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Sandfields Neighbourhood Renewal Assessment

Sandfields Neighbourhood Renewal Assessment . JONATHAN LEE and PETER WILSON. Opinion Research Services working in partnership with Lavender & Wilson. What is a Neighbourhood Renewal Assessment?. Why Sandfields?. Swansea private sector house condition survey

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Sandfields Neighbourhood Renewal Assessment

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  1. Sandfields Neighbourhood Renewal Assessment JONATHAN LEE and PETER WILSON Opinion Research Services working in partnership with Lavender & Wilson

  2. What is a Neighbourhood Renewal Assessment?

  3. Why Sandfields? • Swansea private sector house condition survey • Highlighted areas where housing in poor condition • Nine areas identified to consider in more detail • Detailed modelling analysis • Hazards under the Housing Health and Safety Rating System • Disrepair, energy efficiency, fuel poverty • Vulnerable residents living in non-decent homes • Two LSOA areas identified: Castle 4 and Castle 8 (3,500 homes) • Secondary data review • Housing Act enforcement, benefit receipt, council tax records, proportions of private rent, houses in multiple occupation • Identified the NRA study area: 1,038 properties in total

  4. Sub-area Boundaries

  5. Gathering Local Information

  6. Headlines From House Condition Survey

  7. Headlines From Household Questionnaires • Over 75% satisfied with their home; only 11% dissatisfied • Over 60% lived here for over 10 years; 15% less than 1 year • Over 40% live here because of a personal connection • Almost 75% satisfied with the neighbourhood on the whole • Dissatisfaction levels were higher among older residents • Litter/dirty streets and ASB/crime prime concerns • Household incomes in the area are generally low: 70% below £20,000; a quarter below £10,000 • Over 90% feel that renovation would improve the area • 19% to some extent feel “out of date housing needs demolishing” but 47% disagree with that

  8. Factors making the neighbourhood a good place to live

  9. Consultation • Public Meetings • Two public meetings held so far • First introduced NRA process & asked for volunteers for the steering group • Second meeting updated residents on survey results • Final public meeting will advise on recommendations • Steering group • Steering group composed primarily of volunteer residents • Three meetings held • Played very important role in particular in SWOT analysis, setting vision and objectives, and in generating and appraising options

  10. SWOT Analysis

  11. Vision To allow the residents of the Sandfields area the opportunity to live in well maintained, decent homes that can be heated in an efficient, affordable and sustainable way. To promote a safe and clean environment where access to open green space is maintained along with free access to coast and city, with community facilities that are open, accessible and promote community cohesion.

  12. Objectives • Housing • To improve the quality and energy efficiency of existing housing, in particular increasing use of renewable and sustainable energy sources • Any new housing development should reflect the needs of the Sandfields community, in particular older residents • To promote high standards of management and maintenance in private rented properties through constructive engagement with landlords • Community • To increase community engagement and involvement and promote integration across the whole community • To establish a community centre which meets the needs of the whole community • To foster respect for the area • Environment • To achieve clean, well-maintained streets • To maintain an element of green, open and accessible space • To improve traffic flow with a proper balance between access and traffic control, and to respect pedestrian access

  13. ESTABLISHING THE OPTIONS

  14. Option 1 – Status Quo – Statutory Action Only • ‘Base line’ position against which other options can be measured • Assumes the area will receive no attention whatsoever • Action by way of legal notices and orders from Council • Would do little to meet aspirations of residents • Do little to address environmental issues • Vision and stated objectives would not be achieved

  15. Option 2a – Limited Intervention (No ECO Funds) • Based on 10 year costs • Facelift assistance to the front elevations of properties (not insulation) • External repair assistance where significant disrepair eg roof defects • Internal renovation assistance where significant disrepair for vulnerable residents via loan assistance • Home safety assistance to resolve category 1 hazards

  16. Option 2b - Limited Intervention (ECO Funds) • Again based on 10 year costs • External wall insulation to terraces of properties (ECO funded) • Loft insulation (ECO funded) • Boiler replacements for residents in ‘super priority’ group (ECO funded) • External repair assistance where significant disrepair eg roof defects • Internal renovation assistance where significant disrepair for vulnerable residents via loan assistance • Home safety assistance to resolve category 1 hazards

  17. Option 3 – Comprehensive Intervention Assumes existing housing will be retained and improved Full group repair schemes with external wall insulation Typically based on 30 year timescale In past was commonly combined with substantial environmental works as in the Hafod Renewal Area Very much more expensive

  18. Option 4 – Redevelopment This option is almost always considered in NRA studies Essentially is compulsory purchase followed by redevelopment of the cleared sites to give new housing New housing meets modern standards but is an extremely expensive option and very disruptive to communities

  19. Option Generation & Appraisal • FINANCIAL FACTORS • How much would each option cost? • What are the financial benefits? • Cost Benefit Analysis • Cash flows over 30 years • Cash flows are discounted on a net present value (NPV) basis • £1 now is worth more than £1 will be worth in a years time, and £1 in a years time is worth more than £1 in 2 years time etc • Options compared on an equal basis, as both costs and benefits are staged over a 30 year period • NON-FINANCIAL FACTORS • What effect would each option have on the community? • Impact on the environment? • Scoring Range of Factors • Assessment against study area objectives • Socio-environmental assessment • Assessment against decision rules • Steering Group played an important role • Setting weightings • Scoring the factors

  20. Examples of Scoring Criteria & Weighting Factors

  21. Decision Rules

  22. Assessment Summary

  23. Assessment Summary

  24. Appraisal Conclusions • From the 30 year NPV analysis, Option 3 scores best, followed by Option 2(b) • The most expensive by a significant margin is option 4 • With regard to the non financial assessments, option 4 is in first place followed 4 times but in 5th place in respect of the decision rules • Option 3 is consistently in 2nd place, with Option 2(b) in 3rd place except for decision rules where it comes 1st • On the face of it, Option 3 would be preferred (as in Hafod) • However, the financial climate is now radically different the climate prevailing when the Hafod Renewal Area was declared • Need to consider actual costs over the realistic programme life of 5 years

  25. Appraisal Conclusions • Consideration of the actual costs over the recommended five year programme puts a different light on the financial matters • Public funds for Option 3 would be over £34 million compared with just under £9.5 million for Option 2(b) • Accordingly Option 2(b) recommended • Whilst not achieving the standards achieved in Hafod, the external wall insulation and other energy efficiency measures would a significant contribution to reducing fuel poverty • Significant disrepair would be dealt with and the appearance of the study area would be significantly improved with the unified front elevations

  26. Housing Renewal & Adaptations City and County of Swansea • Dinas a Sir Abertawe Sandfields Renewal Area Programme Outline Proposals.

  27. Renewal Area Funding Proposals • Welsh Gov. SCG Renewal Area Funding (13-14 to 16-17) £2,950,000 • ECO utility company funding forecast £4,300,000 • Owners Contributions to works (Landlords) £750,000 • Housing Assistance – Homefix Loans, CSS, MAG £800,000 • Welsh Gov. Regeneration Vibrant & Viable Places bid£3,000,000 Funding Forecast £11,800,000 City and County of Swansea • Dinas a Sir Abertawe

  28. Housing Assistance Outline Policy Proposals • Future housing assistance in Renewal Areas based on recyclable funds – lifetime grants, recoverable on sale of the property, local land charge. • Housing Assistance Owner Occupiers : nil contribution. • Housing Assistance Private Landlords : 40% contribution. • ECO funding free, no conditions, match funded by WG Renewal Area funding for EWI works. • Limited External Repair Assistance lifetime grant to resolve serious disrepair, funded by WG Renewal Area funding. • Internal repairs assistance to resolve serious disrepair incl.Cat 1 hazards through Homefix loans, eligibility homeowners over 60,on a means tested benefit, or over 18 , disabled on a means tested benefit., with available equity in property, with savings below £16,000. • Home Safety Assistance to resolve low cost Cat1 hazards eg slip / trip hazards for elderly residents via CSS & MAG assistance. (no conditions). City and County of Swansea • Dinas a Sir Abertawe

  29. Funding Assistance Example • Person owning mid terrace property in Sandfields , within Renewal Area boundary, identified within programme as being eligible for ECO EWI works. Cost of work £7000 to provide External Wall insulation render system to the front and rear of the property, 50% funded through ECO by utility provider. City and County of Swansea • Dinas a Sir Abertawe

  30. Preliminary Programme Objectives • ECO External Wall Insulation EWI : max 1038 properties. • ECO Loft Insulation : approx 593 properties. • ECO Boiler Replacement : approx132 properties. • External Repair Assistance eg roof renewal : numbers tbc. • Internal Repair Assistance : Own Occ Cat 1 hazards : approx 176 properties. • Home Safety Assistance for vulnerable residents : approx 57 properties. • Environmental Improvement programme : to improve street scene subject to funding provision- lowest priority. City and County of Swansea • Dinas a Sir Abertawe

  31. What Happens Next • Statutory Renewal Area Pre- declaration process : (publicity / consultation) will commence, notices published, residents receive copy of report, responses to stakeholder representations during this period. • Report presented to Cabinet / Council : confirming study report recommendations, proposed programme, funding proposals, delivery / resourcing proposals, and area renewal assistance policy proposals, for approval in January 2014. • Statutory Renewal Area Post declaration process : publicity following council approval, declaration of the Sandfields Renewal Area in January 2014 for a 5 year period. • Preparation / planning Renewal Area detailed programme: including establishing agency team, securing ECO / WG V&VP funds. • Commence survey work : councilin-house agency staff to commence surveys in November 13, to commit budget, in preparation of commencement of programme in March – April 14. City and County of Swansea • Dinas a Sir Abertawe

  32. Questions Contact Officers : Mark WadeCommunity Housing Services Manager Tel 635017. mark.wade@swansea.gov.uk Darren Williams Team Leader, Area Regeneration & Special Projects Tel 635351. darren.williams@swansea.gov.uk City and County of Swansea • Dinas a Sir Abertawe

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