improved substantially (57% achieved 5 GCSE passes at A*-C in 2008-9), but the figures are still well below regional and national levels. Stakeholders said NORTHUMBRIA UNIVERSITY AND DURHAM UNIVERSITY 6 SOUTH BANK 2010 that educational underachievement is a major problem in South Bank, even though the local schools are good. The area is characterised by poor health. The Standardised Mortality Ratio for South Bank (ward) averaged 154 in 2004-08. 12% of South Bank residents claim incapacity-related benefits, compared with 7.9% in the North East. Unhealthy lifestyles and poverty appear to be key factors resulting in poor health; local health services are said to be good. Some residents said they were very satisfied living in a place they are strongly attached to and where there is community spirit; others complained that the area is in a poor state, badly affected by demolition, anti-social tenants and drugs. Housing statistics show that 75% of South Bank’s housing stock is in the lowest Council Tax Band (A); house prices are relatively low (median £43,500) but not as low as they were; and tenants’ surveys indicate low levels of satisfaction on local estates. Stakeholders noted problems of low demand, absentee landlords and void properties attracting anti-social behaviour. There were mixed perceptions of Redcar and Cleveland Council. There was considerable frustration, particularly about plans and promises that have not been delivered and uncertainty about the area’s future. Some respondents, however, felt the Council were doing their best, in difficult circumstances. In relation to local services, people complained about the decline of local shops and other amenities – linked to the area’s overall population decline. Environmental concerns included problems with fly tipping and neglect – but there was also recognition that some improvements had been secured. There are community groups and activities in the area but, again, these have been affected by decline. Many respondents spoke of the strength of community in South Bank. They said it is friendly; neighbours help each other; and many residents have relatives in the area and are members of local extended families. There is a small (and decreasing) BME community in the area, apparently not notably affected by racism. Many people who have remained in South Bank seem committed to staying there. But concerns were expressed about anti- social behaviour and crime; it is considered that the perpetrators are a small minority, often incomers who have moved into privately-rented properties. Police statistics indicate that South Bank has a very high level of crime: in 2008, 196 offences were notified to the police per 1000 population (compared with 83.4/1000 in Redcar and Cleveland as a whole). The incidence of burglary is particularly high – three times the rate for the borough as a whole. There is, however, a consensus that although crime is a significant problem, the area is quieter and safer than it used to be. NORTHUMBRIA UNIVERSITY AND DURHAM UNIVERSITY 7 SOUTH BANK 2010 Respondents felt that the area has a poor reputation and that living there carries a stigma. It is considered that South Bank’s reputation is not wholly deserved and that it is important to improve public perceptions of the area. It is thought that, to some extent, the media reinforce perceptions—and analysis of local newspaper articles paints a picture of a place still experiencing decline and with a high level of crime.