PART 1
(OPEN TO THE PUBLIC)
ITEM NO.
REPORT OF THE HEAD OF HOUSING
TO THE LEAD MEMBER FOR HOUSING
TITLE: Proposed Broughton Renewal Area
RECOMMENDATIONS:
That Cabinet approval is sought for the Head of Housing to undertake the statutory
consultation required under the provisions of Section 189 of the Local Government
and Housing Act 1989 in respect of the proposed Broughton Renewal Area and to
report back at the earliest opportunity.
EXECUTIVE SUMMARY:
This report outlines the findings of the Neighbourhood Renewal Assessment (NRA)
undertaken in Broughton and recommends that the area is a declared a Renewal
Area.
The NRA focussed on 2 defined areas within Higher Broughton, however, other
available evidence suggests that similar conditions are can also be found within the
wider Broughton area.
It is, therefore, proposed that the boundaries of the Renewal area be extended
beyond the confines of the NRA to include the whole of Broughton neighbourhood in
Central Salford as shown on the map attached at Appendix 1 to this report.
Declaring the Broughton Renewal Area will allow for the strategic use of additional
legal powers available through Renewal Area status across the whole area rather
than using them in a piece meal fashion. Moreover, it will further demonstrate the
Council’s long-term commitment to the area.
___________________________________________________________________
BACKGROUND DOCUMENTS:
Cheetham and Broughton Regeneration Initiative Final Report prepared by Taylor
Young
Broughton Neighbourhood Renewal Area Assessment 2001 prepared by DAP
Consultancy
Proposed Higher Broughton Renewal Area – Final Report Feb 2003 prepared by
DAP Consultancy
The proposed Higher Broughton Renewal Area Report Nov 2003 prepared by David
Adamson & Partners Ltd
Manchester Salford Housing Market Renewal Pathfinder Prospectus
Central Salford Area Development Framework
Manchester Salford Housing Market Renewal Pathfinder Neighbourhood Application
Form (2004/5-2005/6)
DOE Circular 17/96 ‘Private Sector Renewal: a strategic approach’
Local Government and Housing Act 1989
ASSESSMENT OF RISK: None
THE SOURCE OF FUNDING IS:
Not applicable. Anticipated sources of funding to be identified in future report
LEGAL ADVICE OBTAINED: Copy forwarded to Ian Sheard in Legal Services
FINANCIAL ADVICE OBTAINED:
CONTACT OFFICER: Jackie Crook
WARD (S) TO WHICH REPORT RELATE (S): Broughton
KEY COUNCIL POLICIES: HOUSING & REGENERATION
BACKGROUND:
Broughton, similar to parts of many inner city areas in the North of England, has in
recent years suffered rapid and serious decline. This has been characterised by a
fall in demand for housing, particularly pre-1919 terraces, large-scale abandonment
of some areas and an increasing levels of crime and anti-social behaviour.
The City Council appointed David Adamson & Partners in 2001 to identify the
physical, socio economic and environmental issues that have contributed to the
decline of the area, and to examine the strategic options available to address these
issues.
The final report produced in February 2003 focused on 2 distinct areas where the
impact of market failure has been particularly marked; Bury New Road West area
and Bury New Rd East area. However, whilst market conditions in these areas have
been particularly acute, other available evidence suggests that the collapse in the
housing market has also had a significant impact in the wider area, and that similar
strategic approaches may be required across the whole neighbourhood.
DETAIL:
NRA Findings
The key finding of the Broughton NRA is that the overall area is in decline with little
prospect for renewal without significant intervention. The process revealed high
levels of housing obsolescence and disrepair in the area, particularly in pre-1919
pavement terraces. Moreover physical housing and socio-economic conditions
within the area exceed the minimum requirements for consideration of Renewal Area
declaration.
Further analysis subsequently carried out for the Manchester and Salford Pathfinder
prospectus identified that the conditions identified in the Higher Broughton report are
also prevalent in the wider Broughton Area. Some of the key documents that have
contributed to the understanding of the housing market in Broughton include:
-
Manchester and Salford Housing Market Renewal Pathfinder Prospectus
Central Salford Area Development Framework
Manchester/Salford Housing Market Renewal Pathfinder Neighbourhood
Application Form
Cheetham and Broughton Regeneration Initiative – prepared by Taylor Young
Broughton Neighbourhood Renewal Area Assessment 2001 – prepared by DAP
Consultancy
The Broughton NRA findings are contained in Appendix 2 of this report.
Options Considered
The NRA considered the following options to deal with the problems affecting the
areas:
Option 1
Status Quo – low cost and low impact approach reflecting a
general maintenance of investment status quo.
Option 2
Minimal Change – Low cost and low impact approach reflecting
housing led action through extension of current Council grant
program and clearance programme.
Option 3
Clearance – High cost and high impact approach reflecting
housing led action through wholesale clearance and
redevelopment either for new housing or other non residential
use.
Option 4
Major Improvement – A residential led improvement strategy
determined by an agreed minimum standard for housing
provision in the area and based on retention of existing stock.
Option 5
Integrated Improvement/Clearance – Combined housing and
environmental strategy including both improvement/retention
and clearance reflecting the variance in conditions across the
area.
Research findings, stakeholder consultation and resident involvement have resulted
in broad support for an integrated improvement/Clearance strategy (option 5) for the
area.
Proposals
The main proposals for implementing this strategy are set out below:1. The declaration of a Renewal Area to terminate after a 10-year period
2. External improvement of sustainable housing using block improvement
schemes to raise confidence in the area’s housing market.
3. Provision of assistance for vulnerable householders to make their homes
decent.
4. Raising the quality of privately rented accommodation by supporting landlords
through accreditation, proactive enforcement to improve standards and the
introduction of licensing.
5. Development of new and innovative mechanism for providing assistance for
owner-occupiers living in non-decent homes.
6. Clearance of unsustainable housing, where this is the most satisfactory
course of action, to be taken by agreement or by the use of enhanced
compulsory purchase powers if necessary.
7. Development of new tools for assisting owner-occupiers subject to clearance
to remain in their existing communities in the tenure of their choice.
8. Environmental improvements and other public realm works to highways,
footpaths, alleyways, boundary walls, fences and open spaces should be
identified and undertaken
9. Reducing the opportunity for crime and anti-social behaviour in the area by
promoting target hardening measures available, implementing alley gating
schemes, street lighting upgrades and encouraging Neighbourhood Watch
Schemes.
10. Provision of information and advice on home maintenance, improvement,
security and energy efficiency throughout the life of the initiative
11. Development of a community and stakeholder involvement strategy to
encourage participation and maximize investment from the private sector
12. Regularly monitoring of programmes to review progress against a range of
outcomes and indicators. This will enable effective co-ordination of individual
projects and flexibility to respond to changing needs and conditions during the
period of the initiative
Informal consultation
In addition to primary survey fieldwork and consultations with stakeholders the NRA
process has included a programme of public consultation. The programme
undertaken to date is as follows
1. January 2002 – Broughton Recreation Centre
- Public presentation of initial NRA survey findings together with
presentation by Taylor Young on Urban Design Feasibility Study for
Lower Broughton
2. July 2002 – Calderwood Centre
- Presentation of NRA survey findings to residents of the Wiltshire Street
Area
3. July 2002 – Calderwood Centre
- Sunday ‘drop in’ event to discuss NRA findings and seed views on
outline proposals for potential Renewal Area status in Higher
Broughton
4. August 2002 - Cassis Fox Primary School
- A second ‘drop in ‘ event organized by City of Salford to seed views on
the potential for Renewal Area status
The NRA report concluded that following the consultation programme there was
enough evidence to give a clear indication that in general most people supported the
idea of the proposed Renewal Area as a vehicle for regeneration.
Further consultation was carried out with local Elected Members that established a
clear support for the proposals.
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 report determine by resolution that:
1. (a)The living conditions in the area, consisting primarily of housing
accommodation, are unsatisfactory, and,
(b) Those conditions can be most effectively be dealt with by declaring the areas
to be Renewal Areas.
2. (a) Publish in two or more newspapers circulation in the locality (of which at least
one, if practicable, be a local newspaper), and
(b) For not less than 7 days, display on conspicuous sites throughout the area,
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
(2) 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 the Renewal Area
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 First Secretary of
State as soon as possible after the Council Resolution.
Conclusion
This report and the attached Broughton Neighbourhood Renewal Area Assessment
prepared by DAP Consultancy present the results of the Neighbourhood
Assessment of the Higher Broughton Area, the proposals to address the problems
identified and the results of the informal consultation carried out to date.
This report also makes reference to other publications that suggest that the physical
and socio-economic conditions that exist within the Higher Broughton are also
prevalent within the wider Broughton Area.
I am satisfied that:
Housing conditions in the Higher Broughton Area are unsatisfactory and that these
conditions can be most effectively dealt with by declaring the whole of Broughton to
be a Renewal Area.
Bob Osborne
Head of Housing