Regeneration and Economic Revival

This topic addresses:

SA Objective: (14) To achieve sustainable economic growth (including the development and expansion of a diverse and knowledge‐based economy)

Introduction Cities are dynamic. Their roles change and evolve over time. Some sites or areas may fall into decline when they are no longer able to meet current needs or fulfil their full potential. Regeneration is a set of actions that reverse the physical, economic and/or social decline of a site or area. Often a long term programme of intervention is required to facilitate this where market forces would not do so on their own. The causes of decline are often complex and interlinked, and intervention is likely to be most successful when different organisations work together towards a shared goal (for example: local authorities, the NHS, police, education providers, private organisations and voluntary/community groups).

Whilst Oxford is generally a prosperous city with world renowned academic, medical and research facilities, there are parts of the city that suffer from deprivation and are in need of positive change. There are also areas of the city that are underperforming in terms of meeting the city’s current and future needs and making an efficient use of land. Regeneration of specific areas of the city is needed to ensure that Oxford maintains its status as a world class city and that it meets the needs of its current and future population.

Plans, Policies and Programmes

National Planning Policy Framework (NPPF) Planning should encourage the efficient use of land by reusing land that has been previously developed, provided that it is not of high environmental value (Paragraph 17).

In drawing up Local Plans, local planning authorities should identify priority areas for economic regeneration, infrastructure provision and environmental enhancement (Paragraph 21).

Pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including replacing poor design with better design and improving the conditions in which people live, work, travel and take leisure (Paragraph 9).

The Oxfordshire Strategic Economic Plan (2014) (Oxfordshire Local Enterprise Partnership) (Currently being refreshed) Vision: “By 2030 Oxfordshire will be recognised as a vibrant, sustainable, inclusive, world leading economy driven by innovation, enterprise and research excellence.”

Oxford is the key engine for growth for the Oxfordshire economy and a national economic asset. Oxford is an international brand, a global seat of education, learning and research, a centre of engineering and scientific excellence, a world leader in automotive and advanced manufacturing, publishing, health care and life sciences and an iconic tourist destination. This diversity has helped Oxford remain resilient throughout the global economic recession.

Despite being generally prosperous, Oxford has local concentrations of deprivation which can be masked by wider averages. In general, the south and east of the city is relatively more deprived than the north and centre of the city, with Blackbird Leys, Littlemore, Barton and Sandhills having relatively high levels of deprivation. The disparity between the city‐wide trends and more localised realities indicates that Oxford performs highly in terms of jobs and skills, but requires investment in education and connectivity to narrow the gap between job opportunities and the labour pool, and to deliver opportunities for all. Relative low wages and absence of sufficient affordable housing provides a barrier to attracting new business and attracting the right mix of labour to work in Oxford’s enterprising economies. Successful places help to create successful businesses.

Oxfordshire 2030: A partnership plan for improving the quality of life in Oxfordshire (Oxfordshire Partnership) This is the Sustainable Community Strategy which demonstrates how local organisations and agencies will work together to improve the economic, social and environmental well‐being of their area.

“By 2030 we want Oxfordshire to be recognised for its economic success, outstanding environment and quality of life; to be a place where everyone can realise their potential, contribute to and benefit from economic prosperity and where people are actively involved in their local communities.”

A key aspect of the ambition is to “Break the cycle of deprivation by addressing the regeneration needs of disadvantaged communities; reducing the gap between the best and worst off and supporting people to maximise their talents and raise their aspirations.”

A Regeneration Framework for Oxford to 2026 (Oxford City Council) The regeneration objectives for Oxford are: . to reduce inequalities between citizens; . to increase the supply of housing, particularly affordable housing; . to create places where people wish to live; . to increase skills and promote skills development; . to provide sustainable jobs for all through economic growth in central Oxfordshire; . to improve connectivity between employment, housing and those seeking employment.

The current situation

Key regeneration challenges for Oxford are: responding to rapid population growth within the capacity of the city; the shortage and affordability of housing; connecting local people to employment opportunities; encouraging inward investment and business retention; and supporting new business start‐ups.

Figure 7.3.1: Oxford’s current regeneration areas

Source: A Regeneration Framework for Oxford to 2026

THE WEST END The West End is an important part of Oxford’s city centre, however it is currently underutilised and its offer does not match Oxford’s international reputation. The regeneration of the West End is important to the long‐term success of the whole City.

An Area Action Plan (AAP) has been produced to guide development and change in the West End and is a key part of this regeneration project (adopted 2008). The vision for the West End is to deliver high quality, mixed‐use development appropriate to its location and role. The regeneration of the West End is not just about buildings and their uses, but about creating an exciting, vibrant city centre location that supports strong, healthy, sustainable communities.

The West End is made up of a large number of individual sites. Many are currently in use and are under different landownership. Sites will therefore become available for redevelopment at different times. It is important that there is a consistent approach across the West End in order to achieve the AAP vision. The City Council will need to work closely with relevant land owners to achieve this.

Key development projects that are currently planned, in progress or have been delivered in the West End are:

. Oxpens The Oxpens site is the largest remaining development area in the city centre and holds significant potential to deliver new homes and jobs. A Supplementary Planning Document (SPD) has been produced that sets out a development framework and masterplan for the area to ensure it meets its full potential in a way that complements and supports the vision for the wider West End area (adopted 2013). In March 2016, Oxford City Council and Nuffield College formed a joint venture company to bring together the land in the Oxpens area in preparation for comprehensive redevelopment.

. Westgate Planning permission has been granted for the expansion and redevelopment of the Westgate Shopping Centre to include a variety of retail and leisure uses as well as residential and public realm works. This is an important development for Oxford that will significantly boost its appeal as a retail and leisure destination in line with the city’s world class reputation and aspirations. Development commenced on site in early 2015 and is expected to be completed by autumn 2017.

. Oxford Railway Station Accessibility and connectivity are key enablers of growth and prosperity. Oxford Station is a gateway to the city, but is in need of significant upgrading as operational and passenger needs will soon surpass the station’s current capacity. The redevelopment of Oxford Railway Station is a major opportunity to deliver a first class multi‐modal transport interchange that meets the aspirations of the city and supports economic growth. A masterplan for the station has been produced and initial stakeholder consultation undertaken. Work is currently underway to secure the funding required to deliver this project.

. Frideswide Square Frideswide Square is a high profile public area in the city. Tens of thousands of cars, buses, cyclists and pedestrians pass through each day and it is the first point of welcome for rail passengers arriving in Oxford. Previously this area was dominated by road junctions and traffic and did not provide a high quality environment in keeping with Oxford’s status and aspirations. The County Council have led the regeneration of this site, reducing the dominance of vehicles and transforming it into a much enhanced, high quality public space.

BARTON Key statistics (2011 Census) Population 3,748 people (an increase of +829 since 2001) Households 1,480 households (15% headed by lone parents, double the Oxford average) Diversity 37% of residents from non‐ white British ethnic groups (was 14% in 2001) Housing Historically built as a social tenure housing estate. 46% of households still rent their home from the council or a housing association. Education 45% of residents have low or no qualifications (Oxford average is 22%) Poverty 36% of children living below and the poverty line (22% Oxford deprivation average). 38% of older people living below the poverty line (Oxford average is 17%)

Barton is one of the most deprived areas of the city. It is currently identified as a priority area for regeneration in the Oxford Core Strategy 2026. The aim is that new residential development at the Barton strategic site will be a catalyst for change for the existing communities of Barton and Northway in terms of physical integration, improved accessibility, new community facilities and additional people to make services more viable. An Area Action Plan (AAP) has been produced to guide the development of the strategic site and a key objective is to support the wider regeneration of neighbouring estates, including: . Safer and easier to use cycle and pedestrian access between Barton and the rest of Oxford; . Improved bus connections; . New neighbourhood facilities and services shared by residents in existing and new communities and acting as a focal point for integration; . Pockets of under‐used or neglected land brought back into use; and . Job and training opportunities such as building apprenticeships.

Significant progress has been made in bringing forward new homes at the Barton strategic site. Outline planning permission was granted in September 2013 and a reserved matters application for works needed to prepare the site for development was approved in February 2015, with work commencing on site in summer 2015. Reserved matters approval for Phase 1 of the development (237 dwellings) was granted in early 2016, with work on Phase 1 due to commence on site in summer 2016.

BLACKBIRD LEYS Key statistics (2011 Census) Population 13,068 people (increase of +872 since 2001) Households 5,100 households (nearly 20% headed by lone parents) Diversity 33% of residents from non‐ white British ethnic groups (was 18% in 2001) Housing Historically built as a social tenure housing estate. 50% of households still rent their home from the council or a housing association. Education More than 50% of residents have low or no qualifications (Oxford average is 22%). Poverty 34% of children living below and the poverty line (22% Oxford deprivation average). 25% of older people living below the poverty line (Oxford average is 17%). Blackbird Leys is a residential estate on the southern edge of Oxford’s boundary. It is one of the most deprived areas of the city and is identified as a priority area for regeneration in the Oxford Core Strategy 2026. The Blackbird Leys regeneration project aims to link physical redevelopment with social improvements to achieve maximum benefits. This is to be achieved by: . Embedding the community in the project from the start of the procurement and masterplanning processes; . Bringing together public services to share space and share knowledge; . Investigating new ways of making housing available for key workers such as teachers, nurses, technicians and others; . Setting up a learning programme for school pupils and young people about the regeneration project; . Undertaking a study into the best practice design and management of flatted properties; and . Seeking to understand more about our elderly residents' motivations for downsizing and how this might free up more homes for families.

An important element of the project is the redevelopment of Blackbird Leys district centre. This area was constructed in the 1950s and '60s, with many of the buildings now suffering from significant deterioration. In particular the retail block and community centre are nearing the end of their design life and carry significant maintenance liabilities. The poor quality public realm, dominated by the highway, and fragmented land uses are unattractive and represent inefficient use of land which could be better used to address the housing shortage. The City Council is now exploring options for a regeneration partner to help deliver the project.

NORTHWAY Key statistics (2011 Census) Population 1,500 people (Increase of +82 since 2001) Households 630 households (8% headed by lone parents) Diversity 35% of residents from non‐white British ethnic groups (was 15% in 2001) Housing 39% of households rent their tenure home from the council or housing association Education 42% of residents have low or no qualifications (Oxford average is 22%) Poverty and 22% of children living below the deprivation poverty line (22% Oxford average). 23% of older people living below the poverty line (Oxford average is 17%).

Northway is located on the north‐east outskirts of the city. It is one of the most deprived areas of the city and is identified as a priority area for regeneration in the Oxford Core Strategy 2026. The regeneration of Northway is closely linked to the Barton strategic site. Northway will also be able to share benefits of improved access, including buses, and new neighbourhood facilities.

ROSE HILL Key statistics (2011 Census) Population 3,400 people (increase of +240 since 2001) Households 1,242 households (14% headed by lone parents) Diversity 42% of residents from non‐ white British ethnic groups (was 21% in 2001). Housing 49% of households rent their tenure home from the council or housing association. Education 49% of residents have low or no qualifications (Oxford average is 22%). Poverty 44% of children living below and the poverty line (22% Oxford deprivation average). 28% of older people living below the poverty line (Oxford average is 17%).

Rose Hill is one of the most deprived areas of the city and is identified as a priority area for regeneration in the Oxford Core Strategy 2026. Rose Hill has been the focus of a number of regeneration projects over the last 7 years. The housing stock regeneration programme that involved the redevelopment of life‐expired houses to provide 254 new residential units (113 market and 141 affordable) was completed in 2011. A new community centre has also been delivered, providing a range of facilities including a gym, meeting rooms, social club, advice centre, and youth area.

WOOD FARM Key statistics (2011 Census) Population 3,400 people (increase of +240 since 2001) Households 1,242 households (14% headed by lone parents) Diversity 42% of residents from non‐ white British ethnic groups (was 21% in 2001) Housing 49% of households rent their tenure home from the council or housing association Education 49% of residents have low or no qualifications (Oxford average is 22%) Poverty 44% of children living below and the poverty line (22% Oxford deprivation average). 28% of older people living below the poverty line (Oxford average is 17%).

Wood Farm is one of the most deprived areas of the city and is identified as a priority area for regeneration in the Oxford Core Strategy 2026. The redevelopment of the Wood Farm primary school/Slade nursery school site to include enhanced facilities for the wider community was completed in 2013. Planning permission has also been granted for upgrading works to Foresters tower block.

Likely trends without a new Local Plan

Barton, Blackbird Leys, Northway, Rose Hill and Wood Farm and continue to be priority areas in need of regeneration. Whilst some important steps have been taken to deliver positive change in recent years, these are complex, long term regeneration projects that need tackle multiple issues of deprivation. More time is needed to deliver required development and infrastructure and for the social, environmental and economic benefits to be realised.

Similarly, whilst progress has been made against a number of key projects in Oxford’s West End, further change is needed to help this area of the city centre meet its full potential. These projects will also take time to plan and deliver.

Sustainability / Plan Issues: . The diverse nature of Oxford’s economic base has helped the city to be resilient in the face of recession and it is important to maintain this. . The overall prosperity of Oxford masks localised areas of deprivation. Progress made in regeneration areas needs to be maintained to fully realise this change. . Physical regeneration interventions need to be supplemented with social, economic and environmental changes.