Memorandum submitted by the Welsh Streets
Home Group
This evidence has been prepared by the Welsh
Streets Home Group (WSHG) a residents group in a Liverpool Pathfinder
area. The text is based on discussions with over 200 residents
in Toxteth, over an 18 month period, informed by local and national
amenity and advisory bodies, engineers, architects, environmentalists
and estate agents.
The jargon of sustainability has been used in
communications to residents about housing and community. This
has translated into a confused and measureless practice which
lacks definition. Residents have been told they must prove themselves
to be a "sustainable community" by a local government
unable to define or measure the requirement.
It is hoped that this evidence will be viewed
as a useful window into delivery of a Pathfinder. Inevitably the
text examines broader issues and views the national picture. It
refers to the broadly approved sustainability agenda that the
government has outlined, and which the public want.
Whilst there is great confidence in the economic
performance of the government, and relief that issues of poverty
and urban decline begin to receive attention, there are deep and
widespread concerns that the systems in place do not offer best
value to the economy or the environment. It is disputed that either
Southern growth areas or Northern demolitions meet current or
future needs.
A1 Can a voluntary code deliver the degree
of change needed in the building industry to achieve well designed,
energy efficient sustainable buildings which have minimal impact
on the local environment?
A1(1) House builders enjoy a captive market
with few options other than to accept the "off the shelf"
product. The developer is not the end user and energy savings
benefit the occupant rather than the builder. It is unlikely a
voluntary code will achieve necessary design changes.
A1(2) The cost of delivering new build to
eco-homes has been quoted as incurring £1,800-£3,000
additional cost. If accurate this figure is low enough to have
minimum impact on delivery and maximum impact on environmental
benefits.
Figure for the up-grade of existing houses to
Eco-homes targets are not currently available, but since existing
stock comprises the majority of units energy efficiency upgrades
for existing homes should form the basis of immediate action and
fiscal incentive. It might benefit from open competition similar
to that which invited the design of a £60k house. Research
in this arena is vital.
A2 Is the Government doing enough to promote
the Code, with the industry and the general public, ahead of it's
introduction early in 2006?
A2 The public will to achieve sustainability
is great. Advice and assistance to achieve would benefit from
input. The progress made by the construction industry as reported
is sluggish, and unlikely to change unless forced to.
A3 Should the Government be introducing fiscal
measures to reward higher building quality and greater environmental
performance?
A3 Yes, and potentially introducing regulation
and penalties for failure to comply.
"An idea would be to convert carbon saving
(at construction and in future use) to financial commodity. By
doing this a developer can gain credits that can be converted
to tax savings etc to encourage refurbishment. A developer would
rather do off the shelf new build as it is easier and crucially
less time consuming and therefore more cost effective. Financial
incentive on environmental performance would therefore persuade
developers to see existing structures as an opportunity and not
a hindrance (ie VAT on refurbishment actively encourages demolition)."
Rob Hyde; Student of Architecture, Manchester
School of Architecture
B4 Does the ODPM Five Year Plan, Sustainable
Communities; Homes For All; tackle the impact of house building
on the environment or merely pay lip service to it?
Increasing Supply, Choice and Social Mix Without
Building
B4(1) The Five Year Plan tends to neglect
available opportunities to increase the number of homes by means
other than house building.
B4(2) These opportunities include fiscal
measures to encourage refurbishment, including the abolition of
VAT on refurbishment, regulation to ensure empty homes are occupied,
or abandoned homes are repaired.
B4(3) It may also include bringing previously
non-housing building into use for dwellings as exemplified in
for example Urban Splash's Matchworks conversion of the former
Bryant and May factory. Factory sites in particular tend to have
good existing communications and infrastructure extant or repairable.
Empty Homes—Empty Promises
B4(4) Current powers providing local authorities
with the ability to issue Compulsory Purchase, or enforce repair
may appear to offer progress in this area.
B4(5) Yet the current output measures of
the Pathfinder Scheme have the effect of rewarding abandonment,
market manipulation and "managed decline".
B4(6) Liverpool has an unusually high number
of abandoned and empty homes already in public ownership 34% of
the total empty homes as opposed to 16% in publicly owned empty
homes in Manchester.
B4(7) Liverpool City Council have over a
period of time, along with Registered Social Landlords refused
to let, repair, or sell these properties.
B4(8) This is despite consistent and demonstrable
buyer interest from would be owner occupiers, reputable developers
and private landlords.
B4(9) This has the effect of suppressing
and damaging local markets, frightening would be occupiers from
renting or purchasing in areas where homes are left to decay.
B4(10) Therefore the strategy the increased
local authority power to seize empty homes by Compulsory Purchase
can only be seen as responsive and sustainable as the local authority
in question.
B4(11) The local authority has already some
power to pursue repair of abandoned property in private ownership,
but have not effectively pursued the repair of the half dozen
derelict homes in the Welsh Streets, despite the desirability
of the homes and the blight they inflict on the neighbourhood.
B4(12) The new measures for compulsory purchase
of empty homes, although seen as a positive step are unlikely
to remedy issues of supply, demand or value unless local authorities
are properly accountable and subject to fiscal measures, and regulation
themselves.
B4(13) It is feared that in Liverpool these
additional powers will add to the perceived long term abuse of
existing powers.
B4(14) As the largest local employer the
Liverpool City Council exerts extraordinary power and influence
in the city. The financial leverage available to a local authority
in this position may need support and scrutiny if it is to avoid
damaging the quality of life or trading and housing opportunities
for its residents.
Market Demand and Joining Things Up
B4(15) The buyer interest known to WSHG
is in the inner core, in Pathfinder areas, significantly often
pre-dating the Pathfinder scheme. Minimal research efforts have
registered over 80 potential buyers for homes in the Welsh Streets
area despite the threat of demolition. The potential buyers registered
to date are not private landlords or investors, they want to renovate
and live in the houses. This interest is currently denied, thus
contributing to decline.
B4(16) "The Five Year Plan" speaks
of the potential for private sector investment in housing stock,
thus providing private sector rental supply. In the light of this
aspiration, and clear need, it is regrettable that the Pathfinder
has demonised Private landlords in the local press and in it's
communications with residents. Currently Private tenants in decanting
areas are offered Social Housing, which is adding to existing
two year waiting lists.
B4(17) It may be helpful to test the market,
removing the threat of demolition for homes in which buyer interest
has already been expressed and agreeing refurbishment of public
areas and basic services. This would release funds to accommodate
the increased costs of purchase and resettlement which plague
the HMR scheme.
B4(18) The local authority waiting list
for accommodation is 11,000, the RSL waiting list is 18, 7,100
endure overcrowded conditions whilst simultaneously large swathes
of Liverpool are experiencing the blight of empty homes. The empty
homes problem is contributed to, if not sustained by the local
authority, and registered social landlords.
B4(19) Liverpool City Council may benefit
from incentives to respond to radically changed market conditions.
If improvements in local management are not quickly delivered
"target" inhabitants will doubtless depart. The apparent
excess of Council Officer power in the city is cause for concern.
(ref icliverpool Liverpool Echo and Daily Post)
B4(20) The predisposition to demolish apparently
emanating from the CURS research, The Northern Way, The Pathfinder
Scheme, Local Authority and Housing Associations is causing avoidable
hardship and has the potential to destabilise broader markets,
and undermine growth and sustainability in the North.
B4.(21) There appears a lack of cohesion
between the strands of ambition contained in the five year plan,
the agencies delivering the plan, and the underpinning rational.
The plans describes sustainability, but produces unsustainable
schemes, attempts market renewal, but fails to accommodate an
inevitably dynamic market. The division of cohesive communities
in pursuit of "majority support" for schemes of dubious
merit is a city wide phenomena but this too flies in the face
of Government aspirations.
"In Liverpool, traditional terraced houses
are the norm. There is no doubt that these houses do indeed provide
sustainable homes for families, but their future may have been
put at hazard by some of the HMRI propaganda against them. The
power of sentiment in the housing market is strong and if the
message were to take hold that such housing is obsolescent, then
this could unleash enormous pressures on the demand for alternative
forms of housing. People who might have contented themselves with
traditional housing would be propelled into the housing market.
This would overwhelm any progress made in adjusting the supply
of detached and semi-detached suburban housing."
". . . it is not high density terraced housing
nor its location that is a problem per se, but rather the social
conditions which surround the houses." CPRE—"Useless
old Houses?" March 2004
"Instead of supporting a perverse propaganda
assault on demand for terraced housing, the Council could act
to increase the demand for them—thereby taking pressure
off the demand for alternative housing forms. This could include
"soft" measures such as marketing the qualities of Liverpool's
terraced housing. And, as Highway Authority, it could include
"hard" measures such as extensive traffic calming, "Home
Zone" protection and more street trees."
(appendix 1 HMR A Discussion Paper; John Coyne,
Software Designer, Liverpool City Councillor Lib dem) [not printed]
B4.(22) The assumption that new homes with
gardens will reduce or remove the primarily social and economic
problems which afflict Pathfinder inhabitants is naive, and has
failed in this city and elsewhere many times before.
(Ref Mott Macdonald Survey, "Include"
showing 72% or respondents satisfied or very satisfied with their
accommodation, but worried by anti-social behaviour, and crime.
Appendix 2) [not printed]
Until social and economic issues are resolved
the Pathfinder homes whether new or old, will not be the first
choice destination for buyers or renters.
If mixed tenure, mixed dwelling type developments
are to succeed anywhere, buyers need to be confident that their
efforts will not be subject to excessive influence and control
from local authorities and Housing Associations. It is viewed
as vitally important that existing homeowners are treated respectfully,
in neighbourhoods where existing ownership sees public bodies
in control of high percentages of stock.
Informed Decision Making
B4.(18) The English Housing Condition Survey
2001 estimates the cost of bringing "non decent" homes
up to decent homes standard as £7,181 per average dwelling.
Local Housing associations who have experience in this field with
regard to the terraces in question quote around £34K for
the same work, whilst ITV have performed the task for 24K. Local
small developers and national investors report their renovation
costs vary. These costs would be reduced by multiple purchase
in refurbishing whole streets but compare favourably with the
economic costs of demolition.
(ref Tonight with Trevor Macdonald renovation
of Welsh St home May 2005)
B4 (19) Wherever possible compulsory clearance
of whole areas should be reconsidered in favour of less drastic
interventions. For example, the retention of terraced streets
can accommodate loft-style conversions for single person occupancy,
and two-into-one conversions to accommodate larger households.
Such schemes would allow for loss of floor space caused by adding
insulation to the two exterior walls.
Four and more bedroom, and single household
accommodation are under represented in replacement housing proposals
for the Welsh Streets.
B4.(20) Lack of promotion of the economic
and environmental benefits of refurbishment and data regarding
the cost of up-grade to Eco-homes energy efficiency standards
imply predisposition towards demolition at the outset of the HMR
scheme.
B4.(21) It is therefore suggested that risk
assessments were not informed by market experts and economists,
and that no fallback position was investigated or developed with
regard to radical increases in land prices, as witnessed in Liverpool.
B4.(22) This leaves residents in impoverished
areas further disadvantaged by the threat of demolition unable
to exploit their property assets or benefit from the house price
rises available in non pathfinder areas. It also results in the
development of unrealistic expectations amongst residents.
B4.(23) Newheartlands the Merseyside Pathfinder
has sought an additional 42 million for clearances, against a
very small sum for refurbishment in its current funding bid, implying
that they have no intention of reviewing the bias towards demolition.
B4.(24) Whereas there is ample evidence
from Leed's Headingly, Manchster's Didsbury, and even Liverpool's
Sefton Park, that the historic housing stock in Toxteth is precisely
the kind of dwelling sought by incomers and "target residents"
it remains largely under threat or blighted.
B4 (25) The lack of reference to other successful
models of market lead regeneration and to the type of homes and
districts popular with incomers threatens to undermine Liverpool's
new found confidence.
B4.(25) Unlike MMC new build in which incoming
developers are accused of failing the local labour pool, refurbishment
offers training, skills and earning opportunities for local people
which they could go on to exploit across 60% of the national housing
stock. This seems a more sustainable approach to housing if the
term is viewed as an expansive model of practice.
B5 To what extent does the Five Year Plan
address the environmental implications of the geographical distribution
of demolition versus new build?
Don't Put All Your Eggs In One Basket
B5.(26) The Five Year Plan lays out a disturbingly
South East centric series of environmental and economic sustainability
theories. The Southern bias in of earmarked "Growth Areas"
and the view of Sir John Egan regarding the poor potential of
the North is not viewed as realistic, desirable or sustainable.
B5.(27) The Five Year Plan neglects not
only the environmental implications of the geographical distribution
of demolition versus new build, but the striking economic and
social implications which imply seriously fragmented thinking,
and a grotesque misunderstanding of what sustainability entails.
B5.(28) Proposals to increase dwellings
on flood plains, which cannot be supplied with water would be
comic, were they not in progress.
Flood resistance is predicted to cost an additional
£7k to the costs of these new developments, but it is not
know if it is possible to resist or accurately predict changes
in sea level, rainfall or temperature.
B5.(29) The proposals for the four Growth
Areas emerge in a context of scientists, engineers and environmentalists
expressing forthright concern, whilst both Northern and Southern
populations look on in disbelief. (ref The Southern Region Environment
Agency September 2004)
B5.(30) The assumption that increasing supply
will reduce the cost of housing to householders needs greater
analysis and economic interrogation. The profit incentive and
drive towards public private partnerships must not be allowed
to dictate solutions to problems essentially caused by the influence
and power of profit.
B5.(31) Since property is a vehicle for
investment, there appears nothing to suggest that ownership will
fall to those with the greatest economic power, those who already
own property or who have the means to borrow money. Investors
who buy property to harvest increased value over time are not
obliged to let people live in it.
B5.(32) The predicted increases in the number
of new homes needed to accommodate the population are disputed
and require interrogation.
B5.(33) Thus even if the new build targets
are reached there is no evidence to suggest that they will be
affordable in enough quantity, that supply for owner occupation
will increase in the private sector, that home ownership will
extend to the three in 10 who currently rent their homes, or that
homelessness will decrease.
B5.(34) To an extent current difficulties
in the North originate in regional wealth disparity, and form
the basis of the exodus of skilled and educated people from Northern
cities. This existing imbalance in regional wealth would be exacerbated
if the Growth Areas proceed, with serious implications for increased
poverty, crime depopulation and skill drain for Northern areas.
The Southern bias is not sustainable.
B5.(35) Whilst The Northern Way offers a
forward looking view with regard to transport the assertion that
400k houses needed to be demolished is no longer accurate, and
not adequately justified.
B5.(36) The vision of a conurbation from
Hull to Liverpool merely emulates the South Eastern sprawl and
threatens the problems associated with large scale development.
The divisive schemes would deliver earnings,
but low quality of life in the overcrowded South, or poverty reducing
the potentially excellent quality of life in the North where the
amenities, space, water and land above sea level are in reasonable
supply.
B5.(37) It is a culturally impoverished
view of future life, and unless new visions for both North and
South are devised, the stated aspiration of many young people
to leave the UK will become a reality. There is no reason to assume
the skill drain will stop at the South East. It must be remembered
that young people are a decreasing resource in Europe.
B5.(38) The procurement of new and sustainable
visions require wider experience to informs progress. Wealth and
amenities are needed nationally. The schemes currently under discussion
reflect the proximity of power brokers to Whitehall, and lack
a national perspective.
B5.(39) It is unlikely that pursuit of the
currently proposed schemes will be popular, or that they will
assist the vital social cohesion now in serious fracture in the
UK. They are likely to be expensive and if the aim is to increase
the nation's potential as a competitor then it is pertinent to
look towards those with whom the U.K. expects to compete.
B5.(40) Amongst the underlying trends amongst
the serious global competitors are extremely effective multi-lingual
education systems, the devotion of resources to innovation, reduced
regulation in industry and access to cultural activity.
B5.(41) We are not aware that the Federation
of British Industry or others has sought the proposed housing
actions as a route to "competitive" improvements, and
are concerned about the origin of the underpinning agenda.
B5.(42) If sea levels continue to rise faster
than predicted, dependence on London and the low lying area in
the South East may prove a fatally uncompetitive example of unsustainable
development.
B5.(37) There are many wealth creating businesses
dependant on a South Eastern location to, but also opportunities
to relocate opportunities to other regions including the North.
B5.(38) This would demand transport infrastructure.
Yet Government refuses the comparatively paltry sums necessary
to confirm the trams for Liverpool, extend the hugely successful
Manchester Trams or commit to a new Mersey Bridge at Runcorn.
B5.(39) The diminished quality of life in
the South despite earnings threatens a continued flow North of
"downsizing" Southerners, who refuse to tolerate endless
commutes, scarcity of open space, and "dormitory non-communities".
Their comparative equity wealth threatens inflation of the Northern
housing markets. This and general investor activity may well keep
even fairly affluent Northerners out of the housing market.
Development Agenda; New Houses and Their Builders
1. It is vital in discussion of housing
that it's unique cultural and financial status is recognised.
Housing is more than essential shelter from
the elements, being also a place of personal freedom, security
and comfort.
It can be a signifier of status and power, a
vehicle for the investment of capital, and capable of producing
income.
2. The building industry is inevitably motivated
by the needs of company shareholders. It costs money to develop
new housing products which contribute to the "common good."
3. Delivery of existing, and eventually
further Eco-Homes energy efficiency targets in new developments
will need fiscal measures, possibly enforced through regulation
but better achieved by incentives and supported by research.
4. The increased skill-base to oversee this
aspect of building inspections will require increased human and
financial resources.
5. Additionally the requisite research and
development resources which could enable UK based production of
MMC Eco-homes are viewed as an urgent priority for spending.
6. MMC is not without risk, in particular
the ability to repair or replace prefabricated panels requires
large scale investment and centralised production, and the relative
benefits must be assessed against use of local materials and production.
7. MMC build has been the subject of concern
regarding fire hazard and potential to require air-conditioning.
(appendix 1 Vienna University and BRC reported
Observer 2005) [not printed]
8. The apparent expertise available outside
the UK in the field also threatens an import based housing supply,
which compound the UK's dependence on imports for food and power
and is presumably unsustainable for the UK economy.
Adapt or Die
"It is time that we in Britain, so good
at fundamental science also came fully to appreciate the intellectual
challenge behind product development. We seem culturally unable
to realise that this can be more challenging than fundamental
science and requires the very best minds. In my view this has
already been grasped in India and China which in my view is pleasing
because after all technology is the means by which the developing
world can increase its standard of living but if we do not join
the race to advance technology we face serious consequences not
least that we will fall behind in our own intellectual, social
and material development."
Lord Broers, Reith Lecture "Technology
Will Determine The Fate of The Human Race" 2005
9. The long term risk in failure to invest
in engineering and technology research, and UK manufacturing is
well rehearsed and a matter of pressing concern. This want has
significant impact on sustainability.
10. The extent to which primary and secondary
education fails to provide a solid foundation from which mathematicians,
designers, scientists and engineers are likely to spring demands
immediate and significant investment.
11. The lack of breadth in education is
identified by Lord Broers and countless others as a significant
impediment to the development of skills in the UK.
12. The lack of productive learning environments,
and cross discipline awareness, contribute to the failure of education
to give broad foundations to later specialisms.
13. This lack of broad education foundation
can be viewed as a significant contributor to the current skill
shortages in Civil Engineering, Town Planning and other disciplines
relating to housing and infrastructure development.
14. Since building companies are largely
small to medium scale businesses operating as independent fragments,
there is a need to develop research collaboration and support
for the development of new building solutions.
15. The competition for developers to produce
a 60K home, and the provision of demonstration model of good practice
is woefully inadequate investment in research and leadership of
such vast and costly schemes. The current approach is not appropriate
given the ongoing and increasing environmental, social and economic
challenges. It merely confirms the "window dressing status"
allegations contained in the 2005 Select Committee Report "Housing;
Building A Sustainable Future".
16. Similarly the personnel currently engaged
in regeneration delivery lack significant skills necessary to
ensure successful outcomes. The culture of the commonly local
authority, or RSL employee, does not easily engender creative
problem solving or communication, being based in systems designed
to assimilate and follow central directives.
17. Thus the model of development operation
is tending to fall short, lack imaginative and innovative input.
The inclusion of designers, scientists, architects and environmentalists
at early stages might produce better results. This resource pool
might benefit from international input.
18. It appears that the tradition of "criticism"
as a tool to seeking best outcomes in the training of creative
workers would be useful to transfer into policy, housing and regeneration
environments.
19. The approach we have observed has lacked
the facility to make positive use of critical discourse, but instead
makes excessive reference to the power and resources available
to the joint developer/local authority/housing association/Pathfinder/Government
scheme. The imbalance of power is amply clear, but may not necessarily
yield the best outcomes.
20. It is not felt that CABE have had enough
input in design solutions for New Build developments having this
month assessed 94% of homes built in the North as below standard
in terms of their design criteria. Their review excluded Social
Housing.
North falls short on housing design
Ben Willis, Regeneration & Renewal—18
November 2005
Housebuilders in northern England are falling
short of national design standards, according to a critique by
the Government's architecture watchdog.
An audit published this week by the Commission
for Architecture and the Built Environment of 93 new housing developments
in the North found 94 per cent to be either average or poor.
The audit is Cabe's second suggesting that house
builders are not responding to pressure to improve design standards.
Last year the watchdog looked at 100 developments in the South-East
growth areas and rated only 17% to be good or very good.
Cabe chief executive Richard Simmons said: "The
design quality of new housing is a national problem. We are planning
to build the largest number of new homes for decades and yet almost
a quarter of them built in the past three years are judged to
be poor."
21. If housing solutions are to succeed
input from organisations such as CABE at preliminary stages of
projects need to be hugely increased, along with possible powers
of veto for poor design, or excessive clearance schemes.
22. This would demand a clear definition
of what CABE consider to be "good design, and communication
with the construction industry to discover why two years after
the launch of the 16 "Building For Life" criteria the
outlook remains "bleak".
(Matt Ball Policy director CABE)
23. Our pathfinder seems to have had little
regard for the CABE critical tests.
CABE's three "Critical Tests" for
Pathfinder schemes:
"1. Nothing should be demolished unless
its real value has been established—and that means value
as assessed by the community, which has to be at the heart of
decision making."
"2. Nothing should be demolished unless
there is a really clear strategy as to the kind of place you're
trying to recreate or change, and that takes time and consideration."
"3. Nothing should be demolished unless
it is absolutely guaranteed to be replaced by something that is
much better than what is currently there."
(Joanna Averley; CABE)
Unsustainable Pathfinder; Older Houses and Their
Importance
Close to the city centre, transport links, amenities,
huge green spaces, and surrounded on two sides by conservation
areas—the Welsh Streets neighbourhood was already attracting
young professionals, families and locally born residents. With
demand exceeding supply, initially for the large town houses on
Kelvin Grove but increasingly for the smaller terraces following
the rise in house prices and rents. Newcomers had joined the longstanding
dynamic and sociable community amongst 13 small businesses and
a school.
This neighbourhood is viewed as disposable by
some, and valuable by others.
24. The Merseyside Pathfinder company Newheartlands
shocked the nation on the "File on Four" radio broadcast,
BBC 8.3.05 when it's managing director Pauline Davies inferred
that the demolition of homes in the Welsh Streets were not informed
by the condition or desirability of the houses, but by the value
of the land on which they are built. This was confirmed in a conversation
between a local resident and John Glester, the chief executive
of Newheartlands on 29.3.05 after an interview BBC Radio 4 "Today"
programme.
25. This prioritisation of land value, and
the scale of "land parcel" made available to Private
Developers, raises doubts as to the ability of the local Pathfinder
company to deliver the broad and commendable aims of the scheme,
and sheds doubt on the organisational understanding of sustainability.
26. The dependency of the Welsh Streets
Scheme on a volume house builder, threaten outcomes are of a poor
quality.
27. Further the protection of the interests
of the private developer and it's shareholders, has been at the
cost of a once cohesive community, including 13 small businesses.
28. The local authority has stated that
capital receipts from the proposed demolition zone, would be re-invested
in the neighbouring estates. This seems dubious in legal, ethical
and moral terms. These receipts come at the cost of the stability
aspirations, and investments of the demolished householders.
29. Despite assurances that the scheme is
designed to benefit householders afflicted by clearance, only
30 households (it is thought from a potential 450) have registered
interest in the replacement new build estate.
30. Property values nationally have increased
radically. The slight increase in Liverpool's population and the
award of the Capital of Culture status have seen unprecedented
increase in property values in the city. In Spring '05 Liverpool
saw 22% increases, whilst the national average was around 9 exceeding
all expectations.
31. The Pathfinder are keen to point out
their designated action zones still lagged behind the city average
increases, and the national average increases. The accuracy of
their assertion is not known but must be viewed in context. The
Pathfinder scheme has decanted many residents for over a year,
"tinning up" and increasing the empty homes and blight
in the area. Prior to the scheme vacancy and void levels were
not significantly below average.
32. Citywide price increases and demand
unsurprisingly includes the Welsh Streets in Toxteth. Local estate
agents James Kersh and national investment services confirm this.
Independent analyses for Toxteth and Granby do not accord with
the view of the Pathfinder.
http://propertyinvesting.net/content/ripple-effect-lpool.htm
Local owner occupiers report the rise in the
value of their properties following independent valuations
2005
Gwydir Street
increasing 11-fold in two years
Kelvin Grove
increasing eight-fold in six years
Madryn Street
increasing three-fold in ten years
33. Assuming this meant the housing market
was in recovery, residents asked their MP Louise Ellman to ask
two parliamentary questions. We have responded to the answers
we received but our concerns remain unaddressed at this time.
(appendix) [not printed]
Both questions relate to the concept of value.
HOUSE OF
COMMONS WRITTEN
PARLIAMENTARY QUESTIONFor
answer on:
Wednesday 16 March 2005
Date answered:
Monday 21 March 2005
ODPM Ref: 1372
Mrs Louise Ellman (Liverpool, Riverside)
Housing (Liverpool)
Mrs. Ellman: To ask the
Deputy Prime Minister what independent structural survey has been
undertaken in the Welsh Streets in Liverpool 8 to assess the state
of the properties; and where this information is available to
the public. [222661] Keith Hill: It is understood that
Liverpool city council propose to make a compulsory purchase order,
to acquire and demolish a number of houses in the Welsh Streets
area, as part of their Housing Market Renewal programme. It is
for the city council to determine what independent advice they
seek, in order to explain why they believe the area is in need
of redevelopment.
Best Value ?
34. WSHG have asked the local Pathfinder
delivery agencies for the same information, ie where are the building
surveys, engineers' reports and budgets which demonstrate that
these properties are not viable for refurbishment and this information
has never been made available.
35. This leads to concern that this basic
investigation has never been sought, and the refurbishment of
any of the 469 houses scheduled for demolition has never been
considered.
36. It is assumed that if this evidence
does exist, it would have been presented, if indeed it supported
demolition as the most cost effective and environmentally appropriate
course of action.
37. The proposal for demolition was presented
months before the main stock assesment process was conducted.
38. Prior to the main stock assesment a
small number of privately owned dwellings were surveyed. Less
than 30% of the total housing stock is privately owned and less
than half of these were surveyed. This seems a very small sample
on which to base the demolition of a considerable area of potentially
usable housing.
39. The surveyor who carried out inspections
on Welsh Streets houses reported to residents that there was "little
or nothing wrong" with many of the houses, and stated his
view that repairs and up-grades would be inexpensive and easily
performed.
40. Independent surveyors and engineers
are reporting the same lack of physical evidence to support clearance.
41. WSHG are still requesting evidence that
budget comparisons were made by the Pathfinder and its delivery
partners. It is assumed that cost comparators would need to have
been presented in order for the delivery agents to form a view
as to the viability and cost effectiveness of refurbishment and
or clearance.
42. Further evidence is emerging, that instead
of accurate cost comparators, we are seeing the implementation
of a predetermined plan to demolish reusable houses.
The request for cost comparators was given little
or no consideration by the Local Authority Housing and Community
Safety Committee (8 September 2005) upon who's advice the Executive
Board of LCC took the decision to demolish 469 homes. (9 September
2005)
Householders have been cautioned that refurbishment
for owner occupiers would be limited to £6,000 in funding,
and limited to exterior improvements. The accuracy of this data
is unknown, but the effect has been that refurbishment has been
rejected by those who previously sought it as an affordable solution
to decline.
It is regrettable that the Pathfinder has appeared
keen to spend more than £6,000 per house in clearance costs,
up to £74,000 in removal and buying out costs but unable
to consider spending similar sums on more sustainable programmes
of refurbishment.
It is therefore concluded that central process
in affording too much power to local authorities in Pathfinder
schemes is flawed, and would benefit from greater external scrutiny,
the imposition of directives regarding refurbishment, sustainability
and the environment.
For answer on:
Wednesday 16 March 2005
Date answered:
Monday 21 March 2005
ODPM Ref: 1371
Housing Market Renewal Areas
Mrs Ellman: To ask the
Deputy Prime Minister what criteria are used to measure the success
of a Housing Market Renewal area. [222660] Keith Hill: "Homes
for All", the Government's five-year housing plan sets out
our aim to close by a third the gap between the level of vacancies
and house values in pathfinder areas compared to the regions by
2010.
Our long-term aim is to eradicate the problems
caused by low demand housing by 2020.
Specific targets for the period up to March
2006 are included in each pathfinder's funding agreement with
the Government.
Manipulation of Housing Resources and the Distortion
of A Market?
On 5 October 2005 David Bebb, chief executive
of a Housing Association with significant property holdings in
Toxteth was interviewed by BBC2 (appendix 3 Transcript BBC 2 How
To Rescue A House October 2005) [not printed].
The interview reveals that LHT had been willing
to spend money on their property four or five years ago, but decided
against this due to uncertainty generated by the Pathfinder. Instead,
it did a deal with the local authority to leave a house empty
and boarded up. We believe it likely that this deal explains why
Liverpool RSLs hold an anomalous number of empty homes.
Since the key performance, as defined by Keith
Hill in his answer to the Parliamentary question above, indicator
is the reduction of vacancies by a third, concerns arise as to
the clear ability of the Pathfinder RSL partners to manipulate
and contol vacancy levels. This is seen as contrary to the admirable
aims of the Pathfinder and not in the public interest.
The need for more and strategic performance indicators
43. It is suggested that government needs
to insist that existing housing stock is not wasted merely because
it occupies prime site land, and overhaul its performance outputs.
44. Failure to do so would confirm the allegations
contained in the previous Select Committee report that use of
the term sustainability is mere window dressing, but further damages
prospects and stability for people already suffering deprivation.
45. Since this is a market influencing exercise
it is an oversight that actual cost, or rate of value increase
is not included as a measure of the recovery of the market.
46. Failure to include price in the output
measures makes a mockery of the affordable homes initiative, and
threatens the ability of the scheme to benefit as many people
as possible.
47. Current performance indicators reward
and even encourage abandonment and neglect.
48. Partners in the scheme; the local authority-registered
social landlords, and their joint organisation, the delivery agency
"Include", have behaved perhaps inappropriately with
regard to both the sustainability agenda and the limits of their
own remits.
49. Since this agreement to abandon public
housing in Pathfinder areas predates the "public consultation"
there is cause for concern regarding the vulnerability of consultation
processes to pre-definition.
50. Residents report that in the early stages
of the consultation process residents were informed there would
be no demolitions, later that there would be selective demolition
and finally that there was no option other than demolition, ie
that if demolition of the entire site did not take place, that
no regeneration would take place. This is corrosive and stressful
to a community exhausted by the regeneration.
51. There are concerns that public consultation
is also mere window dressing, and that views are only recorded
and assimilated if they accord with the plans of the partnership
agencies.
Benefits of refurbishment and adaptation
52. Refurbishment and upgrade to Ecohomes
and decent homes standards are likely to be cheaper and quicker
than demoltion and rebuild and offer added value in community
cohesion, green assets and environmental protection. These benefits
warrant fiscal incentive.
53. The mere removal of VAT on refurbishment
costs would place refurbishment and conversion on an equal footing
with new build costs. It is regrettable that there has been inadequate
explanation from the Chancellor regarding the issue of VAT on
refurbishment, and it is recommended that this be the subject
of continued informed debate.
54. There is currently no incentive for
the Pathfinders to develop options which exclude or reduce demolition.
If the Pathfinders were encouraged to spend their budgets differently
they may consider refurbishment logically as opposed to defending
demolition, now the subject of widespread criticism.
Big stakeholders and small stakeholders
55. The local delivery agency is formed
of the local authority and the registered social landlord, CDS
Housing, and that at the time of the public consultation CDS owned
around 65% of the housing stock in the clearance zone.
56. The CDS tenants' report reduced capacity
to voice criticism, feeling that their landlord would ultimately
have the power to insist on their departure. Tenants of other
social landlords and the city council reported similar vulnerability.
57. Owner occupiers, who were a minority,
were also vulnerable to manipulation. Evidence is emerging (see
appendix 3; BBC transcript How to Rescue a House) [not printed]
that the local authority and the RSLs had effectively conspired
some years earlier to depress the value of property in the area,
and had suffered the blighting impact of abandoned property on
the physical and fiscal value of their homes.
58. This is not what we understand "involving
communities" to mean, nor is it consistent with sustainability.
59. Some abandoned properties are owned
by private landlords, but this is a small number. Many private
landlords maintain their properties properly. It is regrettable
that Private Landlords have been used as scapegoats.
60. In August of 2004 The Welsh Streets
Home Group wrote to councillors, regeneration officers and the
board of the delivery agency "Include" expressing concerns
of many local residents regarding the high number of demolitions,
and lack of regard the scheme had shown for existing structures,
green assets, community cohesion and small businesses.
Powerful and power empty
61. This coincided with local authority
officers beginning to decant residents and seal properties with
tin sheet. This attracted fly tipping and arson. More than a year
before the Housing Committee visited the area, and the executive
board had taken the decision to support demolition in September
2005.
62. This tactic has resulted in people leaving
because they feel they have been and always will be beaten by
the combined legal and economic power of the local authority,
their exit provides £3,400 in compensation and would seem
to confirm low demand. It may, however, reflect low morale, low
incomes and low expectations.
63. It is simplistic to assume residents
have left because the buildings they occupy are obsolete. There
are many other reasons motivating the departure.
64. Strangely those who have remained, and
who support demolition, estimated as half the original community,
confirmed in the LCC NRA declaration March 2005 complain of unfit,
damp and rat infested homes.
65. There is no doubt that this is the case
for some residents, but begs the question—why have they
stayed on in such awful conditions when resettlement offers were
abundant. These people want all the houses demolished, having
been assured that unless all the houses are demolished the developer
won't take on the site, and they will not have a new house with
a garden in the area they love. They have been encouraged to promote
their desires at the expense of their neighbours.
66. Their neighbours are another group of
residents who remain amongst the tinned up empties. They are complaining
too— that their homes are decent, cheap to run, affordable,
cosy, and simply better than the resettlement offers, or the potential
to be a part owner in a new house nearby. These people have what
they desire. Although they want their neighbours to have new houses
if that is their choice, they do object to their much loved homes
being knocked down to provide land for new houses.
67. In a city where 67.1% of previously
developed land is now vacant, derelict brown field and there is
considerable interest from people wanting to move into the area,
it would seem possible to reach a satisfactory compromise. The
national average for vacant brown field land is 22%, another Liverpool,
specific anomaly.
68. It is likely that the solution will
be a long time coming, and anyone who survives the local interpretation
of "developing a sustainable community" will be forced
to commit their scant resources to opposing the scheme at Public
Inquiry.
69. The cost of such delays and procedures
is high for all concerned. WSHG members wonder how much refurbishment,
how many condensing boilers, square metres of rock-wool, solar
panels and argon-filled windows could be had for the same money.
70. It appears that unrealistic outcomes
were promoted amongst a sector of the local community, and that
the agencies responsible for this have been unable to broker a
better solution than the David and Goliath spectacle of Public
Inquiry.
Evidence versus belief
Pathfinder consultancy fees apparently stand
at over £163 million. There is interest in how much of this
has been directed to researching the potential for repair, renewal
and re-use of existing structures.
71. The scarcity of accurate research data
regarding criteria for assessing the environmental and cost benefits
of refurbishment is regrettable. Given strong public interest
in this field is ought to be easily remedied.
72. If such research were properly resourced,
and delivered by independent organisations, there would be an
opportunity to devise directives regarding the application of
this knowledge beyond delivery of HMR and across housing stock
nationally particularly Victorian housing, which compises around
60% of existing UK stock.
73. The absence of such research data, or
any directives, or performance measures of the HMR scheme implies
that the use of the term "sustainability" by government
is currently more an exercise in public relations, or wishful
thinking than a serious intent to address issues of sustainability.
Further evidence is required with regard to:
A The embodied energy in existing buildings.
B The additional energy and economic resources
required to demolish them.
C The added to the issues of waste disposal
and increased landfill.
D The health issues arising for residents
living near proposed brick crushing facilities.
E The transportation of demolition waste
off site, and delivery of new materials to site.
F The economic and environmental particularly
Co2 emission costs of new build homes.
G The concerns regarding the longevity,
desirability and recyclability of new build properties.
H The potential fire risk and predicted
need for air conditioning in the new MMC built homes.
I The existing community networks and support
systems.
J Loss of existing green assets including
mature trees as wildlife havens, Co2 absorbers oxygen producers
and natural cooling systems.
K Loss of irreplaceable heritage assets.
L Loss of affordable homes.
M The factors which encourage people who
have the means to leave the terraces, remaining—sometimes
in the light of social problems.
The stated intent of the ODPM to reduce carbon
emissions, reduce waste to landfill, conserve energy, recycle
more, and built on vacant brown field, support communities, ensure
equality and safety for residents, and support homeownership are
all contradicted in the current HMR proposals for the Welsh Streets.
MATERIAL AND
ENERGY LOSSES
74. Embodied Energy
Engineers have stated embodied energy as:
600 MJ per m sq brick walling
200 MJ per m sq of breeze block;
1,000 MJ per m sq of wood.
The above values exclude the energy used for
transportation of the building materials.
The embodied energy in other materials in existing
terraces are far higher, notably glass and metals, but even existing
heating systems, floor materials and fittings have neglected embodied
energy values.
An average Australian house (no data available
for UK housing) uses 1,000 GJ of energy in it's construction,
which is equal to 15 years of its operational use of energy.
Gleesons the private developers who hope to
develop the Welsh Streets site should the proposed demolitions
be given permission, were asked about recycling Victorian bricks.
These bricks are of a beautiful colour and surface quality, many
high fired and of local clay with clear resale value. They keep
great homes warm in winter and cool in summer.
Gleesons stated that they would recycle the
bricks as aggregate. It is hoped we can do better than that and
ask Government to provide remain true to its broad sustainability
agenda and seek repair, and refurbishment.
75. High quality building irreplaceable materials
The roofing material on many of the homes proposed
for clearance are high quality extremely durable Welsh slates,
which have already outperformed the composite tiles of the 50's
houses, and are known to be superior to the Belgian slates imported
for roofing.
Their value is recognised by the demolition
crews, and lorry loads of them can be seen on the M6, being driven
to wealthier southern areas where they are rightly prized and
sold on at profit.
This practice is neither desirable or sustainable,
adding unnecessary transport and handling energy to the environmental
impact whilst robbing the heritage of the North.
76. Heritage assets and other earning opportunities
It is thought that the birthplace of Ringo Starr
adds to experience for the visitor of Beatles Tourists to Liverpool.
The demolition of this site has been opposed by those working
in the tourism industry.
Thirteen local businesses support an unknown
number of family members in the Welsh Streets. This is presumably
the kind of mixed use and urban grain recommended in the Urban
Task Force findings which according to the Daily Telegraph on
24 November 2005 have also fallen by the wayside.
77. Functioning street plan and spatial logic
Pathfinder proposals include altering the logic
and reason of existing street plans, again at increased environmental
costs, necessitating plant machinery to re-dig new drainage and
power pipelines.
Whilst it is likely to be necessary to renew
power and water pipe lines, and basic household sewerage services
building to a new street plan incurs additional environmental
damage.
78. Huge healthy trees
Two groves of mature London plane trees, and
existing local gardens are to be sacrificed, undermining biodiversity,
quality of life, the physical environment and air quality They
were originally planted 160 years ago to combat air pollution
and are classic species for Urban Planting.
Together as they stand the southern Growth Areas,
the Northern Way, and the Pathfinder demolitions are creating
a loss of public confidence.
This might be seen as an important deficit to
add to the balance sheet.
GROWING PUBLIC
CONCERN
79. The extent to which vital sustainability
considerations are outlined in "Building a Sustainable Future"
are identified, and sidelined in the "Homes For All: A Five
Year Plan" is disturbing. The Pathfinders would benefit from
an Environmental Audit.
80. There is a great will amongst the public
to repair, recycle and reuse. The contested demolitions undermine
other useful recycling and sustainable practice initiatives.
81. The level of awareness and concern regarding
issues of sustainability is perhaps more sophisticated than Government
is aware.
82. It seems churlish to suggest householders
recycle paper, glass and tins cans, walk more, use public transport
and insulate their homes when the government lead Pathfinder threatens
to destroy decent desirable homes, for which there is now a viable
market.
This evidence is prepared by the Welsh Streets
Homes Group
APPENDICES [NOT
PRINTED]:
1 Vienna University research reported in
The Observer 2005.
2 HMR a Discussion Document; J Coyne.
3 Transcript BBC2 "How To Rescue A
House" broadcast October 2005.
4. Response from Parliament, to parliamentary
questions from WSHG asked by Louise Ellman on 7 March 2005.
5. Mott Macdonald Survey/The Welsh Streets
Neighbourhood Plan Survey February 2003 Commissioned by "Include"
delivery agency.
November 2005
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