Part 1 (Open to
the public)
ITEM NO.
REPORT OF THE LEAD MEMBER FOR HOUSING
To the: CABINET
On:
5th February, 2003
TITLE: Proposed Renewal Areas in Weaste, Duchy/Pendlebury and Eccles New
Road Corridor
RECOMMENDATIONS:
The Cabinet is asked to note the results of the Neighbourhood Renewal Assessments
and to authorise:
1. The Director of Housing Services to undertake statutory consultation required
under the provisions of Section 89 of the Local Government and Housing Act 1989 in
respect of the proposed Weaste, Duchy/Pendlebury and Eccles New Road Corridor
Renewal Areas and to report back at the earliest opportunity.
EXECUTIVE SUMMARY:
This report presents the results of the Neighbourhood Renewal Assessments and
informal consultation in respect of proposed Renewal Areas in Weaste,
Duchy/Pendlebury and Eccles New Road Corridor areas. It further seeks authority to
undertake the necessary statutory consultation prior to the possible declaration of the
Renewal Areas.
BACKGROUND DOCUMENTS:
Draft Weaste Renewal Area Declaration Report
Draft Duchy/Pendlebury Renewal Area Declaration Report
Draft Eccles New Road Corridor Renewal Area Declaration Report
DoE Circular 17/96 - "Private Sector Renewal: A Strategic Approach"
Local Government and Housing Act 1989
ASSESSMENT OF RISK:
Low
THE SOURCE OF FUNDING IS:
Not Applicable. Anticipated sources of funding to be identified in future report.
LEGAL ADVICE OBTAINED:
Yes
FINANCIAL ADVICE OBTAINED:
Yes
CONTACT OFFICER:
Ade Alao - 925 1256
WARD(S) TO WHICH REPORT RELATES:
Claremont; Pendlebury; Weaste and Seedley;
KEY COUNCIL POLICIES:
Budget Strategy; Communications & Public Relations; Community Strategy; Crime
& Disorder; Environmental Strategy; Housing Strategy; Planning Strategy;
Regeneration; Social Exclusion;
DETAILS:
Purpose of Report
1. To report the results of the Neighbourhood Renewal Assessments and informal
consultation in respect of the Weaste, Duchy/Pendlebury and Eccles New Road
Corridor areas.
2. To seek authority to undertake statutory consultation required under the provisions
of Section 89 of the Local Government and Housing Act 1989 in respect of the
proposed Weaste, Duchy/Pendlebury and Eccles New Road Corridor Renewal
Areas.
Background
Following concerns raised by the Claremont and Weaste Community Committee
about areas of private sector housing identified in Weaste, Duchy/Pendlebury and
Eccles New Road Corridor, I noted the report of the Director of Housing Services on
housing conditions in the areas in April 2001. I further authorised that
Neighbourhood Renewal Assessments (NRA) of the three areas be undertaken and for
informal consultation with residents and other interested parties on the possible
declaration of Renewal Areas. The Private Sector Housing Division in Housing
Services Directorate carried out the NRAs.
NRA Findings
Housing conditions in the three areas in Weaste, Duchy/Pendlebury and Eccles New
Road Corridor has become increasingly unsatisfactory over the past few years. There
has been a dramatic increase in the number of vacant dwellings, which are subject to
break-ins, vandalism, and the dumping of refuse. The condition of the vacant
dwellings is having a deleterious effect on the occupied properties in the terraces and
on other properties in the surrounding area. The current appearance of the areas gives
a view of dereliction and deterioration, which is unlikely to attract people to live and
invest in the area.
Details of the findings from the NRAs are contained in the draft Renewal Area
Declaration Reports for Weaste, Duchy/Pendlebury and Eccles New Road Corridor
that will be presented to the Cabinet in a further report after completion of the
necessary statutory consultations.
The NRAs recommends the declaration of the three Renewal Areas and confirm that
the areas meet all the statutory criteria for the general consent for such declaration.
Maps showing the boundaries of the proposed Renewal Areas for Weaste (Appendix
1), Duchy/Pendlebury (Appendix 2) and Eccles New Road Corridor (Appendix 3) are
attached to this report.
Options Considered
The NRAs considered the following options to deal with the problems affecting the
areas:
Option A
Managed Decline
Option B
Clearance
Option C
Redevelopment
Option D
Major Housing Change based on individual grants to make properties
fit for habitation
Option E
Major Environmental Change based on external improvement strategy
of block and environmental improvement.
Option F
Major Environmental Change based on individual grants for external
improvements
The results of the NRAs and informal consultation undertaken in respect of the
alternative options indicates that the most satisfactory course of action to deal with the
problems in the areas, meet owners and residents wishes and aspirations, and be
consistent with the Council’s strategic objectives, is Option E - ‘Major
Environmental Change based on external improvement strategy of block and
environmental improvement’. This approach will be combined with the clearance
of obsolete properties for which there is no demand, a programme of environmental
improvement projects and intensive neighbourhood management.
Proposals
The main proposals for implementing this strategy are set out below:
1. The declaration of Renewal Areas to terminate after a 5-year period.
2. External Improvement of properties carried out through Group Repair/Facelift
Schemes to maximise economies of scale and to create an impact on housing and
environmental conditions.
3. Residents and owners should be actively encouraged to participate in such
schemes through marketing and publicity.
4. Assistance for vulnerable householders for internal improvements to their homes.
5. Raising the quality of privately rented accommodation through a twin-tracked
approach of support for landlords through accreditation and proactive enforcement
to improve standards.
6. Housing renovations and repairs should be carried out to a high standard with
priority to following principles of secure by design, use of low maintenance
components and proven crime prevention products and to achieve improved
energy efficiency of properties.
7. A mechanism for providing discretionary grants for the renovation of properties
for owner-occupation should be developed and made available as soon as
practicable.
8. Clearance of properties, where this is the most satisfactory course of action,
should be undertaken by agreement or by the use of enhanced compulsory
purchase powers if necessary.
9. The creative use of assistance for households subject to relocation through
clearance, to maintain communities together. This may involve the availability of
Relocation Grants or use of the Council’s innovative Homeswap scheme.
10. Environmental improvements and other public realm works to highways,
footpaths, alleyways, boundary walls, fences and open spaces should be identified
and undertaken in a logical sequence.
11. Reducing the opportunity for crime and anti-social behaviour in the areas by
promoting target hardening measures available and implementing alley-gating,
street lighting upgrades and the encouragement of Neighbourhood Watch
Schemes.
12. Provision of information and advice on home maintenance, improvement, security
and energy efficiency throughout the life of the initiative.
13. Development of a community and stakeholder involvement strategy to encourage
participation and maximise investment from the private sector.
14. The Council should regularly monitor the programmes and review progress
against a range of outcomes and indicators. It should co-ordinate projects,
implement financial controls and respond with flexibility to changing needs and
conditions during the period of the initiative.
Informal Consultation
Initial consultation on proposals for the areas, including the following information
gathering techniques, have been carried out to date:
1. Drop-in events with residents, other interested parties and ward Elected Members
to identify problems in the areas and record concerns.
2. NRA social surveys by way of officer administered questionnaires to elicit views
on the areas and the options available from:
(a) Owner-occupiers
(b) Tenants
(c) Landlords and property owners
(d) Other organisations with interests in the areas.
3. Consultation with Residents’ and Community organisations.
4. Engagement through the Claremont and Weaste Community Committee.
5. Presentation of the draft Renewal Area declaration reports to the Claremont and
Weaste Political Executive.
6. Drop-in events with residents, interested parties and ward Elected Members where
the draft Renewal Area declaration reports were presented and feedback recorded.
The informal consultation process has confirmed broad based local support for the
Council’s proposals in all of the three areas.
Local elected members have been fully involved in the progress and development of
the proposals and they recognise that the severity of conditions in the area requires
radical action. All the local elected members support these proposals and have
expressed the wish to see the programme implemented as quickly as possible.
Next Steps
Before exercising its powers to declare Renewal Areas under the provisions of the
Local Government and Housing Act 1989, the local housing authority shall on
consideration of the NRA reports determine by resolution that:
1(a)
the living conditions of the areas, consisting primarily of housing
accommodation, are unsatisfactory, and,
1(b)
those conditions can most effectively be dealt with by declaring the areas to be
Renewal Areas;
2(a)
publish in two or more newspapers circulating in the locality (of which one at
least shall, if practicable, be a local newspaper), and
2(b)
for not less than 7 days, display on conspicuous sites throughout the areas,
notices indicating their intentions; identifying the area; naming a place where
a map defining the proposed renewal area may be inspected; and indicating
where representations concerning the proposed renewal area should be
addressed, allowing a period of not less than 28 days for these to be made;
(3)
Not more than 7 days after publication of the newspaper notice referred to in
(1) above, deliver to each address in the area a statement containing the same
information together with a summary of the report referred to in section 89(1)
of the Act explaining why they propose to declare a renewal area;
(4)
Consider any representations, which have been made to them, providing a
written explanation to the person who made the representation where it is not
proposed to accept a point made;
(5)
Determine by resolution that the resources of the City Council are sufficient to
put into effect the proposals outlined in the reports should Renewal Areas be
declared.
(6)
Define on a map and by resolution declare the area to be a Renewal Area;
(7)
Submit a copy of the report, resolutions, and map to the Secretary of State for
the Department of Transport, Local Government, and the Regions as soon as
possible after the Council resolution.
Conclusion
This report and the attached Weaste, Duchy/Pendlebury and Eccles New Road
Corridor Renewal Area Declaration Reports present the results of the Neighbourhood
Renewal Assessments of the areas, proposals to address the problems and results of
informal consultation carried out to date.
I am satisfied that the housing conditions in the areas, which consists primarily of
housing accommodation, are unsatisfactory and that those conditions can be most
effectively dealt with by declaring the areas to be Renewal Areas.
The financial implications of the declarations will be presented in a further report. It
is anticipated that sources for funding the programme delivery would include the
Manchester & Salford Low Demand Housing Pathfinder Initiative (HMRF), private
investment, a range of mainstream Council budgets (including the Housing Capital
Programme) and funding bids for additional external resources.
John Warmisham
Lead Member for Housing