Gentrification, Displacement, and the Impacts of Council Estate Renewal in C21st London

英格兰的市政地产正面临着一场“新的”城市更新，它有可能重复战后城市更新的许多错误，这些错误扰乱了当地社区，加剧了贫民窟清理本应解决的社会问题。现在，部长们正在计划拆除和重新开发的是大型内城住宅区，作为新的“混合社区”，其中的社会住房穿插着豪华开发项目，以市场价格出售以获取利润。伦敦拥有全国最高的土地价值和最大的住房压力，处于这种“新”城市更新的最前沿。虽然房产更新的支持者认为，这是一种解决社会两极分化的房产的剥夺问题，并在没有公共资金的情况下增加住房供应的方法，但批评者指责，这相当于隐形的中产阶级化，因为房产更新将不可避免地看到中产阶级专业群体从市中心取代低收入和工薪阶层人群，而这些人群长期以来一直是市政住房提供的。尽管鲍里斯·约翰逊（Boris Johnson）对伦敦市中心出现“科索沃式社会清洗”的前景感到担忧，但伦敦工人阶级人口直接和间接流离失所的总体程度仍有待确定。此外，人们对房地产更新计划对相关人群的影响知之甚少，尽管人们普遍担心，这可能会扰乱和分裂具有凝聚力和适应力的工人阶级人口。这项研究将解决关于伦敦中产阶级化、流离失所和房地产更新影响的知识差距。与租户团体和其他当地利益相关者密切合作，它将结合大规模的统计分析，以衡量伦敦高档化的规模和模式，以及与之相关的工作/服务阶层人口的迁移，并结合更密集的案例研究方法，记录城市更新计划对单个房产、居民、东南部社区的影响。以及在伦敦重新开发的议会地产上出现的新的“混合”社区。除了为士绅化和流离失所过程的学术知识做出贡献外，这项研究还将对我们以不同方式接触的三个主要受益者群体产生切实的影响。首先，政府会向面临市区重建计划的屋苑居民提供谘询手册及其他支援，以协助他们进行组织工作，确保未来的屋苑重建计划以有利于现有居民的方式进行，而不是使现有居民流离失所。其次，参与房地产更新的开发商/注册社会房东将接受伦敦房地产更新计划影响的系统评估。这将有助于规划未来的重建项目，以减轻对伦敦屋苑居民及其社区以及屋苑居民经常迁入的接收社区的流离失所和其他负面影响。最后，该项目还将与GLA合作，通过一系列计划中的政策参与活动和简报，帮助塑造英国及其他地区的未来政策议程，以告知议会遗产更新规划中涉及的具体政策指导和实践。为了让更多的公众了解，研究还将通过社交媒体（例如Twitter）和相关网站和博客进行宣传，这些网站和博客将链接到研究成果。此外，我们将与大卫·莫德尔（见支持信）合作，在第4频道拍摄一部关于伦敦议会房地产更新导致的中产阶级化和流离失所的纪录片，研究也将通过《舞台之外》进行，这样他们就可以在剧院制作中工作（就像他们以前的制作一样，将包括租户自己）（见支持信）。

England's council estates are facing a 'new' urban renewal that threatens to repeat many of the mistakes of post-war urban renewal, which disrupted local communities and exacerbated the social problems slum clearance was meant to solve. Now it is large inner city estates that ministers are slating for demolition and redevelopment as new 'mixed communities', in which social housing is interspersed with luxury developments sold on for profit at market prices. With the nation's highest land values and greatest housing pressure, London is at the forefront of this 'new' urban renewal. While proponents of estate renewal see it as a way to address deprivation on socially polarised estates and increase the housing supply without public funding, critics charge that it amounts to gentrification by stealth insofar as estate renewal will inevitably see middle class professional groups displace from the inner city the low income and working-class populations that council housing has long provided for. Despite worries, even from Boris Johnson, about the prospect of 'Kosovo-style social cleansing' from inner London, the overall extent of both direct and indirect displacement of working class populations from London has yet to be ascertained. Moreover, little is known about the consequences of estate renewal schemes for those involved, despite widely-voiced concerns that this may be disrupting and breaking-up cohesive and resilient working class populations. This research will address gaps in knowledge about gentrification, displacement and the impacts of estate renewal in London. Working closely with tenants groups and other local stakeholders, it will combine large -scale statistical analysis to measure the scale and patterns of gentrification and associated displacement of working/servicing class populations from London with more intensive, case study methods to document the impacts of urban renewal schemes on individual estates, their residents, the communities across the Southeast to which they are being displaced, and the new 'mixed' communities emerging on redeveloped council estates in London.As well as contributing to academic knowledge about the processes of gentrification and displacement, the research will also make a tangible impact on 3 major groups of beneficiaries that we will engage with in different ways.First, residents of council estates facing urban renewal programmes will be supported with an advice handbook and other support to help them organise to ensure that future estate regeneration schemes are conducted in ways that benefit, rather than displace, existing residents.Second, developers/Registered Social Landlords involved in estate regeneration will receive a systematic assessment of the impacts of London's estate renewal schemes. This will enable future redevelopments to be planned so as to mitigate displacement and other negative impacts, both on estate residents and their communities in London and on the recipient communities to which estate residents have often been displaced.Finally, the project will also help shape the future policy agenda in the UK and beyond through a series of planned policy engagement activities and briefings, conducted in collaboration with the GLA, to inform the specific policy guidance and practices involved in council estate renewal planning,To reach more general public audiences research will also be publicised through social media (e.g. Twitter) and through an associated website and blog which will link to research outputs. In addition we will work with David Modell (see letter of support) on a Channel 4 documentary on gentrification and displacement due to council estate renewal in London, and the research will also be fed through to Off Stage, so that they can work on a theatre production (which as in their previous production will include tenants themselves) (see letter of support).