One of the many reasons for demolishing perfectly good homes and replacing them with new build was because of empty homes or, as Gateshead Council describes them, abandoned homes. The latter giving an image of streets of empty property.
In Saltwell and Bensham nothing could be further from the truth. The area has a large Jewish college with the typical "student" issues associated with short term renting. It also has many older property where private builders buy to develop as part of their pension provision doing up property over 1 to 2 years. During the summer months there are many builders skips throughout the area. Finally there are the great disappeared. During Margaret Thatcher's poll tax many people sought to "disappear" from official records to avoid the poll tax and they have avoided filling in official documents since. Hence the the rate of 8% empty homes - the national average being 6%.
If 8% empty homes is a crisis deserving the drastic solution of demolition what is the rate after new homes have been built. According to the Manchester Evening News in the Salford pathfinder rates of empty homes have soared to 40%.
The reason is depressingly obvious to housing campaigners. If you leave an area to be re-developed by millionaire property developers in order to attract people from outside the area and make the property unaffordable for the average consumer then speculators buy the property.
So far from pathfinder developing and sustaining communities it is in fact developing partnerships with property speculators whose interest is to make cash out of keeping property prices expensive and out of the hands of hard working families. Pathfinder is becoming it's own worst enemy as it distorts local markets and attracts in the wealthy speculator.
So Saltwell and Bensham could go from having a level of empty homes slightly above the national average to as many as half the new build remainging unoccupied and owned by people who never visit the area. What price a sustainable community?
Link
Manchester Evening News
Sunday, December 31, 2006
Wednesday, December 20, 2006
Residents Association Wishes Gateshead Councillors Merry Christmas!
Santa will shortly have a problem in Saltwell and Bensham with Gateshead Council's proposal to demolish 440 homes in central Gateshead.In order to make Santa's point we designed some seasonal cards that were delivered to the Gateshead Civic Centre today. We also delivered this unique card to BridgingNewcastleGateshead - the unelected bureaucratic quango charged with funding the demolition programme.
The serious point is where will the 440 households displaced by Gateshead Council go. The area already has a hefty waiting list of people who want to rent and with barely 160 new "family homes" pledged for the area more than 300 families will have to find new places to live. The council seems not to worried that new homes will be many times the average Tyneside wage and existing residents will not be able to afford to live here.
We hope the Christmas Card will remind councillors of who they should be thinking about this Christmas.
Monday, December 18, 2006
Minister Spins Birmingham Pathfinder Cash
It is very easy to get confused as to how much cash is being spent under pathfinder. In order to present eye-watering sums of cash to local communities the wording of the announcement has to be just right. Here in Saltwell and Bensham numbers such as £64 million and then incredibly £750 million worth of development have been mentioned.
Just for a moment we can look at the latest announcement from Minister Yvette Cooper as it applies to Birmingham.
The headline is: "£44.5m cash injection for Birmingham's regeneration".
Based on this you would expect the government grant to be £44.5 million. However an even more extraodinary claim is made.
"The funding is expected to generate up to £280 million of additional money
from the private and public sectors"
However the problem for the Birmingham pathfinder is that it recently ran out of money and was given a £12 million cash bailout. A fact acknowledged later in the press release that says "the £12 million interim grant provided earlier this year". So £12 million has already been spent. That brings us down to £32 million actual new government money.
Unfortunately for Birmingham the £32 million may not be all that it seems. The press release also says "subject to the availability of resources, £29.2 million will be awarded for 2007/8".
Given the recent pre-budget statement by the Chancellor the £29.2 million may not be available next financial year. Luckly there is some left because "The Government will make £3.2 million available for the remainder of 2006/7".
Out of the £44.5 million announced the only hard cash that Birmingham is guaranteed until 31st March 2007 will be £3.2 million. This sounds a lot of cash but this is for the whole of Birmingham. In Gateshead terms it would barely buy 30 houses for demolition and the target is to build or refurbish 7,500 homes in Birmingham. The Government Minister may wish to consider some biblical metaphor involving loaves and fishes in order stretch the meagre budget.
So when you read about the fantastic sums of money being spent on pathfinder before you cheer read the small print. Unfortunately for the residents of both Birmingham and here in Saltwell and Bensham large headline sums of money lead to even larger expectations by residents that may not be met.
Link
News Announcement
Just for a moment we can look at the latest announcement from Minister Yvette Cooper as it applies to Birmingham.
The headline is: "£44.5m cash injection for Birmingham's regeneration".
Based on this you would expect the government grant to be £44.5 million. However an even more extraodinary claim is made.
"The funding is expected to generate up to £280 million of additional money
from the private and public sectors"
However the problem for the Birmingham pathfinder is that it recently ran out of money and was given a £12 million cash bailout. A fact acknowledged later in the press release that says "the £12 million interim grant provided earlier this year". So £12 million has already been spent. That brings us down to £32 million actual new government money.
Unfortunately for Birmingham the £32 million may not be all that it seems. The press release also says "subject to the availability of resources, £29.2 million will be awarded for 2007/8".
Given the recent pre-budget statement by the Chancellor the £29.2 million may not be available next financial year. Luckly there is some left because "The Government will make £3.2 million available for the remainder of 2006/7".
Out of the £44.5 million announced the only hard cash that Birmingham is guaranteed until 31st March 2007 will be £3.2 million. This sounds a lot of cash but this is for the whole of Birmingham. In Gateshead terms it would barely buy 30 houses for demolition and the target is to build or refurbish 7,500 homes in Birmingham. The Government Minister may wish to consider some biblical metaphor involving loaves and fishes in order stretch the meagre budget.
So when you read about the fantastic sums of money being spent on pathfinder before you cheer read the small print. Unfortunately for the residents of both Birmingham and here in Saltwell and Bensham large headline sums of money lead to even larger expectations by residents that may not be met.
Link
News Announcement
Sunday, December 17, 2006
Pathfinder Is Failing Ethnic Minorities - Watchdog Says
The government's high profile pathfinder programme has come under criticism this week for failing to address the needs of minority ethnic communities. The Audit Commission says it is failing black and ethnic minority residents.
In what must seem to many a bizarre expedition the "Elevate" pathfinder took BNP Councillors in Lancashire to Northern Ireland to learn about community integration. Perhaps the bureaucrats who run some of these undemocratic quangos that administer pathfinder failed to realise that the BNP doesn't want community integration!
Meanwhile in North Staffordshire the pathfinder programme is said to be put at risk by poor housing decisions outside the pathfinder.
The Saltwell and Bensham area, where Gateshead Council is proposing 440 demolitions, is one of the most ethnically diverse areas of Gateshead. As well as the third largest Jewish community in Britain there are at least 2 Muslim places of worship, Catholic churches, Methodist churches and CofE representing generations of migration into central Gateshead. Often the low housing prices in Saltwell and Bensham have encouraged the diversity however council plans in the area seem to be leading to a monoculture of luxuary apartments.
Link
Inside Housing
In what must seem to many a bizarre expedition the "Elevate" pathfinder took BNP Councillors in Lancashire to Northern Ireland to learn about community integration. Perhaps the bureaucrats who run some of these undemocratic quangos that administer pathfinder failed to realise that the BNP doesn't want community integration!
Meanwhile in North Staffordshire the pathfinder programme is said to be put at risk by poor housing decisions outside the pathfinder.
The Saltwell and Bensham area, where Gateshead Council is proposing 440 demolitions, is one of the most ethnically diverse areas of Gateshead. As well as the third largest Jewish community in Britain there are at least 2 Muslim places of worship, Catholic churches, Methodist churches and CofE representing generations of migration into central Gateshead. Often the low housing prices in Saltwell and Bensham have encouraged the diversity however council plans in the area seem to be leading to a monoculture of luxuary apartments.
Link
Inside Housing
Saturday, December 09, 2006
Sky News Makes Heavy Weather Of Pathfinder Report
Viewers of Sky News' rolling news channel had the opportunity of watching approximately 5 minutes report on pathfinder. A number of interviews concentrated on the problems faced by residents in the pathfinder areas the report was filled with sweeping generalisations.
The reporter credited with the report did a voiceover restating many of the patronising stereotyped sayings associated with pathfinder. At one point she said that a majority of residents support the demolition process. In Saltwell and Bensham plans that include demolition were supported by just 25% ( 1 in 4) of the residents. She then asserted that pathfinder was to correct housing areas where the market had failed. Again here in Saltwell and Bensham prices have rocketed by 300% in the three years before pathfinder. The Sky News commentary suggested all was well because prices were going up in pathfinder areas. Little was made of the disproportionate effect of the minimum wage in the north that has boosted incomes and increased regional prosperity.
In gathering together several very different areas for the report the impression given was that the housing problems were the same and generalisations were accurate. The general impression was that some kind of ludditie groups were resisting the provision of modern housing. An impression that only a London based news organisation could present given the limitation of the 60 second soundbite.
In a live intervew Sylvia Wilson did a little to balance the simplistic journalistic approach as she explained that the homes under threat were structurally sound and thoroughly decent places to live. The Sky interviewer suggested that it was better to demolish than renovate. Had he done any homework before the interview he would know that it costing more than £100,000 to demolish properties in Gateshead but little more than £25,000 to renovate.
Good points were made against demolition but the low quality of journalistic enquiry led to a report laden with factual errors that did little more than present the government line in favour of demolition.
The poor journalism did suprise me because the particular reporter assigned to visit Gateshead seemed to have a pretty good grasp of the issues although his voice wasnt on the finished piece. A missed opportunity by Sky to do a really good regional news report.
The reporter credited with the report did a voiceover restating many of the patronising stereotyped sayings associated with pathfinder. At one point she said that a majority of residents support the demolition process. In Saltwell and Bensham plans that include demolition were supported by just 25% ( 1 in 4) of the residents. She then asserted that pathfinder was to correct housing areas where the market had failed. Again here in Saltwell and Bensham prices have rocketed by 300% in the three years before pathfinder. The Sky News commentary suggested all was well because prices were going up in pathfinder areas. Little was made of the disproportionate effect of the minimum wage in the north that has boosted incomes and increased regional prosperity.
In gathering together several very different areas for the report the impression given was that the housing problems were the same and generalisations were accurate. The general impression was that some kind of ludditie groups were resisting the provision of modern housing. An impression that only a London based news organisation could present given the limitation of the 60 second soundbite.
In a live intervew Sylvia Wilson did a little to balance the simplistic journalistic approach as she explained that the homes under threat were structurally sound and thoroughly decent places to live. The Sky interviewer suggested that it was better to demolish than renovate. Had he done any homework before the interview he would know that it costing more than £100,000 to demolish properties in Gateshead but little more than £25,000 to renovate.
Good points were made against demolition but the low quality of journalistic enquiry led to a report laden with factual errors that did little more than present the government line in favour of demolition.
The poor journalism did suprise me because the particular reporter assigned to visit Gateshead seemed to have a pretty good grasp of the issues although his voice wasnt on the finished piece. A missed opportunity by Sky to do a really good regional news report.
Thursday, December 07, 2006
Gateshead Council Vandalises Home In Botched Board-Up Stunt
It was a quiet day in Saltwell and Bensham until the council van arrived. The workmen got out and prepared to board up another home in Brunel Street. As neighbours spotted the van they yelled that the house was occupied. This didn't deter the men from Gateshead Council who proceeded to break-in to a privately owned home by demolishing the door.
The occupier was called at work and quickly came home. By this time the council workers had realised that this home was in occupation and they needed to repair the door. So they flung together some mis-fitting glass and described the situation as an accident.
Gateshead Council are so keen to demolish homes in Saltwell and Bensham that they will even try to board-up homes that have residents. The Council should be a symbol of security and care in the community but here in Saltwell and Bensham it is symbol of neglect and terror for the residents who happen to live in the pathfinder area.
In a testament to the community spirit neighbours tried to stop the Council vandalism and afterwards a local builder took time to see that the resident's home was secure.
The Residents Association will be writing to Gateshead Council demanding that the homes they damage be restored to the original state of repair.
The occupier was called at work and quickly came home. By this time the council workers had realised that this home was in occupation and they needed to repair the door. So they flung together some mis-fitting glass and described the situation as an accident.
Gateshead Council are so keen to demolish homes in Saltwell and Bensham that they will even try to board-up homes that have residents. The Council should be a symbol of security and care in the community but here in Saltwell and Bensham it is symbol of neglect and terror for the residents who happen to live in the pathfinder area.
In a testament to the community spirit neighbours tried to stop the Council vandalism and afterwards a local builder took time to see that the resident's home was secure.
The Residents Association will be writing to Gateshead Council demanding that the homes they damage be restored to the original state of repair.
Monday, December 04, 2006
So you spend £125,000 on a house .... what next ?
A neighbour has her house bought for £125,000. What would you expect the new owner to do?Normally it would be a bit of DIY, a little re-decoration perhaps or maybe let out to a tenant and make back some money. Not if you are Gateshead Council. This photo is what happened to a house when it was sold for £125,000 in a pathfinder area.
The tragic fact is she didnt want to sell. Independent valuations for a property in the same street were £140,000. So its no wonder she was reluctant to go. However the pressure was enormous. After returning from holiday officers from Gateshead Council left no less than 4 answerphone messages demanding she make a decision on selling.
Unable to get a new mortgage to buy a home of similar quality she has her furniture in storage and is living with relatives. Once again pathfinder being used to to get people out at whatever the human cost.
After Gateshead Council bought the property they boarded it up to increase the blight and pressure on others to sell.
No names are mentioned here to prevent further harassment by the Council and to protect our sources.
Sunday, December 03, 2006
Sky News in Bensham
A bleak dark coloured sky and rain didn't do much to enhance the appearance of the "railway streets" off Saltwell Road. The area is part of the plan by Gateshead Council to demolish 440 homes ins Saltwell and Bensham. The reporter from Sky News wanted to know why.
Sky have been to the other pathfinder areas and quickly became confused at the council plans as residents had to explain that one side of a street was to be demolished and the other side, in identical condition, was saved. This became somewhat worse at one point in the filming when I couldn't remember which side of one street had been condemned. Unless you have the council plan to hand it is very difficult to understand why half of a street is condemned to the bulldozer and its not obvious to the naked eye.
For the first time in our press campaign residents were speaking out in condemnation of the council plan. Many residents had been reluctant to talk to the media out of fear that the council would reduce their compensation offers.
Then there was Armstrong Street. The council's example of why pathfinder is necessary. They have said in the past that rogue landlords in the area are abandoning houses forcing them to be boarded up in a up-front display of decline and dereliction. So we took Sky News to report from Armstrong Street and then revealled that the landlord that Gateshead Council had been complaining about was ... Gateshead Council. The boarded up properties were in fact owned by the council itself.
Sky News took time to find out the feelings of the residents who face the arrival of the bulldozer. In a democracy representing the residents should be the job of elected councilors. However while the Gatehead Council is focussed on millions of pounds of central government cash it is down to the media, not elected representatives, to tell the human story and tell the nation that demolition is as much about people is it is about buildings.
(At this time we dont have a date for the transmission of footage shot in Bensham).
Sky have been to the other pathfinder areas and quickly became confused at the council plans as residents had to explain that one side of a street was to be demolished and the other side, in identical condition, was saved. This became somewhat worse at one point in the filming when I couldn't remember which side of one street had been condemned. Unless you have the council plan to hand it is very difficult to understand why half of a street is condemned to the bulldozer and its not obvious to the naked eye.
For the first time in our press campaign residents were speaking out in condemnation of the council plan. Many residents had been reluctant to talk to the media out of fear that the council would reduce their compensation offers.
Then there was Armstrong Street. The council's example of why pathfinder is necessary. They have said in the past that rogue landlords in the area are abandoning houses forcing them to be boarded up in a up-front display of decline and dereliction. So we took Sky News to report from Armstrong Street and then revealled that the landlord that Gateshead Council had been complaining about was ... Gateshead Council. The boarded up properties were in fact owned by the council itself.
Sky News took time to find out the feelings of the residents who face the arrival of the bulldozer. In a democracy representing the residents should be the job of elected councilors. However while the Gatehead Council is focussed on millions of pounds of central government cash it is down to the media, not elected representatives, to tell the human story and tell the nation that demolition is as much about people is it is about buildings.
(At this time we dont have a date for the transmission of footage shot in Bensham).
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