DATE: 29 OCTOBER 2002
PROPOSED WESTBOURNE RENEWAL AREA
EXECUTIVE MEMBER(S): MICHAEL CARR
CORPORATE DIRECTOR: ANDY SNOWDEN
PURPOSE OF REPORT
1. To advise members of the Executive of the conditions prevalent in the
specified area, the Neighbourhood Renewal Assessment that has been
undertaken, and resident consultation carried out.
To make recommendations regarding the declaration of the
Westbourne Renewal Area in order to address the issues identified,
and provide regeneration for the area.
2. It is recommended that the Executive Board:
a) Agree that formal consultation on the declaration of a Renewal Area be
undertaken in line with s.89 (5) of the Local Government and Housing
b) Subject to the results of the statutory consultation, Members agree to
declare the area shown on the attached map a Renewal Area, namely
“The Westbourne Renewal Area”, in accordance with the provisions of
Part VII of the Local Government and Housing Act 1989. This will be a
10-year programme of proposals to improve living conditions within the
Schedule of properties:
Abingdon Road - 95-195 odd, 90-192 even
Acton Street - all
Angle Street - all
Aspley Street - all
Aubrey Street - all
Byelands Street - 25-37 odd, 26-60 even
Croydon Road - all
Egerton Street - all
Egmont Road - 0-31 odd
Errol Street - all
Falmouth Street - all
Haddon Street - all
Lothian Road - 3-45 odd, 2-66 even
Marton Road - 205-279 odds
Muriel Street - all
Park Vale Road - 8-82 even
Park Lane - 85-137 odd, 100-130 even
Roscoe Street - all
Seaton Street - all
Southfield Road - 99-177 odd
Upton Street - all
Victoria Road - all
Waterloo Road - all
Woodlands Road - 24-118 even
Whitfield Buildings - 1-5 (off Park Vale Road)
NB. A map of the area is attached at appendix 1.
c) Officers are satisfied that the area meets the criteria required for
the Council to use its powers under the Local Government and
Housing Act 1989, to declare the area defined, as a Renewal
Area. The criteria laid down by the Secretary of State are as
1. Minimum 50 dwellings 1258
2. Minimum 1/3 of dwellings in private ownership 91%
3. Minimum 1/3 of dwellings are:
a) dwellings which are unfit for human habitation (within the meaning
of section 604 of the Housing Act 1985); 55%
b) dwellings requiring works in respect of which grant would be available
in accordance with chapter 1 of part 1 of the Housing Grants,
Construction and Regeneration Act 1996;
c) dwellings in a building in respect of which a group repair scheme
could be prepared in accordance with chapter 11 of that part.
4. Minimum 10% of the households in the area appear to be eligible for one Council
or more forms of income-related or income based state benefit. Tax
3. The recommendations are supported by the following reasons:
(a) It is evident from the physical and social information available that there
are high levels of deprivation within the area, and that housing related
problems are a major feature. Therefore, long term investment proposals
are required to address housing conditions together with the general
environment, to ensure that the area can remain sustainable in the future.
(b) A Neighbourhood Renewal Assessment has been carried out in
accordance Department of the Environment Circular 17/96 – Private
Sector Renewals: a Strategic Approach. The Best Course of Action
identified for the area is a programme of regeneration works to address
levels of unfitness within properties, and undertake general
improvements to the street scene and general environment.
Whilst the main focus of the Renewal Area will be housing based, it is
envisaged that the Housing Renewals Team will be in a position to
facilitate various other initiatives within the area. This may be achieved
via liaison with other Council Departments or outside bodies, together
with communication and consultation with stakeholders in the area,
ensuring a co-ordinated approach to the regeneration of the area.
Initially funding will be targeted towards the improvement of existing
housing stock and the surrounding environment. However, it must be
stressed that should new information or further consultation provide
alternative options to improve the housing market, then these will be
explored as part of a wider strategy and implemented as part of the
The background work undertaken thus far provides evidence that the
area is a sustainable one. In light of this, and to build upon the Housing
Market Renewal Strategy work being undertaken across the town, the
Renewal Area programme will be developed to fit strategically with
re-structuring work and the wider regeneration of the town centre.
c) Some consultation has already been undertaken with
stakeholders in the area during the development of the proposals,
as part of the NRA process. Those who have been consulted
include the following:
Other statutory bodies/Local Authority Departments
Various methods have been used to communicate including 4
resident/landlord consultation meetings, a meeting with the ethnic
minority community in the local Mosque, house condition surveys,
resident surveys, numerous communications via letters, and a
newsletter/information booklet to every household in the area.
Housing staff have also been available throughout the process to
respond to any queries that have arisen.
From the consultation undertaken key issues affecting the area
have been highlighted, these can be grouped into 5 major
categories, as follows:
These issues have been reflected within the NRA, within either
the socio-environmental or economic assessment.
d) The Central Renewal Area located around the St. John’s Gate
area of the town came to the end of its 10 year life in July 2002,
and the nearby Clarendon Renewal Area between Southfield
Road and Borough Road is half way through its 10 year life.
The proposed Westbourne Renewal Area shares one of its boundaries
with the Clarendon Renewal Area along Southfield Road, and provides
the opportunity to continue our area based strategic approach to
regeneration of older housing within the town.
DECISION IMPLEMENTATION DEADLINE
4. For the purposes of the scrutiny call in procedure this report is considered as
BACKGROUND & CONSULTATION
5. A brief overview and background to the area is provided below.
a) The proposed Westbourne Renewal Area is situated approximately ¾
mile south of the main commercial centre of the town, within easy
walking distance (appendix 1). It consists of 1258 properties 1204
residential, 50 commercial, 2 purpose built blocks of flats, a children’s
day nursery and a Mosque. The University of Teeside is situated to the
West boundary of the area off Woodlands Road, to the North of the area
is bounded by Southfield Road which also forms a boundary of the
current Clarendon Renewal Area. To the east is Marton Road with
commercial properties and Longlands College of Further Education
beyond. The area is bounded to the south by Egmont Road and Park
Lane with further University buildings to the South side of Park Lane
and Albert Park beyond.
b) The age of the housing in the area is predominantly pre-1919 terraced
properties, with some younger terrace properties dating from inter-war
period. There is a mixture of property types, the majority being small
two and three bedroom terraced houses, with some larger 3 bedroom
terraces on Egmont Road, Park Vale Road and Abingdon Road. Large
3-4 bedroom terrace properties are located on Lothian Road and
Croydon Road, and in addition to those on Southfield Road and
Woodlands Road there are three storey terraced properties, many of
which are Houses in Multiple Occupation (HMO’s). There are
currently 13 HMO’s on the Councils HMO Registration Scheme within
the Renewal Area.
c) Analysis of the housing tenure information shows that the area is
primarily owner occupied (67%) and privately rented (24%). There are
lower levels of social housing stock with Housing Association
properties accounting for 4% of the stock, and Local Authority 5%.
Due to the close proximity of the University, a large amount of the
private rented sector is let as student accommodation.
d) The land use within the area is predominantly high-density terraced
housing together with the access roads to these properties. There is also
a nucleus of commercial business along Victoria Road and Waterloo
Road, which serve the local community. In addition there is a Mosque
situated on Waterloo Road which provides a place of Worship for the
large Muslim population (36%) in the area.
e) It is evident from the physical and social information available that poor
housing related problems are a major feature of the area. A significant
number of properties within the area are in need of substantial repair or
improvement, this is borne out by the high unfitness levels (55% unfit).
There are currently 66 empty properties in the area, these properties
attract vandalism, nuisance and anti-social activities. Although these
empty properties have a detrimental effect on the locality, the area does
not suffer to a great degree at present. However, it would be one of the
Renewal Area objectives to seek ways in which to satisfactorily deal
with empty properties within the area.
f) There has been no strategically planned investment within the area over
the last twenty years, and this is reflected in the extent of housing and
environmental improvements required to regenerate the area. Since
renovation grants became discretionary the policy of the council has
been to target resources on area basis, only providing grant assistance
outside these areas where the case is deemed to be presenting an
imminent risk to the health and safety of the occupants. Therefore,
regeneration activity has been restricted to improvements carried out by
the property owner, with a limited number of grants to individual
properties funded by the Local Authority.
Physical and Social conditions have declined in the area over the
years which the Council are committed to addressing via the
Renewal Area. However, without the co-ordination of policy and
concentration of powers associated with this declaration, it is
unlikely that long term revitalisation will be achieved.
6. The overall option of whether to implement the recommendations of this
report or decline the approval will have vital implications for the
Westbourne neighbourhood, the residents/stakeholders in the area and
continuing regeneration programme of older housing areas in the town
Option Advantages Disadvantages
Carry out the Continuance of the Areas outside the
recommendations actions already designated area will
undertaken as part of not benefit from the
the SRB projects in projects and
the area. resources being
Improve the quality of
life of residents in the Residents outside the
area. designated area will
be precluded from
Meet expectations of any of the
residents in the area. improvements
planned for the area.
Continue the impact
of the improvements
sustainability of the
area in general.
Decline the approval Allow capital Reversal in principle
resources to be to the actions
targeted for housing currently underway
projects elsewhere in as part of the SRB
the Town. programme of
Expectations of the
residents in the area
will not be met.
A decline in the
quality of life of local
The sustainability of
the area may decline
if investment is not
FINANCIAL AND WARD IMPLICATIONS
7. The anticipated costs to undertake the recommended Best Course of Action
have been provisionally estimated at £5 million, which will be distributed over
a 10-year period.
However, it is envisaged that during the life of the Renewal Area further
detailed investigations will take place, providing additional evidence to support
more extensive schemes where appropriate. This may obviously involve
increased funding which we are unable to foresee at the present time, but all
sources of additional funding will be explored, and no schemes will be
undertaken unless the necessary monies are in place to support them.
The Council has recently submitted a bid for £300,000 of SRB funding to
undertake an improvement scheme to properties along Marton Road. These
properties are within the proposed area, and if approved, this will form part of
the overall funding required for the Renewal Area, and provide an initial focus
following its declaration.
Further funding over the lifetime of the Renewal Area will be sourced from the
Housing Investment Programme allocation, together with further bids through
initiatives such as SRB that are available at certain stages in the future.
The implications of the recommendations affect the Westbourne Ward. The
Ward Councillors have been consulted.
COUNCIL POLICY FRAMEWORK AND BUDGET
8. The Council’s policy document for the Housing Investment is the Housing
Strategy. This project contributes to key actions within the strategy remit.
9. The recommendations are in line with the following Corporate objectives:
Investing in our neighbourhoods
Improving urban living
CORPORATE DIRECTOR: ANDY SNOWDEN
HEAD OF SERVICE: BILL PERCH, HEAD OF HOUSING SERVICES
The following background papers were used in the preparation of this report:
Westbourne Renewal Area Declaration Report – Housing Renewals Team,
Middlesbrough Council, 2002.
AUTHOR: Steve Brodrick, Principal Housing Renewal Officer
TEL NO: 01642 264533
APPENDIX 1 : MAP OF THE WESTBOURNE RENEWAL AREA