Neighbourhood Plan for Allerdale District 2021 -2023

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About Allerdale Allerdale is one of the six districts that make up the county of Cumbria. Situated in the North West of the county it stretches from the North West Coast to the Lake District National Park and south of the city of Carlisle.

With a population of 97,527 the borough includes the main towns of Workington, Maryport Cockermouth, and Keswick. Impact has 1146 homes in Allerdale. This includes Impacts largest estate Salterbeck on the edge of Workington with 650 homes. Historically Impact has always had a significant presence in the Allerdale district. Impacts head office is located in Workington although as part of Riverside Group the Group Head Office is located in Liverpool.

The district has significant contrasts which included old industrial towns (Workington and Maryport), both with high levels of deprivation whilst part of the district is located within The Lake District National Park, with associated challenges around affordable housing.

Allerdale has been identified as an area for growth in The Riverside Groups Cumbria Growth Strategy, this included both Social Housing and Care and Support.

This plan seeks to address our challenges and highlight the opportunities within Allerdale. It has been developed in collaboration with all of Impacts and Riversides business streams and key internal partners. It links Into Impacts corporate objectives around Great Homes, Reducing Poverty, Transforming Services and Raising Aspirations.

Our Neighbourhood Plan has been shared with key stakeholders and customers for their input.

Overview of Housing in Allerdale Just under 70% of people in Allerdale own their home. Whilst 20% live in Social Housing and 8.5% rent privately. In 2019/20 the average house price in Allerdale was £166k making the area affordable for many. Although the part of Allerdale located within the National Park prices are significantly higher, making homeownership unaffordable for many local people, in turn this increase the demand for affordable social housing. Demographic Indices Multiple Deprivation Data Allerdale Population; Allerdale has a population of 97,527 of which 1.1% are from Black Asian and Minority Ethnic (BAME ) Community 25% of Allerdale’s population are aged over 65 which is the average for Cumbria but above the England average of 18%. Whilst it is expected that Allerdale’s overall population will be stable over the next 10 years the number of over 65-year olds is expected to rise significantly. It is also worth noting that 23% of the district’s population fall within the emerging older group of 50-65-year olds.

Health: life expectancy in Allerdale is currently 79 for males, 82 for females. Whilst 14% of people aged between 16 – 64 have a life limiting illness. This increases to 54% for over 65’s. Deprivation: 12% of children live in low income households; this is below the North West average of 18% and England 17%. 12% of households experience fuel poverty, compared to 13% for North West England and 10% for England as a whole. Economy & Employment: 84% of Allerdale’s population aged 16-64 are economically active which is higher than the Cumbria average of 79% and England which is 76%. This does not consider any effect on the local economy due to Covid. Unemployment rate for Allerdale is 4.6 % above the Cumbria average 4.3% and slightly lower than the UK average of 4.9%. 5.1% of the population claim Universal Credit, whilst 5.2% receive Employment Support Allowance due to a long term medical condition. This does not include any adjustment resulting from Covid -19. Crime & Anti-Social Behaviour: 7085 crimes were committed in 2019/20; 73 per 1,000 population of these, 3,262, were violent or sexual crimes, 33 per 1,000 population. In 2019/20 1,396 recorded cases of Anti-Social Behaviour, 14 per 1,000 population. In the main Allerdale matches the regional average for crime and ASB but falls below the England average. Map of Allerdale District Showing Location of Impact Stock

Community Insight 2020

Yellow = Social Housing, Red = Supported Housing, Blue = Properties with Managed Agents

The large concentration of 963 Units of Social Housing around Workington includes both Workington and The Salterbeck Estate

Property Details Impact has a total of 1155 properties within the Allerdale District including 671 located on Salterbeck Estate all of these are social housing of these are Social Housing the majority being General Needs with some Supported Housing details of stock types are set out in the table below. A significant number of properties owned by Impact in central Workington and Maryport are flats which bring with them issues relating to high tenancy turnover and anti- social behavior.

Impact have 10 supported housing properties in Allerdale in partnership with 5 providers. These properties house 49 vulnerable adults. The client group for these properties includes single homeless, learning disabilities (including autism) physical disabilities and mental health.

Impact does not have any designated older persons housing in Allerdale either Extra care or Retirement Housing. Although project has begun to design and build a purpose-built Extra Care facility including 24 bungalows to provide 104 homes for older persons in Workington.

Location Houses Flats Bungalow Care & Support Total Workington 58 125 27 27 237 Salterbeck 533 40 95 3 671 Estate Cockermouth 25 21 5 51 Maryport 34 51 4 89 Keswick 40 22 1 63 Wigton 27 5 2 10 44 Total 717 264 124 49 1155

Impact Property by Type Allerdale District 2020

49, 4%

124, 11%

264, 23% 717, 62%

Houses Flats Bungalow Care & Support

Property by Location Allerdale Distrct 2020

44, 4% 63, 5%

89, 8% 237, 21% 51, 4%

671, 58%

Workington Salterbeck Estate Cockermouth Maryport Keswick Wigton

Summary Housing Management Issues & Challenges (Social Housing) The bullet points below summarise the main challenges for Impact in managing homes across Allerdale. • The towns of Maryport and Workington have an oversupply of 2 bedroom flats which cause problems with demand due to Bedroom tax issues for customers in receipt of benefits. • Poorly designed flatted accommodation in Workington these properties have numerous issues including poor sound insultation, high heating costs and

poor space standard, due to these issues they have a high turnover in comparison to other Impact Stock.. • The housing stock on Salterbeck in need to significant investment both internal and external work to achieve decent homes standard. • Young vulnerable client group for flatted accommodation who struggle to sustain their tenancy due to lack of available support services. • Low Demand in some of the more remote locations due to lack of public transport, a lack of local services and employment opportunities. • Strict Section 106 conditions and Local Letting Policies, can cause problems with letting some property in the National Park or towns adjacent to the National Park e.g. Cockermouth. • Some Impact properties in Keswick, Cockermouth and Workington carry a risk of flooding. Income Collection At the end of March 2020 Current Rent Arrears in Allerdale stood at £23,627.68 which is 1.14% of gross rental In 2019/20 Impact served 20 Notice of Intent to Seek Possession for Rent Arrears. Impact obtained 6 Possession Orders were, whilst there was 1 Eviction in 19/20. In 120 Impacts Money Matters Service received 151 referrals for assistance with benefit claims and debt. At the end of March 2020 60% of Impact tenants across Allerdale were either in receipt of Universal Credit or Housing Benefit Void and Turnover In 2019/20 the tenancy turnover rate for Impact Tenancies in Allerdale District was 13.22%. In 2019/20 on average it took Impact 34 days to re-let its homes in Allerdale, this is higher than the organisational target of 20 days as well as being the worst performing area in terms of time taken to re-let properties. The figure for Salterbeck was 15 days below the organization target 20 days. This indicates the high demand for family accommodation and bungalows which make up this estate.

Reasons For Tenancies Ending Allerdale & Salterbeck (2019/20) Allerdale District Termination or Transfer Reason Count % Of Total Accepted tenancy didn't move in 2 3% Move to private landlord 7 10% Moved back to parents 5 7% Moved to appropriate specialist support 2 3% Moved to other RSL 17 24% Moved to Residential Care 3 4% Property sold 1 1% Purchased own property 2 3% Returned to Partner 2 3% Tenant Abandoned 3 4% Tenant Deceased 6 9% Tenant Evicted 1 1% Tenant submitted notice 11 16% Transfer 8 11% Total 70

Reasons for Tenancies Ending Salterbeck 2019/20 Termination or Transfer Reason Count % Of Total Accepted tenancy didn't move in 2 3% Move to private landlord 2 3% Moved to appropriate specialist support 1 2% Moved to other RSL 16 25% Moved to Residential Care 2 3% Purchased own property 4 6% Returned to Partner 4 6% Right to Acquire 5 8% Right to Buy 1 2% Tenant Deceased 7 11% Tenant Evicted 3 5% Tenant submitted notice 6 9% Transfer 10 15% Transfer to other Impact Property 2 3%

Total 65 Transfer to Another Impact Property: When the tenancy has been terminated and a new tenancy started for a different Impact property. Transferred: When the tenancy has been transferred without terminating. This is the preferred method.

Overview of Voids & Sustainability The majority of Impact tenancies ending in Allerdale and Salterbeck was due to the tenants moving to another Housing Association. This is attributed to another 2 large providers operating in the district in particular the Workington and Maryport areas, allowing Impact customers choice. . A more detailed analysis of why Impact tenants have moved to another housing provider is set out below Moved to Another Housing Provider

Count % Of Total Dislike of existing area/prefer 4 12% another Impact property is damp 2 6% Moving for education reasons 1 3% Moving for work reasons 1 3% Moving to be nearer support 7 21% networks Not affordable due to under- 2 6% occupation Other reason 3 9% Problems with anti-social behaviour 3 9% Property doesn't meet 3 9% needs/aspirations Property too large / difficult to 3 9% manage Property too small - not 4 12% overcrowded Total 33

Housing Need & Demand There are 2036 people currently registered on Cumbria Choice from Allerdale District The table below sets out the needs in terms of size of accommodation.

Minimum bedrooms required Local Authority Total 1 2 3 4 5 Allerdale Borough Council 1251 522 252 10 1 2036

The table below set out the number of applicants within each priority bandings. Presently there are 34 applicants in the highest Band A (Homeless) Local Authority Band A Band B Band C Allerdale Borough Council 34 98 422

Local Authority Anonymised Band A Band B Allerdale Borough Council 27 32 43

Each Impact property in Allerdale receives on average 13 which is considerable lower than our homes in other parts of the county e.g. South Lakes and Eden. The average for property types is set out below:- House 26 bids Flat 3 bids Bungalows 40 Tenancy Management & Anti-Social Behaviour, Environmental Issues 2020 Impacts Salterbeck Neighbourhood team managed 98 reports of ASB ranging from fly tipping and litter/ rubbish to actual violence. Details of the cases managed are set out in the table below. Issue Salterbeck Incidents Physical Violence 2 Litter/ Rubbish/ Fly Tipping 4 Vandalism/ Damage to Property 14 Noise 24 Verbal Harassment Abuse 16 Drug Misuse / Dealing 13 Nuisance Pets 9 Domestic Violence 2 Garden 5 Nuisance Vehicles 9 Total 98

Impacts Allerdale Neighbourhood team managed 33 reports of ASB ranging from fly tipping and litter/ rubbish to actual violence. Details of the cases managed are set out in the table below. Issue Allerdale Incidents Physical Violence 1 Litter/ Rubbish/ Fly Tipping 4 Vandalism/ Damage to Property 2 Noise 13

Verbal Harassment Abuse Communal Areas 2 Drug Misuse / Dealing 2 Nuisance Pets 3 Alcohol 3 Domestic violence 1 Garden 2 Nuisance Vehicles Total 33

Summary Housing Management Issues & Challenges (Care & Support) Impact has 10 Supported Housing Schemes providing 46 homes across Allerdale. 7 schemes are provided in partnership with 4 support providers whilst 2 are operated on a managed agent basis. Impacts Supported Housing delivers services for persons with Mental Health, Learning Disabilities, drug and alcohol problems and those at risk of homelessness. The bullet points below summarise the main challenges for Impact in managing supported accommodation across Allerdale. • The majority of Impacts Supported housing in Allerdale is provided on a Supported Living basis which comprises of properties with were the resident have their own room but share bathrooms, kitchens and a lounge. This model is dated and not the preferred housing option for commissioning services. Despite this the majority of Impacts supported accommodation is occupied with few long term voids. • Impacts supported housing has high investment needs including internal and external decoration, kitchen and bathroom replacement, window/ door replacement and other external works. 4 schemes are located within conservation areas or have listed status. • There are gaps in the provision of Supported Housing in Allerdale. Impact do not presently have an offer for Older Persons, although plans are at an advanced stage to develop an Extra Care Scheme in Workington. There is also a need for retirement housing in the district this is evidenced by each bungalow advertised on Cumbria Choice receiving 40 plus bids. • Allerdale unlike the other 4 districts in Cumbria where Impact operates does not have a supported housing option for young people to help them access accommodation and develop the life skills to enable them to sustain their tenancy. This gives an opportunity to work alongside the District Council to look to develop a supported housing offer for young people in the district. • Impact have a positive relationship with care and support providers who have identified unmet need in the district, which Opportunities / Actions Based on data and feedback from the wider Impact Team and our partners the following opportunities have been identified to progress, these are split into Property

and People as well as some specific to Salterbeck Estate. Amore detailed information is set out in the Action Plan to support the Neighbourhood Plan. Property. • Work alongside Riverside Development Team to implement the recommendations of The Cumbria Growth Strategy to identify growth opportunities for the supply of new Social Housing and Care and Support Opportunities across Allerdale. • Work alongside Riverside Development Team to deliver an Extra Care Housing scheme for Older People in Workington. A site has been identified at Port Derwent, which has the support of both Cumbria County Council and Allerdale District Council. • Explore the opportunities for additional retirement housing for older persons (55plus) across Allerdale. • Build on the success of Solway View by increasing Supply of Family Homes in Workington to build on the 7 x 2/3 bed houses at Solway View Workington July 2020. • Undertake a more detailed analysis of why tenancies turnover at a higher rate in Workington and Maryport. Look to develop initiatives to improve sustainability based on finding from above analysis. • Undertake option appraisals on poor performing properties in Maryport and Workington. Including both General Needs and Supported accommodation. • Work in partnership with Allerdale DC and other providers to Increase the supply of affordable housing Social Housing in the town of Cockermouth • Undertake a detailed analysis of small developments in The Lake District National Park to assess their performance and inform discussions on whether to pursue further development opportunities in these locations. • Impact continues to participate in the Rapid Rehousing Pathway to help vulnerable adults at risk of homelessness or rough sleeping to move into a tenancy with support to help them sustain their tenancy. • Review all supported accommodation across Allerdale in relation to demand, investment needs including looking for new opportunities • Work with Riverside Care and Support to Identify areas for growth in Care & Support Opportunities, including developing support services for vulnerable young people looking to set up home in Allerdale.

People Undertake a detailed survey of a sample of Impact Residents across Allerdale to find out what their priorities are for their homes and neighbourhood. This will be achieved using a mix of Survey Monkey and phone. Look to encourage greater engagement and involvement from customers across the district.

Continue to work with agencies to provide advice and support around money, fuel poverty and skills and accessing employment opportunities.

Salterbeck Undertake an appraisal of the future use of The Oval Centre as a Community Facility providing sports and meeting facilities for the benefit of the local community. Review the management arrangements for the Walker Road Playing Fields including the management of the changing facilities. Undertake a detailed appraisal of unused land on Salterbeck Estate including former and current garage sites, with a view to potential development / disposal opportunities. Look at options to alleviate damage to grass verges by providing additional car parking spaces. Consider opportunities to buy back former Right to Buy homes for the benefit of local residents Work with residents and partners to develop campaigns around dog fouling and fly tipping. Work with the community to develop a new Residents Association to replace the now disbanded Salterbeck Residents Association. When conditions allow look to run 2 community events a year