the other side of the coin
I received the following email today from someone at the New East Manchester pathfinder, who are putting together a response for another issue I am researching:
"Disappointed that despite giving you full and frank answers to your questions for Clayton there was not one mention of this in your Big Issue article. Other answers are currently being finalised and will possibly be with you later today, however in light of the above will you be using any of this information?"
ME: I met with members of the group Communities for Stability this week to discuss their concerns about projects going on across East Manchester - notably Clayton, Ancoats and Openshaw. Their main complaints/concerns were
* the "running down" of their areas over a number of years - by boarding up council and housing association properties. Some think this is a tactic aimed at reaching the proportion of voids required to pursue the CPO process. We undertake CPO's where necessary to provide holistic regeneration. A proportion of voids is not required to pursue a CPO.
* Long-term uncertaintly in some areas (eg Clayton) over which streets will be demolished and which retained - which prevents home owners from being able to invest in their properties and potential buyers from getting mortgages.
We carry out a process of neighbourhood planning that includes a comprehensive programme of consultation and discussion with residents usually via drop-ins, home interviews and newsletters. We feedback and inform them of decisions as soon as we know and involve them from the early stages of planning and design.
Depending on the level of redevelopment required in an area the planning processes involved can dictate the rate of progress.
We are not aware of any cases where a mortgage has been refused due to this process and in fact the sale and purchase of properties continues throughout this time period. Any home owner wishing to invest in the upkeep of their properties during the planning process will have these improvements reflected in an eventual sale price.
* Low offers for properties under voluntary aquisition, which are then revised upwards when people refuse to sell. This has (it is claimed) happened a lot in areas of Clayton and may be forcing people into debt and negative equity.
With any requisition of property for redevelopment a valuation will be given by MCC. Once received residents are able to appoint their own independent chartered surveyor to value the property and the City Council will pay the reasonable costs for this service.
Should an agreed valuation not be arrived at it can be referred to the Lands Tribunal. There is no evidence of negative equity in east Manchester and prices of existing properties, in a large part of the area have risen over 100% in the last five years.
* Apparently people living in the Toxteth Street area are being told (by officials - not sure whether council or another agency) that CPOs are a certainty when that cannot be the case until they have signed off.
In Toxteth Street residents have quite clearly been told that the Council have approved the CPO. It is now up to government to confirm this based on a review of evidence.
* Other concerns include perceived lack of consultation and poor communication of plans. See previous Answer 2 on neighbourhood planning
* And complaints about the demolition of structurally sound terraces (which they believe there is demand for) - and the building of poor quality new build flats and town houses which few can afford. Affordability - or lack of is obviously a huge issue for many people...
Due to a lack of demand for small terraced houses across east Manchester, the number of voids of this type of property in some areas has remained static, despite the Council, New East Manchester and residents efforts.
The new cost efficient homes we are building bring a range of choice of housing types to the area for both existing and new residents. The financial packages (Relocation Assistance) are outlined within Manchester City Council's Regulatory Reform Order Policy version 4.
Such packages are available for residents who need to be displaced due to regeneration activity and all households affected are offered a 'like for like' offer.
It is important to stress that individual financial circumstances are considered when discussing options with residents and to date we are not aware of any resident who, as a result of relocating to an alternative home, has been forced into debt or needed to take on a further mortgage.
*Also - please could you confirm what plans are for the area of Clayton behind the velodrome (includes Heather Street) - there seems to be a lot of uncertainty among residents,. We are in the early stages of planning for the redevelopment of Clayton West. We have appointed a developer, had a number of consultation events to which we have provided feedback and completed Housing Needs Surveys in the area to understand any future requirements of residents.
We have committed to speaking further with these residents once we have confirmed the viability of the scheme based on the requirement to ensure a sustainable future for the long term.