Part 1
ITEM NO.
REPORT OF THE STRATEGIC DIRECTOR OF HOUSING AND PLANNING
TO THE LEAD MEMBER FOR HOUSING SERVICES
ON 29th June 2006
TITLE: 21 – 31a Newcombe Drive, Little Hulton. Option appraisal.
RECOMMENDATIONS:
That the Lead Member for housing:(i)
(ii)
(iii)
(iv)
(v)
(vi)
Supports the conclusion of the report, which identifies that the most
satisfactory course of action for the council to take in respect of the future
of 21 – 31a Newcombe Drive is for demolition and clearance of the site.
Notes that all of the properties are currently void. Previous tenants have
absconded or been transferred, so no home-loss or disturbance funding is
applicable.
Notes the significant development potential of the site, with an estimated
value of ₤110,000 based on new build residential development, once
cleared.
Notes that the demolition will be funded from the Small Scale Stock
Options budget 06/07 at ₤30,000.
Notes that the site will be soil and seeded, with knee rail, pending a future
decision on the marketing in conjunction with wider housing plans.
Notes that Building Control will ensure that the site clearance, seeding will
be completed to an appropriate standard so future maintenance can be
done by Environmental Services and the future care costs borne from local
area office budgets.
EXECUTIVE SUMMARY:
This report requests authority to progress the clearance of 21 – 31a Newcombe
Drive
The twelve dwellings have been void for varying periods over the last two years
following fire damage to two of the blocks. They have suffered increasing levels
of vandalism and fire damage since this time. The final tenant left the property in
October 2005.
The blocks are in a state of serious disrepair and given the very poor condition of
the remaining structure early demolition is considered to be the only option.
Estimated demolition costs have been calculated at ₤30,000.
Demolition will clear a concentration of voids and vandalism from the estate. In
addition the site will has an estimated value of ₤110,000 based for residential use
which would improve the mix of tenure and type in an area (100% council owned
or ex council property). Demolition is likely to considerably enhance the
desirability of area.
BACKGROUND DOCUMENTS:
Small scale stock option appraisal procedure approved by Lead member 21st April
2005.
Audit Commission Key Lines of Enquiry (KLOE 3) http://www.auditcommission.gov.uk/products/guidance/0CD68C37-776C-4C8B-ACAE133F5A1F727C/KLOE3.pdf
ASSESSMENT OF RISK: Medium
The properties have been subject to arson attacks and subsequent fire damage for
over two years. It should be noted that since the last tenant vacated the block in
October 2005, they have been secured and have not had any further fire damage.
Occasional vandalism is still a problem.
SOURCE OF FUNDING:
The cost of demolition of the twelve properties is ₤30,000 and is to be funded
through the Small Scale Stock Options budget 2006/07.
COMMENTS OF THE STRATEGIC DIRECTOR OF CUSTOMER AND SUPPORT
SERVICES (or his representative):
LEGAL IMPLICATIONS: N/A
FINANCIAL IMPLICATIONS:
There is adequate funding within the Small Scale Stock Option Budget 2006 - 2007
On behalf of Finance Nigel Dickens is satisfied with the action proposed and the
source of funding.
PROPERTY:
The plot of land created by the demolition of nos. 21 – 31a Newcombe Drive holds
significant development potential for residential use with a golf course to the north of
the site.
HUMAN RESOURCES:
CONTACT OFFICER:
James Allan, Strategy Officer, Asset Managerment
Telephone/ email: 0161 793 2881 / james.allan@salford.gov.uk
WARD(S) TO WHICH REPORT RELATE(S): Little Hulton
KEY COUNCIL POLICIES: HRA Business Plan 2005 - 2035
DETAILS
Background
1. Property Details. (please see appendix 1).
1.1. Address: - 21-31a Newcombe Drive, Little Hulton M38 9TT
1.2. The 12 properties are located in to three separate blocks and are situated as
follows:
21 – 23a
Located to the left of the site, adjacent to housing owned land.
25 – 27a
Central, to the rear of the site, backing on to the adjoining golf course.
29 – 31a
To the right of the site.
1.3. As a group, the properties stand apart from the surrounding estate: they are
set back from the road (Newcombe Drive), forming a semi-circle and
courtyard parking to the front.
1.4. All of the units are two bedroom, cottage flats and were constructed in 1964
as part of the Peel Estate.
1.5. The properties comprising the blocks have been void for varying periods
since May 2004. The last tenant vacated number 23 on 10th October 2005.
1.6. Other homes in Newcombe Drive are all occupied either as SCC tenanted
properties, or particularly on the opposite side of the street- through Right to
Buy sales.
1.7. Since the properties began to be vacated, they have experienced further
instances of vandalism problems that have jeopardised both their
appearance and sustainability as lettable properties. (Please see appendix 2)
1.7.1. 21a suffered fire damage in May 2004. This subsequently led to the
property below (21) to become sodden as a result of the actions taken by
the fire brigade.
1.7.2. Number 27a was also similarly fire damaged later on in that year in
December 2004.
1.7.3. The area has been subject to further arson attacks, although this has
ceased to be a problem in recent months.
1.7.4. Telegraph poles have been used as a battering ram to gain access to
property through the gable end of the blocks.
1.7.5. Gas and electricity meters have been stolen.
1.7.6. General vandalism has blighted the appearance of the area, with
smashed windows, graffiti and on the 25-27a block, a significant section
of the roof is now missing, exposing the upstairs property to the
elements. In one incident the gas main to one of the blocks was attacked.
1.7.7. Repair costs in 2004 were estimated to exceed ₤70,000. It is now
expected that the figure will be many times higher than this.
1.7.8. A decision was made to re-house the last final tenant in conjunction
with the council’s legal team as a result of the Judge suspending his
(substantial) arrears due to the ‘poor living environment’. Since the last
tenant vacated the block, the regular attacks appear to have subsided.
2. Consultation
2.1. The recommendations in this report have been widely consulted internally to
obtain the best possible view on the proposed course of action to provide the
comprehensive response that is required to prevent the problems associated
with this area affecting the rest of the estate. Specifically this proposal has
been developed in consultation with The NPHL Group Manager, The
Neighbourhood Manager Community Housing Services. Repair and
demolition costs have been obtained from NPHL and land valuations relating
to the development potential for the land have been gathered from Urban
Vision Property Services.
2.2. Tenants, resident and elected members are very concerned about the
condition and ongoing void status of these properties and are pressing for the
situation to be addressed as a matter of urgency. The recommendations
contained in this report have been widely consulted with tenants and
residents through the TRA meetings and the Little Hulton Open Spaces
Group. Details of the proposed action have been formally presented to
elected members and to the Lead Member for Housing and have had their
support. This report has been circulated in draft to local councillors for
comment prior to being submitted to Lead Member and has their support.
3. Options.
3.1. The condition of the flats on Newcombe Drive has meant the repair and reletting of properties has not been considered as a value for money option. As
the properties have been vacated over the last two years, they have not been
re-allocated.
3.2. The last repair costs were calculated in 2004, and were estimated at around
₤70,000. Since then, costs are likely to have risen substantially, given the
further damage to the dwellings.
3.3. Given the very poor condition of the remaining structure early demolition is
considered to be the only option. Estimated demolition costs have been
calculated at ₤30,000.
3.4. The site value for Newcombe Drive highlights promising development
potential. Based on new build residential use (not apartments), the site is
valued in the region of ₤110,000. Such a capital receipt is considerably
greater than the cost of demolition.
4. Summary of Financial Information:
4.1. Refurbishment and conversion of the properties was estimated at ₤70,000 in
2004. The estate has since been subject to serious levels of vandalism.
4.2. Estimated demolition costs of:
21, 21a, 25, 25a, 27, 27a, 29, 29a, 31, 31a:
₤30,000
Additional 23 and 23a, are to be costed in line with the above.
4.3. The site value once cleared, based on new build residential use:
₤110,000.
5. Marketing and Promotion:
5.1. There are no marketing issues.
6. Press Release:
6.1. The area was subject to media attention in August 2005, when the final
tenant in the twelve properties complained about the vandalism and arson
attacks affecting the area. A decision was made to re-house the tenant in
conjunction with the council’s legal team as a result of the Judge suspending
his arrears due to the ‘poor living environment’. The article was published in
the Salford Advertiser, and is still available online. It should be noted that the
vandalism has now significantly diminished.
http://www.salfordadvertiser.co.uk/news/
7. Other Action Proposed Following Approval of This Report:
7.1. If approved by Lead Member, the clearance of 21 -31a Newcombe Drive will
add significantly to the areas appearance and appeal. In its current state, the
properties represent an isolated concentration of voids and vandalism to the
area.
7.2. Clearance of the blocks will open the site up and provide a development
opportunity which if exploited would significantly added value to the area,
economically, socially and environmentally.
8. Recommendations:
8.1. That Lead Member approves the conclusion of this report which recommends
the following action in respect to 21- 31a Newcombe Drive
8.1.1. The demolition of the three blocks comprising the twelve properties: 21,
21a, 23, 23a, 25, 25a, 27, 27a, 29, 29a, 31, 31a.
8.1.2. The soil and seeding of the vacated land whist a development brief is
produced.
9. Conclusion:
9.1. The properties have gradually been vacated over the last couple of years,
until the last flat was finally emptied in October 2005. Due to the ever
worsening condition of the blocks and significant development potential of the
vacant site, demolition is recommended to Lead Member as the best course
of action.
Appendix 1
Appendix 2
21 – 31a Newcombe Drive
25 – 27a Newcombe Drive (Front)
25 – 27a Newcombe Drive (Rear)
29 – 31a Newcombe Drive (Rear)