si-ming li centre for china urban and regional studies, hong kong baptist university, kowloon, hong...
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Si-ming LiCentre for China Urban and Regional Studies, Hong Kong Baptist University, Kowloon, Hong Kong
Yu-ling SongChanghua University of Education, Changhua, Taiwan
Displaced Residents, Housing Conditions and Residential Satisfaction:Analysis of Shanghai Residents
Outline
The Shanghai Displaced Residents3.
Residential Satisfaction4.
Conclusions5.
The 2006 Shanghai Survey2.
Introduction1.
China’s phenomenal urban transformation
A local growth coalition (local government and productive enterprises) emerged
Urban land development turned to be focus of the coalition
Introduction: Local growth coalition
Paid transfer of land use right induced re-emergence of the urban land rent gradient
Urban redevelopment as an exceedingly profitable endeavor
Large-scale redevelopment programmes enforced
Tens of millions of families uprooted and relocated by redevelopment programmes
Introduction: Urban redevelopment
Political-economic context: Zhu, 2005; Zhang and Fang, 2004;He and Wu, 2005
Socio-physical impacts: Fang, 2006; He and Wu, 2005; 2007
Few look at the residents displaced, but the prevailing view is that large-scale redevelopment has generated a lot of grievance.
Wu’s (2004) study of Shanghai an exception: in his sample most residents displaced by redevelopment projects were either indifferent to or satisfied with the relocation, although about 10% found the relocation very unsatisfactory
Introduction: Literature review
Introduction: Study objectives
Who are the displaced residents?
How do they differ from other people in the city?
Where did they live prior to relocation?
Where do they live now?
To what extent has the relocation improved or worsened their housing lot?
Whether or not they are satisfied with their current residence. And what cause their satisfaction or dissatisfaction, socio-demographic attributes, location in the city, or dwelling and neighbourhood attributes?
The 2006 Shanghai Survey Largest city in China, total population of 17.42 million (2007)
Inner core: bounded roughly by the Inner Ring Road
Inner suburbs: the area between the Inner Ring and Outer Ring Road
Outer suburbs: beyond the Outer Ring Road
Sampling method:
Spatial coverage: inner core (central city) and inner suburbs (suburbs)
multi-level probability proportional to size sampling
1200 households
The 2006 Shanghai Survey Map
Extent of Residential Displacement
253 (21%) displaced households out of 1200 households
253
947
Di spl aced Househol ds Others
253
515
Di spl aced Househol ds
Other I nt ra Urban Movers
253 (33%) displaced households out of 768 total intra urban movers
1980-1992: 38.4%1992-1999: 47.5%2000-2006: 14.2%
38. 40%
47. 50%
14. 20%
0%
20%
40%
60%
80%
100%
Ti mi ng ofdi spl acement
2000- 20061993- 19991980- 1992
Entire Sample
(1200)
Displaced Households (DP 253)
voluntary (other) movers (VM 515)
Migrants from outside of Shanghai (M 91)
Stayers (ST 335)
Spatial Distribution of Replacement Housing
Spatial distribution of redevelopment activities
77. 8%
22. 2%
Cent ral Ci ty Suburbs
Spatial distribution of move destination
26. 5%
73. 5%
45. 7%
54. 3%
0%
20%
40%
60%
80%
100%
DP VM
Central Ci ty Suburbs
Socio-demographic Profiles: Displaced Residents Vs Other Groups
55. 350. 7
58. 0
36. 2
0
10
20
30
40
50
60
DP VM ST M
Mean Age98. 4
93. 298. 5
24. 2
0
10
20
30
40
50
60
70
80
90
100
DP VM ST M
Shanghai Urban Hukou (%)
Socio-demographic Profiles: Displaced Residents Vs Other Migratory Groups
Education Attainment
51
34. 4
14. 6
36. 3
35. 1
28. 5
54. 9
35. 2
9. 9
64. 8
14. 3
20. 9
0%
20%
40%
60%
80%
100%
DP VM ST M
Col l ege or hi gherSeni or secondary J uni or secondary or l ess
Socio-demographic Profiles: Displaced Residents Vs Other Population Groups
31556
40036
30627 28053
0
10000
20000
30000
40000
50000
DP VM ST M
Average Annual Household Income (RMB)
Socio-demographic Profiles: Displaced Residents Vs Other Population Groups
Work-unit Type
63. 1
13. 3
23. 7
53
13. 8
33. 2
68. 7
12. 5
18. 8
21. 8
5. 7
72. 4
0%
20%
40%
60%
80%
100%
DP VM ST M
SOEs Party & (quasi )government Others
Socio-demographic Profiles: Displaced Residents Vs Other Migratory Groups
Occupation
48. 2
2. 4
34. 1
5. 26. 83. 2
35. 6
3. 5
32. 2
119. 87. 9
49. 8
2. 4
31. 6
475. 2
48. 8
17. 4
19. 84. 772. 3
0%
20%
40%
60%
80%
100%
DP VM ST M
Prof essi onalLow- ranked manager i alMedi um- to- hi gh ranked manager i alSki l l ed workers and general cl erksSel f - empl oyedLow ski l l ed
Socio-demographic Profiles: Displaced Residents Vs Other Population Groups defined by Migratory Status: Summary
Displaced residents on average are of comparatively lower socio-economic status
Yet the differences between groups are generally not large
It is the stayers rather than the displaced residents who are the least well off
Housing Conditions48. 4 52. 9
37. 2
30. 3
0
10
20
30
40
50
DP VM ST M
Gross Floor Area (sq m) 1. 85
1. 74 1. 7
1. 41
0
0. 5
1
1. 5
2
DP VM ST M
Number of Bedrooms
Housing Conditions
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
DP VM ST M
Presence of bal conyAvai l abi l i t y of pr i vate ki t chen Avai l abi l i t y of pr i vate toi l et
Presence of Balcony, Private Kitchen and Toilet
Housing Conditions
70% 68%
39%
15%
0%
10%
20%
30%
40%
50%
60%
70%
80%
DP VM ST M
In respect of housing conditions the displaced residents are better off than other groups on almost all counts:
Dwelling size Dwelling amenities such as
owned toilet and kitchen Housing tenure The compare even more
favourably than the voluntary migrants, even though the latter occupy higher positions in the socio-economic ladder
Home Ownership
Overall Dwelling Satisfaction
Both displaced and other residents are generally neutral or
slightly satisfied in their assessment of residential satisfaction
Overall dwelling satisfaction
Stayers < (significantly) Displaced residents < (slightly)Voluntary
movers
Overall Neighbourhood Satisfaction
Estate management and public security
Displaced residents ≈ voluntary movers > (significantly) others
Accessibility to communal facilities including
Displaced residents < (slightly) others < Stayers
Overall aspects of neighbourhood satisfaction
Almost identical for the displaced and other resident groups
Sll are slightly inclined towards being satisfied
Regression: Dwelling Satisfaction
To study whether the differences/similarities in
satisfaction level exhibited between groups are due to their
migratory experience or socio-economic composition
Explanatory Variables and Results:
Demographic: Sex, Age, Marital status. All insignificant
Socio-economic: Household income, Education attainment.
All insignificant
Suggesting that socio-demographic characteristics
have effects on residential satisfaction primarily
through their effects on housing consumption
Regression: Dwelling Satisfaction
Explanatory Variables and Results (continue):
Residential Experience: Years since moving in (the longer
the stay, the more unsatisfied; marginal significance),
Whether co-resident with others (insignificant)
Migratory status: Displaced, Voluntary Mover, Migrant
(Reference: Stayer). All insignificant => Other things being
equal, the displaced residents differ little from other groups
in their assessment of dwelling satisfaction
Regression: Dwelling SatisfactionBuilding attributesSignificant and Positively related to dwelling satisfaction:
•Being an apartment unit, dwelling in a housing estate, floor area per capita, number of bedrooms, and availability of private toilet, management by municipal housing bureau
Significant and Negatively associated variables:
•Building age, housing managed by property management company
Location Dummies (compared with Huangpu, central core):
•Xuhui and Jing’an (inner city), Zhabei, Hongkou, Yangpu and Pudong (suburbs): significantly more satisfied
•Changning, Putuo, Minhang, Baoshan: no significant difference
Regression: Neighbourhood Satisfaction
Except for sex (males associated with less satisfaction), other socio-demographic variables insignificant
Difference between Displaced Residents and other groups still insignificant
Buildings constructed since 2000 associated with significantly higher satisfaction
So are apartment buildings and residence in work-unit compound; however, residence in a housing estate is not a significant variable
Property managed by a professional management company is associated with significantly lower satisfaction than management by the municipal housing bureau
Regression: Neighbourhood Satisfaction
•Location difference (compared with Huangpu): –Xuhui, the former French Concession, still associated with the highest satisfaction level –Luwan, Yangpu, Hongkou, Changning (part inner, part suburb) also associated with higher satisfaction–Difference between other districts (Jing’an, Putuo, Zhabei, Minhang, Baoshan and Pudong) and Huangpu not significant
•Apparently relocation to more suburban locations not a strong determinant of residential satisfaction
Regression Overall Dwelling Satisfaction on Specific Aspects of Assessment
R2: 0.68
Insignificant aspect: Broad band availability
Aspects Std. CoefficientFire and other safety features 0.162***Building quality 0.162***Lighting and ventilation 0.129***Noise 0.121***Dwelling size 0.114***Privacy 0.113***Internal design 0.112***
Hygiene and maintenance of public space 0.105***Provision of public utilities 0.071**
Regression: Overall Neighbourhood Satisfaction on Specific AspectsR2: 0.47
Insignificant aspect: Broad band availability, education facilities, public transport
Aspects Std. CoefficientEstate management 0.211***Hygienic conditions 0.203***Shopping and other daily facilities 0.180***Neighbourhood safety 0.126***Car parks 0.120***Clinics 0.108***
Landscaping 0.105***Leisure and sports facilities 0.072**
Conclusions The Displaced Residents on average are somewhat older, less well educated, and have slightly less earnings, yet the differences between the displaced residents are other groups are quite small
The Displaced residents in general are not the underprivileged and oppressed group alluded to in the literature. They enjoy comparatively good housing conditions and satisfaction towards their dwelling and neighbourhood
The stayers at the bottom of the socio-economic ladder, suffering from the worst housing conditions and less satisfied with their dwelling, but more satisfied with their neighbourhood
Huangpu, the central core of the city, associated with comparatively low satisfaction levels, presumably because of prevalence of run-down structures
Shanghai residents are quite pragmatic in assessing residential satisfaction