Portobello Square in London had a long lead in to develop a “brief for change” through effective community engagement
Andy von Bradsky, design and delivery adviser at DCLG and chairman of The Housing Forum, outlines the government’s strategy for estate redevelopment.
Introduction
Amid the political changes that characterised 2016, there was continuity in aspects of housing policy. Landowners, communities, developers and professionals on the front line of the regeneration of rundown housing estates will be encouraged that the government maintained its commitment to deliver a national strategy with clear policy objectives and new resources.
After an intensive year of activity, the strategy was launched late in December 2016. It sets out the principles for regeneration, including the role of local authorities, rights and protection for residents and new ideas on financing.
A good practice guide sets out a model process with a check list for design, finance and delivery from inception to completion and management.
It is expected that the web-based toolkit will continue to be developed – a list of case studies that highlight good practice will be added to and there is new thinking that could lead to future innovations in the sector. The outcome should be more and better homes for existing communities and the creation of enduring and attractive places that are better linked to their surroundings.
"The policy encourages resident-led initiatives as alternative approaches to landlord-led schemes, with residents in the driving seat in all areas of regeneration."
In addition to the previously announced £140m loan fund for project implementation, a new £32m grant fund for this financial year was launched to support the industry in delivering feasibility studies, option appraisals, resident consultation and other costs associated with getting regeneration started.
Background
This policy initiative began in early 2016 when it was announced that 100 “sink” estates would be regenerated across England. The aim was to address the needs of forgotten communities that are often living in insecure, unsafe environments and poor-quality homes that are in chronic need of improvement. Many neglected estates are isolated neighbourhoods, cut off from employment and with poor social infrastructure and amenities.
Lord Heseltine was appointed co-chair with the housing minister of a group of industry experts from across the development, financial and consultancy sectors, as well as local government, to advise on the programme. A DCLG team was dedicated to support the panel, including representatives from the private sector (myself, Andy von Bradsky, architect and regeneration consultant, and Paul Clark, property and funding consultant) who provided practical advice on design, consultation, delivery and financing from our experience of delivering projects on the ground.
Key themes
The panel set out three key principles that underpin successful estate regeneration: to put residents at the heart of the process; to ensure local authorities are actively supportive; and to produce a financial formulae to deliver regeneration.
Residents at the heart: The strategy clarifies best practice for resident engagement. It recognises that existing residents living on an estate must be involved throughout the process in a transparent and consistent way that builds trust and an open relationship with the landowner.
The industry has many years’ experience of good consultation on high-profile projects in cities such as Birmingham, Manchester and London, as set out in the case studies. However, there is a danger that unless this is consistently applied, regeneration in areas that do not have the experience will stall.
New homes for private sale were developed as part of the estate redevelopment in Gorton
The process must be inclusive, demonstrable and reach all sections of the community, with hands-on engagement rather than tokenistic consultation and dissemination of information. It requires a full appreciation of the options for regeneration, including the physical, environmental and economic implications, through a rigorous appraisal process.
A model “residents’ charter” sets out a commitment between the landowner and its residents in terms of their involvement in the process, the commitment to rehousing and the programme. It includes the principles for fair compensation for owner-occupiers, including a right to return, fair financial settlement and alternative tenures.
A process for residents to select their preferred option to regeneration is proposed. This is necessarily flexible and depends on the project circumstances, however, it is recommended that the greater the intervention the more important that a formal process such as a ballot is used to determine residents’ preference.
The policy encourages resident-led initiatives as alternative approaches to landlord-led schemes, with residents in the driving seat in all areas of regeneration, including ongoing management.
Local authority role: As landowners and place shapers, councils must be innovative in their approach. Whole-hearted and ongoing support of local authorities is essential at the start and over the lifetime of the project, with strong leadership and the deployment of the necessary skills and resources. All departments and agencies, including health, education, leisure, community and social services, may need to be involved and cross-party support is necessary for projects to maintain momentum, regardless of political, economic and technological change.
