DRAFT 5b
NewcastleGateshead Housing Market Renewal Pathfinder
Newcastle Outer East Area Development Framework
1.
Executive Summary
Main Characteristics / Profile of Area
•
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•
•
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The Outer East ADF area covers a total area of 894 ha which includes 17,453 properties (split 58% social housing, 42% owner
occupation). This is divided between four wards and has a population of 34,3361.
The area is bordered by the Tyne to the south and displays sharp contrasts in tenure balance and housing market confidence.
The weakest areas are; Walker Riverside, Daisy Hill and Byker. Three of the four wards in the area listed in the 10% most
deprived in the UK2
The housing stock within the area includes pre 1919 terraced housing, 1930s garden city estates, and the 1970s non traditional
Byker Wall Estate, which forms the nucleus of activity for the HMR Pathfinder. There are also 11 multi-storey blocks within the
area and the majority tenure throughout the area is social housing.
Outward migration of residents from the area since 1971 is 18,000 residents or 35%. This is set against city average out
migration of 16%.
The area may be characterised by high levels of deprivation, poor quality environment, over provision of certain types of social
housing and limited choices for owner occupation.
The limited choice for owner occupation is reflected in the average price for houses in the area. The price is less than half that
of the city average3. This trend is reflected in the number of tenants taking up Right to Buys in the area, which currently average
80 per annum.
1
O.N.S Census 2001
Index of Multiple Deprivation 2000
3
Land Registry 2002
4 Annual Residents Survey
2
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DRAFT 5b
• The area suffers from a range of problems from the over provision of social housing, poor transportation, high levels of benefit
dependencies, pockets of poor educational attainment and higher than average levels of teenage pregnancies, which make
areas such as Walker and Byker identifiable as place where people state they would not move to4.
Why is Market Renewal Necessary?
The Housing stock in the Outer East area is testament to history. It reflects the industrial and marine industries, which it was built to
support. It also illustrates changes in the design of the built form for social housing with Garden City design and the Byker Wall. The
decline of manufacturing accelerated the out migration from the area, leaving behind a surplus of social housing which does not
meet the market needs of the 21st century. This obsolesce is highlighted by the adjacency of new purpose built housing in
neighbouring authorities which border the area. The pressing need is redress the balance of supply and demand, to reduce the
social housing provision to close the gap on both regional and national averages, and offer residents the opportunities for owner
occupation they require.
The tenure balance in the Outer East is 60 / 40 in favour of social rented. This compares with a citywide ratio of 40 / 60 and a
national ratio of 20 / 805. The demand for social housing has been in decline for a number of reasons since the late eighties6. Whilst
this has affected all local authorities it is particularly pertinent in the Outer East because of the high levels of social housing
provision. The future demand for this stock is predicted to decline, with the exception of quality special needs accommodation,
further creating the need to re balance the area through sensitive clearance of obsolete stock and the creation of attractive sites for
new communities. The Housing Requirement Study, due for publication in November 2003 will inform aspirations across all
tenures, at a ward level.
Either hotspots of owner occupation or the pepperpotting of Right to Buys dominates the private sector housing that does exist in
the Outer East. The most dense areas of owner occupation to the North of the area and are a mixture of high density terraced and
some semi detached properties. The Right to Buys are located sporadically throughout the Outer East but the design and condition
of these properties are not aligned to the current market. This is proven by the current Right to Buy figure in the Outer east of 80
properties per annum.
The market imbalance is exacerbated by the lack of housing choice due to the factors outlined earlier, poor quality owner occupied
stock and low demand social housing stock. The lack of choice within the area is more apparent when compared to the abundant
choice of new developments in neighbouring authorities. There has been no significant new build housing in the area in last ten
years compared with over 25 new developments in a neighbouring authority.
4
C.U.R.S 2002
O.N.S Census 2001
6
Mumford & Power Boom or Abandonment 2001
5
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DRAFT 5b What Can Be Achieved?
The successful regeneration of the Outer East through the development of attractive mixed tenure estates is already under way.
The Places for People Group have completed an initial masterplan, with a full masterplan due to be completed in Jan 04. This will
provide a road map for regeneration, which is built upon community consultation. The aim in the Outer East is to retain existing
communities whilst attracting new residents.
The early action sites identified within Walker Riverside will see the provision of new housing on brownfield sites along with
investment in existing stock and infrastructure. This opportunity to access modern purpose built housing as an approach is proven
in the Outer East with the success of the Annville Estate.
The key factor will be the contribution of residents both in the decision making process and in the furthering of the development of
community identity. This process has commenced with the appointment of the Places for People group being decided on after a
yearlong community involvement process.
What Will Be Delivered?
The major areas for intervention are…
Walker Riverside area has been identified as a key area of the City to benefit from regeneration. The Walker Riverside Masterplan
will present a strategic vehicle to ensuring a more balanced and prosperous residential community benefiting from its location next
to the River Tyne.
Daisy Hill is an area where an existing community will be supported through improvements to both housing and the wider
environment. Improvements largely internally to the stock by ALMO finances supplemented by HMR external improvements will
increase confidence of existing residents that this is an area that is sustainable and worth investing in. As a consequence of both
investment and increased tenancy enforcement, supplemented by HMR financed interventions that are supported by the strategic
housing function of the Council owner occupation will become an increasingly attractive proposition. A longer-term aim must be to
increase the percentage of owner occupation across the estate.
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DRAFT 5b
The Byker Area Regeneration strategy will be implemented together with the implementation of the Byker South and St.Lawrence
design competition. This will continue to be developed to be specific to the needs of the Byker Wall Estate (non-traditional design,
district heating, and potential English Heritage listing).
Enhanced Western Gateway and routes from the North of the Outer East will provide attractive transport corridors through the area.
and will link wider parts of the area together, along with purpose built new housing in the south.
The creation of the ALMO will see a radical new structure and investment and management regime for Social Housing. The
alignment of the Pathfinder and the ALMO is key, particularly so in the Outer East with the large amount of stock located in the
area.
Over the 15- year programme the strategic objectives of Pathfinder will be delivered through…
• Providing across the Outer East Area at least 3300 new dwellings in attractive mixed tenure neighbourhoods with the emphasis
on owner occupation including a provision of 10% affordable housing
• Selective clearance focussed in the Walker Riverside Area of obsolete low demand housing predominately within the social
sector
• Delivering a integrated holistic area regeneration underpinned by an effective masterplan
• Developing appropriate measures through remodelling or environmental measures to promote the sustainability of non
traditional housing
• Improving the image and perception of the area as a place to live work and invest through a mixture of hard and soft
interventions
Who Will Contribute?
The contributors to the Outer east regeneration will encompass a broad range of stakeholders, including public, private, voluntary
and community sectors. There are over 70 voluntary and community organisations operating in the four wards, which make up the
Outer East.
Allied to these are a variety of networks, which interact to ensure inclusive involvement for all interested parties. These include…
- The Walker Riverside Community Network
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DRAFT 5b -
The Monkchester and Walker Partnership
The Newcastle Housing Forum
The Outer East Going for Growth Advisory Group
Byker Residents Forum The East End Community & Voluntary Sector Forum Capacity in the community built up through previous regeneration initiatives such as the SRB2 programme need to be capitalised
on. Stakeholders that have been previously involved in the successful East End SRB Partnership will be encouraged to play their
full part in the development of the HMR programme, and the East End Area Regeneration Plan.
The Outer East Area Committee has already identified that a priority is the development of a representative resident forum for
Daisy Hill, and the outline HMR programme will be a vehicle that will contribute to the strengthening of the shadow arrangements
for this estate.
What Will Be the Priorities & Focus?
The priorities to make the Outer East a place of choice echoes Newcastle’s overarching vision “ to be where people want to live
and work and where everyone is helped to achieve their full potential”. This vision will be focussed on a neighbourhood and local
market restructuring basis.
The approach to market renewal for the East will need to be sensitive to the physical and social characteristics of individual estates.
Design excellence will be applied through the master planning process to create new and improved homes in safe, well-serviced
neighbourhoods, which are appropriate to people’s aspirations. Ensuring that the wider environment is attractive and vibrant to
improve the quality of life for existing residents and to stimulate interest in the area as a potential residential destination.
The individual aspirations of existing residents will need to be incorporated into estate planning in order to ensure that the existing
community ‘buy’ into the new homes and do not feel that new developments are imposed upon them. To ensure a managed
transition people need to access information, financial support, and employment opportunities arising from area regeneration. New
family orientated housing markets will need to be established in the southern parts of the East End.
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DRAFT 5b Contents
Section
18.09.03
Title
Page
1.
Executive Summary
1
2.
Introduction
8
3.
Profile of the Outer East
9
4.
Lessons from Previous Initiatives
13
5.
Housing and the Housing Market
15
6.
Key Challenges for the Outer East
20
7.
Opportunities for Real Change
22
8.
Vision & Strategy
25
9.
Targets
31
10.
Interventions
33
11.
What will be delivered?
60
12.
How it will be delivered
63
Financial Summary
65
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DRAFT 5b
13.
Appendices
1. Outer East Draft HMR costings
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DRAFT 5b
2.
Introduction
This document sets out how HMR Objectives will be achieved in Newcastle Outer East. The context is provided by the Newcastle
Plan and the Area Regeneration Plan. The Area Regeneration Plan was published in July 2001 and is currently being reviewed to
align it with the Newcastle Plan and to integrate the Local Strategy for Neighbourhood Renewal.
The opportunity presented by Housing Market Renewal Pathfinder is a reflection that many local, regional and national factors exist
and interact to create low demand. The changing aspirations / needs of a reducing urban population, changes in personal wealth
and employment location, expose unpopular house types in unpopular areas. These may characterised by limited market choice,
poor quality housing and sub-standard neighbourhood infrastructure, facilities and services. It is these factors which HMR seeks to
address through intervening to restrucure the housing market in identified areas.
The reality is that existing housing in the urban core is not always what people want. In addition, the reputation of some of the
urban neighbourhoods, rightly or wrongly, means that housing consumers often overlook these areas when choosing where to live.
The HMR is an innovative scheme that will ensure that the right mix of housing is provided in high quality, vibrant neighbourhoods
that people will actively choose to live in. The changing needs and aspirations of local people will shape the development of
liveable communities, where residents will benefit from increased housing opportunity and choice in lively, cohesive
neighbourhoods that provide the best quality of life in a healthy, safe and sustainable environment.
Therefore, it is important to note that the strategy and interventions described here are being developed in consultation with
partners, stakeholders and communities, but do not constitute approved policy. The process of joint working, consultation and
approval will continue and be concluded prior to the final submission of the HMR Prospectus in October 2003.
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DRAFT 5b
3.
Profile of the Outer East
The Outer East area currently consists of the wards of Byker, Monkchester, Walker and Walkergate. The ward boundaries are
being reviewed, and will be finalised by May 2004. Although subject to a final round of consultation the HMR for the Outer East is
likely to include enlarged Byker, Walker and Walkergate. It is bordered by the River Tyne to the south, the city centre to the west
and the Metro line runs through the far north of the area, forming a border in places. The Outer East has large areas of Council
housing, particularly in Walker Riverside. Confidence in the housing market is weaker the closer that you get to the River Tyne, the
exception to this being St Peter’s Basin, where housing confidence is strong.
Over 550 properties have been demolished since 1991, the vast majority being Council houses. Towards the south of the area
there has been very little new housing built to replace the properties, a notable exception being the Annville Estate, developed by
Enterprise 5 Housing Association. The Outer East covers an area of approximately 894ha, and has a current population of around
36,700.
The Case for Change for change can be summarised as follows:
• HIGH OUT MIGRATION: Population down 39% in Walker and 37% in Byker between 1971 and 1996.
• HIGH VOID RATES: Void rates 5.9% for all of Outer East (7.3% Byker and 6.2% Walker Riverside)
• LOW HOUSE PRICES: Average house prices £47,298 for Outer East compared with £97215 for the rest of the City.
• LOW RTB LEVELS: Right to Buy’s are disproportionately low, on average only 80 per annum..
• LOW SATISFACTION LEVELS: Only 63% of residents satisfied with their areas as a place to live compared with the City
average of 78%.
• LOW PERCEPTION OF COMMUNITY SAFETY: Only 20% of residents feel ‘fairly safe’ of ‘safe’ during the day and after dark
whilst outside, compared with a city average of 30%.
• The DTZ Pieda study for the Newcastle/Gateshead HMR partnership, identified the Outer East as:
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DRAFT 5b
‘ a mixed area with a large social sector and evidence of low demand in terms of high void rates and high turnover. Analysis of
household movement patterns shows that there is s strong “inter-change” with (and population loss to) North Tyneside and, to a
lesser degree, Gateshead. In many respects that area has similar problems to the West End- there is an excess of social
housing stock which will need to be removed while the CURS survey found that Byker and Walker were often identified as
areas to which people would not move.’
Loss of population and changes in shopping patterns have contributed to a general decline in shops and associated services. In
addition, the steady loss of households in Walker & Monkchester wards threatens the continued existence of local centres in these
areas. Churchwalk has experienced the most acute decline, from 40 shops in 1962 to 15 in 1985 and 9 at present.
The Outer East rankings from the 2002 NNIS are shown below
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DRAFT 5b 18.09.03
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DRAFT 5b
Three of the four Outer East wards are in the top 10% most deprived wards in the country, out of a total of 8,841 wards across the
country. This shows a high level of social and economic problems within a relatively small area of the city. The index is made up of
six domains aggregated into a single rank. These six domains are Employment, Income, Health, Education, Housing, and Access.
A more detailed analysis of how neighbourhoods are fairing using indicators for crime, education, health, housing, income and
unemployment is provided by the Newcastle Neighbourhood Information System. This ranks the 17 neighbourhoods in the Outer
East in 2002 against each other and the other 140 neighbourhoods in the City. This information provides an important element of
the baseline information for HMR Pathfinder and a system for monitoring the effectiveness of interventions.
Continuing out-migration despite intervention by regeneration initiatives
Chart 1: Outer East Area Committee
Population
60,000
50,000
Population
The population of the City has fallen sharply over the last 20
years, from more than 284,000 in 1981 to 259,600 in 2001.
This pattern is reflected in the east end (Chart 1). Population
loss has been greatest in Walker, down from 13,035 in 1971
to 8,000 in 1996 (39%), and Byker down from 13,402 in
1971 to 8,500 in 1996 (37%). People have been leaving the
area currently identified as the Monkchester ward at a
slightly lower rate, down from 11,921 in 1971 to 8,500 in
1996 (29%). Even Walkergate has lost population at a
greater rate than the City average (16%), down from 12,708
in 1971 to 9,900 in 1996 (22%).
40,000
30,000
20,000
10,000
0
1971
1981
1986
1991
1996
2001
Year
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DRAFT 5b
4.
Lessons from Previous Initiatives
Population decline has resulted in incremental and piecemeal clearance on the edges of Local Authority Estates, that has
undermined the provision of services such as retailing, health and education, and left streets redundant or under utilised. With the
exception of Rutland Avenue in the north of the Outer East, all the sites have proved unattractive for redevelopment due to poor
access and lack of investor confidence.
Local communities will resist radical action seeking solutions that minimise change. It is clear from the evidence and consultation
that we have to revise our approach to developing diverse and sustainable neighbourhoods. However, our approach needs to be
both longer term and radical, and therefore it is equally clear that we cannot ignore demolition.
A balance needs to be struck between what people want and what is required for long term regeneration. A number of critical
factors are identified :
• It is important to support micro-community networks e.g. family and friends and vulnerable groups such as the elderly, people
with disabilities and people from black and ethnic minorities as evidence shows these groups have specific needs
• Recognising the right to remain in communities for which the question of phasing of clearance and redevelopment will be an
important issue;
• The long term viability of the existing housing stock must be carefully assessed;
• To secure sufficient levels of development opportunity that can allow real change to happen and help create the right conditions
for public and private investment;
• The costs of developing the essential social infrastructure – schools, health and community facilities, public open space, shops
and public transport; and
• Targeted investment in sustainable neighbourhoods is required to maintain stability and to compliment redevelopment activity.
What is clear is that without radical urban restructuring which takes full account of market factors, the decline of the Outer East will
not be contained to the current problem areas. The conditions that encourage people to move out and others to look elsewhere will
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DRAFT 5b
spread, leading to a continuing creep of void properties north, through Pottery Bank, and increased ‘pepper potting’ of empty
properties across St Anthony’ Estate, and increasing un-viable multi-storey blocks with high void rates.
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DRAFT 5b
5.
Housing and the Housing Market
There are 17,453 properties in the Outer East. The tenure is predominately social (58.6%), and the shift of tenure has been broadly
in line with citywide shifts over the last 20 years.
• Local Authority housing accounts for over half of the stock – 9,412 properties – and this is significantly higher than the city
average of 32%.
• There are 826 Housing Association properties, 4.6% of the total Outer East housing stock.
• The Local Authority void rates for the Outer East area are 5.9% - on par with the city average of 5.7%. However in the
regeneration planning areas of Daisy Hill void rates are highest (8.5%), and Byker and Walker Riverside are 7.3% and 6.2%
respectively.
Outer East
Citywide
Owner Occupation 1
5,969
64,218
% Tenure
34.2
53
Private Rented
1,266
16,373
% Tenure
7.3
14
LA Housing 2
9,412
33,292
% Tenure
53.9
28
LA Housing Voids
554 (5.9%)
1,632 (4.9%)
806
6,556
% Tenure
4.6
5
RSLs/HA Voids
26 (3.2%)
447 (6.8%)
Total Properties 4
17,453
120,439
RSLs/HA
3
1
Assumes that proportion on Owner Occupation has remained the same since 2001 Census
st
Figures from 31 March 2003
3
Figures from 1 April 2002
4
Taken from Corporate Land and Property Gazetteer, BS 7666 Standard
2
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DRAFT 5b A recent study summarised Newcastle’s housing market challenges as a) A growing excess supply of social rented housing
b) Insufficient availability of housing to buy in attractive neighbourhoods. There is a pressing need to diversify the tenure mix in parts of the Outer East through the provision of affordable housing for sale, homesteading, improvements for sale and the strengthening of neighbourhood facilities. The Outer East is an area edging on a spiral of decline with the physical stock degrading and a clear identified need to break the cycle of decline. A priority is to radically improve perceptions of parts of the Outer East as a place to live and visit. Increased confidence in the area will lead to increased
levels of Right to Buy’s, an option made more attractive through the combined efforts of the HMR programme and the ALMO business planning and investment strategy. Alignment at the neighbourhood level of the strategic housing function of the City Council, ALMO investment phasing and priorities, and HMR interventions is continuing to be informed by recent studies into market demands including the Newcastle Housing Requirements Study. Interventions that focus in areas where there are disproportionately high levels of social housing and low demand will be developed jointly in the next 6 months to promote home ownership.
There is at present an uneven tenure spread across the Outer East. Local authority housing is concentrated in Byker, Walker
Riverside and Daisy Hill, with much higher levels of owner occupation in the rest of Walkergate ward. St Peter’s Basin is unique in that, despite its location in the south of the area next to the river, it is almost all privately owned and house prices are bouyant. Investment in social housing also varies across the Outer East with the last stage of the St. Anthony’s improvement programme (Phase 7) due for start in 2004/05. Maintenance costs of social housing and the environment vary significantly across estates. Byker for example, has the highest maintenance cost per unit of any estate in the City, a factor that in part contributes to low take
up of RTB’s. 18.09.03
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DRAFT 5b 18.09.03
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DRAFT 5b Housing Market Confidence
An assessment of housing market confidence is provided on a neighbourhood basis using the following indicators of market
stability and key social and economic conditions:
• Void levels - the number of empty properties in a neighbourhood is an indicator of low demand.
• Location of planning applications - if an occupier applies for permission to modify their property it shows a willingness to invest
and highlights their longer term confidence that the area will remain stable.
• Average house asking price - a clear indicator of how the private sector views the housing market. The higher the price, the
more confidence there is in the area.
• NNIS Information - Levels of crime, education, health, income and unemployment contribute to the overall housing market in
each neighbourhood.
An assessment based on an evaluation of this range of information has identified five categories of housing market confidence
1. Strong
2. Stable
3. Stable, but needs specific interventions.
4. Weak
5. Collapsed.
The assessment shows:
Housing affordability, density, quality, level of demand and the strength of the market differ greatly across the East End, ranging
from strong and vibrant housing markets in the North to areas in the South where the market has begun to collapse and is in need
of major restructuring if it is to retain residents. It is due to this data and detailed analysis that the Outer East was included in the
HMR Pathfinder programme to assist in areas which need restructuring. The weak housing neighbourhoods are found
predominantly in the three areas of Walker Riverside and Byker, and Daisy Hill, and they will be the focus of major physical and
social interventions over the next 20 years as part of HMR and wider regeneration initiatives (see Map no.s 2,3, and 4).
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DRAFT 5b 18.09.03
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DRAFT 5b
6.
Key Challenges for the Outer East
Key challenges in the Outer East are to:
• To reverse population decline as the population of the Outer East has declined by 14.9%* as opposed to a Citywide decline of
4.8%*, principally in the area south of Welbeck Road and on the Byker Estate.7
• A recent study summarised Newcastle’s housing market challenges as being a growing excess supply of social rented housing,
and insufficient availability of housing to buy in attractive neighbourhoods. The excess supply is particularly extreme in parts of
Byker and Walker Riverside.
• The Outer East is dominated by Local Authority stock. It represents 54% of the total housing provision with much of it classed as
low demand. There is a pressing need to diversify the tenure mix in these areas through the provision of affordable housing for
sale and the strengthening of neighbourhood facilities.
• The community spirit of the Outer East is a strength. 8There are well-developed communities in areas such as Walker & Byker.
The challenge is to involve residents and local business people in the shaping of regeneration and redevelopment in such a way
that it is sensitive of micro communities. There is also a strategic need to make areas in the Outer East more desirable to
existing residents, and not just those moving in from elsewhere, as a tool for stemming population loss.
• Two thirds of the Outer East has neighbourhoods which rank in the lowest quartile based upon the NNIS Vitality Index9. The
challenge is to narrow the gap between these deprived neighbourhoods and the rest of the city and the country.
• The North East region has consistently had the highest unemployment rates for over a decade10. The challenge is to increase
the economic activity of the population through improved access to job opportunities in both the Walker Riverside Industrial
areas, the City Centre and nearby centres of employment, such as Shields Road and the Fossway. This in turn well help fuel a
7
Walker Riverside Development Plan Nov 2002
PfP Iniyial Master Plan 2002
9
NNIS 2002
10
ONS Claimant Count Workforce Base NOMIS
8
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DRAFT 5b
buoyant housing market. (To improve accessibility, frequency and quality of public transport provision to the City Centre and key
employment sites to the north of the Outer East
• To tackle the lower than City average primary and secondary educational attainment and improve the perception of schooling in
the Outer East through the provision of modern community orientated schools that are themselves enablers of housing market
restructure
• To acknowledge the significant variations within the Outer East in education attainment and to devise school and out of school
strategies and interventions at the neighbourhood level to support improvement.
• The physical nature of the Outer East is inextricably linked to the social and economic trends highlighted in this document. It is
an area edging on a spiral of decline with the physical stock degrading and a clear identified need to break the cycle of decline.
A priority is to radically improve perceptions of parts of the Outer East as a place to live and visit.
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DRAFT 5b
7.
Opportunities for Real Change
HMR funds cannot develop a fundamental change in the nature of the housing market in the Outer East unsupported, nor should
the HMR initiative operate in isolation of the many opportunities for stabilising this market, both those already in existence and
those planned for the future.
• Renewal and Regeneration on Walker Riverside – four early action areas have been identified and prioritised for intervention
on Walker Riverside and the local communities kept informed that intervention will be needed. Work is now progressing in these
areas to produce a detailed masterplan with the community, by January 2004, which will identify layouts and designs for new
housing and realistic investment opportunities, that will boost and stabilise weak housing markets. The plans look at the Walker
Riverside area strategically, tackling a range of local issues and recognising the links with the rest of the Outer East and further
afield.
• Design Competitions in Byker – following a recognition of an imbalance of housing demand across Byker, a design
competition is being progressed to encourage innovative, market-led solutions to issues in the lower demand areas, of Byker
Southside and St Lawrence Square. The area has great strengths including magnificent views of the river Tyne, architectural
prestige and the opportunity to pursue forward thinking, energy efficient designs.
• District Heart – the strengthening of the district heart on Shields Road will continue to attract a range of services on the back of
the recently built food supermarket, new library and swimming pool and customer service centre for the east end. The district
heart will be complemented by a stronger local retail and services centre in Walker Riverside. Both will provide accessible, area
wide centres combining a range of public and private services and facilities in one location. The district heart and local centre
will encourage local identity, stability and growth by retaining spend in these areas and through promoting a more
environmentally, socially and economically sustainable urban form.
• Development of Community Networks and involvement - the Area Committees are committed to increased participation by
local people in the decisions that affect the future of their areas. Consultation exercises have already been carried out with
residents’ representatives on regeneration subject themes and with the wider community on the strategic plans for their
neighbourhoods. The community were instrumental in the decision to nominate the Places for People group as the main
regeneration partner on Walker Riverside and community development workers operate full time in Walker and Byker, gathering
valuable community input.
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DRAFT 5b
• Rapid Transit System (Tram) – Nexus, the Metro providers, and the City Council are considering a number of possible routes
a Metro Complementary Transit System might take through the Outer East. A new route through lower Byker to Walker
Riverside would significantly improve the quality, accessibility, frequency and therefore increased patronage of public transport
to the city centre, thus reducing dependence on the private car. Such a route would be a powerful tool to improve connections
from the south of the Outer East area to employment in the city centre and to the north of the city. Reconnecting the south of the
area will be an essential component in renewing the housing market there. An options appraisal is being undertaken to identify
the preferred route for the possible Transit System. A preferred route for the West to East is scheduled to be identified in 2005,
and the East End section is currently scheduled for implementation between 2011 and 2014.
• Housing Proposed ALMO - the ALMO will provide over £348M of additional funding to bring all LA stock up to the national
decent homes standard by 2010, the first tranche of £64M has been confirmed for 2005/6. It will also mean improved housing
management, help to meet the housing aspirations of both the Council and tenants, allow greater tenant involvement in decision
making and assist the in the regeneration of the city as a whole.
• Housing Market Renewal Pathfinder - the Pathfinder Programme covers the whole of the Outer East and will tackle the issue
of low demand housing and creating sustainable communities.
• Private Sector Housing Strategy – introduces a proactive approach to tackle housing market failure and sub standard private
sector housing conditions through a comprehensive and strategic approach to private sector renewal and a framework of
financial assistance focused on Area Action and Client Based Support.
• Urban Capacity – long term population decline and resulting clearance of surplus housing and other social infrastructure has
created opportunities on over 49 hectares of land identified by the urban capacity study.
• Major Developments – the Ouseburn Valley will attract major investment over the next ten to twenty years and, with the
creation of 600 jobs by 2010, will become an important feature of the western end of the Outer East. Retail and leisure
developments at Shields Road/ Fossway will bring also bring significant levels of investment to the East End, with the creation
of another 1,000 jobs.
• A Platform for Market Renewal– the Outer East’s housing market will see increased diversity and choice as new
developments take place from the former hospital site in Walkergate to the regeneration of Walker Riverside, and the design
competition sites in Byker. New jobs and investment in Shields Road/ Fossway and the Ouseburn Valley and improved
accessibility will bring investment into the area’s housing stock and sustain the new interest in the Outer East as a desirable
place to live, with robust communities and strong links to new cultural and community activities .
18.09.03
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DRAFT 5b 18.09.03
24
DRAFT 5b
8.
Vision and Strategy
The vision is that by 2010 Newcastle will be a cohesive and cosmopolitan city and one of the best places in Europe in which to live
and work. The Outer East will have lively, cohesive neighbourhoods from which residents can access high quality services.
HMR funded changes in the Outer East can help keep the community alive and to reinvigorate it with new people and services. The
aim is to sustain the community and stem the population decline and attract new people to the area so that the population starts to
increase. Allied to this is the ability to keep school catchments stable and rising; support good local services and shops and the
family spending that investors will look for.
The Pathfinder programme will have a significant impact on the area as we use funding to support new affordable quality housing,
predominantly on brownfield land before any further significant demolition begins. We call this ‘staying ahead of the game’ because
the aim is never to have fewer occupied houses south of Welbeck Road and on the Byker Estate than there are now. The HMR
Pathfinder represents a unique opportunity to learn lessons from previous regeneration initiatives and apply these to the benefit of
the Outer East
We will do this by:
• In conjunction with local communities developing detailed Masterplans of the areas which communicate a shared vision of the
area, encompassing a reduction in low demand property, increased community cohesion and better use of green space. The
first of these is being progressed for Walker Riverside.
• Investment in private sector estates in areas of the Outer East identified as weak or stable but requiring intervention, whilst at
the same time enabling an increase in the level of RTB's through improvements for sale and financial support packages.
• Investing both through HMR and the Council’s Housing Investment Programme in areas which are identified as sustainable in
the longer term, through suitable schemes designed to retain and build on existing communities
• Building a mix of tenure to include new, high quality, well designed private and social housing on cleared and open land and
providing a wider choice of housing
• Aligning major investment proposed in the social rented sector through the Council's ALMO proposals with HMR Pathfinder to
drive forward regeneration of the Outer East.
18.09.03
25
DRAFT 5b
• Ensuring that the housing requirements of Black and Minority Ethnic communities and special needs groups, particularly those
requiring quality sheltered accommodation are met.
• Sensitive use of sites acquired to improve the visual impact of the area for a mixture of homes, shops, school, leisure and re
designed open space.
• Raising housing confidence in areas facing transition through strengthened neighbourhood management, and a higher and
more effective policing and enforcement presence as a result of improved communication and intelligence sharing between
partner agencies and the community.
•
-
Working with key partners to:
reduce the amount of crime;
improve educational achievement;
increase the number of available jobs;
increase the number of businesses;
improve life expectancy.
Our aspirations for the East End are innovative and challenging. The Riverside offers great potential for a distinct identity for the
East End. Redevelopment offers the opportunity for the creation of new, mixed tenure homes that people want to live in. We want
to create a flourishing East End of the City, by creating sustainable urban neighbourhoods with the full range of accessible services
that residents need in their daily lives.
Key outcomes will include increased population, increased economic activity, new houses, improved houses, increased owneroccupation, reduced levels of crime and poor health and increased levels of satisfaction of environmental quality.
The housing market interventions can be broadly categorised into:
• Neighbourhood Development (Clearance and redevelopment)
• Neighbourhood Improvement (Investment and improvement in sustainable areas)
• Neighbourhood Management
The identification of areas for targeted interventions has led to the designation of Neighbourhood Development Areas,
Neighbourhood Improvement Areas and Neighbourhood Management Areas (see Map 1). One, or more likely a combination, of
18.09.03
26
DRAFT 5b
these actions may be necessary to address market failure, in which case, a Renewal Area will be declared, allowing the use of a
full range of redevelopment, investment and neighbourhood management interventions.
Area action will be co-ordinated through the Area Regeneration Plan (ARP) which will address the core problems of the area as
well as the priorities identified by local people. The ARP will work towards sustainable communities across the whole of the Outer
East. The ARP will bring together all stakeholders and agencies to agree what success will look like overall and for each of the key
themes, set targets to achieve that success and set out the action to deliver it.
Strategic approach to the Outer East
At this stage of the Area Regeneration Planning process it is possible to set out a delivery strategy that builds on existing action
and provides the degree of focus necessary to pave the way for real change being achieved within 3 years. The key elements are:
1. To reverse the loss of confidence, in housing markets in Walker Riverside by creating a functional Community Focus
that provides top quality services and maintains the strengths in the existing community throughout the regeneration
of the area.
• Working closely with Places for People and local communities to ensure that new housing meets the demands and
expectations of local people and is attractive to those moving into the area from elsewhere.
• Providing a high quality, functional and well designed community focus area that forms the foundation of regeneration and
the return of confidence to Walker Riverside.
• Ensuring that there is sufficient development capacity to achieve the interventions.
• Redressing the housing tenure balance by increasing owner-occupation
• Radically improving the quality and choice of housing, schools, services and environment in the area to dramatically improve
perceptions of the East End.
• Continuing to work with communities and engaging them to make a positive difference to their environments that they can be
proud of and which will inspire others to want to join their community.
18.09.03
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DRAFT 5b
Key deliverables include:
• A detailed masterplan providing a detailed vision and a realistic programme for delivery by January 2004, which is
subsequently adopted as an interim statutory planning guidance
• Working with residents so that those who need to relocate are moved to accommodation that is attractive to them and which
will be affordable
• Up to 1,600 new homes built by 2010 on Walker Riverside, to high standards of quality and design, 80% of which will be for
owner occupiers
• Major investment in the retained stock across all tenures
• A new Community Focus providing a range of new shops and services
2. Addressing issues of low demand for early 20th Century council properties on Daisy Hill and increase community
confidence. Key deliverables include:
• Promote new build housing to the south of the area, on Rutland Avenue, to signal a renaissance of Daisy Hill
• Invest in the housing stock throughout the remainder of the area
• Reduce crime and fear of crime and improve community safety
• Increase right to buys and levels of owner-occupation
• Ensure the neighbouring golf course proposal acts as a strong gateway feature to the Outer East
3. Revitalising low demand areas of Byker estate, better connecting the area to the district centre at Shields Road and the
Ouseburn Valley
• Improve the quality of the poorer parts of the housing stock and improve housing design
• Improve local shopping facilities and address the decline of Raby Cross
18.09.03
28
DRAFT 5b • Improve links to the Ouseburn Valley and the district heart on Shields Road
• Improve community safety
• Address design issues associated with low right to buys
Key deliverables include:
• Carry out and implement the Byker design competition for the Southside and St Lawrence neighbourhoods
• Invest and maintain the environment across the whole of the Byker Estate
• Further to a feasability study create a new mixed use neighbourhood shopping centre in the south of the estate
• Better walking routes to the Ouseburn Valley
• Increase accessibility north south through the estate by reopening Raby Street
• Reduced crime and a continuing the wardens presence
• Increase right to buys and levels of owner-occupation
4. Investing in gateway routes to the three primary regeneration areas through environmental improvements, acquisition
of eyesore buildings and investment in weak estates.
This is a key intervention to ensure that efforts made in the three primary regeneration areas are not diluted by the appearance and
perception of poor routes into and within the Outer East. Likewise, areas that are currently identified as weak such as Byker Old
Town require investment further to a Neighbourhood Renewal Assessment being undertaken. This element of the HMR programme
will ensure that current weak estates outside of the 3 priority areas, which are vulnerable to further market shifts, are not
overlooked. There will be a need to ensure that private sector investment is encouraged and enforcement action introduced to halt
the early stages of unvalued and declining areas.
18.09.03
29
DRAFT 5b Key deliverables include:
• Improvements to existing housing and environment along the north/south strategic routes of Allendale Rd, Roman Ave & St.
Anthony’s Rd, Scrogg Rd, and Waverdale Avenue.
• Focussing of mainstream maintenance and service delivery on key routes to ensure the most effective use of resources
• Improvements to the older mixed tenure estate of Byker Old Town and the Local Authority Estate of Waverdale through a
combination of ALMO and HMR investment
• Improved community confidence resulting in private sector investment
5. Aligning major investment proposed in the social rented sector through the Council’s ALMO proposals with HMR
Pathfinder to drive forward regeneration of the Outer East.
Approval of the Councils ALMO bid will provide around £99m of resources to the Outer East to bring the Council’s housing stock
up to decent homes standard. These resources will be available over a concentrated period of seven years commencing in
2005/6. ALMO business planning will be integrated with the HMR Strategy as part of the Area Regeneration Plan. The Council
is currently preparing a 7 year investment programme up until 2010/11. The strategy for investment will aim to develop long
term sustainability in the social rented sector. A robust process of options appraisal of housing estates where demand is low or
investment requirement is high and potentially uneconomic will take into account HMR objectives and interventions and linkages
with other actions proposed through the Area Regeneration Plan.
HMR Pathfinder will provide additional resources to restructure the social rented sector which could involve remodelling of
estates to encourage tenure diversification, improvements for sale, investment in the environment to complement investment to
secure Decent Homes Standard, and some clearance of surplus or uneconomically viable stock. A process for bringing this
work forward is being developed.
18.09.03
30
DRAFT 5b
9.
Targets
The table below sets out the targets for population growth and the implications for housing clearance and new development if the
strategy is to be achieved. An important dimension to population growth will be the attraction of families and economically active
age groups which are under-represented particularly in the Wards of Byker, Monkchester and Walker.
Outer East Population and Housing Targets, for the HMR area:
Success Factor
An increased population
with higher proportion of
25-49 year olds.
Balanced Stable Housing
Market
Indicators
Targets
Baseline
2006
2010
2018
Population
34,336
34,402
36,925
39,363
% 25 – 49 year olds
(City Average: 36 )
35.7
35.8
36.1
36.9
Total Number of Properties
17,453
17,643
19,026
19,927
Proportion of Homes in Owner
Occupation
(City Average: 53 )
33.9
37.5
45.4
53.9
Proportion of Empty Social Rented
Properties
(City Average: 4.3 )
5.1
3.8
2
2
N.B Population figures are based on 2001 Census stats and are based on average household size in the new properties that equates to the City of Newcastle
Upon Tyne average of 2.2 persons in 1996 and no change in household sizes. Properties data is sourced from the Newcastle Gazeter.
The Table shows that in the Outer East the population will remain largely static until 2006, but starts to rise after 2006 as the
strategy starts to have an impact.
18.09.03
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DRAFT 5b
The development of new housing primarily for sale will result in an Outer East tenure shift of 20% to owner-occupation. The shift
will be facilitated through an estimated 30% increase in the levels of Right to Buys in social rented housing and increased
improvements for sale in housing renewal areas as confidence improves.
Outer East phasing of house building, demolitions, Right to Buys and Improvements for Sale
Outer East Household Projections 2003 - 20
Current
Outer East 2003 to Number of
Properties
2006
[31/3/03]
New Build
Walkergate/
Shields
Walker
Byker & Walkerville
Daisy Hill &
Road/
Riverside St Peters & Byker Old
Waverdale
Fossway
Town
Owner Occupation*
%
Private Rented*
LA Housing
RSLs / HA
Total
5926
33.95%
1261
7.23%
9412
53.93%
854
4.89%
17453
169
129
Ouseburn
(part of)
180
11
180
0
0
0
129
180
New build referenced from 'OE Build' sheet (ADF)
Outer East 2007 to Number of
Properties
2010
[31/3/06]
LA Housing
RSLs / HA
18.09.03
Total
6625
37.55%
1244
7.05%
8925
50.59%
849
4.81%
17643
Walkergate/
Shields
Walker
Byker & Walkerville &
Daisy Hill &
Road/
Riverside St Peters Byker Old
Waverdale
Fossway
Town
42
19
0
0
0
10
7
0
0
0
125
41
0
0
40
12
4
0
0
0
189
70
0
0
40
New Build
868
90
18
90
18
245
-245
0
245
0
0
Right to
Buys
Clearance
0
Ouseburn
(part of)
570
148
1016
Ouseburn
(part of)
Clearances referenced from 'Demolition' sheet
Walkergate/
Shields
Walker
Byker & Walkerville
Daisy Hill &
Road/
Riverside St Peters & Byker Old
Waverdale
Fossway
Town
Owner Occupation*
%
Private Rented*
Right to
Buys
Clearance
0
570
Walkergate/
Shields
Walker
Byker & Walkerville &
Daisy Hill &
Road/
Riverside St Peters Byker Old
Waverdale
Fossway
Town
88
0
0
0
0
20
0
0
0
0
186
0
0
0
0
18
0
0
0
0
311
0
0
0
0
Ouseburn
(part of)
420
-420
0
420
32
DRAFT 5b Outer East 2010 to Number of
Properties
2018
[31/03/10]
New Build
Walkergate/
Shields
Daisy Hill &
Walker
Byker & Walkerville
Road/
Waverdale
Riverside St Peters & Byker Old
Fossway
Town
Owner Occupation*
%
Private Rented*
LA Housing
RSLs / HA
Total
8638
45.40%
1225
6.44%
8184
43.01%
979
5.14%
19026
187
50
175
250
0
Ouseburn
(part of)
462
16
203
50
175
250
Right to
Buys
Clearance
0
462
Walkergate/
Shields
Daisy Hill &
Walker
Byker & Walkerville &
Road/
Waverdale
Riverside St Peters Byker Old
Fossway
Town
11
27
0
0
0
3
10
0
0
0
114
58
0
0
0
11
5
0
0
0
139
100
0
0
0
Ouseburn
(part of)
770
-770
0
770
Main Assumptions
1. Private Housing breakdown between Owner Occupation and Private Rented has not changed from 2001 Census.
2. Assumes an 80-20 split in Walker Riverside between new build for owner occupation and RSL respectively.
3. Right to Buys based on current average of...
4. Tenure of demolitions assumes consistency with the 2001 Census tenure statistics by ward with the exception of Walker Riverside, which takes account of a NCC
tenure survey of properties located in the Western Gateway. For figures see below.
10.
Interventions
This section describes in greater detail the interventions proposed to achieve pathfinder objectives and the targets set out above.
The interventions are described in relation to the key element of the strategic approach and in terms of Neighbourhood
Development (Clearance and redevelopment), Neighbourhood Improvement (Investment and improvement in sustainable areas)
and Neighbourhood Management.
Risk Management is a process consisting of well-defined steps which, when taken in sequence, support better decision making by
contributing to a greater insight into risks and their impacts, helping to improve quality, value for money and performance. All
Pathfinder interventions will be assessed through a rigorous appraisal and risk management process, identifying or minimising any
potential funding or implementation problems as early as possible. However risk management is much more than simply helping to
avoid losses, as it contributes to identifying opportunities, better utilising resources, more effective strategic planning and creating a
culture of best practice.
18.09.03
33
DRAFT 5b 18.09.03
34
DRAFT 5b 18.09.03
35
DRAFT 5b 1. Turning around the loss of confidence in housing markets in Walker Riverside by creating a
functional Community Focus that provides top quality services and maintains the strengths in the
existing community throughout the regeneration of the area.
Current Position
Together with Byker this area makes up the lower section of the Outer East of Newcastle where intervention in the housing market
is essential. The do nothing scenario, or the continuation of demolition programmes without replacement, could not be allowed to
continue particularly with the heritage importance attached to the area. The area suffers from a high void rate and low housing
demand for both private and social properties. Traditional style local authority housing dominates the area (68% of all stock) placing
a heavy burden on the council to maintain investment and find suitable tenants. Sporadic demolition schemes in the past have left
localised pockets of poor open space and the area is perceived as being unsafe and undesirable in city wide terms. The population
has been declining rapidly since at least 1971(population fell by nearly 20% between 1981 and 1991).
The appointment of Places for People by the City Council as lead regeneration partner has resulted in an initial masterplan being
prepared and agreed by the Council in May of 2003. The initial masterplan sets out the four areas for early action over the next 8
years, as well as identifying further review areas. Over 1,350 new houses, 80% private ownership and 20% housing association will
be programmed over the next 8 years. Regeneration will start at the Walker Road allotments and Cambrian estate. The creation of
a high quality Western Gateway is designed to raise first impressions and expectations of visitors to Walker Riverside, create a new
feel to the area and signal that a renaissance is underway. Walker Road, running through the area, will also be converted into an
attractive boulevard stretching towards the Cambrian estate in the east. Redevelopment of this estate in conjunction with the
community will lift the first impressions of those travelling into or through Walker Riverside from the east.
Newly built housing that aims to set lifetime homes and high design standards for the City, will be worked through and designed
with the community; a key aim is to retain existing population and community structures. To support these a stronger local centre
and community focus will be designed and built at the junction of Walker Road and St Anthony’s Road, offering a range of public
services and shops. As the population rises in the area, this focus will become an important local shopping centre, providing a
modern service with enough choice to retain significant spending in the local economy. There will also be clear links from the
riverside to encourage those enjoying riverside paths and cycle ways to visit the new urban village. Across the regeneration of
Walker Riverside, a design code and detailed masterplan will co-ordinate developments to ensure that the assets of the river and
views are maximised. Walker Park should be expanded and improved to increase the range of opportunities, enjoyment and
facilities for everybody, perhaps by taking in the old vicarage site and by linking the park with the riverside for longer walks. Across
Walker Riverside, the ‘HMR Related Housing and Neighbourhood Management Interventions in the Outer East’ (Map 1) plan
18.09.03
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DRAFT 5b
included at the start of this section identifies areas for new housing, mixed use development, investment in existing stock, and
areas kept under review.
A strategy of investment by the potential ALMO to make council properties more attractive to buy and an enhanced right to buy
option supported by HMR investment would assist in stabilising and diversifying Walker Riverside. At the moment, the dominance
of low demand council housing restricts options for residents who wish to purchase and invest in desirable local housing. Just over
a thousand properties on Walker Riverside are within areas considered to be sustainable within the regeneration programme,
providing that they receive significant investment. In the first 8 years of the HMR programme, Walker Riverside will see over 1,350
new houses built and the demolition of just over 400 dwellings that are either unsustainable, or in a minority of instances necessary
to enable wider and more comprehensive regeneration.
Neighbourhood Development (Clearance and redevelopment)
A programme of voluntary acquisition on Compulsory Purchase terms and subsequent relocation has commenced on the Western
end of Walker Rd. One hundred and nine Tyneside flat properties, of which less than 20 are owner occupiers on Walker Rd inhibit
the bringing forward of both the allotment site, which is itself subject to redesignation, and the McCutcheon Court site. By bringing
these sites forward for early housing development the council is also aiming to support its policy of ‘staying ahead of the game’ by
creating a number of fit and desirable reserved homes for residents to move into throughout the progression of the regeneration of
the area. This will mean that residents loyal to the area are not forced elsewhere and can stay in the vicinity, with more chance of
retaining strong links to support structures, friends and family in the community. For those households that will need to be
relocated, the council has also introduced a comprehensive package of assistance for owner-occupiers that provides a fair and
equitable basis for relocation that addresses low value and negative equity. The strategy includes developing a portfolio of property
in nearby sustainable housing areas for ‘Homeswap’. Private rented property is also being acquired voluntarily subject to vacant
possession, with tenants of occupied property receiving assistance to relocate.
18.09.03
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DRAFT 5b The Council recognises that the transitional period is a
difficult time for residents in areas identified for clearance.
The Relocation and Resettlement Team provides
dedicated support to residents across all tenures on a
casework basis and has made an important contribution
to the successful relocation of households. Talks are
underway and funding is scheduled to set up a
community police house in a vacant flat on Walker Road.
This will increase police presence, help prevent
opportunistic crimes such as fly tipping and arson and
reduce the fear of crime in the area as the surrounding
properties become vacated and are scheduled to be
demolished. Wherever possible, the council will seek to
support local businesses and shops to remain trading
throughout the regeneration of the area. These are
recognised as being of great importance to the
sustainability of established communities and crucial to
the continuation of normal life for the area’s residents.
Possible design scheme for the McCutcheon Court site on Walker
18.09.03
38
DRAFT 5b
Neighbourhood Improvement (Investment and improvement in sustainable areas)
Areas such as Evistone Gardens, The Oval and Pottery Bank Central area are seen as sustainable with added investment. The
areas cover over a thousand properties, meaning that more properties will see investment and improvement than demolition. The
investment needed, however, goes beyond the small scale provision of such things as upgraded interiors, kitchens and bathrooms;
tactical, small scale demolition may be needed to restructure investment areas to provide a better range of housing types and a
modern estate layout. One proposal for the Evistone Gardens area is shown below, illustrating the way the estate could look in 15
to 20 years. Engagement of residents, market conditions at the time and confidence in the current social sector stock would all
inform potential approaches. However, to illustrate thinking, in the example below, initial improvements include the intensification of
corner buildings, adding a frontage development to the riverside and also green links with ‘play streets’ and private and communal
gardens. Later in the scheme, the cul-de-sacs are removed and a neighbourhood park is built with further intensification of the
existing housing.
Evistone Gardens: Designer’s impression of completed investment
and restructuring.
18.09.03
39
DRAFT 5b Neighbourhood Management
An area going through transitions of the scale proposed experiences particular management and security problems. If these are not
effectively managed the quality of life for local people will be unacceptable. The Council’s Neighbourhood Services approach will
build on existing multi-agency working to deliver a neighbourhood action plan through an estate based team representing the key
front line services. Crime, fear of crime and anti-social behaviour are the most important issues for residents and a strengthened
police presence is the key intervention to directly tackle these issues and build confidence in the process of transition.
Gross Project Costs
Project
Walker Riverside
Neighbourhood Improvement
Total
Neighbourhood Development
(Investment and improvement in Neighbourhood Management
(Clearance and redevelopment)
Costs
Costs (£000s)
sustainable areas)
Costs (£000s)
(£000s)
Costs (£000s)
Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total
680
3100
5894
9674
50
760
2699
3509
0
584
1016
1600
14783
Plus funding in HMR priority areas
Outputs:
2003/04
2004/05
2005/06
Acquisition of 2 Tyneside flats and 1
commercial property
2 new properties under construction
69 Tyneside Flast demolished (Clearance
1421-1495 Walker Rd)
Preparation of branding strategy
Baselining of perceptions
Feasibility and options appraisal on
improvements to Sandy Crescent
Feasibility and options appraisal on
Management of existing and acquisition of
24 Tyneside flats and 2 commercial
acquisitions
35 units demolished
6 former RTBs relocated
10 Social units built.
12 new low cost homes for sale
10 owner occupiers
Demolish 15 units
1 block of 12 Maisonettes demolished
Management of existing and acquisition of
45 Tyneside flats and 2 commercial
acquisitions
80 units demolished.
17 social properties built
29 new low cost homes for sale
6 former RTBs
Demolish 16 properties
10 social properties built
2 low cost homes for sale
40
18.09.03
DRAFT 5b improvements to Eastern Pottery bank
Completed Local Authority options
appraisal
Design code completed
Completed masterplan for Walker
Riverside with virtual reality model of
developments and marketing plan
6 Improved owner occupier properties on
The Oval
25 LA properties improved per year to
encourage right to buys
3 completed documents to inform costs
and decisions in 3 areas
19 facelift schemes to The Oval,
Improvements to Harbottle Park and
allotments
Portfolio of properties designed by
Bellway/ Emblem and Places for People:
22 properties built to lifetime and eco
homes standard
12 Maisonettes acquired, 1 block
demolished
Detailed riverside planning
Image Management of Walker
20 Improved properties
25 local authority properties improved per
year to boost right to buys
Improvements to 120 units
27 facelift schemes 38 boundary
improvements 2 environmental
improvements
48 properties built to lifetime and eco
homes standard
Outcomes:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Reduce number of vacant properties
Reduce number of properties in low demand
Improve the perception of Walker Riverside
Reduce disparity between local house prices and regional averages
House Prices rising in line with regional averages
Increase in home ownership
Break up of mono-tenure council estates
Increase in number of new homes built
Increasing quality of social housing in the area
Increasing quality of owner occupied housing in the area
Increase in neighbourhood satisfaction
Improved neighbourhood perception
Improved confidence amongst residents
Increased population
Increased development rate of brownfield land
18.09.03
41
•
•
•
•
•
•
•
•
•
•
•
DRAFT 5b Improved cleanliness
Reduction in crime
Improved educational attainment
Improved life expectancy
Improved access to services
To effectively manage private landlords
Clearing low demand, undesirable properties and recreating desirable neighbourhoods in their place
Improving accessibility to high quality public services and shopping facilities
Improving the appearance of the area by removing eyesaws
Helping residents to stay in their area and share it with new residents
Promoting lifetime homes and eco-friendly design
18.09.03
42
DRAFT 5b 18.09.03
43
DRAFT 5b 2. Addressing issues of low demand for early 20th Century council properties on Daisy Hill and increase
community confidence. Key deliverables include:
Neighbourhood Development (Clearance and redevelopment)
Work is scheduled to commence on the construction of 129 new properties for sale, consisting of 3 & 4 bedroom semi and
detached houses and apartments on Rutland Avenue at the end of 2003. There are no further planned interventions around
clearance or site assembly for new housing on Daisy Hill.
Waverdale Golf Course development will raise general confidence and perceptions of the area. HMR funding will be used to ensure
that boundary treatment is of a high standard and the highest level of added value from the development is achieved.
The three multi-storey blocks of Dene House, Walkerdene House and Eastfield House on the neighbouring Eastfield Estate will be
reviewed as part of the East End multi-storey options appraisal.
Neighbourhood Improvement (Investment and improvement in sustainable areas)
Residents have identified window and door replacements as the highest priority on the Daisy Hill estate. The removal of willowcrete
panels and the creation of hardstands within the curtlidge of properties is the second ranking priority. Cost estimates have been
obtained that identify typical costs as being £7,000 per property. Possible improvements to open space on Vauxhall Road next to
the General Shop will need to be explored further with local residents. An Estate Action Plan is proposed that will take account of
the need to position the Daisy Hill as a Local Authority estate with a distinct character and presence.
Improvements for sale, homeswaps and incentivised Right to Buy’s will be a priority on the Daisy Hill Estates.
On the perimeter of the estate there is the 40 unit Milecastle Sheltered Housing Scheme. There have on average been 15 voids
(May 2003), and these are primarily bed sits for which there is no demand. A solution may be to covert Milecastle into 1 and 2
bedroom flatted accommodation. The longer-term future use of this accommodation will be identified as part of an Outer East study
included in a City-wide options appraisal of sheltered accommodation.
18.09.03
44
DRAFT 5b
Neighbourhood Management
The southern edge of Daisy Hill will benefit from the new housing developed on the Rutland Ave site. The introduction of CCT in
late 2003 and continued neighbourhood warden presence will make an impact on a relatively small estate that experiences a
disproportionately high level of neighbour nuisance and anti social behaviour. Partner agencies will prioritise the estate and
improved intelligence and tenancy enforcement with the support of a second HMR community beat manager will give confidence to
the majority on the estate that this is an area that will attract new families.
Gross Project Costs
Project
Daisy Hill
Neighbourhood Improvement
Neighbourhood Development
(Investment and improvement in Neighbourhood Management
(Clearance and redevelopment)
Costs (£000s)
sustainable areas)
Costs (£000s)
Costs (£000s)
Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total
0
0
0
0
0
475
740
1215
0
0
0
0
Total
Costs
(£000s)
1215
Outputs:
2003/04
2004/05
1 Estate action plan
50 new units built on Rutland Avenue
50 units improved
2005/06
100 units improved
Improvement to or demolition of 40 bed
sit block
Environmental improvements
79 New units built on Rutland Avenue
Outcomes
•
•
•
•
Improve properties and re-assert defensible space
Tenure diversification
Increased housing confidence
A community that feels that agencies have responded to their concerns and addressed high perceived levels of anti-social
behaviour and neighbour nuisance.
18.09.03
45
DRAFT 5b 18.09.03
46
DRAFT 5b 3. Revitalising low demand areas of Byker estate, better connecting the area to the district centre at
Shields Road and the Ouseburn Valley
Neighbourhood Development (Clearance and redevelopment)
The two sites of the South Side and St Lawrence have been identified as sites for a potential design competition. Continued loss of
confidence in the social sector stock have resulted in increased voids and creative solutions are required to accommodate the
implications of the DCMS Grade 2* Listing Proposal. The first stage in the process will be to develop a design prospectus with
residents and businesses in the immediate vicinity. An expert advisory panel would also be established to give the competition an
international standing with proposals invited that would build on the architectural significance of Byker, create new housing and
local facilities, and enable investment in existing stock as well as develop brownfield sites. A short-list of 5 or 6 design/developer
partnerships will be invited to work up detailed proposals for the two sites and the fresh thinking that would be generated through
the process would inform potential cosmetic improvements elsewhere on the Byker estate.
Byker South
A parallel Local Centre Feasibility study will be conducted to both review Raby Cross and assess the feasibility of the creation of a
local centre on Walker Road. The outcomes of both the design competition and feasibility study would be incorporated through a
desktop/masterplanning exercise. Solutions to improve accessibility to the North of the estate and the Metro link at Shields Rd will
also need to be identified.
To enable this a programme of acquisition, relocation and demolition is planned for potentially 22 properties in the South side site in
this area together with the removal of foundations, from a previously unsuccessful housing development. Negotiations with a
handful of owner-occupiers would be necessary subject to the outcomes of the design competition preferably on a voluntary basis
under Compulsory Purchase terms. An HMR enhanced comprehensive package of assistance for owner-occupiers will provide a
fair and equitable basis for relocation.
The Council recognises that a potential transitional period is a difficult time for residents in areas identified for clearance. The
Relocation and Resettlement Team will provide dedicated support to residents across all tenures on a casework basis and
evidence elsewhere in the City clearly indicates that this support has made an important contribution to the successful relocation of
households. The extent and nature of any demolition to the south side of Byker will be subject to the outcome of the design
competition, negotiations with English Heritage, and the views of local residents.
18.09.03
47
DRAFT 5b St Lawrence
The 1890’s maisonettes on St Lawrence Square will be the subject of a detailed options appraisal by the Council. The high void
levels indicate that as part of the HMR programme, sufficient resources should be scheduled to relocate remaining residents and
demolish the properties. Tyneside flats on Walker Road have also been factored into the HMR submission in order that a
comprehensive redevelopment scheme of mixed tenure housing could ultimately come forward at this significant site
Neighbourhood Improvement (Investment and improvement in sustainable areas)
Local environment improvements will continue to be a priority on the Byker Estate, and the introduction of a neighbourhood
management pilot will further develop, implement and review the Byker Action Plan in partnership with local resident groups.
Improvements are also required for Harbottle Park to provide a more attractive park for Byker linking it to the riverside.
Proposed action includes “alleygate” The Brow, Merle Gardens and Ruddock Square which involves the installation of 20 gates.
Residents support interventions to improve the environment, security and create defensible space through fencing, the installation
of pergolas, gulleys, kick rails, guttering and the creation of secure parking through enclosing the stilted areas. ALMO funding
would enable mainstream repairs and maintainace to be comprehensively tackled on a zoned basis with HMR supplementing this
resource to provide high quality community areas, selective remodelling in parts of the estate such a Low Fold, and improvements
for sale.
Additionally, minor improvements are planned for the Byker Transfer Station which will either reduce or remove the existing
chimney and provide boundary improvements.
Neighbourhood Management
Council owned property and private stock would be acquired and demolished in the two design competition areas. However,
acquired property will need to be effectively managed until blocks become fully vacant and demolition undertaken. In the meantime
security, arson prevention, dealing with fly tipping and pest control are important management issues if the quality of life for those
households awaiting relocation is to be safeguarded and the proposed interventions plan for this eventuality.
18.09.03
48
DRAFT 5b
Gross Project Costs
Project
Byker
Neighbourhood Improvement
Neighbourhood Development
(Investment and improvement in Neighbourhood Management
(Clearance and redevelopment)
Costs (£000s)
sustainable areas)
Costs (£000s)
Costs (£000s)
Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total
0
317
1249
1566
12
278
604
894
0
0
0
0
Total
Costs
(£000s)
2460
Outputs:
2003/04
Production of competition brief and promotion
of design competition
18.09.03
2004/05
Removal of old site foundations. Acquisition
and management of 2 RTBs
5/6 shortlisted designs exhibited
Best design/ development partnership
selected by panel
1 Estate Improvement Plan for Low Fold
Detailed proposals to inform decisions and
costs of 2 sites in Byker
Feasibility Study for local Centre
Reduction/removal in height of 1 industrial
chimney
20 gates @ Ruddock Square, Merle Gdns +
boundary Improvements
2005/06
Relocation of 26 tenants
Clearance of 40 units
Acquisition of 11 RTBs
Acquisition, relocation and management
of 20 units & clearance
Clearance of 10 units
Desk top study and integrated
masterplan to build on initial Byker
regeneration plan
Enclosing Stilted areas to increase
secure parking provision
49
DRAFT 5b Outcomes
• Review and clear low demand areas in parts of South side and St Lawrence Square to facilitate the building of new, innovative,
well designed housing
• Instigate a Byker Design Competition
• Innovative, design led solution produced for two competition sites, proposals of which inform how the rest of Byker can become
more sustainable
• Increase community safety in Byker and reduce fear of crime
• Produce an estate action plan for Low Fold
• Remove the adverse impact of Byker transfer station has on the Byker area
18.09.03
50
DRAFT 5b 18.09.03
51
DRAFT 5b 4.a Outer East area wide investment in gateway routes to the three primary regeneration areas through
environmental improvements, acquisition of eyesore buildings and investment in weak estates
Key deliverables include:
Outside of the three priority HMR areas of Daisy Hill, Byker and Walker Riverside (south of Walker Rd) there is a need to intervene
in key routes and weak estates that in their current form contribute to a poor perception and weakening of confidence in housing in
the Outer East. Options for improved bus provision and an East Rapid Transit system, as second phase of the West to East Rapid
Transit, will be undertaken in 2004/05. The preferred routing will identify sites that would need to be acquired to make enhanced
public transport a reality, and costs associated with this will need to be identified as a subsequent piece of complementary
Pathfinder work.
Neighbourhood Development (Clearance and redevelopment)
Vacant pubs and other commercial properties blight routes into and around the East End and are a symptom of an area that has
fundamentally shifted its age profile and has lost a greater percentage of economically active residents. Such eyesores will be
tackled through the pathfinder programme and sites created for in fill development or attractive public open space.
Sites towards the North of the Outer East such as the Siemens (mixed use) site will require little or no enabling from HMR. New
housing development outside of the three priority areas will, however need to be carefully sequenced so as not to conflict with the
restructuring of the priority areas.
Neighbourhood Improvement (Investment and improvement in sustainable areas)
A ‘Facelift’ improvement scheme is planned for Byker Old Town that will improve 150 private properties in the area. This is a stable
area, however it may experience a decline in popularity if the appearance of the properties is not improved in the short term. Byker
Old Town also has significant frontages to Welbeck Road and Union Rd.
There are approximately 250 properties fronting the important north to south gateway routes of Stotts Road, Roman Avenue, St
Anthony’s Road and Bath Street that have not benefited from previous works. Boulevard investment to the curtiledge and
boundaries to these properties will ensure that the opportunity development sites in the Walker Riverside areas do not become
isolated. Visitors and investors need to feel that they are ‘buying’ into a wider area that is undergoing restructuring and
improvement.
18.09.03
52
DRAFT 5b
Minor boundary improvements @ £500 per unit are also proposed for properties on Walpole Street, Sutton Street and Coutts Road.
HMR financed interventions aimed at increasing the number of owner-occupiers living in the area south of Welbeck Road and on
the Byker Estate are essential if we are to realise a shift of tenure balance across the whole of the Outer East. RTB incentives,
improvements for sale and home swap schemes are tools to achieve this. Minor scale estate re-modelling will also be explored
where opportunities arise from large corner plots and vacant land created by previous reductions in garden sizes.
Neighbourhood Management
St Anthonys Estate and Walker will be an important reception area for tenants and owner-occupiers in the four areas of early action
in Walker Riverside. As such it is important that the Estate continues to benefit from intensive management, and initiatives such as
the Your Choice lettings scheme will need to be built upon to encourage the take up of social rented stock.
Gateway Routes and Sites
Outputs:
2003/04
Feasibility/action plan for Byker Old Town
(encompassing Walpole St)
18.09.03
2004/05
50 boundary improvements to units on
Byker Old Town estate
20 boundary improvements to units on
Waverdale
15 home improvement loans
20 curtiledge and boundary improvements
to properties on north/south gateway routes
1 feasibility / options appraisal into longer
term sheltered accommodation completed
2005/06
100 boundary improvements to units on
Byker Old Town estate
40 boundary improvements to units on
Waverdale
50 minor boundary improvements to
units around Walpole St.
15 home improvement loans
80 curtiledge and boundary
improvements to properties on
north/south gateway routes
1 feasibility / options appraisal into
longer term young persons
accommodation completed
53
DRAFT 5b
Outcomes
•
•
•
•
•
Reduce opportunistic crime by creating better defined defensible space
Improve properties in owner occupation
Assist people to improve their own properties
More attractive key routes in and around the Outer East
More appropriate sheltered and semi-dependent living accommodation to meet the needs of Outer East
Gross Project Costs
Project
Gateway Routes
and Sites
Neighbourhood Improvement
Neighbourhood Development
(Investment and improvement in Neighbourhood Management
(Clearance and redevelopment)
sustainable areas)
Costs (£000s)
Costs (£000s)
Costs (£000s)
Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total
0
0
0
0
87
925
2128
3140
0
0
0
0
Total
Costs
(£000s)
3140
(** Need to include Newcastle acquisitions of eyesores and redundant buildings costs)
4.b HMR Priority Area wide community cohesion and community safety interventions to manage
neighbourhoods through transition
Key deliverables include:
Across the three HMR Priority Areas there are common requirements for managing estates through the transition associated with
the renewal of housing markets. Initiatives are needed to maintain community safety and contribute to greater community cohesion
to ensure the survival and extension of existing social links within communities during the disruption of the surrounding
environment. Sense of community has been identified as one of the greatest strengths of the Outer East area.
18.09.03
54
DRAFT 5b Neighbourhood Development (Clearance and redevelopment)
Special needs accommodation including accommodation for young people and sheltered accommodation needs to evolve in
response to changes in residential environments resulting from processes of decline and remediation. In particular, accommodation
to the south of Pottery Bank is located in an unsuitable environment in which to house vulnerable residents; the area will see a
considerable amount of construction with associated noise and disturbance issues. Investigation is needed into the options
available for the restructuring of existing provision and relocation.
Neighbourhood Improvement (Investment and improvement in sustainable areas)
One legacy of Newcastle’s coal fuelled heritage is that many homes have been built to poor energy efficiency standards and
designed around what is now generally an outdated or supplementary fuel source. Specific energy efficiency issues have been
identified on estates across the Outer East and work needs to be undertaken with key partners to supply affordable warmth to the
city’s homes. Outdated systems relying on expensive methods such as coal and electricity contribute excessively to global warming
and result in significant heating costs to residents, often presenting unattractive investment costs to potential buyers and having
direct impacts on health.
Neighbourhood Management
Care needs to be taken to ensure that transition areas do not offer opportunities for crime and that communities feel safe during the
process of renewal. Some residents will need to be relocated temporarily or permanently to surrounding parts of their
neighbourhood and it will also be important to ensure that this does not result in individual isolation and breakdown of community,
with the consequent impacts on crime prevention, fear of crime and informal support mechanisms. A strong police presence is
therefore required, along with community activities which bring together residents to maintain links, build new ones and maintain a
collective identity throughout the area’s regeneration.
18.09.03
55
DRAFT 5b
Outputs:
2003/04
2004/05
1 Community Police House established
100 properties target hardened
20 tenancy enforcement cases
1 young persons engagement project
3 additional community beat managers
1 estate management team established for
Walker Riverside
2005/06
100 properties target hardened
80 anti social behaviour targets
Outcomes
•
•
•
•
Reduce crime
Improve community safety
Involve young people in the future of their area
Invest in high quality urban corridors
Gross Project Costs
Project
HMR Priority
Areas
18.09.03
Neighbourhood Improvement
Neighbourhood Development
(Investment and improvement in Neighbourhood Management
(Clearance and redevelopment)
Costs (£000s)
sustainable areas)
Costs (£000s)
Costs (£000s)
Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total Year 1 Year 2 Year 3 Total
0
0
0
0
0
433
333
766
0
421
428
849
Total
Costs
(£000s)
1615
56
DRAFT 5b 5.
Aligning major investment proposed in the social rented sector through the Council’s ALMO
proposals with HMR Pathfinder to drive forward regeneration of the Outer East.
The successful bid for extra resources through ALMO could not have come at a better time for Newcastle. The potential of ALMO
ensures securing funding to achieve the Decent Home Standard in Newcastle by 2010. This is subject to achieving 2 stars on
Housing Management Services.
The extra ALMO Investment to bring Council homes up to modern standards, coupled with the potential provided by HMR
Pathfinder with investment in sustainability, infrastructure improvements and market restructuring brings the possibility of a
transformation of housing in Newcastle. These two large injections of resources, coupled with a planned strategic approach, which
for the first time brings together all partners in the City to articulate a long term vision for Newcastle. This will ensure that decisions
being made today deliver long term sustainable improvements to the quality of life in Newcastle.
Housing Sustainability Analysis
As a part of ALMO Planning, a process of prioritisation and programming has been implemented to link investment decisions to
sustainability and clear standards and prioritisation.
The sustainability model adopts a process using management indicators and investment banding to identify areas where
sustainability requires more detailed assessment. The management indicators involve voids, turnover and length of tenancy.
Where management or investment indicators are high then the estate is subject to more detailed “Option Analysis”. The detailed
Option Analysis methodology is being developed to ensure clear views on Housing sustainability which will then link with greater
regeneration plans.
Sustainability and Investment Need
As a part of the development of the Newcastle Plan, a City wide sustainability index is being used; the Newcastle Neighbourhood
Information System (NNIS). This system uses a number of waited factors reflecting the key themes in the national strategy for
Neighbourhood Renewal. This has created a vitality index for 141 neighbourhoods across the City. This approach is being
adopted in Gateshead as an integral part of the Pathfinder Initiative.
18.09.03
57
DRAFT 5b
Option Analysis and Planned Interventions
The ALMO Option Analysis Methodology for Housing would be linked with Area Regeneration Planning for Pathfinder to ensure
that interventions are assessed and package are prepared to maximise impact. The options for interventions include:
•
•
•
•
•
•
•
•
Housing Management Initiatives
Demolitions and Disposals
Options to increase Capital Investment including working with RSL Partners or Private Finance Initiatives
Environmental Improvements
Initiatives to Improve Community Safety
Community Development or other Community Based Interventions
Partnerships with other Providers or Stakeholders
Conversions, Improved for Sale and Other Initiatives
The Option Analysis and Estate Based Planning will be undertaken with full tenants and community involvement. When coupled
with the NNIS informed area planning process this will ensure that area and neighbourhood regeneration is taken forward on a
planned basis with full community involvement. This will ensure that all options for intervention are considered and an investment
decisions on homes are a part of a comprehensive plan for longer term sustainability of neighbourhoods.
The dovetailing of the planning of Investment through ALMO to meet the DHS and to ensure sustainable Council housing with the
objectives of HMR Pathfinder is key.
Meeting the Decent Homes Standard – Projections to 2010/11
Stock No. Year
Beginning
Non-Decent Homes –
Year Beginning
Nett Rectifications
DH Failure at Year -end
% DH Failure Year -end
18.09.03
2004/5
32,092
2005/6
30,823
2006/7
30,473
2007/8
30,173
2008/9
29,923
2009/10
29,673
2010/11
29,423
26,819
26,324
24,824
20,324
14,324
7,824
1,324
495
26,324
85.4%
1,500
24,824
81.5%
4,500
20,324
67.4%
6,000
14,324
47.9%
6,500
7,824
26.4%
6,500
1,324
4.5%
1,324
0
0%
58
DRAFT 5b DH Programme (£m)
ALMO Bid (£m)
18.09.03
19.5
16
58.7
48
83.7
67
83.7
67
83.7
67
83.7
67
19.0
16
59
DRAFT 5b
11.
What will be delivered?
Map 1: ‘HMR related housing and neighbourhood management interventions’ in section 10 of this ADF spatially maps the three
overarching interventions of Neighbourhood Development, Investment and Management. The timeframe that the interventions
relate to is 2004 to 2011.
Maps 2 to 5 show the HMR interventions for each of the four Strategic Objectives and describe their interrelationships. Future
interventions will also be mapped in this way to identify fit and linkages.
The table below shows the relationships between the proposed interventions identified in previous sections of this Area
Regeneration Plan and demonstrates their relationship with each other and the HMR objectives, outcomes and strategic priorities.
Pathfinder Strategic Priorities and Relationships to HMR Interventions.
OBJECTIVES
To strengthen and
stabilise the housing
market
•
•
•
To promote and
provide a wider
choice of quality
housing for all
•
•
•
•
•
•
To foster distinctive,
attractive
neighbourhoods
•
•
•
•
18.09.03
OUTCOME
Reduction in vacancies
Reduction in properties in
low demand
Reduction in disparity
between local and regional
house prices
Increase in home
ownership
Increase in number of new
completions
Increase in number of
accessible homes
Increase in quality of social
housing
Increase in quality of
private rented housing
Increase in quality of owner
occupied housing
Increase in neighbourhood
satisfaction
Increase in community
cohesion
Improved neighbourhood
perception
Improved resident
•
•
•
•
•
•
•
•
•
•
•
STRATEGIC PRIORITIES
Removal of Low Demand Stock
in all sectors
Improving the competitiveness of
the area
Confidence building
•
•
•
•
•
•
HMR POLICY INSTRUMENT
Site assembly and preparation
Social Stock Clearance
Planning Guidance
Investment in Public Services
Articulation of strategic vision
Production of Development Briefs
Extensive development of new
private housing for sale
High quality Private Rented
development
Selective investment in new
social housing
Clearance/Redevelopment of
sub-standard stock, subject to
Option Appraisal
•
•
•
•
•
•
•
Strategic vision
Planning guidance
Site assembly
Development Briefs
Investment in Public Services
Financial Support
Housing Management
Articulation of vision
Creation of neighbourhoods by
development
Increased attachment/stability in
Social Housing Sector
Net growth in effective housing
stock
•
•
•
•
Strategic vision
Development briefs
Housing management
Site assembly (reduction in social
sector)
Planning guidance
Public investment
•
•
•
•
•
•
•
•
•
•
•
•
•
•
OUTER EAST INTERVENTIONS
Selective acquisition, clearance and
demolition to assemble Byker
competition sites
Dunn Terrace improvement plan
Acquisition of Walker Rd Tyneside
flats
Investment in stable private estates
such as The Oval
Home improvement loans
Options appraisal of multi-story, single
persons and sheltered
accommodation
Phased redevelopment of Pottery
Bank South, the Cambrian,
Community Focus and Western
Gateway of Walker Riverside
Homeswaps and improvements for
sale schemes to enable
redevelopment sites
Byker design competition
Byker estate improvements
Detailed masterplanning and VR
modeling of Walker Riverside
HMR funding to enable new standards
of lifetime home and eco standards to
be realised
60
DRAFT 5b •
confidence
Population increase
•
•
Investment in “Flagship” schools
Reduced crime/anti-social
behaviour
•
•
•
To manage, enhance
and improve the
assets of the
neighbourhood
•
•
•
•
•
•
•
•
•
•
Increased housing and
economic development
Increase in urban green
spaces
Improved cleanliness
Reduced crime
Improved educational
attainment
Increase in local
employment
Increase in number of
businesses
Reduction in child poverty
Improved life expectancy
Improved access to
services
•
These objectives will be served
by the Strategic Priorities detailed
above.
•
•
•
•
•
Churchwalk area improvement plan
produced
Improvements to sustainable Council
estates including Sandy Crescent,
Pottery Bank East, Daisy Hill and
Waverdale
Improvements to mixed tenure estates
including Byker Old Town and
‘boulevarding’ of key north/south
routes
Improvements to the environment of
Byker transfer station
Investment in boundary treatment to
the proposed Waverdale golf course
Riverside park study and
improvements
Harbottle Park improvements
Community Police Station established
on Walker Rd
A detailed breakdown of the HMR contribution of £23M for the interventions in the Outer East over the first three years have been
identified at Appendix 1. In summary the projected HMR spend is:
18.09.03
61
DRAFT 5b
Summary of HMR expenditure
2003/04 2004/05 2005/06
£000
£000
£000
Site Assembly
Site Development
Improvements (Private
Housing)
Improvements (Private
Rented)
Improvements (Social Sector)
Improvements (Non Housing)
Environmental Improvements
Supporting Communities
Innovation
Total: Outer East HMR Bid
Total
£000
430
250
112
2971
446
1303
5723
1420
1803
9124
2116
3218
0
0
0
0
0
12
25
0
0
829
722
28
843
621
384
7318
3083
0
1643
628
816
15116
3805
40
2511
1249
1200
23263
Leverage
A further total of direct leverage of £10M and indirect leverage of £127M has been identified from funding sources to match this.
18.09.03
62
DRAFT 5b
12. How it will be delivered
The Newcastle Partnership and the City Council is working towards establishing local area based partnerships to enable greater
accountability of implementation at an area level. At the end of September 2003, City-wide and East End based agencies, the
voluntary sector and community are being invited to contribute to shaping local area partnerships at a seminar being facilitated by
CLES (Centre for Local Economic Studies). The role and relationship of existing partnerships including the East End Partnership
and the Going for Growth Advisory Group will be reviewed.
A project agreement for the Walker Riverside regeneration programme will be signed by the City Council, Places for People,
Emblem, and Bellway Homes in October 2003. The regeneration strategy that underpins the implementation of the Walker
Riverside masterplan will be the management tool that HMR interventions will be monitored and reviewed against. Key to the
success of Walker Riverside will be ‘place making’ and promotion that contributes to families and individuals making the area a
place of choice, and investment by the private sector an attractive proposition. In particular Walker Riverside will be marketed as a
safe place for families with children, and a lifetime place with choice of affordable housing, shops and services. The strategy will
focus on establishing Walker Riverside as a place with quality of character above that of the competition, e.g. North Tyneside,
which offers personalised housing and tenure through a one-stop shop that markets the place not the homes.
The proposed design competition for Byker will ultimately identify a preferred design / developer partnership for implementing new
infrastructure, housing and services on the Byker competition sites. The potential for adopting the Walker Riverside project
principles of retaining value in Byker by minimising developer profit through innovative strategic private sector partnerships will also
be explored.
Specifics to ensure local delivery is successful and sustained ‘on the ground’ include:• Community Police House in areas facing transition supported by a local tenancy enforcement team and neighbourhood (in
transition) manager and estate maintenance team.
• Urban Renewal Team to implement the private sector housing strategy and co-ordinate and deliver a programme of
interventions based upon Neighbourhood Redevelopment, Neighbourhood Improvement / Investment and Neighbourhood
Management.
• ALMO Team to implement the ALMO Business Plan and investment programme for Local Authority stock to ensure a balance
between supply and demand and to bring the housing stock up to the decency standard.
• Neighbourhood Management – Development of a co-ordinated area focused approach to the delivery of neighbourhood
services with the capacity and flexibility to respond to local issues.
18.09.03
63
DRAFT 5b HMR Project Costs Summary v2.1
InterventionTotal
Code
Work Type
Intervention
Name
Site Assembly
Site Assembly
Site Assembly
Byker Site Assembly Programme, Design Competition and Options Appraisal
BY1
Site Assembly Programmes across Walker Riverside
WR1
Preparation works for Western Gateway
WR17
Sub Total
Market Intervention Walker Riverside
WR2
Pilot Homes Walker Riverside Regeneration Initiative
WR4
Walker Riverside Masterplanning, and Promotion
WR6
Sub Total
Tackling Fuel Poverty and Sustaining Neighbourhoods
OEALL3
Byker Old Town and Walker Riverside Neighbourhood Improvement - Renewal AreaOEPA4
Byker Old Town Facelift
WBOT2
Home Improvement Loans
WBOT4
The Oval Improvement Programme
WR14
Sub Total
Dunn Terrace Site Redesign Programme
BY3
Daisy Hill Improvement Programme
DH2
Restructuring of young peoples and sheltered accomodation provision
OEALL1
Improvements For Sale Walker
WR10
Multi Options Appraisal
WR11
Sandy Crescent Improvement Programme
WR12
Eastern Pottery Bank Improvement Programme
WR13
Walker Riverside Home Swap Scheme
WR7
Sub Total
Byker transfer station improvements and boundary treatment
BY5
Sub Total
Improvement of Byker Estate Environment
BY6
Waverdale Golf Course
DH1
Boulevarding North/South Routes
OEALL2
Boundary improvements to Walpole Street/Sutton St/Courts Road and EnvironmentaWBOT1
Waler Riverside Green Space and the Riverside
WR9
Sub Total
Maintaining Housing and Saefty Confidence in transition areas
OEPA1
Tenancy Enforcement
OEPA2
Young Peoples Project
OEPA3a
Maintaining WR in transition
WR15
Sub Total
Raising Standards in design and sustainability
WR3
Sub Total
Site Development
Site Development
Site Development
Impr's (Pr Housing)
Impr's (Pr Housing)
Impr's (Pr Housing)
Impr's (Pr Housing)
Impr's (Pr Housing)
Impr's (Social Sector)
Impr's (Social Sector)
Impr's (Social Sector)
Impr's (Social Sector)
Impr's (Social Sector)
Impr's (Social Sector)
Impr's (Social Sector)
Impr's (Social Sector)
Impr's (Non Housing)
Impr's (Environmental)
Impr's (Environmental)
Impr's (Environmental)
Impr's (Environmental)
Impr's (Environmental)
Supp Comm
Supp Comm
Supp Comm
Supp Comm
Innovation
18.09.03
1566
7318
2417
11301
1406
212
1559
3177
1533
100
1080
818
855
4386
264
1115
58
562
40
3998
287
650
6974
160
160
590
1100
1000
543
253
3486
1724
24
120
880
2748
1200
1200
33431
2003/04
HMR
2004/05
HMR
430
430
100
150
250
30
57
25
112
0
12
12
0
0
0
804
2005/06
HMR
317
2414
240
2971
216
1249
4474
230
446
333
100
350
235
285
1303
20
375
25
62
40
25
25
150
722
28
28
230
100
200
140
173
843
329
12
60
200
601
384
384
7298
230
1420
333
5723
1190
700
225
545
1803
244
740
25
500
812
262
500
3083
0
360
800
403
80
1643
336
12
60
200
608
816
816
15096
Leverage
0
0
2177
2177
0
112
949
1061
867
0
0
301
0
1168
0
0
8
0
0
3161
0
0
3169
120
120
0
1000
0
0
0
1000
1058
0
0
480
1538
0
0
10233
64