Presentation of the Neighbourhood Presentation of the Neighbourhood Renewal Assessment Draft Report in Renewal Assessment Draft Report in

New Bilton & NewboldNew Bilton & Newbold

TOM LOWTHERTOM LOWTHER

CAMBRIDGE HOUSING & CAMBRIDGE HOUSING & ENVIRONMENTAL CONSULTANTSENVIRONMENTAL CONSULTANTS

What is Renewal Area Assessment ?What is Renewal Area Assessment ?

A detailed study of :A detailed study of :

The condition of the housing stockThe condition of the housing stock Socio-economic conditionsSocio-economic conditions Environmental conditionsEnvironmental conditions The state of the housing marketThe state of the housing market An information gathering exerciseAn information gathering exercise

Why do it ?Why do it ?

To assess long term future of an area To assess long term future of an area To encourage LA to consider wide range of To encourage LA to consider wide range of

possibilitiespossibilities To discuss alternative courses of actionTo discuss alternative courses of action To get community involved To get community involved To identify the needs of the business community To identify the needs of the business community To measure condition of housing stockTo measure condition of housing stock To indicate environmental improvement costs To indicate environmental improvement costs

To cost selected option packagesTo cost selected option packages

Why New Bilton & Newbold ?Why New Bilton & Newbold ?

Success in 2 earlier NRA’s.Success in 2 earlier NRA’s. To support initiatives already in To support initiatives already in

placeplace Target resources in last large area Target resources in last large area

of terrace housing fringing town of terrace housing fringing town centrecentre

The Benefits of Renewal Area status The Benefits of Renewal Area status

Develop partnershipsDevelop partnerships Stimulate private investmentStimulate private investment Build confidence in the areaBuild confidence in the area Demonstrate commitment Demonstrate commitment Catalyst for wider regenerationCatalyst for wider regeneration Funding of environmental improvements Funding of environmental improvements Broad based acquisition powers Broad based acquisition powers Access to additional government fundingAccess to additional government funding

The Objective of the NRAThe Objective of the NRA

““The overall aim of the Renewal Area is to halt The overall aim of the Renewal Area is to halt the decline of New Bilton & part of Newbold the decline of New Bilton & part of Newbold and to increase public confidence in these and to increase public confidence in these areas by improving housing conditions and areas by improving housing conditions and creating attractive places in which to live. It is creating attractive places in which to live. It is hoped that the Renewal Area will create a hoped that the Renewal Area will create a sustainable community whose residents can sustainable community whose residents can live in a safe environment in housing that live in a safe environment in housing that meets their needs and in which they will wish meets their needs and in which they will wish to continue to invest.”to continue to invest.”

Contents of the Draft ReportContents of the Draft Report

Details living conditions in the areaDetails living conditions in the area A socio-economic assessmentA socio-economic assessment Results of public consultation with residentsResults of public consultation with residents Powers available to LAPowers available to LA Proposals for use of powersProposals for use of powers Cost of proposals Cost of proposals The likely financial resources availableThe likely financial resources available

The Stock Condition SurveyThe Stock Condition Survey

250 full surveys including internal+ external 250 full surveys including internal+ external elementselements

1000 surveys of external elements only1000 surveys of external elements only To provide a representative sample upon To provide a representative sample upon

which to extrapolate informationwhich to extrapolate information Methodology based on Guidance Manual Methodology based on Guidance Manual

produced by ODPMproduced by ODPM

Aims of the SurveyAims of the Survey

The aims were to identify:The aims were to identify:– Unfit houses as per S 604 of Housing Act 1985Unfit houses as per S 604 of Housing Act 1985– Borderline unfit or in substantial disrepair Borderline unfit or in substantial disrepair – Those in substantial disrepair needing >£2500 on Those in substantial disrepair needing >£2500 on

external elements external elements – Total cost of remedying unfitness + sub disrepairTotal cost of remedying unfitness + sub disrepair– Cost of bringing properties up to reasonable Cost of bringing properties up to reasonable

standardstandard– Costs associated with replacement over next 20, Costs associated with replacement over next 20,

30 or 50 years30 or 50 years– NPV assessment for various optionsNPV assessment for various options

Key FindingsKey Findings

Rate of unfitness 9.3 % Rate of unfitness 9.3 % Cost to remedy £1m Cost to remedy £1m Not unfit but Not unfit but

borderline £1m borderline £1m 15.4% in substantial 15.4% in substantial

disrepair disrepair Cost to remedy £5m Cost to remedy £5m Borderline private Borderline private

rented sector rented sector Cost to remedy £400k Cost to remedy £400k

30% of housing 30% of housing occupied by 60+ occupied by 60+

9% containing a 9% containing a disabled person disabled person

Disabled adaptations Disabled adaptations of cost £28k of cost £28k

Sap rating 44 below Sap rating 44 below national average of national average of 51 51

Vacancy rates 2.1%Vacancy rates 2.1%

Public ConsultationPublic Consultation

To enable residents, businesses and landlords To enable residents, businesses and landlords within the proposed NRA to independently within the proposed NRA to independently voice ideas and suggestions on how social, voice ideas and suggestions on how social, economic and environmental improvements economic and environmental improvements might best benefit the area.might best benefit the area.

To achieve this it was agreed that the local To achieve this it was agreed that the local authority would adopt a “hands off” approach authority would adopt a “hands off” approach so as to be guided solely by the local so as to be guided solely by the local community working with the consultantscommunity working with the consultants

Techniques UsedTechniques Used

Postcard questionnaire 1,250 householdsPostcard questionnaire 1,250 households Invitation to join focus group 1,250Invitation to join focus group 1,250 250 doorstep interviews250 doorstep interviews 4 questions on survey form4 questions on survey form 126 commercial business questionnaires and 126 commercial business questionnaires and

invitationsinvitations 20 landlord questionnaires and invitations plus 20 landlord questionnaires and invitations plus

landlord forumlandlord forum Planning for Real exercisePlanning for Real exercise

Planning for RealPlanning for Real

An exhibition of digital photos of positive and An exhibition of digital photos of positive and negative local landmarksnegative local landmarks

An informal process where people are able to An informal process where people are able to make comments through various media which make comments through various media which overcomes difficulties of speaking at meetings overcomes difficulties of speaking at meetings

Carried out over 3 months in early SummerCarried out over 3 months in early Summer

AchievementsAchievements

Community wide event 1200 invites but open to Community wide event 1200 invites but open to allall

Rolled out to 16 community groups 8 participatedRolled out to 16 community groups 8 participated 5 major subjects areas identified5 major subjects areas identified

– EnvironmentEnvironment– Crime community safetyCrime community safety– Leisure and educationLeisure and education– Local economyLocal economy– Transport and road safetyTransport and road safety

950 comments established 6 immediate priorities950 comments established 6 immediate priorities

Immediate PrioritiesImmediate Priorities

Gateway project - Old Bridget SchoolGateway project - Old Bridget School Rubbish amnestyRubbish amnesty Extension of alleygator schemeExtension of alleygator scheme Funding of community development officerFunding of community development officer Three shopfront improvementsThree shopfront improvements Restore number 5 busRestore number 5 bus

An Action Plan was then drawn upAn Action Plan was then drawn up

The Action PlanThe Action Plan

Establishes short, medium and long term goals Establishes short, medium and long term goals for each of the 5 subject areasfor each of the 5 subject areas

Forms the basis of a 10 year programmeForms the basis of a 10 year programme Provides a tangible way of measuring the Provides a tangible way of measuring the

Council’s performance in meeting community Council’s performance in meeting community needs in the NRAneeds in the NRA

Housing Market AssessmentHousing Market Assessment

ReasonsReasons To ensure sustainabilityTo ensure sustainability To understand the role of New Bilton and To understand the role of New Bilton and

Newbold in the housing market both Newbold in the housing market both locally and regionallylocally and regionally

To meet requirements of ODPMTo meet requirements of ODPM

Actions Actions

Review all strategic documents operating Review all strategic documents operating locally, regionally and nationallylocally, regionally and nationally

Face to face interview of three local estate Face to face interview of three local estate agentsagents

Interview of three letting agentsInterview of three letting agents Research of land registry and censusResearch of land registry and census

ResultsResults

RPG recommends RPG recommends – promotion of sustainability, extending life of buildings promotion of sustainability, extending life of buildings

in areas of declinein areas of decline– drafting of regeneration policies with full community drafting of regeneration policies with full community

involvementinvolvement– promotion of social, economic and environmental promotion of social, economic and environmental

improvements in association with aboveimprovements in association with above W Midlands Regional Development Strategy statesW Midlands Regional Development Strategy states

– +6000 houses for Rugby+6000 houses for Rugby– net migration largest in N Warksnet migration largest in N Warks– net migration from Coventry + Birm of 4700 net migration from Coventry + Birm of 4700

householdshouseholds– Current shortfall of 1400 houses Current shortfall of 1400 houses

Results continuedResults continued

Rugby Borough Council Housing StrategyRugby Borough Council Housing Strategy– buoyant market in terraced housing +37% buoyant market in terraced housing +37%

of transactionsof transactions– Local Community Plan recommends Local Community Plan recommends – NRA for New BiltonNRA for New Bilton– Corporate Planning FrameworkCorporate Planning Framework

– “ “housing underpins Council’s aimshousing underpins Council’s aims””

New Bilton & Newbold in the New Bilton & Newbold in the marketplacemarketplace

ESTATE AGENTSESTATE AGENTS First step on ladderFirst step on ladder PopularPopular Never discounted Never discounted

preferencepreference Prices similar to Prices similar to

other townsother towns Good access Good access Close to town centreClose to town centre

LETTING AGENTSLETTING AGENTS attracts investorsattracts investors low void periodslow void periods long client listslong client lists small market small market

town settingtown setting good commutinggood commuting

DownsideDownside

Reports of criminal incidentsReports of criminal incidents Arson attacksArson attacks Environmental degradationEnvironmental degradation VandalismVandalism Insecure parkingInsecure parking Traffic managementTraffic management Lack of original features Lack of original features

Housing Market Assessment Housing Market Assessment

ConclusionConclusion

Any public intervention in the private sector Any public intervention in the private sector housing market would stimulate further housing market would stimulate further private investment and deal with many of the private investment and deal with many of the negative aspects associated with crime and negative aspects associated with crime and environmental problems highlighted by local environmental problems highlighted by local businessesbusinesses

The declaration of a Renewal Area would meet The declaration of a Renewal Area would meet with the guidance issued at regional and local with the guidance issued at regional and local level level

It would be sustainableIt would be sustainable

CrimeCrime

Crime or fear of crime ?Crime or fear of crime ?– 1457 criminal offences1457 criminal offences– 9% property vandalised9% property vandalised– 13% with cars broken into13% with cars broken into

ImportantlyImportantly• 39% fear that they will become victim of 39% fear that they will become victim of

crimecrime• Need to build on initiativesNeed to build on initiatives

Socio Economic AssessmentSocio Economic Assessment

Ranked 2949 out of all 8414 wards in England Ranked 2949 out of all 8414 wards in England & Wales& Wales

Similarly ranked across all the major domains Similarly ranked across all the major domains

Variable2 Health domain Educationdomain

Housing domain Access domain Child povertyindex

Units Score Rank Score Rank Score Rank Score Rank Score RankArea

Admirals -0.43 5628 0.1 3750 -1.1 7461 -0.26 4916 21.33 4410

Benn 0.63 2102 1.1 957 0.51 2347 -0.7 6685 27.87 3301

Bilton -0.48 5812 -0.16 4709 -1.67 8145 -0.09 4171 10.65 6978

Brownsover -0.3 5179 0.97 1192 0.76 1656 -0.02 3875 33.53 2544

Caldecott -0.35 5352 0.26 3172 -0.15 4719 -0.34 5278 14.43 5999

Clifton andNewton

-0.53 5976 0.17 3502 -1.23 7678 0.52 2302 10.11 7131

DunchurchandThurlaston

-0.64 6350 -0.21 4911 -1.65 8126 0.32 2792 12.2 6567

Earl Craven -0.29 5145 0.7 1812 -0.41 5658 0.55 2238 6.04 8046

Eastlands -0.41 5577 0.62 2027 -0.58 6178 -0.32 5168 15.38 5761

Fosse -0.22 4919 0.42 2653 -0.13 4626 1.19 897 13.7 6181

Hillmorton -0.15 4707 0.21 3329 -0.54 6054 -0.17 4496 24.63 3834

Knightlow -0.44 5663 -0.02 4180 -1.15 7555 0.86 1582 9.96 7174

Lawford -0.41 5579 0.08 3821 0.18 3493 0.47 2442 25.83 3635

Leam Valley -1.33 7813 0.18 3460 -0.16 4763 1.71 221 8.92 7424

NewBilton

0.4 2749 1.04 1055 0.19 3446 -0.77 6903 32.76 2634

Newbold 0.45 2606 1.89 131 0.22 3376 -0.25 4893 40.6 1783Overslade 0.14 3624 0.45 2554 -0.45 5773 -0.22 4723 34.16 2465

Paddox -0.82 6819 0.16 3528 -2.02 8314 -0.3 5088 12.38 6530

Ryton-on-Dunsmore

-0.56 6076 0.21 3319 0.79 1571 0.46 2444 30.12 2957

St. Mary's 0.28 3137 0.68 1887 -0.13 4637 1.56 354 15.87 5629

Wolston -0.52 5955 0.42 2652 -0.82 6861 0.15 3300 17.02 5343

Wolvey -0.73 6573 -0.27 5132 -0.11 4566 1.18 904 7.09 7835

Environmental AssessmentEnvironmental Assessment

Info obtained from 4 sourcesInfo obtained from 4 sources

– Planning for RealPlanning for Real– House condition surveyHouse condition survey– Environmental questionnaire 250 housesEnvironmental questionnaire 250 houses

– Postal questionnaire 1250Postal questionnaire 1250 houses houses

Environmental ResultsEnvironmental Results

Clear waste from back alleysClear waste from back alleys Improve boundary wallsImprove boundary walls

– 13 immediately cost £1500013 immediately cost £15000– 634 replace in next 10 years at £792,500634 replace in next 10 years at £792,500

Improve safety of communal areasImprove safety of communal areas

Option PackagesOption Packages

Option A

To continue as at present on a reactive basis with no programmedintervention on the assumption that the market will effectively take careof itself.

Option B

As A above but undertake some limited environmental improvements.

Option C

Take a proactive approach to rehabilitation of unfit houses and those indisrepair using a mixture of group repair, renovation grants and loanswherever possible under the new Regulatory Reform Order 2002.

Option D

As above but undertake more detailed programme of environmentalimprovements such as alleyway treatment, lighting schemes andcompulsory acquisition of vacant buildings. This to be undertaken in aneffort to reduce actual crime and the fear of crime in the community.

Option E

As D above and undertake to develop new build schemes in the area onunderused land and sites with RSL’s or other partners.

Option F

As E above but including some limited clearance to permit more new builddevelopment and better environment in the those areas subject to mostvandalism and social stress.

Option G

As E above but including a detailed programme of socio economicimprovements in conjunction with the housing and environmentalimprovements.

Evaluation against criteriaEvaluation against criteria

OBJECTIVE OPTION PACKAGE

A B C D E G

House Improvement 5 10 10 15 15 17 Crime Reduction 1 7 8 14 14 17 Environmental Improvement 2 5 7 12 15 18 Re-use vacant property 1 3 5 8 10 15 Shopfronts 1 3 7 9 10 15 Communal Facilities 1 3 5 6 7 16 Community development support 1 3 5 8 8 14 Underused land 1 4 6 9 12 15 Traffic Management 1 5 7 10 11 14 Accessibility 1 2 3 8 8 12 Cleanliness 2 5 6 10 12 15 TOTAL 17 50 70 109 122 168

Economic AssessmentEconomic Assessment

Based purely on results of stock condition Based purely on results of stock condition survey and does not include socio-economic survey and does not include socio-economic criteriacriteria

andand Based on 4 options Based on 4 options

– Clearance of all properties £149mClearance of all properties £149m– Improvement of all properties £5.9mImprovement of all properties £5.9m– A mixture of clearance or both £22.5mA mixture of clearance or both £22.5m– Do nothing £95mDo nothing £95m

Desired Option GDesired Option G

Achieves max score in assessment against Achieves max score in assessment against aims and objectivesaims and objectives

NPV of £5.9m for house improvementNPV of £5.9m for house improvement Fits in with all guiding policiesFits in with all guiding policies Socio-economic initiatives seek to restore Socio-economic initiatives seek to restore

confidence of local communityconfidence of local community Leads to private sector investmentLeads to private sector investment

Financial Appraisal of Option GFinancial Appraisal of Option G

£13.2 m over 10 year life£13.2 m over 10 year life– includes socio economic initiativesincludes socio economic initiatives– sub amount for spend in early years to fund sub amount for spend in early years to fund

Gateway and complete AlleygatorGateway and complete Alleygator– Recoup some from sale of acquired land or property Recoup some from sale of acquired land or property – Makes use of underspends from Housing General Makes use of underspends from Housing General

FundFund– Consolidation of budgets for other initiatives under Consolidation of budgets for other initiatives under

Renewal Area umbrellaRenewal Area umbrella– add fund from other agencies on dec of NRAadd fund from other agencies on dec of NRA– add funding from environmental improvements at add funding from environmental improvements at

£1k per house£1k per house– add supplementary funding from ODPM on appadd supplementary funding from ODPM on app

Economic Assessment over 10 yearsEconomic Assessment over 10 years

Yr 04/0505/06 06/07 07/08 08/09 09/10 10/11 11/12 12/13 13/14

Cost over10 years

No. of schemes

repair 300 600 600 600 600 600 300 300 300 300 4,500 210Renovation grants 150 250 250 250 200 150 150 150 150 150 1,850 120

75 75 75 75 100 100 100 100 100 100 900 90+Overshopscheme 25 50 50 125 5Land acquisition 30 300 300 150 100 880 ?Env Improvements

ary wall 30 60 100 100 120 120 120 120 120 120 1,010 700+ator 50 100 100 100 50 50 50 50 50 50 650 600+cape 60 100 100 100 100 100 100 100 100 100 960 10

ays + 40 80 80 80 80 80 60 60 60 60 680 20g 20 30 30 30 30 30 30 30 30 30 290 ?

40 50 50 60 60 60 60 60 60 60 560ronts 30 50 25 25 25 25 25 205 8+ay 10 300 750 1,060

Neighbourhood signs5 5LS 865 1,945 2,410 1,570 1,465 1,295 975 950 950 950 13,675