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Final Report for Rochdale Development Agency by URBED King Sturge and TPP November 2005

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Final Report for Rochdale Development Agency by URBED King Sturge and TPP November 2005 Rochdale SUN Final Report for Rochdale Development Agency By URBED King Sturge and TPP November 2005 A report by URBED, Kings Sturge and TPP for the Rochdale Development Agency Summary 1. Introduction 1 2. Inner Rochdale 3 2. Population 5 2.2 Economy 8 2.3 Housing market 10 2.4 Commercial market 14 2.5 Access and Transport 16 2.6 Urban Form 20 3. Neighbourhood Profiles 23 3. Spotland and Falinge 24 3.2 Sparth 26 3.3 Milkstone and Deeplish 28 3.4 Newbold 30 3.5 Kirkholt 32 4. Framework for intervention 34 4. A recovering housing market 36 4.2 Problems with the housing stock 38 4.3 Regeneration principles 40 4.4 Regeneration Strategy 42 4.4b Comprehensive development areas 43 4.4b Restructuring the terraces 44 4.4c Renewed social housing areas 46 4.5 Ownership and control 48 5. Spatial Framework 49 5. Intervention areas 5 5.2 Spotland And Falinge 54 5.3 Sparth 58 5.4 Milkstone and Deeplish 62 5.5 Newbold 66 5.6 Spatial Framework 70 6. Business case 74 7. Conclusion 81 Appendices - Neighbourhood Profiles . Spotland and Falinge 2. Sparth 3. Milkstone and Deeplish 4. Newbold 5. Kirkholt A report by URBED, Kings Sturge and TPP for the Rochdale Development Agency In which we summarise the strategy set out in this report. This report sets out a strategic framework for the renewal of the housing markets of the inner Rochdale neighbourhoods of Spotland and Falinge; Deeplish and Milkstone; Sparth; Newbold; and Kirkholt. However our concern is about more ties, where they enjoy good quality than just the value of housing – we housing and a civilised and safe public have called this study the Rochdale realm. Neighbourhoods where they are SUN because our aim is to create a set not stigmatised by a poor image and of sustainable urban neighbourhoods where they have access to the mutual around the centre of Rochdale. support of a strong community. When This draws upon URBED’s these qualities can be created people work through the Sustainable Urban choose to stay in a neighbourhood and Neighbourhood (SUN) Initiative that has put down roots while others wish to been exploring how to create neigh- move in creating, both a healthy hous- bourhoods that are socially, economi- ing market and a popular community. cally and environmentally sustainable. These aims lie at the heart of This means neighbourhoods that the HMR process. They also form a people live in out of choice rather than central part of the Rochdale Borough necessity; neighbourhoods where peo- Renaissance Masterplan. This sets a ple have access to a range of facilities, new course for Rochdale in the light of services and employment opportuni- the changing economy and the need to improve the conditions for local the consultation people suggested that people. As the vision says; ‘critical Victorian terraces: The Victorian ter- the communities were more vulnerable opportunity lies in linking the Housing races that make up much of Spotland and there is a fear that problems could Market Renewal Fund with ongoing key and Falinge, Sparth, Milkstone and materialise in the future particularly as initiatives.... to transform the quality of Deeplish and parts of Newbold. They surrounding areas improve. the physical environment and and at- are characterised by growing Asian tract private sector investment’. It goes communities that have been reluctant A strategy for transformation on to set out seven key topics, the first to move away from these neighbour- of which is the creation of sustainable hoods. Population growth and a limited These types of area require different neighbourhoods, which is our prime housing supply has pushed up prices strategies. However we conclude from concern with this report. while leaving very few voids and severe this analysis that in neither case can problems with overcrowding. Low we pursue the type of demolition and Understanding the neighbourhoods levels of income mean that households clearance strategy being undertaken are unable to borrow against the equity in other HMR areas. The strength of It has been vital for us to understand in their home so that the condition of the communities and the value of the the nature of the five neighbourhoods the stock is deteriorating. housing stock makes this impossible. and their role within the borough. In We must therefore find other ways of Section 2 we therefore look at the Social housing areas: The social hous- bringing about radical change. In Sec- people, the economy, the market, ing areas of Kirkholt, central Newbold tion 4 of the report we therefore set transport links and the urban form of and the Falinge and Freehold Flats face out a series of regeneration principles Inner Rochdale. In Section 3 we looked different issues. The communities of for, what might be called, ‘careful in detail at the nature of each of the Kirkholt and Central Newbold are largely urban renewal’ based on: neighbourhoods guided both by our with low incomes. Progress made on research and by consultations with the Decent Homes Standard means Creating a series of sustainable local residents. This draws particularly that the quality of the housing is good neighbourhoods. on our tour of the area in the Rochdale and affordability issues elsewhere Linking these neighbourhoods to SUN Bus. means that demand is high and voids overcome isolation and to ensure This work has given us a are very low. These areas do however passing trade for shops. good understanding of the five neigh- suffer from a stigmatised reputation bourhoods. The picture that emerges and a high turnover of properties. In Accommodating a changing distinguishes two broad types of area: A report by URBED, Kings Sturge and TPP for the Rochdale Development Agency employment base by converting propose that land is acquired in these two scenarios. run-down employment areas to areas alongside a strategy to relocate mixed-use neighbourhoods industrial uses to create sites for just The first scenario, assumes a over ,000 homes. relatively strong housing market Building and strengthening local This new housing would be and proposes the demolition of just communities by undertaking no developed by the council’s develop- under 900 of the 5,800 terraces in demolition until new housing has ment partners in consultation with local the area. It then suggests the refur- been completed. communities. There would be a series bishment of a third of the remainder of incentives to encourage households (,600 properties) through an Encouraging a broader range of to move out of terraces into this new equity investment scheme. people and social groups to live in property (such as part exchange and the area by increasing the range of The second scenario assumes that equity sharing). These incentives would housing. the new build weakens the terraced be available to anyone in the HMR market so that just under ,900 Reinventing a role for the terraces as areas and the housing would also be properties are demolished with a the first rung on the housing ladder. marketed at incoming and more affluent third of the remainder (,300) being households. This would allow the Asian Creating a structure in which this refurbished. communities to spread, taking pressure can be guided and controlled by off their core communities, while creat- local people. Renewing social housing areas: The ing truly multi-cultural new neighbour- third leg of the strategy is the renew of hoods. These aims compliment those of the the social housing estates through the Borough Renaissance Masterplan. The redevelopment of the heart Newbold Restructuring the terraces: As people aforementioned principles are devel- and Kirkholt. We propose the demoli- move into the new housing the remain- oped into a strategy with three legs: tion of properties based around the ing terraced areas would be assessed Guinness Estate in Newbold and sug- as part of a strategy to ‘reinvent the Comprehensive Development Ar- gest that area running from the Strand terraces’. This could include demolition eas: We identified 9 ha of land for to Hilltop School in Kirkholt should be and redevelopment, radical restructur- new housing. This is in three areas, taken forward and planned.The levels of ing or refurbishment, the exact nature Lower Falinge, Sparth Riverside and demolition will depend on more detailed of the strategy depending on the hous- the Maclure Road/Canal basin area. We work however the majority demolitions ing market. We have however looked at will be low-demand single-bed flats. more fully as part of the masterplanning This creates an opportunity for the phase of the study. However we development of a new mixed-tenure concentrate here on identifying the heart for these estates as a way of areas of change through a ‘hard and overcoming their sense of isolation with soft’ exercise undertaken as part of our new links to increase permeability. research and consultations. Through this we identify the areas for new-build, Community control: We suggest that the reinvention of terraces and the this regeneration strategy should be redevelopment of social housing areas. underpinned by a community empow- This is combined with an assessment erment strategy based on a Community of neighbourhood territories to iden- Land Trust. This would be a body that tify the network of communities that used Housing Market Renewal funds exist across the five areas. The spatial to invest in land acquisition, assistance strategy starts to bring these elements to households to buying a new home together so that the resources secured or refurbish their existing house. Each through Housing Market Renewal can of these would leave the CLT owning be used to strengthen the neighbour- equity that it would receive back when hood structure and improve the quality property was sold allowing it to benefit of the public realm of the area.
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