West Rhyl Housing Improvement Project: Case Study 1

Context and Background West Rhyl Supplementary Planning Guidance and the case for intervention The North coastal town of Rhyl, a popular holiday retreat which grew during the , is reacting to a shift in market The case for significant intervention in West Rhyl was evidenced in forces which has left the town in need of restructuring so as to offer the County Council Supplementary Planning Guidance opportunities - and to sustain - an existing resident population who (SPG) published in March 2013. This document made the case for demand services on a par with other parts of the UK. Commercial regeneration by developing a vision and assessing the Strengths, investments are still being made in Rhyl, and it is still a popular Weaknesses, Opportunities and Constraints for the area set out over holiday destination, although much declined owing to the cheaper 3 years. package deals being sold for holidays on the continent. “Create a transformational sense of place with an The town is facing typical symptoms of decline as other coastal open space at its core which serves as a valuable towns in the UK. Economies that already have the disadvantage of asset. Develop new housing designed being seasonal were hit by a permanent loss of business and jobs to to meet the highest standards of energy efficiency continental Europe. This impact was felt most by young local people, and provide a wider range of housing tenures to who would normally fill entry-level employment in the seasonal jobs. ensure a sustainable neighbourhood. Stimulate new employment uses which support the visitor Out-of-work benefit claims were exceptionally high in West Rhyl and and retail economy and provide local jobs. Deliver people were renting very low quality housing, previously designed as an improved public realm which provides a safer, purpose built hotels and B&B accommodation, and unsatisfactorily more accessible environment.” adapted for household occupation. These houses in multiple occupations were a cause of real concern, and statistics were evidence of severe deprivation in this area of Wales, with combined Seven principle objectives were set out in the document, factors of poor physical, social and environmental conditions and were backed up by reasoned justification for these resulting in West Rhyl as being the most deprived areas in Wales. interventions.

Welfare funding was subsidising private landlord income, with • Create a transformational sense of place through the renters paying significant portions of their benefit on rent. Housing development of new community green space which cost induced poverty has trended upwards nationally1, but in some enhances the image of the area. parts the provision of good-quality and low-cost housing has helped • Generate new employment uses to support the retail sever the link between poor housing conditions and poverty. In West strength of the town centre, attract visitors and enhance Rhyl, this link was still tight, resulting in blighted neighbourhoods existing tourism uses. - Encourage a more balanced range of and high levels of deprivation and poverty. There was a significant housing tenures including new homes for families to retain imbalance in the tenure mix with 70% private rented and 10% existing residents and attract new residents to the area. owner occupier and 20% RSLs, and little in the way of choice of • Reduce Multiple Occupancy Housing through conversion dwelling type.2 and new development which provides a more balanced range of tenures and better space standards. High crime rates, a lack of green space and poor health in West • Ensure a pedestrian and cycle friendly area with Rhyl meant that some radical change was required. West Rhyl was well managed parking and an enhanced public realm designated as a specific regeneration area within the Rhyl Going environment. Forward Strategy and prioritised through the Welsh Governments • Retain the use of listed buildings and respect and enhance ‘ Coast Strategic Regeneration Area’. Some housing the conservation character of the area through sensitive in the area was deemed unfit for purpose, and in many cases was design of new development. condemned, with a strategy to demolish the worst examples, and • Promote sustainable development through the use of energy improve others. efficient design and use of renewable energy sources.

“One of the most significant housing-led regeneration schemes in Wales” Councillor Hugh Evans OBE3

1 www.jrf.org.uk/publications/housing-and-poverty-links 2 West Rhyl Regeneration Area: Supplementary Planning Guidance Note 27 3 www.denbighshire.gov.uk/en/resident/news/november-2014/New-green-space-in-Rhyl-starts-taking-shape-.aspx In order to accomplish the objectives set out in the SPG, and adopted by the local authority, the scale and nature of the West Rhyl Housing Improvement transformations taking place would be one of the boldest and Project Board most significant physical transformations to take place within a community in Wales. • • Senior Responsible Owner, Homes & Places Division Since the decline in the domestic tourism industry, the town was left • Strategic Lead for Housing, North Wales Coast with an oversupply of Bed & Breakfast and hotel accommodation. Regeneration Area These buildings over time were converted in to flats and bedsits, • Strategic Lead for Community Cohesion, North Wales Coast with shared facilities such as bathrooms and kitchens. This wasn’t a Regeneration Area planned event, but a result of market forces changing the nature of • Denbighshire County Council accommodation type in this part of Rhyl. • Leader • Cabinet Lead Member for Housing Over time the quality of accommodation deteriorated significantly, • Chair of Communities Scrutiny Committee with a knock on effect on the health of residents. It was soon • 2 ward members from the Rhyl area realised by the local authority and Welsh Government that housing • Corporate Director, Economic & Community Ambition renewal in parts of West Rhyl would not have much impact on • Economic & Business Development Manager the quality of accommodation and the surrounding environment, • West Rhyl Housing Improvement Project Manager although in other parts, this was considered to be a viable solution. • Property Surveyor • Pennaf Housing Group Project Delivery • Chief Executive

Housing featured as the key element of the regeneration of Coordination Team West Rhyl, and with some housing associations having already acquired properties over time in the area, and their presence as a • Property acquisition landlord and management agent for properties was becoming well • Resettlement and supporting people established, there was an opportunity to work in partnership with • Neighbourhood management trusted organisations. • Planning, design and delivery • Communication and community liaison Welsh Government therefore came together with Alyn Housing Association (part of Pennaf Housing Group) and North Wales Housing Association, Denbighshire County Council and the Given the huge implications for families, this process was met with West Rhyl Community Land Trust to purchase numerous properties scepticism and criticism, however – and with time – all have happily and land in the area for re-modelling, renewal and development.4 re-located mainly to other parts of the town.6

West Rhyl Community Land Trust and North Wales Housing have To assist with the relocations, Denbighshire County Council worked now since established the first urban housing co-operative in North with Crest Cooperative, a local recycling social enterprise, to utilise Wales, which will see a new mixed tenure community housing offer delivery vehicles to transport furniture to the new homes. in 11 properties in Abbey Street.5 Gerddi Heulwen – Green Space Project Local support for more green space was also significant, and in order to provide this space, there would need to be a significant re- Following numerous public engagement events and meetings, and configurement of the land use. Those buildings identified as being a long held desire of residents in the area, it was decided that open in worst condition, namely on Aquarium Street and Street green space would be incorporated in the design and re-modelling of were earmarked for demolition, and in their place would also be a the physical environment in West Rhyl. public park area and green space, as well as some new affordable dwellings in Abbey Street and Gronant Street. The new houses are A Health Impact Assessment of the proposal was also undertaken expected to be completed in 2016. in January 2014, which concluded that the ‘West Rhyl Greenspace Project provides an opportunity to showcase the benefits open green space can bring to health and well being’7 siting the positive impacts See before photo: https://goo.gl/maps/jimYz which will come as a result, such as encouraging physical exercise See post demolition photo: https://goo.gl/maps/rEH0s and the use of the space for community events.

In total, the acquisition of 106 properties, some via compulsory purchase, has been funded by the Welsh Government. This required the re-location of 100 renting households, which was successfully achieved with the assistance of the local authority, through the work of a resettlement coordinator.

4 www.nwha.org.uk/en/latest-news-and-events/plans-unveiled-for-rhyl-development-at-launch-event-and-open-day-02-15 5 https://walescooperative.wordpress.com/2014/11/03/developing-co-operative-housing-in-wales 6 http://gov.wales/topics/housing-and-regeneration/regeneration/strategicareas/northwalescoast/case-studies/west-rhyl-housing-improvement-project/?lang=en 7 http://www.wales.nhs.uk/sites3/Documents/522/Health%20Impact%20Assessment%20final%20report%20April%202014%20-%20CAP%20-%20V2.pdf Capita Symonds and Urban Vision were commissioned with the task of designing a new park and recreation space, which includes;

• Multi-functional community gardens • Informal play areas • Hard landscaped event spaces • Tree lined avenues with spring bulb planting • Recycled plastic seating • Perimeter wall and railings

There was a re-configuring of the road layout, which included on- street parking with wildflower and shrub planting and concrete and timber entrance features.8

This was granted planning permission in 2014, and Brenig Construction Ltd was appointed as contractor to construct the green space. It was completed in early 2015, and opened by the Housing and Tackling Poverty minister, Lesley Griffiths.

8 www.urbanvision.org.uk/news/a-greener-west-rhyl Measuring Success Market demand for vacant sites in the area is already happening with private sector interest in purchasing a site directly opposite the The West Rhyl Housing Improvement Scheme unquestionably Gerddi Heulwen park, and in the last remaining block of houses on transformed the physical environment in this part of the town. Its John Street. bold approach is a response to some desperate stories of living conditions, the legacy of decline from a once booming tourism The West Rhyl Housing Regeneration Project itself may be nearing and hospitality industry. The recognition of such deprivation completion in terms of the physical delivery, but it won’t become in a concentrated area was identified through the Welsh Index clear for a while yet of the impact it has had on reversing the trend of of Multiple Deprivation, and this methodology for identifying worsening deprivation. There are some early signs that things have deprivation is a crucial tool to understand how social policy and improved, with incidents of recorded crime having reduced from a public investment decisions are made and prioritised. total of 2838 between June 2012 – May 2013 to 2462 between June 2014 and May 2015, (although there has been a slight increase from The project has required a significant injection of funding, June 2013 – May 2014, which stood at 2396).9 which was made available by the Welsh Government, to deliver a worthwhile and transformative project. The partnership approach It is also acknowledged that a huge amount of work is still required with local housing associations should ensure the quality and to continue with a transformation of the area, and of which will see condition of social housing stock in the area now meets standards a notable improvement in national baseline statistics. as set out in the Welsh Housing Quality Standard (WHQS) and is well managed.

The project, which formed part of a wider regeneration strategy for Rhyl, gave itself a tight 3 year timescale for completion. The project is complex and many hurdles needed to be overcome, such as property acquisition via Compulsory Purchase Order, the relocation of a number of families, new build work, renovation and reconfiguring the road layout. It is however on course for completion within or very close to its initial target end date.

Re-balancing the tenure mix will depend on market conditions, and Images courtesy of Capita and Denbighshire County Council. this would be seen as a long term goal to achieve and maintain to a sustainable level.

9 www.ukcrimestats.com/Neighbourhood/5843 (http://ukcrimestats.com/blog/faqs/where-does-the-datacome-from-and-how-often-is-this-website-updated-with-it)