PRIVATE SECTOR
HOUSING RENEWAL
STRATEGY
JUNE 2003
CONTENTS
Page No.
Contents
2
Chapter 1 Introduction
3
Chapter 2 The Strategic Context
4-5
Chapter 3 Profile of the City of Salford
6 - 16
Chapter 4 Current Private Sector Activities
17 - 30
Chapter 5 The Housing Market Renewal Initiative
31 - 33
Chapter 6 Resources
34 - 36
Chapter 7 Consultation & Customer Engagement
37 - 39
Chapter 8 Responding to the Regulatory Reform Order
40 - 46
Policy Appendix A
Key documents
47
Appendices
Private Sector Housing Strategy Action Plan Appendix B
Appendices Other
Page 2 of 47
CHAPTER 1
Introduction
Salford’s Private Sector Housing Renewal Strategy and Policy is the result of a rigorous
process involving:
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An understanding of wider national, regional and local strategic objectives and
priorities;
Identification and analysis of local needs, issues and expectations;
A thorough understanding of our housing markets
Assessment of the impact of current interventions, actions and housing renewal
tools;
Extensive consultation as to priorities and the development of new interventions
and tools with our partners, stakeholders and customers;
A reasonable prediction of the likely resources available in the short to mid –
term;
As a consequence of the application of this ‘fit for purpose’ process the City Council has
been able to develop a Strategy and Policy that is current, relevant and deliverable.
Underpinning the process have been the involvement of our partners and the
engagement of customers. We have undertaken:
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Customer / community ‘road shows’;
Consultation video to engage as many customers as possible;
Stakeholder Events;
Presentations and discussion at a number of partnerships including
Regeneration Partnership Boards, the Private Landlords Forum etc;
The participation of Elected Members through the use of questionnaires and
through Scrutiny.
Policy options have been examined in detail and as well as the adoption of many of the
effective actions and interventions already undertaken in Salford, we intend to develop a
range of new tools over the coming months that will help further achieve our broader
strategic objectives and meet the challenges of poor quality homes, the collapse in
demand for housing in many parts of the City and the need to support our vulnerable
homeowners and occupiers.
We are determined to respond effectively to the many opportunities provided by our
Housing Market Renewal Pathfinder status and in doing so we are committed to
developing and improving our Private Sector Housing Renewal Strategy in collaboration
with all our partners and stakeholders during the next 12 months and to ensure it
remains fit for purpose.
Page 3 of 47
CHAPTER 2
The Strategic Context
The Salford Partnership, our accredited Local Strategic Partnership, has a clear Vision
for the City:
“ To create a City where people choose to live and work. We aim to improve the quality
of life for all our citizens…”
7 themes are identified in the Community Plan as priorities to achieving this Vision:

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A Healthy City;
A Safe City;
A Learning and Creative City;
A City where Children and Young People are valued;
An Inclusive City;
A City that is Good to Live in;
An Economically Prosperous City;
Linked to these priorities are 6 pledges established by the City Council which aim to
compliment the priorities and targets contained in the Community Plan and to deliver the
Council’s own Mission Statement to:
“ To create the best quality of life for the people of Salford”
Pledge 1 – Better Education for All;
Pledge 2 – Quality Homes for All;
Pledge 3 – A Clean and Healthy City;
Pledge 4 – A Safer Salford;
Pledge 5 – Stronger Communities;
Pledge 6 – Support for Young People.
Salford’s Vision for housing is summarised in Pledge 2 – that everyone who lives, or
wants to live in Salford will have access to and the choice of a quality home.
Housing, and especially housing renewal, also impacts on the achievement of many if
not all of the Pledges of the City Council and theme priorities of the Salford Partnership.
In addition to the Community Plan and City Council pledges the Private Sector Housing
Renewal Strategy has been influenced by:
Salford’s Housing Strategy 2002 – 2005
Page 4 of 47
Key relevant priorities in the Housing Strategy include:
-
Maximising investment from public and private sources;
Working with homeowners and private landlords to help them manage and
maintain their properties effectively;
Working with a wide range of partners to reduce unfit and empty private sector
housing by at least one third by 2004.
Salford’s Neighbourhood Renewal Strategy
This sets out an agreed framework and plan for positive change within neighbourhoods
including:
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The identification of Central Salford as our key investment priority;
Develops a neighbourhood management approach;
Prioritises local planning;
Emphasis’s partnerships.
Salford Shadow Supporting People Strategy
Confirming priority needs and the resources identified to meet these needs through
various actions and interventions including support for vulnerable homeowners and
occupiers.
The Council’s Capital Strategy
The Capital Strategy provides the capital-planning framework for this and future years
investment and focuses investment on the Councils priorities and Pledges.
In addition to strategic linkages detailed above other influencing strategies and policies
include:
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The Regional Housing Strategy Scoping Paper;
The Communities Plan: Building Sustainable Communities;
Home Energy Conservation Act;
Regional Planning Guidance;
Empty Homes Strategy;
Crime and Disorder Reduction Strategy.
Page 5 of 47
Chapter 3
Profile of City of Salford Private Sector Housing Stock
Housing Market Data
The City Of Salford is a city of Contrasts ranging from a dense urbanised core at the
heart of the Greater Manchester conurbation to the East, to established suburban
housing areas of high value housing and green belt to the West.
The City covers an area of 37 square miles and a population of 224,300
[Source: Census 2001] and a total housing stock in the region of 100,793
[HIP 02/03]
Average house prices in Salford range from £44,240 for a terraced property to £142,331
for a detached property. [Source: Land Registry 2003]
The figures below show average values between 1995 and 2001. The graphs show that
the gap between the total HMR area and the surrounding area is widening.
HMR
MCC & SCC
G M'cr
National
Average Terraced Prices
£100,000
£90,000
£80,000
£70,000
£60,000
£50,000
£40,000
£30,000
£20,000
£10,000
£1995
1996
1997
1998
1999
2000
2001
The average house price for a terraced property is not reflective of the property values in
areas of the City where housing markets have failed or shown signs of market change
affected by the surrounding decline of the area.
Page 6 of 47
HMR
MCC & SCC
G Mcr
National
Overall Average House Prices
£140,000
£120,000
£100,000
£80,000
£60,000
£40,000
£20,000
£1995
1996
1997
1998
1999
2000
2001
This can be found in areas of the City such as Seedley & Langworthy, Charlestown and
Kersal, Higher & Lower Broughton, Weaste and Duchy.
Where house values have been affected due to the decline of the surrounding area and
seen property values fall below £10,000. This has left homeowners with mortgage debt
greater than the value of their homes and the need for the City to address those issues
around negative equity in these priority areas.
The priority areas identified above are those that can be found in the Housing Strategy
and are included in the Housing Market Renewal Pathfinder area of Central Salford.
The work of the pathfinder will seek to address the restructuring of areas where housing
market collapse and obsolescence has occurred or in danger of occurring.
The housing market in other more affluent areas of the City, in the west such as
Boothstown and Worsley are attracting prices in the region of £250,000 plus.
3.2 Demographic Data
3.2.1 Population trends
During the 1990s, the population of Salford has declined slightly, particularly due
to out migration. However, household projections to 2016 suggest an overall increase in
the number of households, mainly resulting from a predicted increase in single person
households. [Source: Housing Market Demand Study 2003]
Page 7 of 47
3.2.2 Profile of housing stock and households
Some key facts include:
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3.2.3
Around 6% of all stock is void, above the national average of 3.9%
Housing stock is generally older than the national average despite
widespread redevelopment in inner city areas during the 1960s
60% of households identified repair problems, the commonest include
problems with external windows, dampness and cold/heating problems
Around two-thirds of those in need could not afford to rent privately or buy;
renting from a social landlord was the likeliest solution, although 40% would
need benefit assistance.

Residential mobility and migration
Around 7% of households had moved in the preceding year 2001/02 and private
renters were most likely to have moved during this period. Households moving
within Salford tended to remain in the same sub-area although several mobility
trends emerged, including the movement of household from Little Hulton to
neighbouring areas of North West Salford.
Households migrating into and out of Salford tended to be more affluent and
economically active and moved for employment reasons. In contrast, households
moving within Salford tended to move to improve their housing circumstances
and/or secure independent accommodation.
It is important to consider the impact households in need have on overall housing
requirements. The majority of households are in need because their current
accommodation is in poor condition and remedial measures to counteract these
conditions may offset the requirement to move. In contrast, if a household has to
move, it is important to assess the extent to which they can afford.
Household income available for housing was compared with the cost of
accommodation in different tenures. Around two-thirds of those in need could not
afford to rent privately or buy; renting from a social landlord was the likeliest
solution, although 40% would need benefit assistance.
The table below summarises the number of households in housing need by subarea, based on the number who cannot afford to rent local authority
accommodation without financial assistance.
The data also assumes the household has to move to alleviate its need, intends
to move within its current sub-area and local authority accommodation is
available.
Page 8 of 47
Table to show estimate of housing requirements by sub-area: Source: Housing
Market Demand Survey 2003
Area
North
Cadishead Urban
Urban
Inner
Inner
West
/ Irlam
South
North
City
City East
Suburbs
West
4441
16239
7531
15314
20732
18822
11446
-769
621
-70
96
160
-1102
51
Little
Hulton
Occupied stock (+)
Net change in
demand (+)
Concealed
households
(As per DETR) (+)
Anticipated
development (-)
Vacant social
stock (over 2%) (-)
Vacant private
stock (over 4%) (-)
Net housing
requirements
Net surplus/
deficit in stock
Households in
need
153
544
251
548
485
412
283
144
330
687
190
736
360
851
428
51
18
35
130
693
707
-9
-118
-21
193
0
492
341
3262
17141
7028
15540
20511
16587
9881
1179
-902
503
-226
221
2235
1565
421
657
431
1364
1140
2168
1222
3.3. Economic Circumstances
The City as a whole is experiencing a population decline of 6% and an increasingly
ageing population. This has been further demonstrated through the results of the SocioEconomic study carried out as part of the Private Stock Condition Survey in 2001
showing that 23.7% are in the 65 years and over category. 26.6% of the head of
household were retired compared with 26.6% in receipt of a means tested benefit and
61.2 % who were employed.
The 2001 census data for Salford also shows 8% of its population is in the 65-74-age
category. The average age for Salford is 38 years of age.
The NRA study area has demonstrated that 21% of respondents stated that there was a
registered person with a disability in the household equating to 105 cases. [Source: The
Keegans Group NRA study 2003].
The 2001 Census data also demonstrates this point showing that Salford has 9.53%
who are economically inactive due to being permanently sick or disabled. This being
higher than the average of 5.3% within England and Wales
16% of Salford’s households are made up of single pensioner’s who live alone
compared with the national average of 14%. [Source: Census 2001]
Page 9 of 47
The level of income per household within the Private Stock Condition Survey of 2001
Identifies 61.2% as being employed, 7.8% whose combined income is below £13,000
per annum with 26.6% in receipt of a means tested benefit.
The level of income per household within the NDC NRA study area, also relates to a
large part of the HMR area as having an income £0 - £20,000. This divides into 35%
under £10K and 39% between £11,000 and £20,000.
It is recognised that this ageing population will have an impact upon future service and
delivery in Salford and the way in which Private Sector Housing activity is targeted to
address conditions and improvements to property occupied by older residents such as
adaptations to promote independence.
In the Neighbourhood Renewal Strategy it states that Salford is placed as being the 4th
most deprived local authority area in the North West and 28th nationally according to the
2000 index of Deprivation. 15 out of 20 wards in the City are within the worst 20%
nationally. The loss of almost a third of the City’s traditional employment base over the
past 30 years has had a marked effect on Salford, with areas blighted by physical
dereliction and social deprivation.
The 2001 Census shows that Salford has a 39.33% economically active population in
the City. This compared with an average of 40.55% within England and Wales. 13.53%
are economically inactive due to retirement compared with the England and Wales
average of 13.54%.
The Census reports that 3.81% are economically inactive due to unemployment with
10.25% that have never worked and 28.29% who are classed as long-term
unemployed.5.89% are economically inactive due to looking after family or the home.
The Keegans NRA study for the NDC area has indicated that 40% of respondants stated
that they were unable to fund the improvement work required to their properties and that
28% stated that where work was required to their property respondants where not aware
of how thy intended to pay for the works required.
The high levels of unemployed households in particular those in the “never worked” and
”long term” category’s and the high percentages of people in receipt of a means tested
benefit, that these groups will also impact on the future service delivery in the way that
private sector housing resources will be targeted to address conditions and property
occupied by economically inactive households and their ability to fund essential repairs
and maintenance costs of their homes.
Page 10 of 47
3.4 Private Sector Housing Problem Indicators in the City of Salford.
The City contains 100,000 Private Sector dwellings with owner occupation being the
most predominant form of tenure.
To enable the City to develop strategic housing policies, a Private Sector Stock
Condition Survey was carried out in 2001. The study was carried out in line with ODPM
guidance for collecting and managing stock information involved in an inspection of 1400
randomly selected dwellings distributed across the 20 wards of the Metropolitan City of
Salford.
The survey sample was selected in order to be representative of all areas, all housing
types, ages and tenures. The survey included an assessment of both internal/external
stock condition and energy standards.
The Stock Condition Survey revealed that the Private Sector Stock accounts for 47% of
Salford’s housing stock this figure is currently above the national average of 70%.
Source: Survey of English Housing 2002
The Table below shows Salford’s Tenure breakdown for the City. Source: Census 1991
Breakdow n of Tenure
SALFORD
% Ow ner Occupied
% Private Rented
% LA
% RSL
6%
30%
47%
17%
In Salford there are in the region of 28% pre 1919 terraced Private Sector properties
across the City and a further 25% private properties built between 1919 and 1944, with
28% being in the post 1964 category.
One of the Key problems identified in the Stock Condition survey was the identification
that the City has 15% of properties that are categorised as “not unfit” but are at risk of
deterioration into unfitness costing in the region of £57 million pounds.
Page 11 of 47
This ageing stock in Salford is of deteriorating condition and presents one of the main
challenges of the city at the present time along with low property values and falling
demand. The main findings from the emerging from the survey were:
 54% of the stock was constructed before 1945. 28% of these are Pre 1919 dwellings
and are predominately located within those areas being targeted through the
Housing Market Renewal fund initiative.
 An estimated 4,700 dwellings in the City are deemed to be unfit; this represents
almost 6.7% of the stock. In addition to the highest rates of unfitness within the
Private Rented Sector.
 Although not deemed to be unfit but are at risk of deterioration into unfitness and/or
incurring higher repair costs 15% of the total stock is in a poor condition and requires
remedial works in excess of £7245 and an estimated repair bill of £57 million.
 These properties are found mainly in pre war housing with a larger number in the
post war category found in the following wards of Swinton, Irlam & Cadishead.
It has been estimated that the total net cost to remedy those properties, which are unfit,
and in disrepair is in the region of £114 million.
The investment relates solely to physical improvements to dwellings and does not
include any investments in estate or environmental conditions.
The survey revealed a strong correlation between poor housing conditions, dwelling
type, age and social and economic disadvantage. Dwellings exhibiting the largest
elements of unfitness, disrepair and poor energy efficiency is Pre 1919 terraced housing
stock and post war housing usually occupied by elderly households and predominately
in receipt of means tested benefit.
The most serious condition problems are prevalent within the communities contained
within the Housing Market Renewal Initiative areas, which consists of 8 wards of Central
Salford, which include Weaste and Seedley, Langworthy, Kersal and Pendleton where
unfitness is over 10% with a further 20% in poor repair.
Page 12 of 47
3.4.3 SUMMARY OF RECENT SERVICE PEFORMANCE
National performance targets for private sector housing renewal have yet to be set. The
Northwest Regional Housing statement has the objectives of:
 Matching Housing demand and supply
 Eliminating obsolescence, unfitness and disrepair
 Meeting the continuing need for affordable housing
The City of Salford gives definite targets of:
Targets for reducing unfitness by a third over a 3-year period to 9.3%:
Year 1
Year 2
Year 3
8.8
8.9
9.3
As part of the Best Value Performance indicator the authority has been reported to be in
the top quartile of performance for achieving the targets set for reducing unfitness levels.
Targets for reducing number of empty properties by a third over a 3-year period
Year 1
Year 2
Year 3
196
250
300
As part of the Best Value Performance Indicator the authority has been reported to be in
the 2nd and 3rd quartile of performance for achieving the targets set for reducing empty
properties in the City.
Under the Local Public Sector Agreement for Landlord Accreditation a target was set to
increase membership to 400 by 2005. To date 73 landlords have been accredited
equating to 1,170 properties.
The target is a challenging target and in a recent report to the Director’s of the City on
those area’s of the agreement that are not achieving agreed targets specific area’s of the
accreditation work have been identified for continual improvement to ensure work
towards achieving the target can commence. Area’s identified have included improving
the marketing of the scheme, development of further benefits to private landlords to
enhance the scheme such as training and development, Improvement in the team’s
secretariat and equipment to enable officer’s to focus on working more closely with
private landlords in the City.
Page 13 of 47
The City of Salford Performance Indicators relevant to the Housing Renewal Policy is as
follows:
Reference
Performance Indicator
All
Performance Relevant
description
England
in 2002/03 in Renewal Activity
Average
City of Salford
BV62
% Unfit private sector
Group Repair
dwellings made fit or
Renovation
demolished as a result of
3.65%
9.5
Grants
action by LA
Home Repairs
Assistance
Demolition
Homeswaps
BV64
% Of private sector
dwellings that have been
3.9 %
2%
Demolition
vacant for more than 6
Enforcement
months that are returned
Homeswap
into occupation or
demolished in the year
3.5 Corporate & Multi Agency Policies
As part of this private sector housing strategy a number of cross cutting corporate
policies have helped in the development of this strategy and include the following:
3.5.1
Health and Primary Care Trusts
The Housing Strategy Division has a number of established links in respect of the public
health and primary care trust agendas.
The City launched it’s Supporting People Strategy in April 2003 to address the supported
housing needs sector as part of the Governments national agenda.
The Supporting People teams are working with partners in Housing, Health, and Social
Services to develop effective services for vulnerable groups within the City.
3.5.2
Health and Well-Being
Salford Health Investment for Tomorrow (SHIFT) and the Local Improvement Finance
Trust (LIFT) together offer a unique opportunity to redesign NHS and local authority
services in the city to meet current and future needs. It enables the Council and the
Primary Care Trust to work in partnership to replace unsuitable buildings with new ones,
to bring together a range of services for the public in one place and improve access and
waiting times for a wide range of services.
In Central Salford, SHIFT and LIFT provide the resources to build a new wing and other
facilities at Hope Hospital, new Health and Social Care centres in Lower Kersal,
Charlestown and Pendleton, with two more planned for Broughton and Ordsall in the
next five years.
Page 14 of 47
The aim is to provide a single point of contact for the public, offering joined up services in
a high quality environment. Services will be planned, demand led with a key role for
users to influence provision.
3.5.2
Anchor Staying Put Home Improvement Agency
The City of Salford has a local partnership with Anchor who have assisted delivery of the
Home Repairs Assistance Grants, DFG’s and providing advice and information on
access to forms of funding to enable those in vulnerable groups and those in need of
support in residing in their own homes and to maintain their independence.
The HIA has also been involved in signposting homeowners who have equity in their
property to release the equity to enable essential repairs to be carried out without the
risk of loosing their home.
It is the authorities intention to develop equity release products in association with the
HMR Toolkit of Interventions work in the near future.
The City of Salford Home Improvement Agency performing agencies in relation to
national indicators
3.5.3
Salford Crime and Disorder Strategy
The Housing Service has established within its function the Burglary Reduction Team
who provide target-hardening measures for vulnerable households who have been
victims of crime within the City. The Salford baseline is 20 burglaries per 1000
households is close to the national average of 18.6, there are great variations within the
City. The City has set targets to reduce the rate of domestic burglary by 21%.
The work contributes to reducing the incidents of crime and the overall Crime and
Disorder Strategy for the City working with Greater Manchester Police and to achieve
this.

Salford’s Crime and Disorder Partnership has played a key role in reducing overall
levels of crime in Central Salford in recent years. It is clear that a positive impact on
crime will help to improve the image of Central Salford, contribute to a reduction in
out-migration and promote more stable neighbourhoods. One of the key factors in
reducing resident and investor confidence in the area is the damaging perception of
crime and early emphasis will be placed on continuing the downward trend already
evident through our statistical analysis
Page 15 of 47
3.5.4
Registered Social Landlords (Housing Associations)
One of our key objectives is to investigate and resolve the high level of empty homes in
the Housing Association stock in the City and work with partners to develop options,
which are consistent with area strategies, for future sustainability and development.
Examples include:
 A partnership with Salford First (Manchester Methodists Housing Group) to reduce
the levels of empty homes in the Seedley and Langworthy area.
A partnership with Portico Housing Association, Space New Living and Irwell Valley
Housing Association to reduce the levels of empty properties in Higher Broughton.
Notable progress has been made with the Duncombe Street, Zsara Street and Hill Street
 Projects where a combination of remodelling and clearance has reduced the levels of
unpopular and obsolescent stock.

Local Authority Social Housing Grants are targeted at key areas to assist in the
regeneration of obsolescent and hard to let stock.
3.4.5
Homelessness & Housing Advice Strategy
The Homeless Strategy aims to provide an integrated homelessness and Support
Service, which offers individuals quality and choice on their re-housing, and support after
letting.
The Homelessness and Housing Advice service in 2002/03 dealt with 47 cases of
disrepair with 153 complaints about private landlords in relation to condition of the
accommodation with 93 clients seeking accommodation and advice for the private rented
sector.
55 rehousing applications were received as a result of the termination of assured short
hold tenancies with 15 accepted fro rehousing as a result of a loss of an assured short
hold tenancy other than termination.
The City Council is working Closely with partners to develop our homelessness service
including a monthly Homeless Providers Group and an overall Salford Homeless Forum.
The Private Sector Housing Unit will also form closer links through it’s enforcement and
landlord accreditation links to ensure Private Landlords do not make any tenants
intentionally homeless through the ending of a tenancy and thus potentially affecting the
tenants rights to make an application to the housing authority.
Page 16 of 47
CHAPTER 4
Current Private Sector Housing Activity
4.1 Introduction
Since the early 1990’s the City Of Salford has adopted a Private Sector Housing
Strategy of targeted area based along with individual support to address Private Sector
disrepair and unfitness to maximise the effect of available resources.
In the early 1990’s the City took strategic approach to regeneration involving the
declaration of its first Neighbourhood Renewal Area in Eccles, west of central Salford
and more recently Seedley Village, Duchy, Weaste and Eccles New Road Renewal
Areas.
Investment was targeted over a ten year period and included a range of interventions in
the Renewal Area such as individual grants, group repair schemes, selective clearance,
HMO improvements and registration, Housing Corporation Approved Development
Programme, resolve crime, redirection measures improved physical aspects of the area.
An evaluation of impact of the Renewal Area is due to commence in 2003/04.
4.2 Seedley Village (Known as Seedley & Langworthy)
Building upon this philosophy of area based targeting and the successful approach
towards Neighbourhood Renewal the City identified Seedley and Langworthy as a major
corporate regeneration priority.
The partnership has focused Council, SRB and ADP resources on group repairs, and
discretionary grant assistance, and home repair assistance, clearance action of Council
and Private sector stock. An effective partnership has been set up with Manchester
Methodist Housing Association, which has led to the development of a local housing
company for the area, ‘Salford First’.
The area has been also piloting an innovative, pioneering scheme the first of it’s kind in
the country called ‘Homeswaps’ to address the problem of mortgage debt for
homeowners where house values have been affected due to the surrounding decline of
the area.
The City Council and the Council of Mortgage lenders are piloting an innovative solution
to this complex issue offering owner – occupiers in negative equity the opportunity to
move to a new home within the area for their mortgage to be paid against. This pilot
scheme will be further developed under the HMR toolkit work and inform the further
enhancement of the Housing Renewal Policy new tools.
The process sees the Local Authority selling one home to a resident within the area,
taking their existing home in part exchange.
The pilot has seen a number of partners assist the City Council in developing the
scheme and have included individual mortgage lenders Liverpool City Council,
Manchester City Council, Office of the Deputy Prime Minister and the Local Government
Association.
Page 17 of 47
4.3 Private Sector Housing Activity in Seedley and Langworthy over the last 3
years has included:
 Renewal Area Declared 2000
 Demolition of 193 private sector properties
 The launch pilot in October 2001 of the Landlord Accreditation scheme
 A successful Group Repair Scheme carried out in Langworthy North, which involved
the renovation of 135 houses, costing £1.25 million pounds
 A total of £555,000 has been spent on renovation grants for private sector properties.
This has meant 101 properties have been improved.
 An additional 5 properties have benefited from home repair assistance grants
amounting to £19,000
4.4 Broughton Regeneration Areas
The Broughton area has been identified and designated another of the Cities ‘Major
Corporate Regeneration Priorities’. There are two main areas covered Higher and
Lower Broughton.
A Neighbourhood Renewal Assessments in both Higher Broughton and Lower
Broughton where the private sector dominates and consultation is now in progress on
the declaration of the renewal area providing a suitable vehicle to facilitate the
regeneration area.
As part of the intended regeneration of the area the City Council has commissioned a
joint venture of working with Bovis Lend Lease. The model will provide a focus on older
pre 1919 stock in Higher Broughton working to establish a combination of RSL
management, local authority enabling powers and private sector expertise to be used to
establish urban regeneration. If successful this model will be considered as a further
means to lever in private sector finance into the Cities regeneration of older housing
stock.
The partnership with Bovis is to attract in the region of 90- 100 million pounds to secure
regeneration and improvements of the private sector dwellings and area improvements.
4:5
Private Sector Housing Activity in Higher Broughton over the last 3 years
 46 empty property grants awarded to homeowners/landlords to bring properties back
into use to ensure the sustainability of the area and reduce neighbourhood nuisance.
 Successful Group Repair schemes carried out on Great Clewes Street involving the
renovation of 29 properties amounting to £1.5 Million.
 An additional 3 properties have benefited from home repairs assistance grants
amounting to £10,000.
Page 18 of 47
4:6
Lower Broughton
The Lower Broughton area is situated along the River Irwell and supports a designated
conservation area known as 'The Cliff'. The area has a strong connection with
Manchester United in the form of the training ground, which is still utilised by the club for
youth training.
A report commissioned by the City Council and North West Development Agency from
Taylor Young & Jones Lang Laselle sought to establish a regeneration strategy for
Lower Broughton.
A series of key themes, which will drive the regeneration strategy, have been identified.
In terms of housing a number of themes are identified: 
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The need for new housing developments and the need to identify 'gaps' in current
housing supply.
The need for some mixed-use development with residential element.
The need to diversify tenure within the area.
The need to rationalise existing private sector stock.
4:7
Private Sector Housing Activities in Lower Broughton
An MSCA of properties in Earl Street and Kempster Street is currently underway with a
view to becoming a potential clearance area.
4:8 CHARLESTOWN & LOWER KERSAL
The area has been identified as another of the cities major corporate regeneration
priorities. The area has attracted investment of 53 million pounds under the New Deal
for Communities Programme.
Profile of the area is as follows:
 2012 private sector dwellings
 1094 (31%) terraced properties pre-1919 category.
 Private rented sector has grown from 7% of households in 1991 to 13% in 2000
 A Quality of Life surveys revealed 76% of owner-occupier households in the area
believe the value of their property has fallen in the past five years. This
compares with 24% for Salford as a whole. [Source: Neighbourhood Renewal
Strategy]
 88 properties within the area are currently empty, with private landlords having a
significant stock holding of 13%.
 Property prices have decreased dramatically in last 10 years– average house
price is £35,000, which is well below the national average
 Property values are selling from £15,000 up to a maximum of £30,000. However,
some owners / private landlords have mortgages linked to these properties in
excess of £30, 000 which has lead to issues of negative equity and a lack of
housing choice in the area for these individuals.
 Initial findings of the NRA, ageing population of 21%;
 low income of working householders in the area earning an average combined
income of £20,000 per annum leaves little disposable income to carry out
essential repairs.
Page 19 of 47
4:9 PRIVATE SECTOR HOUSING ACTIVITY IN CHARLESTOWN & LOWER KERSAL
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Environmental scheme of 39 properties of the Gerald Road, Norfolk Street and
Suffolk Street areas. Due for completion at the end of June 2003.
24 properties targeting vulnerable residents to remain in their homes have benefited
from home repairs assistance grants amounting to £ 108,000
An Energy Efficiency Survey was also carried
1091 properties were included in the study
110 properties were eligible for assistance to improve energy saving measures
totaling £69,000 worth of investment into the stock.
The Landlord Accreditation Scheme commenced in the New Deal Area from April
2002 attracting 10 private landlords and managing agents representing 194
properties.
Cross Tenure focus group was launched in April 2002.
A resident and a deputy chair supporting Community Governance in local decisionmaking in major regeneration initiatives chair the group.
4:10 DUCHY RENEWAL AREA
Duchy area is an area that has become increasingly problematic over the past few
years.
Profile of the Duchy Renewal Area comprises of:
 The Total number of dwellings being 177
 Predominantly privately owned
 81. Private rented properties
 46% of properties in the area were found to be unfit for human habitation 58
empty properties a rate of 33% in the renewal area.
Tenure break down for the area is:
 Owner occupation of 69%
 Private renting at 25%
 Little local authority or housing association property in the area.
 44.6% of households are in receipt of a means tested benefit with the greatest
being in receipt of council tax benefit at 30% followed by 25% on income
support.
 The average income levels in this area are 37% of households annual income is
in the £5001 - £10,000 band. Given the value of properties in the area, 43% of
respondants who have outstanding mortgages in excess of £10,000 is a concern
for the area.
 50% of householders will be in negative equity and therefore unlikely to be able
to borrow against their home in order to undertake improvements.
4:11 PRIVATE SECTOR HOUSING ACTIVITY IN DUCHY
 Renewal Area declared April 2003
 Facelift scheme to commence July 2003
 20 Home Repairs Assistance grants awarded
 Landlord Accreditation to commence in the area
 Consultation on proposed alley gating scheme and target hardening measures
through the Burglary Reduction Initiative.
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Next issue of newsletter to be sent out in August 2003
4:12 WEASTE RENEWAL AREA
Profile of The Weaste Renewal Area comprises of:
 Predominantly owner-occupied, private rented and RSL owned terraced
dwellings around ‘The Willows’ Rugby Football Club ground.
 Exacerbated by rising levels of private renting.
 544 properties in the area, which are predominantly pre-1919 terraced.
Tenure break down
 63% are owner-occupied,
 14% privately rented and the remainder owned by the Council or an RSL.
 19% of properties in the area are vacant
 25% unfit for human habitation.
 54% of residents in the area are in receipt of a means tested benefit with median
annual household incomes in the £5,001 - £10,000 band.
 27% of respondents with a mortgage reported an outstanding mortgage of over
£10,000 on their properties.
 31% reported owning their home outright.
 Property values range from about £10,000 to £35,000 depending on condition,
location and size.
4:13 PRIVATE SECTOR ACTIVITY IN WEASTE
 Declared Renewal Area in April 2003
 Facelift costing £115,000 due to commence August 2003
 Weaste Drying Yard scheme costing £158,000 due to commence in July 2003
 Consultation on proposed alley gating scheme and target hardening measures
through the Burglary Reduction Initiative
 Next issue of newsletter to be sent out in June 2003
The Eccles New Road Renewal Area
Profile of the Eccles New Road Renewal Area comprises of;
 246 mainly terraced private sector dwellings along Eccles New Road
 There are also substantive commercial and light industrial uses within the
area.
 19% of properties in the area are vacant.
 37% unfit for human habitation.
 The tenure profile is 35% owner-occupied
o 7% privately rented
o 53% owned by a housing association
o 4% owned by the Council.
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Median annual household incomes in the £5,001 - £10,000 band
40% of households in receipt of means tested benefits.
57% of owner-occupiers have no outstanding mortgage
37% having outstanding mortgages over £10,000.
Property values are in the range of £5,000 - £15,000 depending on condition
and location.
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Private Sector Activity for Eccles New Road Renewal Area:
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Renewal Area declared April 2003
Facelift planned worth £135,000
Home Repairs Assistance grants worth £20,000 in progress
Clearance of 26 private properties in Stowell Street and Bridston Street worth
£155,000
Landlord Accreditation Scheme to commence in the area
Resident consultation to commence in August 2003 regarding Alley gating
scheme.
4:14 ECCLES RENEWAL AREA – Now Completed
The profile of the Eccles Renewal Area comprised of;
 2,805 properties in the area with a large variety of size and design.
 Most are pre 191 terraced properties and although there are a number of old
semi-detached houses.
 77.6% of private dwellings were unfit for human habitation.
 34% of the area’s households were in receipt of benefits.
 79.7 % of dwellings are owner occupied
 25 Houses in Multiple Occupation in the area.
4.15
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Private Sector Housing Activity in Eccles
Renovation grants = £1,560219.10
Home Repairs Assistance grants = £298,287.60
500 homes were made fit through individual grants or group repair schemes
Group repair schemes at Station Road, Police Street, Cromwell Road, Oxford
Street, Leigh Street and George Streets totaling £1,764588.90 worth of
investment of 150 properties
Clearance of 9 properties at 144 to 172 Liverpool Road and consisted mostly of
retail units in total have been demolished in the area
Environmental schemes at Station Road, Police Street, Cromwell Road, Oxford
Street, Leigh Street and George Street‘s totaling £633,990.16 worth of
investment
Feasibility study work for options in the area totaling £62,653.00.
The final year funding on total grants was £16,048.00
4.16 Dealing with Properties Outside of Priority Areas
In recognition of the need to provide assistance to residents across the City, the Council
had begun to target the ‘At Risk’ policy, which is used when considering the allocation of
discretionary renovation grants, or home repairs assistance to residents who live outside
of designated priority areas.
The Swinton ward had been identified as one of those ‘At Risk’ areas from the 2001
House Condition Survey.
 £54,000 funding was targeted at 8 households in 2001/02. Funding ceased to
be targeted in this ward from 2002/03 due to financial constraints within the City
Council
Page 22 of 47
The City Council allocates grants and assistance for properties outside of designated
priority areas on the basis of immediate risk to health and safety of the occupants and
condition of the property. This would include the assessment of a range of risks, such as
electric shock, fire, carbon monoxide poisoning, imminent structural collapse, lack of
facilities i.e. hot water for personal washing and cleaning, or serious rainwater
penetration.
Since the Implementation of the ‘At risk’ policy in 90 have been assessed and assistance
amounting to £377,000 has been invested into ‘at risk’ homes.
4.7 The Private Rented Sector and Houses in Multiple Occupation
Profile
 The City of Salford has 101,362 dwellings.
 6,235 are housing stock in the private rented sector
 695 being unfit for human habitation.
 The private rented sector exhibits a rate of unfitness of around 11% of dwellings
compared with 6.7% of private sector stock.
Problems of unfitness and disrepair are predominant in the Housing Market Renewal
Initiative Area of Broughton, Kersal, Pendleton, Claremont, Weaste, Duchy, Langworthy
and Ordsall which has a higher than average concentration of private rented
accommodation.
Residents are keen to see the improved condition of these private rented properties. At
the NDC Housing Sub group and other residents groups throughout the City are keen to
see a more rigorous approach taken in dealing with the private rented sector to enable it
to be better managed and improve overall conditions of property that impact on the
surrounding areas.
In Recognition of this key area as part of this strategy there is a clear need to address
the problems of low demand, low property values, obsolescence, unfitness and disrepair.
It has been acknowledged the effective housing renewal and regeneration can only be
successful if the private rented sector is fully involved in housing and regeneration
agendas.
4.8
Private Rented Sector
The City has been working alongside the ODPM to develop enforcement tools in the
priority areas of low demand as a tool for use against poor performing landlords to raise
their standards of property management. The City has just been given approval to
develop landlord licensing using existing enforcement powers.
The City has worked to develop an innovative enforcement tool linked to Rent levels and
poor condition and poor performance by private landlords in areas of low demand
including the HMR area and priority areas identified in the Housing Strategy showing
signs of market change through the development of the Early Warning System.
A key part of this Strategy is the need to develop cohesive services that bring together
the enforcement role and the education role of supporting and advising private landlords
Page 23 of 47
through Landlord Accreditation to enable them to work towards standards that maybe
determined under landlord licensing.
Landlord Accreditation Scheme
The team was set up to promote good practice and support for landlords wishing to
raise their standards of property management and condition of property.
The scheme was launched in the Seedley and Langworthy area as a pilot in October
2001 to assist in the co-ordination of reducing the neighbourhood nuisance problems
and to seek to address the concerns of homeowners with regard to the management
of private rented property in the area.
The scheme now has 73 Landlords Accredited equating to 1170 properties within the
City. The scheme was formally launched on a citywide basis from September 2002
and is now operating in Charlestown and Kersal, Broughton with a view to further
expansion into the declared renewal areas of Weaste, Duchy and Claremont later in
late Winter 2003/04.
The Scheme is supported by a Landlords forum chaired by a local Landlord and
provides a medium for both the City Council and Landlords to consult on major
Council and national policies and strategies.
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Upon joining the Scheme Landlords benefit from the following services:
A free referencing service
Access to funding to improve property and security
Marketing Service through the Property Shop
Training on Housing Benefit possession proceedings and tenancy agreements
Monthly forums
The City Council has also formed close working relationships with Oldham Council and
produces a joint newsletter and both authorities now sit on the National Accreditation
Network UK providing the marketing for the group nationally. The schemes code was
incorporated into the national code of standards.
The Scheme has also attracted funding through the Local Public Sector Agreement to
raise the profile of the scheme and further encourage landlords to become accredited.
The team has ambitious targets to ensure membership continues to attract landlords.
The City Council aims to build on its Landlord Accreditation Scheme to continue to
support and advise landlords of good practice in property management. This is to be
achieved through a more rigorous marketing programme .The City has also commenced
planning for joint working along side Manchester as part of the Housing Market Renewal
Initiative
The City of Salford has 17 accredited landlords with a medium sized portfolio and 37
accredited smaller landlords owning 1 property in the City.
The City has operated a policy of assisting private landlords in the priority areas with
renovation grants where it has played a larger part in improving an area. Over the last 3
Page 24 of 47
years 80 properties in the private rented sector have been improved with private sector
investment from landlords in the region of £100,000
Salford’s approach to maintaining property standards in this sector is in accordance with
the views expressed by Government housing policy statements, namely that well
intentioned landlords be assisted in raising standards of their accommodation.
4.9 Houses in Multiple Occupation (HMO’s)
Profile of the Cities HMO’s
 The City of Salford has approximately 1300 HMO’s
 Operates an HMO Registration Scheme in which a high concentration of HMO’s
falls within the Central Salford area.
 The Scheme was established in 1998 and to date it has successfully registered
193 HMO landlords with 242 number still to be registered.
The issues of HMO’s focus on:
 The identification, risk assessment and prioritisation for action of three Storey HMO’s
across the City in line with current Fire Safety Legislation.
 The HMO registration Scheme on a City wide basis
 The reactive day-to-day policy for responding to demands for the service from
landlords and tenants. Especially those occupying HMO’s accommodating Asylum
seekers and refugees.
 The City has work with both the LGA and ODPM to establish national parameters for
the licensing of HMO’s and anticipate legislation in due course
During the financial year of 2002/03 1 Fire Safety Improvement Notices were served on
unfit HMO’s and 35 were made fit as a result of inspections carried out under the Fire
Safety Order.
Notices were also served under Sections 352 1, 372 management notices 2 and
Building Act notices 2 with 35 Made fit. Investment level - £437,000
The team has also inspected 58 HMO’s for the purposes of Asylum Seeker properties.
Following inspections a 3 had informal advisory/recommendation letters sent as a result
of inspection.
4.10 Enforcement Team
Empty Properties
The City Council Enforcement and Empty Property Team has been actively involved in
carrying out enforcement functions under the terms of the Housing Act through the
service of notices to secure improvements to private rented accommodation within the
City.
The team has worked with other inter-departmental units within the division and the City
Council such as landlord accreditation team, burglary reduction, HMO team and the area
regeneration teams to secure improvement to private sector stock in the City.
Page 25 of 47
The City received 300 enquiries in 2002/03 in relation to the Cities 5,340 private empty
properties. [Source: City of Salford Empty Property Database 2003] The City Council
has served 33 demolition orders to remove empty and derelict premises in the last three
years.
The Housing Strategy Division, Enforcement and Empty Property team dealt with
approximately 300 enquiries in 2002/03. Since the enforcement team was established
the enforcement team has served 3 repair notices under the Council’s statutory powers.
The City Council has worked with national agencies such as Empty Homes Agency and
OPDM to contribute to national agendas around empty homes and raising standards in
the private rented sector. This has been in the form of developing an innovative national
voluntary leasing scheme model to promote the re-occupation of empty properties in the
city. The feasibility paper completed by the City was used as the practical basis for a
national consultation paper on empty homes by ODPM with a view to lobbying
Government for specific legislative powers around empty properties.
This new tool pilot provides a partnership approach to tackling empty property
management in areas of low demand and may provide a template for future delivery
mechanisms of the Housing Market Renewal toolkit interventions.
Salford’s key objectives for Private Sector Landlords are; Action Plan
 To continue to promote the Landlord Accreditation Scheme in line with the
targets set under the Local Public Service Agreement to accredit 400
landlords by 2005.
 To continue to meet with private landlords in the bi-monthly meetings to
provide a forum of consultation on major Council policies and strategies and
national agendas.
 On regular basis provide landlords with information through the Landlord
Accreditation Scheme newsletter.
 To extend Landlord Accreditation scheme into other priority areas such as
Broughton, Weaste and Duchy and the rest of the City.
 To distribute good practice information to private landlords including
legislative requirements and standards, information on landlord/tenant
relationship and advice in respect of financial assistance that may be
available to comply with legal requirements and best practice.
 To seek to develop service support and access to private landlords on
Council services
 To target landlords with a combination of advice and information about fuel
poverty, affordable warmth, crime and community safety and financial
assistance available to them for improvements to the condition of their
property e.g. Warm front. crime target hardening measures
 To continue to operate an HMO registration scheme in the City and work
proactively to identify and upgrade high risk HMO’s Citywide in anticipation of
Mandatory HMO Licensing.
 To consider operating the use of legislative control under the Housing Acts to
enforces standards where necessary in accordance with the Council’s
enforcement policy to combat a minority of unscrupulous landlords who
exploit tenants through poor management, unsatisfactory property conditions
and harassment. This is to be achieved through the City recently being
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granted permission from ODPM to develop a form of Landlord Licensing
utilising existing enforcement powers.
To continue to promote access to a wider choice of accommodation by
marketing accredited private rented properties through the City of Salford
Property Shop and choice based letting scheme and encouraging accredited
Landlords to work closely with other local authority accommodation providers
To continue to work with and promote private landlord accommodation
standards with the University of Salford and other academic institutions to
ensure private landlords maintain standards for students of those
organisations.
To continue assist private landlords in addition to RSL wants to invest in
empty properties.
To continue to work pro-actively with other departments and external
agencies to link in to cross cutting strategies such as anti social behaviour,
homelessness, energy efficiency, health and regeneration initiatives such as
Housing Market Renewal, New Deal for Communities and SRB programmes.
To promote Equality in amongst private landlords of both HMO’s and
Accredited Landlords to ensure the City Council’s commitment to achieving
equality for all is met through all its services and that all have equal access to
both service areas when making representation to the authority about
unsatisfactory housing conditions.
The reactive day-to-day policy for responding to demands for the service from
landlords and tenants. Especially those occupying HMO’s accommodating
Asylum seekers and refugees.
4.11 Housing Market Renewal Initiative
The Housing Market Renewal Initiative offers the City Council a major opportunity to
address and tackle the root causes of market collapse in private sector housing currently
seen in Central Salford.
Salford is part of the Manchester/Salford partnership and is one of the 9 pathfinder
partnerships given the status in the North of England along with authorities from the
Midlands. The prospectus was submitted in June 2003 for approval to Government
Office for assessment.
Work has now commenced on the Area Development Frameworks and toolkit of
interventions.
A more detailed synopsis of the research to date occurs in Chapter 5
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4.12 The Services for Vulnerable People
The Supporting People programme offers vulnerable people the opportunity to improve
their quality of life through greater independence. It promotes housing-related services
which are cost-effective and reliable, and which complement existing cares services.
Supporting People is a working partnership of local government, service users and
support agencies. In Salford the following have been identified as in need of support:
 Older people
 People with mental health problems
 People with learning difficulties
 People with physical disabilities
 Rough sleepers
 Ex-offenders
 People with drug and alcohol problems
 Victims of domestic violence
 People with chronic illness e.g. HIV, AIDS
 Lone teenage parents.
The Supporting People team currently co-ordinate these services from within the
Housing Strategy Division based in Turnpike House, Eccles.
As part of the delivery of services to assist vulnerable groups there are a number of
other key agencies involved these are;
4.13 Home Improvement Agency (HIA)
The Salford Anchor Staying Put Agency was established in 2001/02 to provide
assistance to vulnerable private sector residents experiencing difficulties in maintaining
their homes.
The Agency has assisted 90 number of people receiving £377,000 worth of investment
to help vulnerable homeowners remain in their homes.
The HIA’s remit has been to work with older clients aged 60 or above or people with a
disability. The Housing service has been working closely with other service areas such
as Supporting People, Health and Social Services to review the way in which funding
and services can be delivered to vulnerable groups in the form of a ‘Handyperson’
service with a citywide remit. This piece of work has also involved partners from the
voluntary sector keen to play a role in assisting the delivery of such a service.
The introduction of the Supporting People programme will broaden the remit of the
Agency over the next 12 months to include those other vulnerable groups identified in
the above section as part of the Supporting People strategy.
Where appropriate the HIA currently assists applicants to apply for a Home Repair
Assistance Grant. This will continue in July 2003 under its local policy in line with the
Regulatory Reform Order the Council is committed to assisting the most vulnerable
clients in maintaining independence and their own home, and therefore funding will be
set aside by the Council itself for clients meeting the appropriate criteria.
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The role of the HIA is the key to delivering the aids and adaptations service and they
have been involved in developing Salford’s local private sector housing renewal policy to
target housing renewal and financial assistance to local needs in line with the Regulatory
Reform Order.
The Council has consulted on local residents and stakeholders to identify and agree
local priorities, as the Regulatory Reform Order also offers the opportunity to consult and
develop policies on renovation and clearance, as well as discretionary assistance to
enable disabled applicants to move to a more suitable property.
To ensure high standards of customer care client liaison officers of the City Council
Private Sector Housing unit work closely with the staff from the Salford Anchor Staying
Put Agency, linking to other advice and assistance as necessary. The client liaison
Officer’s role is to liaise with various other agencies to resolve issues, as well as taking a
key role in developing and monitoring compliance with the adaptation service standards.
4.14 Special Needs Housing Team
The Special Needs Housing Team is situated within the New Prospect Housing Limited
(ALMO) at Burrows House.
The team manages the Aids and Adaptations service and Disabled Facilities Grants
(DFG’s) in New Prospect Housing Limited (NPHL) Council Stock transferred to Arms
Length Management Organisation.
The Private sector housing unit currently assists in the delivery of DFG’s in private sector
dwellings. RSL’s provide their own service to it’s tenants at the present time however,
the City Council is currently looking to review the service provision and delivery of these
services with the aim of bringing a more cohesive cross tenure approach to assist
vulnerable households.
4.15 Energy Efficiency
The City Council has a continued commitment to home energy conservation throughout
the City. The strategy covers housing in all tenures including owner-occupiers, privately
rented, council owned and homes rented from other Registered Social Landlords. The
Cities HECA strategy sets out plans to achieve a 21% improvement in home energy
efficiency over the next 10 years by 2006.
Progress towards meeting this target is reported annually to the Secretary of State.
Since 2000, the Council has also reported annually on progress in tackling fuel poverty.
The Council is on course to meet its HECA target with 12.8% improvement reported as
of March 31st 2002.
The City received positive feedback from the Government Office North West on its 2002
HECA progress report with special commendation for partnerships forged with other
organisations and local authorities in the delivery of innovative home energy efficiency
projects and establishment of a local Energy Efficiency Advice Centre where residents
have access to a free phone number to access advice.
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The HECA Strategy supports the City’s overarching strategic objectives in housing,
health, neighbourhood renewal, the environment and local well being through;
 Working towards a sustainable City
 Reducing poverty and disadvantaged through the tackling of fuel poverty
 Promoting good health and a healthy environment
 Securing a reduction in carbon dioxide emissions
 Developing the local economy
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CHAPTER 5
The Housing Market Renewal Initiative
The Pathfinder Partnership
The Partnership for the Manchester Salford Pathfinder Housing Market Renewal Area is
the culmination of many months activity by key agencies involved in the social, economic
and environmental regeneration of both cities. It reflects the strategic framework set by
both Government and regional bodies such as the North West Development Agency, as
well as local and neighbourhood strategies, developed after consultation with key
stakeholders.
The creation of vibrant and sustainable regional economies is vital to national prosperity
and is the key to delivering the vision set out in the Government’s Communities Plan. In
the North West the success of the Regional Centre is critical to the continued growth of
the regional economy and Housing Market Renewal is the key to creating the conditions
that will enable the Regional Centre to capture its full share of the prosperity it creates.
The successful delivery of the Prospectus and toolkit of interventions will enable
residents to exercise a choice to live in Manchester and Salford.
A Dynamic Regional Housing Market
No matter how well the partnership performs in creating jobs, the Regional Centre will
never achieve its potential and maximise its productivity unless a housing market is
created in Manchester and Salford that meets the demands placed on it by the thriving
economy. The Manchester Salford Housing Market Renewal Pathfinder area comprises
of the inner city around the Regional Centre. While the economy is being completely
restructured the housing stock within the Pathfinder area is not. The housing market has
been left behind by the transformation of the economy, which, alongside national
economic and demographic drivers, has fuelled a step change in peoples’ housing
aspirations.
The Pathfinder area makes a disproportionate call on public services and resources.
Turning this around will require radical, large-scale and informed intervention. In
addition to bricks and mortar, radical improvements in the physical environment of inner
city residential neighbourhoods and in the quality of public services and transport
infrastructure are critical.
Conditions In The Core Of The Greater Manchester Conurbation
The two cities, along with other major urban centres experienced decades of
employment decline as traditional industries declined and new sectors chose to locate in
out of town locations with good transport connections. The economic data indicates that
this trend has now been reversed:
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Between 1973 and 1995 overall levels of employment in the two cities fell from
454,000 to 348,000, a decline of 23%.
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Between 1995 and 2002, employment increased by 15% in Manchester and
Salford, compared to just 5.7% across the North West region. Growth in
employment has occurred in the service sectors such as retail and leisure,
financial and professional services, the creative industries, culture and higher
education.
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Work undertaken by Experian Business Strategies has produced a series of
economic forecasts that show that up to 100,000 new jobs could be created in
the Regional Centre over the next ten years.
The Socio-Economic and Demographic Profile of the Pathfinder Area
The two cities and the Pathfinder Area are characterised by high levels of multiple
deprivation, with a very high concentration of residents living in the worst 1% of wards
nationally. This is a result of the loss of economically active and income-earning
residents:
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Since the 1971 Census the population of the two administrative areas of
Manchester and Salford City Councils has declined – the extent of that decline is
still the subject of close discussion with ONS.
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The population decline in the two cities can be linked in particular to the migration
outwards of economically active households.
Many of the people who could move, did, and as a consequence the Pathfinder Area
now has a substantial proportion of its working age population classed as inactive or
unemployed.
Systematic and Strategic Investment
The renewal of the housing market is vital to maximising the productivity and
competitiveness of the Regional Centre. The economy is gathering real momentum. The
jobs needed to support the new housing markets are here and the infrastructure is being
delivered. The missing link remains the absence of a sufficiently balanced housing stock
than can capture the households benefiting from the economic growth of the Regional
Centre, locking the prosperity into the inner core and ensuring the Regional Centre
shares fully in the wealth it creates.
The Manchester Salford Housing Market Renewal Pathfinder Prospectus (June 2003)
sets out a transformational programme of intervention and investment with the aim of
building
“Stable, sustainable communities, where housing and social infrastructure meets
the needs of all citizens.” (Source: Manchester/Salford prospectus Page 31)
Within this overarching aim, the prospectus outlines two Strategic Objectives related to
the need for a renewed housing market, and a number of Operational Objectives, which
sharpen the focus on how this will be achieved.
Linked to these Operational Objectives are Primary Interventions and a comprehensive
list of Actions/Tools, which will be employed by the Partnership.
The Toolkit plays a major role in the development of the Housing Renewal Policy where
as a City there are current gaps to enable the strategic aims of the partnership to be met.
The Toolkit is an Appendix to the prospectus and describes each Tool in detail, outlining
the cost implications and other key issues (including any relevant legislative or regulatory
changes/flexibilities required).
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The Tools presented in the toolkit are a combination of existing powers, tried and tested
procedures, newer or developing approaches or pilots, and anticipated new powers that
may be required to ensure the strategic aims of the partnership are met and to ensure
the correct policy tools as a result are reflected in each Cities Housing Renewal Policy.
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CHAPTER 6
RESOURCES
Housing Strategy
The Council’s interventions in the private sector housing market are resourced through a
variety of funding sources, which are brought together to produce an integrated Private
Sector Housing Capital Programme. Each of these funding streams has its own
particular characteristics, emphasis and restrictions that govern the detail as to how the
resources provided should be used.
In broad terms the current main sources of funding can be grouped as follows: Single Capital Pot
The largest element of this funding is the basic allocation given to the authority to deal
with private sector housing issues as part of the “single capital pot.” This can be
supported by the use of the Council’s own resources such as capital receipts from the
sale of assets. Although the Council has a great deal of discretion as to how to use this
type of funding, expenditure must be clearly in line with the its published Housing
Strategy.
The table below shows the Cities spend from the Basic Capital Assessment
2003/04
2004/05
2005/06
4.57 Million
4.8 Million
5 Million
The table below shows the projected spend for the next 3 years as part of the Single
Capital Grant
2003/04
0.6 Million
2004/05
0.75 Million
2005/06
0.75 Million
Thematic/Issue Based Funding – The Council can access funds under a variety of
initiatives aimed at addressing specific policy priorities, for example Community Safety
and Energy Efficiency. Investment under these programmes is usually targeted at virtual
communities such as the elderly or the victims of crime rather than to geographic areas.
 Disabled Facilities Grant’s
The resources required for the HIA will be incorporated into the Supporting People Grant
from 2003/04 and 2004/05.
2003/04
2004/05
750,000
1.25 Million
Area Based Regeneration Funding
There have been a number of different programmes, which have targeted resources to
support the regeneration of identified areas of deprivation over the last several years.
Such programmes have often been based on competitive bidding processes requiring
detailed action plans that have been developed through close working with the local
community.
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Salford has established and impressive record in obtaining funds under this type of
initiative with successful bids under three rounds of the Single Regeneration Budget as
well as securing funds under the New Deal for Communities initiatives.
As well as securing resources to fund its direct interventions in private sector housing the
Council has also worked for a number of years to influence and inform the investment
decisions of a range of partner organisations, such as Registered Social Landlords, in
order to avoid any programming clashes, support complimentary initiatives and
maximise the positive impact of investment on the ground.
In addition to the above sources of funding Salford, in partnership with Manchester City
Council, has been selected as a Pathfinder under the Government’s Housing Market
Renewal Initiative. A successful bid under this programme would secure substantial
additional resources for the City above and beyond those outlined above.
However, the private sector house condition survey carried out by independent
consultants in 2001 produced an estimated cost for bring all private houses in the City in
to a “good condition” as being approximately £1.5 billion. This means that even with the
potential for enhanced levels of investment in coming years the Council’s Housing
Renewal Policy still needs to balance a range of competing demands and priorities.
The policy needs to strike a balance between area based interventions aimed at
producing step changes in local housing markets and contribute to the delivery of local
regeneration and the need to deal with needs of individual vulnerable home owners to
ensure that they are able to continue to live in their homes in safety and dignity.
The policy needs to balance the provision of direct assistance to residents in the form of
various types of grant aid with the provision of indirect support such as advice services,
loans and handyperson services to homeowners who are able to fund works from their
own resources.
The table below shows the spend for the Single Regeneration Budget Regeneration
Partnership for
2003/04
2004/05
2005/06
1 Million
1 Million
1 Million
The table below shows the spend for the next 3 years in the New Deal for Communities
Regeneration Area
2003/04
2004/05
2005/06
0.75 Million
0.75 Million
0.75 Million
The table below shows the projected spend for the next 3 years from the North West
Development Agency (NWDA)
2003/04
1.3 Million
2004/05
1.3 Million
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2005/06
1.3 Million
The table below shows the funding awarded as part of the European Regeneration
Development Fund (ERDF) projections for spend over the next 3 years
2003/04
0.4 Million
2004/05
0.4 Million
2005/06
0.4 Million
The policy also needs to ensure that appropriate forms of assistance are in place to
ensure the delivery of the actions on the ground in accordance with both citywide and
local published strategies, particularly where these strategies have formed part of
successful bids for funding.
Finally the policy needs to ensure that the City Council is able to support appropriately
the work of its partners and facilitate the co-ordination and co-alignment of investment
programmes and strategies.
The Bovis Lend Lese partnership is attracting in the region of £90 – 100 million pounds
to re-model some areas of Higher Broughton.
The table below shows the Cities spend on private sector housing over the last 3 Year
period and the projections for the next 3 years.
2000/01
2001/02
2002/03
2003/04
2004/2005
2005/6
7.2 Million
9.9 Million
9.5 Million
17.98
21 Million
29
Million
Million
The table below shows the Cities projections for the Housing Market Renewal funding
2003/04
2004/05
2005/06
9.35 Million
12 Million
19.8 Million
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CHAPTER 7
Consultation & Customer Engagement
Introduction
In response to the requirements of the Regulatory Reform Order 2002 the authority was
required to consult with residents of the City and key partners who would assist the
development and delivery of the private sector housing renewal policy.
Customer Engagement
Public Consultation
In April 2003 public consultation commenced with an initial questionnaire placed on the
Council website which sort to inform residents on why the changes in policy were
happening and to explore their thoughts on what should be included in the new policy. A
copy of this questionnaire can be found in Appendix [ 1 ].
In addition to the Questionnaire an article was placed in the March/April Edition of
Salford People explaining why the changes to the policy were required and encouraging
residents to contact the City Council to express their views.
In May 2003 a series of 6 public drop in events on the policy were carried out in main
public contact areas throughout the City. The events were publicized in the local press
the Salford Advertiser which is circulated to all households in the City, the Council’s
website and Salford People. 5 people completed the 1st questionnaire and overall 108
attended the public displays.
Officers of the City Council attended the stands at the locations identified in the
programme. See Appendix [ 2 ]
The events included a display with background information on the policy changes,
supported by a video presentation, leaflets and a further questionnaire covering more
detailed aspects of intended policy content. Salford Moneyline also provided various
supporting literature on providing financial assistance advice as part of the overall theme
of the event and the City Council’s joint work on the potential involvement of the agency
in the future development of housing renewal policy tools.
The 2nd Questionnaire, leaflet and Copies of the publicity event articles can be found in
Appendix [3]
On Completion of the Questionnaire residents entered into a free prize draw of £50
worth of B&Q vouchers. The draw will be held in June when all consultation is
completed. The Lead Member for housing services will present the winner with the
vouchers.
Existing Community groups were also used as a medium to getting feedback on how the
policy should be developed. This included the New Deal for Communities Housing Sub
Group in which resident volunteers and the resident Chair assisted in handing out the
questionnaire and collating them as part of the process.
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Results of Public Consultation
From the 1st questionnaire the Council website 5 requests for further information. The
results of this initial questionnaire can be found in the summary in Appendix [ 4 ] .
Private Landlords
Private Landlords were given a presentation on the background to the policy changes
and given the opportunity to voice their views at a recent landlord ‘drop Inn’ session as
part of the Landlord Accreditation Scheme network held at the Watersports Centre at
Salford Quays on the 4th June 2003.
A questionnaire, leaflet and an article placed in earlier editions of the Landlord
Accreditation newsletter in the summer edition. 2003
9 Landlords took part in the Consultation exercise.
Internal/External Stakeholders
To assist the policy development meetings were held with City Council Officers including
Social Services, Supporting People, Homelessness & Housing Advice, Legal services,
Regeneration teams of the City including New Deal for Communities, SRB, Health.
This was in the form of a Brainstorming session held on the 14th March 2003 at the
Watersports Centre Salford Quays. The session was facilitated by the Keegans Group
to aid the key areas of policy development. In attendance were key City Council officers,
selected elected members and key partners such as Anchor Staying Put. 20 attended
the session.
The summary document and attendance list of the session can be found in
Appendix [ 5 ].
The session produced a key summary that helped to form an elected members
questionnaire.
A further Stakeholder event was held on the Background Private Sector Housing
Renewal Strategy, which provided the evidence for the formulation of the policy.
The event was held on the Friday 20th June 2003 at the Watersports Centre, Salford
Quays with invitations going to local RSL’s, Internal directorate heads of the authority, all
accredited private landlords.
38 Attended the session the attendance list can be found in Appendix [ 6 ]
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Elected Members
Elected members were informed of the need to develop a housing renewal policy
following the issue of the ODPM Consultation guidance document in July 2002. The
authority responded to the document within the required timescale of October 2002.
The Deputy Director of Housing Services presented a Cabinet report in August 2002.
Appendix [ 7 ] provides a copy of the report.
Following a ‘brainstorming’ session in March 2003 a questionnaire was drafted and
circulated along with a progress report to Environmental Scrutiny Committee on 19th May
2003.
All elected members of the City Council subsequently received a copy of the
questionnaire. A summary of results of this process can be found in Appendix [ 8 ] .
Staff of Housing Strategy Division
The Private Sector Housing unit staff were informed of the pending policy changes at a
staff forums such as the Senior Urban Regeneration Officers (SURO’s) and Urban
Regeneration Officers (URO’s) forum) held in September 2002 and routine Monthly
Urban Regeneration Managers (URM’s) following the release of the guidance document.
URM’s have also received a presentation from the Lead Officer working on the private
sector housing strategy and renewal policy.
Since then staff have received information on the policy through the staff newsletter and
through the request to assist in attending the public events throughout the City.
Appendix [ 9 ]
Prior to the public consultation events in May volunteer staff were given a briefing
session on the policy content and key questions that they public may ask. Appendix
[ 10 ] shows the briefing paper issued to staff
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CHAPTER 8
Responding to the Regulatory Reform Order – Appendix A
The City of Salford Policy
It is the City Council’s intention to continue with proven interventions of our area, theme
individual, sector based themes also indicating areas of the policy we wish to develop
and explore as part of our Housing Market Renewal Pathfinder status from the HMR
toolkit.
The City Council will consult on policy development widely over the next 12 months.
The City of Salford currently operates a policy whereby homeowners may approach the
City Council for assistance to improve the quality of their homes. Assistance is limited to
means tested, discretionary renovation grants allocated within strategic housing priority
areas.
The City Council also provide assistance of discretionary grants and home repairs
assistance to help those outside of key priority areas in case of emergency or imminent
risk to the health of the occupants living in the home.
In accordance with the legislative requirement set down by the Regulatory Reform
Order, the City of Salford have developed a local policy to address local housing needs.
A targeted approach across the City will address the diversity of local area needs, which
will ensure the effective use of resources.
Link to HMR
Further development work around relocation loans are to be covered through the HMR
toolkit. A brief outline of the tool can be found below.
TOOL 2.1 - Housing Gap Funding
Gap funding offers a tool to pump-prime development where the costs of private
development exceed sale values
The Council is committed to the key priority areas of Seedley and Langworthy,
Charlestown & Kersal, Broughton Regeneration Areas and Weaste, Duchy and Eccles
New Road Renewal Areas. The Housing Market Renewal Area covers the latter priority
areas of the City as identified in the Housing Strategy.
The work carried out in the above areas will be in the form of continued grant assistance,
group repair and clearance activity to complement the overall multi-tenure programme of
housing regeneration and market restructuring within areas of low demand through the
Housing Market Renewal programme.
It is the authorities intentions to further investigate the introduction of loan assistance
and equity release loans. This work is intended to be covered through the HMR toolkit
as part of the Manchester/Salford Pathfinder Partnership and can be referred to in
Section 6 of the toolkit.
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Mandatory Disabled Facilities Grants are a key part of the local policy, which will also
include discretionary ‘ DFG top up ‘ assistance in addition to mandatory support.
Relocation will be available to if in individual circumstances require that relocation is the
most economically advantageous course of action.
HMR Toolkit Development
Further development work around relocation loans are to be covered through the HMR
toolkit. A brief outline of the tool can be found below.
Tool 6.3 - Home Owners Equity Scheme (Equity Stake)
A mechanism to enable homeowners who are displaced as a result of clearance or CPO
to remain in their community through facilitating their move into a newly built home by
means of an equity stake “top up”. The equity stake is placed as a charge on the
property, and is recoverable in specified circumstances
The local policy includes greater provision under Home Repairs Assistance to include
heating and energy efficiency measures to those households containing children or
elderly people. In addition the City Council is looking to ‘Fast track’ applications for
persons in immediate need of aid, such as in the case of adaptations or repairs required
prior to hospital discharge through the development through the ‘Handyperson’ service.
HMR Toolkit Development
Further development work around the City’s Handyperson service is to be covered
through the HMR toolkit. A brief outline of the tool(s) can be found below:
TOOL 5.8 - Handyperson Schemes
Schemes provide assistance to (primarily) older and more vulnerable homeowners to
help with home security, minor repair jobs, and home maintenance, removing much of
the anxiety that these can cause. Schemes can also be extended to include DIY training
and advice for homeowners
The local policy also included the use of Group Repair as a means of providing financial
assistance to households. Group Repair has been shown to contribute to the delivery of
housing renewal throughout the City in particular, Seedley & Langworthy, Charlestown &
Kersal, Eccles Renewal area which can be replicated in the future regeneration of
priority areas.
In using Group repair schemes as a vehicle for housing renewal the City Council is
seeking to consider conditions to be attached to larger enveloping schemes. This is due
to the relative low percentage of people who are economically inactive within the City
and therefore unable to contribute to such schemes.
This will greatly enhance the involvement rate in such schemes which to date have
prevented several group repair schemes from being delivered due to poor take up rates
involving the requirement to fund a percentage of the work.
The City Council is committed to raising standards in the private rented sector through a
mixture of interventions.
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Link to HMR
Further development work around relocation loans are to be covered through the HMR
toolkit. A brief outline of the tool(s) can be found below:
TOOL 3.1 - Landlord Accreditation
Landlord Accreditation Schemes offer a range of services to support landlords in their
efforts to provide high quality accommodation in the private rented sector
TOOL 3.2 – Licensing
Licensing essentially means that the landlord (and property in case of HMOs) must be
licensed to continue to let the property. The City has been given approval by ODPM to
pilot landlord licensing using existing enforcement powers.
TOOL 3.3 - Landlord Information Service
A service designed to ensure that all housing providers and in particular Private
Landlords and Letting Agents are able to make informed lettings decisions by the
facilitation of exchange of references.
TOOL 3.4 – Rental Bond/Rent Deposit Scheme
The main purpose of the Rent Wise Scheme is to assist people to access good quality
privately rented housing that meets their needs and aspirations.
The City Council realises that private sector clearance activity can have serious financial
implications for households. Therefore, the local policy includes for the provision of
Relocation Grant Assistance to households affected by clearance and has developed a
new policy to support this work in the priority areas i.e. Seedley Village.
HMR Toolkit development
Further development work around relocation loans are to be covered through the HMR
toolkit. A brief outline of the tool(s) can be found below:
TOOL 6.5 - Relocation Assistance
Relocation Grants normally involve a payment made to a homeowner in order to assist
them with the purchase of another house. It is often required in low-demand areas
where compensation payments fall short of outstanding mortgage or are insufficient to
buy another house.
TOOL 6.4 - Home Swap
Involves a transfer of equity from a house in a clearance area where values have
reduced significantly to an improved home in a more stable part of the community.
The policy in recognition that many homeowners will require a level of advice, support
and signposting to an appropriate body, partner to provide advice on homeownership
and tenure issues along with financial advice and support and In keeping with the
requirements of the RRO that the City Council when considering providing financial
assistance to repair or maintain their home will take into account the individuals ability to
pay and provide appropriate advice.
TOOL 4.2 - RSL “New Tools” /CHOIR
Responding to concern from RSL’s about the decline in many predominantly private
sector neighbourhoods and the effects this decline was having on RSL stock and
tenants. Ranges of pilot interventions were developed to halt this decline. New
approaches, largely funded from the Approved Development Programme (ADP) to
address these concerns included Acquisition, demolition, Lateral (or 2:1) conversion of
terraced houses to provide larger, more desirable homes, “Medium-life” rehabs, Facelift
schemes/block improvements and
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An equity-release loan product to enable owner-occupiers in these areas (particularly
those involved in facelift schemes) to maintain and repair their homes and thereby be
more likely to remain.
TOOL 4.3 - Section 22 Grants
A power contained in Section 22 of the 1996 Housing Act whereby a local authority may
give grant aid to an RSL for a variety of purposes (which must be within the “permissible
purposes” as laid out in relevant statutory instruments).
TOOL5.1 – Facelift/Enveloping Schemes
Facelift schemes involve works to the frontages of whole terraces of houses (and
sometimes mixed commercial/residential units) aimed at bringing about a dramatic
improvement in the appearance of the block, and introducing a “feel-good” element into
neighbourhood renewal.
TOOL 5.2 – Refurbishment
Refurbishment through the market renewal programme will be aimed at securing
sustained and long-term improvement in the housing stock.
TOOL 5.3 - New Generation Renewal Areas
The declaration of a Renewal Area is used to secure maximum impact by increasing
community and hence market confidence in the future of an area and, through this, help
to reverse the process of decline.
TOOL 5.4 – Home Improvements
The RRO gives authorities much greater flexibility in the provision of assistance in
relation to the repair or renewal of private sector housing than was previously possible.
TOOL 5.5 – Home Choice
The scheme works with the agreement of the property owner to refurbish the property for
sale, preferably to first time buyers. On completion, the owner receives the proceeds
from the sale less refurbishment costs and a fee for the service.
TOOL 5.6 - Energy Efficiency
Under the Home Energy Conservation Act, to achieve significant reductions in energy
consumption and carbon dioxide emissions within the domestic sector.
TOOL 6.1 - Home Ownership Information and Advice
The provision of information and advice for prospective or existing owner-occupiers with
the aim of increasing the proportion of owner-occupiers and maintaining community
stability.
TOOL 6.2 - Value Insurance
This proposal is the implementation of an insurance mechanism to protect homes
against loss in their value.
Partnerships
The Council also recognises the need to form effective partnerships as central to the
delivery of the private sector housing renewal policy. Stakeholders include homeowners,
private landlords, registered social landlords, letting agents, managing agents and
tenants, as well as internal directorates such as Social Services, Health, Crime &
Community Safety, Legal, Environmental Health and Planners. The Manchester/Salford
Partnership as part of the Housing Market Renewal initiative.
HMR Toolkit Development
Further development work around developing partnerships to deliver the strategic aims
of the HMR Prospectus are to be covered through the development work of the HMR
toolkit and can be referred to in Section 1,2 & 4 of the toolkit.
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TOOL 4.1 - Formal RSL Partnerships (e.g. RAN)
Salford and Manchester both have significant numbers of social housing providers
(RSL’s) active throughout their areas. Work is under way to develop Framework
Contracts as a means of procuring a range of neighbourhood services, from RSL’s (and
potentially other partners such as developers) including property acquisitions, renewal
schemes, neighbourhood wardens, and new-build housing
TOOL 4.2 - RSL “New Tools” /CHOIR
Responding to concern from RSL’s about the decline in many predominantly private
sector neighbourhoods and the effects this decline was having on RSL stock and
tenants. Ranges of pilot interventions were developed to halt this decline. New
approaches, largely funded from the Approved Development Programme (ADP) to
address these concerns included Acquisition, demolition, Lateral (or 2:1) conversion of
terraced houses to provide larger, more desirable homes, “Medium-life” rehabs, Facelift
schemes/block improvements and
An equity-release loan product to enable owner-occupiers in these areas (particularly
those involved in facelift schemes) to maintain and repair their homes and thereby be
more likely to remain.
TOOL 7.8 – Target Hardening/Home Security Measures
Domestic Burglary affects many households in the partnership area and can bring
misery, despair and inconvenience especially for the more vulnerable. Distraction
Burglary, often called ‘bogus callers’ is primarily targeted at vulnerable older people.
Home security schemes aim to address security issues in the home.
Tool 7.9 - Home Zones
Are residential streets where vehicles and pedestrians share the space between the
houses, with no clear traditional demarcation between carriageway and footpath. The
design of the parking arrangements, street furniture, artwork, and other elements of the
street scene, provide physical barriers to vehicles negotiating the street, and provide a
more attractive and people-friendly streetscape
TOOL 7.10 - Alley gating
Alley gating is dealing with the back alleys of rows of terraced properties. This may take
a number of forms including gates at either end of the back alley to full resurfacing of
the alley and other additional security measures.
Enforcement Action
The Council’s local policy includes he need for using enforcement action to improve
housing standards. Although the primary aim is to deal with poor condition housing
through agreement with property owners, the Council must have in position an
enforcement strategy, which can be implemented where necessary.
In response to this, the Council is in the process of reviewing it’s enforcement
procedures and processes for the private sector housing renewal service. The current
procedures and processes are those adopted by the Environmental Health service when
the private sector housing unit was transferred to the Housing Directorate in 1997/98,
which form part of the Council’s Corporate Enforcement Policy.
The City Council currently developing a compulsory purchase policy in line with the
Empty Property Strategy for the City to target long-term empty properties both inside and
outside areas of the priority areas.
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HMR Toolkit Development
The work of the HMR toolkit has identified the need to develop existing and new tools to
successfully meet the aims of the pathfinder partnership in the private sector. Further
development work around enforcement tools can be referred to HMR toolkit. A brief
outline of the tool(s) can be found below:
TOOL 7.4 - Housing/General Enforcement
Local Authorities have a range of enforcement powers at their disposal, enabling them to
take action in a variety of circumstances ranging from power to secure empty houses
against unauthorised access, to the provision of means of escape from fire in multioccupied houses
TOOL 7.6 – Enforced Sales
The enforced sales procedure, established by Manchester City Council, which was
developed to assist and aid our corporate objectives in respect of empty properties,
allows the City Council to enforce the sale of problematic empty properties.
TOOL 1.2 - Voluntary Acquisitions
The early acquisition of problematic empty properties is an important tool to support the
restructuring of local housing markets
TOOL 1.3 - Housing Act 1985 CPO
Section 17 of the 1985 Housing Act empowers housing authorities to acquire land,
houses or other properties for the provision of housing accommodation. Use of this
power must achieve a quantitative or qualitative housing gain. This power has usually
only been used where there is demonstrable demand for additional housing
TOOL 1.4 - Local Government and Housing Act 1989 CPO
Part VII of the Local Government and Housing Act 1989 gives local authorities the power
to declare Renewal Areas. Section 93 of the Act also provides local authorities with the
power to acquire housing and any other land within the Renewal Area, by agreement or
compulsorily, necessary for improving the amenities of the area.
TOOL 1.5 - Town and Country Planning Act 1990 CPO
Compulsory purchase powers are an important tool for local authorities and other public
bodies to use as a means of assembling the land needed to help deliver social and
economic change.
TOOL 1.6 - Dealing with Contaminated Land
One of the key priorities for the HMR pathfinder is developing an understanding of the
extent and nature of contamination across the initiative area. Significant areas of the
Manchester and Salford Pathfinder intervention areas are characterised by former
industrial land uses, which may constrain potential future developments in these areas.
TOOL 3.5 - Using Rent Officer Determinations as an Enforcement Tool
Using rent determinations as enforcement involves re-assessing and possibly reducing
the rent where the property is perceived to be in poor condition and the local authority
are taking enforcement action through the Housing or Environmental Health Acts. This
has an immediate impact on the landlord’s income.
TOOL 7.11 - Compulsory Leasing
Compulsory Leasing is a scheme that would allow local authorities to take over the
management of any long-term empty property, carry out the necessary repair works to
bring the property up to a set standard and then arrange for the property to be rented
out. The rental income would then revert to the local authority to recoup the costs of the
initial repair works.
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Review Arrangements
These stakeholders are key to the development and evaluation of the local policy, which
the Council is committed to reviewing on an annual basis to take account of new
priorities and challenges. It is intended that an effective consultation mechanism be to be
established to facilitate the process.
The Policy will be reviewed in synergy with the Corporate Housing Strategy. The review
process will identify where existing policy tools are still required to deliver and achieve
strategic aims and where there is the requirement to produce new policy tools to reflect
the change in market demand informed by:
 Relevant House Condition Survey
 Neighbourhood Renewal Assessment
 Market Demand data/Studies and link to the establishment of the Early
Warning System currently being developed through the Cities work as
part of the Neighbourhood Renewal Strategy will assist in the review of
Strategic Housing Objectives and priorities to be taken into account at its
appropriate review period.
 Housing Market Renewal Initiative area development frameworks
Performance Arrangements
The Housing Renewal policy tools will be measured through agreed Best Value, NRS,
LPSA, HECA performance indicators and targets at both a national, local and regional
level will be used to assess performance on key areas of the policy.
A Strategy/Policy action plan has been produced to support adequate performance and
development work still required as part of the policy and can be found in Appendix B
Link to HMR Toolkit Development
Agreed indicators/targets/outputs and outcomes have been set as part of the prospectus
in achieving the strategic aims and objectives of the pathfinder process. Agreed
management arrangements are to be in the form of a Partnership Board (PB), Core
Management Team (CMT) and Area Development Teams. (ADF) The ADF will provide
regular monthly reports to CMT on progress to date and on the success of policy tools.
The with the PB holding responsibility for the financial, secretariat and committee
functions of the pathfinder partnership.
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KEY DOCUMENTS & INFORMATION USED TO COMPILE THIS STRATEGY
This Strategy has been developed drawing on the findings of a number of key research
projects, which are listed below. Further reference may be made to these findings on
request.

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
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









CURS study into changing demand in the North West of England 2000
Private Sector Stock Condition Survey 2001.
The Housing Market Renewal Pathfinder Initiative Prospectus and Toolkit
The City of Salford Housing Investment Programme Returns 2002/03
The City of Salford Houses in Multiple Occupation Registration Scheme
Database 2003
The City of Salford Landlord Accreditation Scheme Database and LPSA returns
2003
The City of Salford Neighbourhood Renewal Strategy, Salford Partnership
Prospectus 2003.
The Northern Consortium of Housing, Housing Market Demand Study 2003
The City of Salford Home Energy Conservation Act Returns
The City of Salford Best Value Performance Plan 2003
The City of Salford Communities Plan 2002
The City of Salford Housing Strategy 2002 - 2005
The City of Salford Supporting People Strategy- Executive Summary 2003
The City of Salford Homelessness & Advice Strategy – Executive Summary 2003
The Census Data 1991 & 2001
Neighbourhood Renewal Assessment Reports & Declaration reports
 Seedley & Langworthy NRA Report 2000
 Eccles Renewal Area Declaration Report 1998
 Duchy Renewal Area Declaration Report 2003
 Weaste Renewal Area Declaration Report 2003
 Charlestown & Lower Kersal (Draft NRA Report June 2003)
 Eccles New Road Renewal Area 2003
 The City of Salford Empty Property Database 2003
 The City of Salford Capital Programme Out turn Spreadsheet 2003
 The City of Salford Capital Programme Spreadsheet for Private sector
housing.
 Report on Home Improvement Agency Performance April 2002 – March
2003
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