Acton Gardens: the social impact of regeneration

Summary Report Measuring the social impacts of regeneration in South Acton: results of the second social sustainability assessment

June 2019

CONTENTS

Research for Acton Gardens 01 LLP October 2018

About the regeneration 02 programme

03 Who is living in South Acton?

The social sustainability 04 assessment

Recommendations for Acton 05 Gardens LLP Measuring the social impacts of regeneration in South Acton: results of the second social sustainability assessment Summary and recommendations

01 Research for Acton Gardens progress had been made on the delivery of the new Community Centre and Youth LLP October 2018 Centre. This report describes the findings of a research project exploring how the Acton The project uses a research framework and Gardens regeneration programme is set of indicators for measuring the social affecting people living in South Acton in sustainability of new housing and mixed-use Ealing, West London. developments, originally developed for The Berkeley Group by Social Life and Professor The research was commissioned by Acton Tim Dixon of Reading University in 2012 1. Gardens LLP – a joint venture partnership between Countryside Properties and L&Q – Acton Gardens has commissioned this and took place between November 2017 and research so they can take practical lessons April 2018. It repeats initial benchmarking from the findings to maximise the social research carried out between January and impact of the regeneration programme. May 2015 by Social Life. It also allows the experience of people living on the South Acton Estate and in The purpose of the research was to explore redeveloped areas to be compared with the social impacts of regeneration, to better those living in neighbouring areas. Through understand local priorities and needs, repeat surveys every two to three years, and to influence the planning, design the development partners will be able to and management of future phases of measure the social impact of regeneration development. The research findings are a and community development and assess snapshot of how residents are experiencing the effect of community development and regeneration in the first years of the process, engagement methods being evolved during when the first phases of new housing have the programme. been developed in Acton Gardens and large areas of existing housing are still occupied. Reports of this work will be publicised This research took place before the changes to inform good practice in other estate brought in by the 2018 Masterplan became regeneration projects. known to residents and before significant

1 The social sustainability framework that has been adapted for this project is set out in the report Creating Strong Communities (2012, The Berkeley Group) which can be downloaded at: http://www.social-life.co/publication/creating-strong-communities/

4 SouthFig. 1 SouthActon Acton Estate Estate & redeveloped & redeveloped areas areas

Phase 7.3

Mill Hill 4 Conservation area Phase 7.2

Phase 7.1 Phase 10.2 Avenue Road

Phase 7.1 Acton North

Phase 11 and East Phase 10.1 Phase 8.1

Phase 8.3 5

Phase 9.1 Phase 9.5 3 Phase 8.2 Phase 9.2 Phase 6.1 Phase 9.4

Phase 9.3 Phase 6.2

Phase 4 2 Phase 3.2 Phase 2 Phase 1 South Acton Park Phase 5

Key 1 Phase 1 Acton Gardens development area boundary Catalyst WiderActon AreaGardens sample development boundaries area boundary Development Phase boundaries Completed development areas Phase 3.1

Land outside Acton Gardens development area Vacant undergoing demolition or construction

Surveyed areas within the surrounding neighbourhood Acton Green Research clusters for 2017

1 Acton Gardens - South

2 Acton Gardens - West

3 South Acton Estate - West

4 South Acton Estate - Redbricks 5 South Acton Estate - Centre 02 About the regeneration be involved in decision making and their programme priorities for the regeneration programme. 574 people interviewed in a face- The South Acton Estate is the largest in 221 interviews were conducted in the to-face household Ealing with over 2,000 homes. It is made streets directly surrounding the South Acton survey of South up of a series of housing developments Estate. The streets were all in a five-minute Acton Estate, Acton stretching over 52 acres between South walking radius from the centre of the estate. Gardens and the Acton overground station, Acton Town Interviews took place during the day, in the streets surrounding underground station and Acton town centre. evening and at the weekends. the estate (544 were interviewed in 2015). South Acton is one of the most deprived 11 contextual interviews with community areas in Ealing and the estate sits within a representatives and local agencies were also much more affluent wider area. In 1999, carried out. Ealing Council began a major regeneration programme at South Acton following An independent site survey was carried out consultation with the community. The by Matter Architecture, assessing the quality decision was taken to comprehensively of the built environment and the provision of regenerate the estate. Catalyst Housing community facilities. Group initially developed 346 new homes, in 2010 Countryside Properties and L&Q Key findings were appointed to carry out the bulk of the The research has found that: regeneration programme. • The vast majority of residents interviewed feel that the regeneration is By November 2017 the first four phases improving the quality of life for residents of the twenty-one phase programme had • Neighbourliness and sense of belonging been completed. 763 new homes had continue to be strong: Acton Gardens been completed by Acton Gardens LLP and residents’ scores for these indicators Catalyst Housing Association, replacing have risen significantly since 2015 former council blocks. 1,092 households • Residents of the new housing and the were in the older South Acton Estate. old estate report that their sense of In all, over 3,400 new homes2 are to be being able to influence decisions is developed in a masterplan that reshapes the stronger than in comparable areas; this areas with over one mile of new roads, five has risen since 2015 parkland neighbourhoods, a new community • The wellbeing score for the South Acton hub including youth, community and retail Estate (yet to be developed areas) has facilities, and improved access to the fallen over the two years surrounding area. • There are some indications that residents living in the Redbricks area at It is proposed that half of the new homes the north of the estate have less positive are either affordable rent, shared ownership perceptions than in other parts of the or social rent with the remainder being development either for outright sale or private rent. • Housing is a priority for residents across Acton Gardens LLP aims to rehouse all of all tenures and residents of the existing the residents of the South Acton Estate that estate and the new homes are happy wish to remain living in the area in the new with the housing mix homes. • In neighbouring areas – chosen for their proximity to the estate - there have Research method been some falls in social sustainability 207 people were interviewed on the South scores, particularly feelings of safety. Acton Estate and 146 on Acton Gardens. They were asked about their feelings about their neighbourhood and community life, their opportunities to influence or

2 The proposed new masterplan increases the number of homes to 3,400

6 03 Who is living in South Acton? before and after moving, and for some The residents survey gives us a snapshot of perceptions were less positive after they the area and who is living there today. The moved. population is changing as new residents move into the area, and longer standing On the South Acton Estate there are more residents of the South Acton Estate either reservations about the regeneration plans. move to new homes in Acton Gardens, or Fewer people are positive about the leave the immediate area. regeneration plans than in 2015. However, in both the new and existing areas The profile of the residents interviewed living of housing, only a small minority voiced on the South Acton Estate remained broadly outright negative views overall about the similar in 2017, compared to 2015. regeneration plans.

There were however more changes in Housing was identified as the aspect of the profile of Acton Gardens residents: the regeneration that is most important comparing the 2015 and 2017 surveys, a to residents. Residents reported their higher proportion of people were in work, satisfaction with the housing mix at Acton there were more 35-44 year olds, more Gardens. As in 2015, concerns were reported residents with no children and a higher around the level of service charges and proportion of residents defined their higher council tax for the new properties. ethnicity as white. This demographic change is likely to reflect changes in the proportions of different tenures in the new homes.

Views of the regeneration The vast majority of interviewees - 98% of Acton Gardens residents interviewed and 91% on the South Acton Estate - think that the regeneration is successful in improving the quality of life of residents.

When asked in more detail about their views of the regeneration plans, a strong majority of Acton Gardens residents reported feeling positive about the regeneration, more than in 2015. Acton Gardens residents were asked their views of the regeneration programme

Fig. 2 What aspects of the regeneration are most imporatant to you? (by cluster area) Acton Acton South Acton South Acton South Acton Gardens Gardens Estate - Estate - Estate - South West West Redbricks Centre

(Number of respondents) 103 43 42 64 101 Housing mix 62% 12% 48% 31% 17% Availability of new housing for South Acton residents 40% 16% 21% 28% 79% Improving housing quality 66% 30% 69% 72% 29% Improving quality of open spaces 44% 81% 43% 33% 29% Improving street layouts and lighting 38% 35% 36% 36% 23% Improving community safety 52% 60% 50% 44% 26% New community facilities 50% 63% 31% 34% 25% New health facilities 55% 40% 31% 27% 22% New facilities for young people 44% 30% 14% 16% 23% Affordability of housing 51% 35% 36% 58% 24% Disruption from building work 6% 9% 10% 6% 10%

7 04 The social sustainability than the same assessment carried out in 2015. However the 2017 assessment of the assessment South Acton Estate found more weaknesses The research uses a social sustainability than in 2015. assessment to measure a wide range of factors that are proven to influence The surrounding areas also showed more local quality of life and the strength of a vulnerabilities in key indicators than in 2015, community now and in the future. These are showing that some of the issues identified categorised into three different dimensions: in the South Acton Estate assessment are Social and Cultural Life, Voice & Influence, common to the wider area. There are and Amenities & Social Infrastructure. no reasons to associate these changes in residents’ perceptions in neighbouring areas The social sustainability assessment for with the regeneration project. Acton Gardens in 2017 was more positive

Co C re S re om ty ty S m u i o u i o t Tr c t T c c m c m nt i ra nt u an a u ia r u r un t l t ns s l s n de rs a de a s s ur po it n po it a ou a n l i l i r y d r y d f rt f rt bo D hb D n is sp ca C n is sp ca C I l g I l gh tin in u ti in u ac ei nc ac ei d ct ks Lo l d ks Lo l n t ti n t n iv e e h ng u n ve h g u a e it ei a t ein c lb r c b r s ha w l a s ha wi ll a s e ra We l ra We l L ks e L i oc i oc al ct L al c nk L t in er in t in te i i te L i i te r L i gra f gra f n n tion e tion e e e fety ety m sa m saf Feelings of Feelings of

A Street layout A Street layout

Loc Lo pace al f pace cal e s acilit e s faci tabl ie tabl lities ap Ab s ap A Ad Ad bi il t li ct it c a a t y y o to to t t o s i s ss in e n f e f n l l u gn u ng e en nc in illi ll ce e W Wi

Vo ce Vo ce ice and Inf luen ice and Inf luen South Acton Estate - 2015 South Acton Estate - 2017

C C re o y S re o y t t S m m tu i o u i o t t t T Co c TC c c m c m r n i r n i e om u r a S a re u a a u ty e u ty e S r m r t u n i o s l u t n i o s l t Tr s n d cr a t T s n d c r a sc m i c s m i nt u nt u au p i i n ra p i i n an t o a u a t a o r o u l r un o l r y l d r y l d ft r b t ns r s b s n de a rs f de a s D t h a s D t ha s s ur an i po it c g n C a n i po it c g n C I s l p ou i I s l p i r l i o t l i o ti i y d u r i y i bo d u f n rt n a e f rtn n a e d D L hb Dd L c k sp c n l c sp k c n l n is ca C n is ca C I t l s g t I l t s gh t n t iv in e h u g u n ti in iv e h u g u in ac ei t n ac ei t n a e Lo i i a nc e Lo i i d ct ks e l r d ks l e r c n w lb t ti c n w t lb n s iv h e h l a n h e h g l a t nge u s ve t eu a e a s l a a s in e r i eiW r r e W r l Lo c k e Lo c k i c a lb i c a wi b s a ha c w n l a L s a ha c n ll a L t l i t l i i t l i t s l e i L n ra e We i e L i nra e We i oc te ks L oc te L i r f i r f a gr ct L a cgr nk L n l l a e n a t in ti er in t in te ti i e i te on L i i t on L i e e e r gra f gra f n n tion fee ty tion e fety e m sa e m sa Feelings of Feelings of

A fety A ety m sa m saf Street layout Feelings of Street layout Feelings of

A Street layout A Street layout L L ace oc ace oca sp Loc al fa sp Lo l fa blpae ce al f cili paceble cal cili ptae s acilit ties e s pta faci ties dtaa bl A ie tabl da A lities apA Ab b s ap A A b t i t i Ad l Ad bi l c il i t c i a t a li t ct it y c y a a t o y o y t t t t o to o t o s to s o t i i s s i n s n s e Scoring explained: ss e in e n f f n f l e n f l n l u u g u g lu n e gn n e ng i e n i en n l nc in l il c l c illi ll i ce e e e W W comparable areas Wi W Performs as expected (equal to comparable areas) VoVo ce ce Vo Vo ce ce icei caen da nIndf lIunefn luen ice andi cInef launedn Inf luen comparable areas ActonFig.3 Gardens South -Acton 2015 Estate - 2015 Acton GardensSouth - 2017 Acton Estate - 2017

Scoring explained Significantly better than Performs as expected (equal Significantly worse than comparable areas to comparable areas) comparable areas

Fig. 3 Social sustainability scores 2015 and 2017, Acton Gardens and South Acton Estate

8 Social and Cultural Life Voice and Influence The residents survey shows that: The residents survey found that: • Levels of belonging and a sense of local • Overall, residents say they are willing to identity have remained very high, despite work to improve their neighbourhood, all the changes in the area. They have however this is lower among people risen significantly in Acton Gardens South living in the Redbricks area and in • Residents have strong relationships with the west of the South Acton Estate. their neighbours. Levels of belonging The number of people who report and neighbourliness are highest among social housing tenants they actually have taken action to get • Tolerance of people from different something done locally is relatively low backgrounds is high and people strongly • Reflecting the strong levels of identify themselves with the area. neighbourliness, the vast majority feel Differences are respected but different that people in this neighbourhood pull groups are not necessarily mixing together to improve the neighbourhood • People moving into the area are mainly • In Acton Gardens West people feel they from a different socio-economic have a say and that this is important, background. Existing residents will need whereas Acton Gardens South residents to adapt to this new diversity, in the felt this to be less important same way as they successfully adapted to • On the South Acton Estate, the vast people from different ethnic backgrounds majority feel it is important to have moving into the area in the past • Negative perceptions surrounding the influence over the area, but again in the area are changing as South Acton Estate Redbricks and West areas of the estate, becomes Acton Gardens fewer residents feel that they actually • People overwhelmingly feel safe, do however crime seems to have • In the neighbouring areas these consolidated in the parts of the estate indicators fluctuated a little between that are not due for development for 2015 and 2017 but with no clear trend. many years In one of the three neighbouring areas • In general, residents are highly satisfied willingness to act scores fell from above with facilities in the area average to expected levels. However in • There are concerns about the lack of another of the areas ability to influence meeting places in the area and the loss rose from expected levels to above of community spaces in recent years. Acton Gardens residents report that expected. a new community centre is a priority, alongside more local shops • Scores from the three neighbouring areas show some deterioration overall in Social and Cultural Life, with feelings of safety falling across all three areas. Wellbeing has fallen in Acton Green from above, to below, comparable areas.

Fig. 4 Do you agree or disagree that you can influence decisions affecting your local area?

South Acton Estate - Centre 95% 5%

South Acton Estate - Redbricks 65% 35%

South Acton Estate - West 66% 34%

Acton Gardens - West 98% 2%

Acton Gardens - South 38% 62% 40% 50% 60% 70% 80% 90% 100% 0% 10% 20% 30%

Number of respondents: 323 Agree

Disagree 9 Amenities and Social Infrastructure The site survey and interviews with stakeholders revealed that: • On the South Acton Estate since 2015, overall the quality of the built environment on the existing estate has slightly decreased. This reflects the impact of the ongoing substantial physical regeneration programme • In Acton Gardens the quality of the built environment has stayed the same • Changes in scores reflect the disruption and dislocation of redevelopment and reflect the particular stage of development in late 2017. For Acton Gardens the score for integration with the wider neighbourhood fell • Providing the right community hub for the estate is important for stakeholders, to encourage different groups to mix and to accommodate local organisations that currently provide support to particular groups • The Amenities and Social Infrastructure of neighbouring areas were not assessed.

Fig. 5 Site assessment

South Acton Estate Acton Gardens

Indicator sub-group Score 2015 Score 2017 Score 2015 Score 2017

Provision of community space 2.5/3 2/3 2/3 2.5/3

Transport links 1/1 1/1 1/1 1/1

Place with distinctive character 0.5/1 0.5/1 1/1 1/1

Integration with wider neighbourhood 2.5/4 2.5/4 4/4 3.5/4

Accessible street layout and design 2.5/5 2/5 5/5 5/5

Physical space of development that is adaptable in the future 0/2 0/2 0/2 0/2

TOTAL 9/16 8/16 13/16 13/16

Better than expected Worse than expected As expected

10 05 Recommendations for Acton • All residents will need social facilities and other initiatives that boost Gardens LLP It is important • It is important to continue to support wellbeing. However it is important to continue to support facilities, organisations and events, both to give priority to residents living in facilities, organisations and formal and informal, that bring together older homes on the estate to maintain events, both formal and new and longer-standing residents. The their quality of life throughout the informal, that bring regeneration together new and longer- design of new public spaces, shops and standing residents. social facilities and other community • Attention needs to be paid to crime and facilities have a key role here, alongside safety throughout the redevelopment existing assets that are already area, particularly in the north of embedded in the neighbourhood the estate where there is a complex • It continues to be important that arrangement of buildings services for the community are provided • More understanding is needed about sensitively, in a way that respects the reasons for the fall in satisfaction Differences in income and social class the specific needs of the user, and to with the regeneration programme among Acton Gardens residents after will be most easily communicate with residents about accommodated if facilities that are already planned and moving into their new homes, and residents from different the engagement that has taken place responses should be developed to backgrounds are • The capacity of South Acton’s residents tackle this supported. to adapt to and embrace high levels • Now that the project is a quarter of ethnic diversity points to resilience complete Acton Gardens LLP can and adaptability. Differences in income explore ways to make residents in and social class will be most easily the surrounding neighborhoods feel accommodated if residents from more invested in the outcome of the different backgrounds are supported regeneration programme to develop neighbourly relationships • Access to public transport was and come to rely on one another for highlighted as a key strength of the support. It is important to recognise the neighbourhood - this should be value of recent work in this area and maintained when densities increase. support this into the future

11 RESEARCH TEAM

The report was written by Lucia Caistor-Arendar and Nicola Bacon, with additional research and analysis by Christina Bayram, Claire Gordon and Alix Naylor. Professor Tim Dixon acted as academic reviewer.

Social Life was established in 2012 by the Young Foundation. All its work is about the relationship between people and places, for more information visit www.social-life.com

Tim Dixon is Professorial Chair in Sustainable Futures in the Built Environment in the School of the Built Environment at the University of Reading.