Choice, Demand and Demolition

byJohn Earnshaw

Low Demand Project ManagerThe Empty Homes Agency

Queen’s Hotel, Leeds 26th April 2006

An overview of the session

Facts and Figures The Empty Homes Agency EHA Low Demand Project Low Demand in Social Housing Kirklees MDC - example High Demand Solutions Market Renewal Pathfinders The Case For/Against Demolition The European Housing Scene – Can we learn

anything from our EU neighbours? Questions & Answers

The Empty Homes Agency

The Empty Homes Agency is a housing association with charitable status, although we neither own nor manage any empty property

The Empty Homes Agency is an independent campaigning charity, which exists to highlight the waste of empty property in England and works with others to devise and promote solutions to bring empty property back into use

The Reason Why We Exist set up in 1992 in response to the high number of empty properties and the crisis with homelessness - something had to be done!

Empty Homes 2003

Total Empty Vacant >6 months

718,720 308,438

Empty Homes 2004

Total Empty RSL LA

689,675 57,536 39,195

Empty Homes 2005

Total Empty RSL LA

680,412 40,613 48,594

What do the figures show?

A massive reduction of 29,045 empty homes overall in England in 2004

A further reduction of 10,000 empty homes overall in 2005

That The Empty Homes Agency’s Enabling Strategy Really Works!

The Empty Homes Agency website

Click on ‘Resources’ Then click on ‘Statistics’

www.emptyhomes.com

The Empty Homes Agency’s Low Demand

Project Officially started March 2004 Based in the Barnsley Big Lottery Funded Off to a ‘flying’ start

The Empty Homes Agency’s

Low Demand Project

Setting up project to help communities in areas of low demand

Developing communications, media work and policy

Developing EHA work on low demand with the nine Market Renewal Pathfinders

For the very latest on the project see – www.emptyhomes.com/ld/lowdhome.htm

Early visits…Burnley and Hull

Daneshouse

Giroscope and North Bransholme

…. Leeds and Salford CANOPY Housing

Project Leeds

City of Salford

So what is Low Demand?

  There are approximately 680,000 empty

homes in England, many of which are in areas of low demand for housing.

Almost one million householders live in areas of so called low demand for housing or housing market failure.

These are areas with high numbers of empty homes and often problems of anti-social behaviour, crime, drugs and dereliction.

What exactly is Low Demand in Social

Housing?

In the case of social housing, housing in blocks or management patches of at least 50 dwellings, it is classed as low demand,

where one or more of the following symptoms is exhibited tenancy offers frequently refused

a small or non-existent waiting list high rates of voids available for letting

high rates of tenancy turnover

So why did social housing need to be

marketed in Kirklees in 1999?

Typical ‘low demand’ social housing in Kirklees UK Typical ‘low demand’ social housing in Kirklees UK

Let’s turn the clock back to 1999 and find out why Over 1,000 Voids Scheduled for

Demolition Appointed as Voids Project Manager Lots of Fresh Thinking, Innovation

and New Ideas on Lettings and Marketing in Social Housing

Some examples on the next few slides………..

Getting to Know The Product

Inspecting all vacant properties, including bungalows, flats, houses and sheltered accommodation for any repairs, grass-cutting and litter etc

Talking to and/or visiting local ‘quality’ estate agents to see how they operated – brochures, reception areas, ‘TO LET’ boards, viewings etc

 

‘TO LET’ Boards

Advertising

Advertising and Marketing – useful items It paid to advertise – literally anywhere! Placed regular smallish ‘ads’ in the local

and regional newspapers Designed and printed a coloured

‘Property Guide’ to distribute to prospective tenants

Grouped email ‘shots’ to customers SMS - Text Messaging to customers Tried local radio!

Yes, anywhere!

Swansea Home Choice www.swansea.gov.uk

Anne Smith - Project Manager says ‘the

most successful marketing techniques have reduced voids from 1,500 in

2004 to just 452 this week’ Detailed Property Specifications One to One Interviews with customers Regular Customer Surveys with prize

draws Show Homes and Open Days Targeted Mail Shots

Some of the Kirklees results through Fresh Thinking

Let over 500 ‘low demand’ properties in 12 month period

Creation of pioneering Kirklees/Camden housing partnership

Won Empty Homes Agency’s National Award for ‘Best Strategy on Tackling Low Demand’

BBC made documentary on my work Creation of ‘LAWN’ – movement of people

from London and the South East to the Midlands and the North of England

SomeHigh Demand

Solutions

Choice Base Lettings and

Regional Mobility LAWN

MoveUK

‘Fresh Start’ Options

London Borough of Lewisham – ‘Moving out of London’ scheme

Poole Borough Council – tenants open day

Low Demand in the Private Sector

Housing Market in Burnley

Low Demand – so what is working?

• Answers? – no single answer • Community Anchors - Chicago• Community involvement• Early monitoring system• Home swaps - Salford• Homesteading - Sheffield• Mobility schemes – HEMS, LAWN &

MOVEUK• Re-profiling – North West• Self-help housing – Canopy & Giroscope

How can The Empty Homes Agency help?

• Campaigning voice (e.g. Empty Homes Management Orders)

• Good practice guide• Local authority support• Low demand support• RSL support• Website www.emptyhomes.com

Constantly Look for New Ideas

Change of use ? Conferences Courses Local forums Networking Partnering Seminars

There are nine Market Renewal Pathfinder areas Birmingham and Sandwell

East Lancashire

Humberside

Manchester and Salford

Merseyside

Newcastle and Gateshead

North Staffordshire

Oldham and Rochdale

South Yorkshire

House of Commons – Select Committee Report –

Empty Homes and Low Demand Pathfinders – 8th

February

Written and Verbal Evidence from: TPAS SAVE Britain’s Heritage English Heritage Empty Homes Agency Welsh Streets Home Group Whitefield Conservation Action Group

House of Commons – Select Committee Report (8th) Empty Homes and Low Demand Pathfinders –

Summary - 5th April Concerns expressed about the scale of

demolitions envisaged and the impact on vulnerable communities

Pathfinders need to consult better with local communities and consider different options for improvements, including more refurbishments

Broad recognition that the communities need support during this period of transition

Pathfinders should be allowed to spend a significant proportion of their funds on helping communities

DEMOLITION – Is it really a valid option?

The tradition of bulldozing areas in decline must be overcome if the aim of sustainable development is to be achieved, the government was warned this week.  

Inside Housing 12th December 2004

DEMOLITION – Phase 1Read all about it!

Empties fall but associations buck trend

Another fall in empty homes across England has been marred by a rise in the number owned by housing associations.  

Inside Housing - 13th February 2004

DEMOLITION – Phase 3

North Staffs pathfinder plans 4,000+ home demolition  

A £35 million plan to ease market decline has been agreed by the North Staffordshire housing market renewal pathfinder.  

Inside Housing 12th August 2003

ITV

Monday 16th May - Friday 20th May 2005 

 

Complete Refurbishment through

Innovative Design Terraced house in Powis Street,

Toxteth Completely refurbished New bathroom New kitchen Completely Transformed for £24K Affordable for First Time Buyers Is this a valid solution for the

Pathfinders to copy?

Urban Splash Chimney Pot Park,

Salford

Opposition to large scale demolition?

SEEwww.fightfourourhomes.co

m

Some more case studies

Burnley Wood Community Action Group

www.burnleywood.com Canopy Housing Project – Leeds Dall Street Residents – Burnley Giroscope – Hull Welsh Streets - Liverpool

Demolition or Refurbishment?

This is what we, the Dall Street Residents would like to see done to our much loved terraced homes.

Ringo attacks Demolition of City

Homes Ringo Starr, the former Beatle, said

yesterday (23rd May) that 20,000 homes on Merseyside, including his birthplace, should be restored instead of being knocked down

"Why are they knocking them down? If it is economically viable, they should do them up”

European Network for Housing Research

www.enhr.ibf.uu.se

YOU’VE NOW SEEN THE EVIDENCE!

So, the question the nine Market Renewal Pathfinders must now ask themselves -

Is Wholesale Demolition Really a Valid Option?

What do you think?

ALWAYS REMEMBERWHATEVER YOU DO

‘PREVENTION IS BETTER THAN THE CURE’

The Empty Homes Agencywww.emptyhomes.com

195 – 197 Victoria StreetLondon

SW1E 5NE

And

PO Box 3609BarnsleyS75 1WW

Thank You for Listening

andAny Questions?