No Stranger To Change (Background)

A little while ago we posted a piece about a project we were working on with Gateshead council and Bridging Newcastle Gateshead involving everyone from local residents and council members through to ex assistant England manager Lawrie McMenamy. Well the project’s been complete for a couple of months so we thought we’d fill you in what’s been happening around it.

The Project Itself

Background

Gateshead has a fascinating history that spans from an early Roman settlement to the heavy industry of coal mining and chemicals. It has seen massive changes in its economy and lifestyle over the past decades but is always developing to respond to the needs of its residents.

One of the key challenges facing the borough today is the provision of good quality housing that supports the growth of local communities.

Gateshead has been affected by the failure of the private sector housing market in recent years and has struggled to provide housing that meets the demands of 21^st century living.

Many of the borough’s properties were built quickly and cheaply at the turn of the 20^th century to house manual workers. This resulted in high density streets and compact properties that offered little opportunity for growing families to stay in the neighbourhoods they loved.

More recently, a small number of anti social private sector tenants have caused problems for the wider community, and aging properties that were poorly maintained by absentee landlords resulted in parts of neighbourhoods that no longer reflected the longstanding residents pride and affection for their community.

Facing the challenge

To tackle these problems, Gateshead Council has introduced a range of programmes to improve and reinvigorate the private sector housing market.

Since areas of Gateshead were designated a Housing Market Renewal (HMR) pathfinder in 2002, Gateshead Council has been working with its partner Bridging NewcastleGateshead (BNG) to develop programmes that will improve neighbourhoods for everyone.

With the help of local residents, the council and BNG identified three areas that would benefit the most from such improvements: Bensham and Saltwell, Felling and Teams.

Over the past few years, these improvement programmes have started to make a real difference to the three communities and will provide a more sustainable, long-term future as the investment starts to take affect.

These programmes include:

Demolition

Selective demolitions are already underway to create redevelopment opportunities for Developers to work with the Council to re-invest in Gateshead’s neighbourhoods. The properties in the demolition programme are old terraced flats and houses that no longer provide modern living standards or meet the aspirations of local residents.

New build

New modern homes will be built across Gateshead to ensure residents have a wide range of properties to choose from. These new properties will stand alongside established streets to ensure that residents can choose from a mixture of flats, starter homes and family properties as their needs change.

Block improvements

Many of Gateshead’s streets have been restored to their former glory through block improvements. New railings, doors, windows, stonework, guttering and brick pointing have breathed new life into entire streets of stylish properties that residents can really be proud of.

Selective licensing

The licensing of private landlords on Sunderland Road has helped to ensure private rented properties are of a decent standard and that landlords are operating professionally.

Park improvements

Parks have been improved to provide open spaces for everyone to enjoy. New plants, seating, security features and play facilities have been introduced to create green spaces that all the community can benefit from.

Neighbourhood management

Gateshead Council’s neighbourhood management team is working alongside residents, Street Representatives, Council Services and other partners such as the police to ensure demolition and improvement areas remain safe, clean and secure while change is happening.

Neighbourhood Action Plans

Following an extensive consultation exercise, a neighbourhood action plans were agreed for each of the three communities benefiting from regeneration programmes so that the investment can be tailored to the requirements of local residents.

Bensham and Saltwell

This large neighbourhood is home to a diverse population that includes residents from a variety of different backgrounds including an internationally renowned Orthodox Jewish community. Apart from its location close to the town centre residents also have easy access to the leisure centre, Gateshead Central Library, Saltwell Park and Shipley Art Gallery.

The area is dominated by densely populated traditional terraced houses and Tyneside flats so its neighbourhood action plan focuses on offering better quality homes and a greater mixture of housing options.

Felling

The Felling community is urban in nature with industrial areas lining the banks of the river Tyne. It is home to major transport routes, including the Tyne and Wear Metro and Felling Bypass.

The neighbourhood – particularly the Brandling estate – is characterised by traditional high-density terraces. Selective demolitions have already taken place to remove several maisonettes in the area and the neighbourhood action plan for Felling includes other measures to improve the quality and mixture of housing available to residents.

Teams

Teams stretches along the River Tyne from the King Edward Bridge to the entrance of the River Derwent. It is an area familiar with housing regeneration after experiencing major slum clearance in the 1960s and 1970s.

The area comprises a large number of traditional terraced properties and its neighbourhood action plan recognises the need to offer more housing options, better open spaces and property improvements.

Support for residents

Residents who are affected by regeneration programmes can access a range of support to improve their property or relocate to a new home.

Compensation

Owner-occupiers, landlords, tenants and business owners in demolition areas may be entitled to compensation. The level of compensation awarded depends on individual circumstances but might include:

• Owner-occupiers – a 10% ‘home loss’ payment on top of the agreed valuation of their property.
• Landlords – a 7.5% ‘basic loss’ payment on top of the agreed valuation of their property.
• Business owners – a 7.5% ‘basic loss’ payment on top of the agreed valuation of their business premises.
• Tenants – all tenants are offered a ‘home loss’ payment of over £4,500. *

*All compensation rates correct as of June 2009

Disturbance payment

Gateshead Council can pay a one off ‘disturbance payment’ to anyone adversely affected by regeneration activities. This payment can cover the costs of any ‘out of pocket’ expenses, including mail redirection or reconnection of satellite or broadband services.

Equity release loan

Owner-occupiers who want to buy a replacement home can benefit from independent financial advice and may be eligible for an equity release loan.

The loan is designed to bridge the gap between the value of an owner’s current house and the value of their new home. A portion of the loan can also be used to improve the new home. The loan is only repayable when the new home is sold or disposed of in the future.