Agenda item

[To receive a presentation on the evening on the Heath Town Regeneration Project]. 

The Head of Assets and Stock Investment for Wolverhampton Homes gave an overview of the Heath Town Regeneration Project. Heath Town had been originally constructed with considerable deck access blocks linking, in theory allowing people to walk from one side of the estate to the other without ever having to touch the ground following the “streets in the sky” concept of the 1960’s.

The Head of Assets and Stock Investment stated that the estate was opened in 1969 by HRH Princess Margaret and there was just over 1250 dwellings on that estate, most being in either tower blocks or deck houses. Pictures were shown of the view in the 1970’s of Hobgate Road, Hampton View, the shopping centre and Chervil Rise. There were large amounts of brick façade and cladding which made it virtually impossible to see in. This type of layout overtime created quite a few issues. Since construction two blocks where demolished in 1990, six were converted into houses under “lopped and topped” programmes also in the 1990’s. In 2018 as part of regeneration a further four deck access blocks were demolished to open the heart of the estate. Issues with the deck access block were with crime and policing.   This was because there were several different escape routes and the Police did not have the resources to combat that effectively.

Consultation had taken place with the residents in 2015, which concluded that their principal concerns at the time were safety, security, and car parking. The link bridges were in immensely poor condition with significant amount of the concrete damaged. The timber cladding was losing its bearing, panels were falling off and there was a real concern for the general condition of the estate at the time.

The Head of Assets and Stock Investment stated that the reality was that the future of the estate had been uncertain for so long, consequently there had been a lack of planned improvements. In 2014 the Council made the decision to regenerate the Heath Town estate.  They had created a “master plan” which included selective demolition and the remaining blocks to be refurbished. The Heath Town Masterplan was shown to the Panel which had Phase 1 and Phase 2.  It involved a range of infilled sites primed for development and the plan was to build over 200 new family homes with a mix of affordable and open market sale housing. The first phase was still under way, they were involved with a company called Black Country Make to construct six homes. The second phase was currently being procured with a view to work starting next Summer. 

The Head of Assets and Stock Investment remarked that the strategy to combat the issues with some of the deck access blocks was trying to get people on the ground working to create a secure environment. They wanted to create a more welcoming environment to each of the deck access blocks.   To create secure points of access, to monitor the entrances and circulation spaces with CCTV.  To address long standing parking issues by creating additional parking spaces, where needed, and ensuring there was brand new lighting so people could feel confident when walking from their cars or buses.  As part of the refurbishment there was the removal of linked bridges between the blocks, external cladding had been installed to increase thermal insulation all of which was non-flammable.

They had improved the aesthetics of the building and repaired failed wall ties which stopped the outer leaf from falling out.  They had put in new mono-pitched roofs, recovered the walkways, renewed walkway flooring, replaced the entrance screens with aluminium sectional frame system and replaced all windows with new PVCu. Additionally, the refurbishment had constructed new lift enclosures to blocks, removed timber cladding from the existing stair-cores, installed new access controlled entrance doors, redesigned car parking to create more spaces, improved landscaping, improved lighting of circulation spaces and improved CCTV coverage. At Wednesfield road and Lincoln Street, new air handling fans would take away moisture from the bathrooms and there were new gutters, windows, and entrance points.   A new entrance had been created at Chervil Rise with the car park being moved to the front of the block. A new staircase on Hobgate road, with a new lift on Chervil rise and play areas.

The Head of Assets and Stock Investment commented that as well as construction the project was also trying to improve the social value outcomes for residents such as volunteering hours, community events, trade apprentice’s appointments and employment through the Government Kickstart Programme.

The original plan had been to refurbish the boiler house, the next stage was to replace the current boiler house which fed the entire estate, providing heating and hot water to all the dwellings.  They would create a new low carbon energy centre which would be more energy efficient and reduce heating costs for residents. He hoped this would be completed within the next couple of years.  The proposal was to remove warm air heating across the estate and to install radiators.  They wanted to resolve any remaining building or fire safety issues.  They would replace the windows, roofs, any external wall insulation, replace worn out components and install sprinklers. Some of the defects identified on the tower block were things like cracking and spalling to brick work, areas of missing mosaic tiles, remedial wall ties failing and communal fire doors needing replacement. The project was trying to be creative about the design and making sure the entire estate looked the same.

The Chair and Panel Members thanked the Head of Assets and Stock Investments for his presentation. They had seen the difference when driving past the Heath Town Estate, it was looking colourful and bright.

A Panel Member asked how they dealt with existing residents when works were being undertaken.  

The Head of Assets and Stock Investments responded by confirming that before the starting of any phase, a consultation had been held with the residents.   This provided them with materials to give visibility as to what was coming and sought their input, especially in the design phase. It was sometimes quite difficult to get that engagement and so working with the contractors were Tenant Liaison Officers who kept in regular contact.  They talked to the residents about the project.   Since it was such a long project, there had been very good relationships established and community leaders identified across the estate. 

A Panel Member commented that the regeneration project was outstanding.  They asked if there were any plans for development on Wednesfield Road.  

The Head of Assets and Stock Investments responded that this was the old pub site and it would be developed.  There were plans in Phase 2 for it to be a new block of flats from his recollection, five or six floors.  

The Panel Member asked if crime had started to reduce because of some of the wide open spaces. The Head of Assets and Stock Investments responded that crime had reduced. There had been a lot of problems with gang related activity, the anti-social behaviour team was eager to remove one individual who was at the heart of that, and significant nuisance had been created by his associates. Dealing with this issue had a significant impact in creating what was called a defendable space.  There were no longer people loitering in those areas using and abusing various chemicals. The problem with anti-social behaviour was that the offenders did not necessarily stop, they moved on.   They were certainly seeing some benefits in Heath Town but there could still be problems in other parts of the city.

A Panel Member reiterated that aesthetically the regeneration did look very pleasing. Around 30 years ago a Residents Estate Management Board was established which gave ownership and residents a real voice, unfortunately that had seemed to wane. Following the key findings in the Hackett Review it was vitally important to obtain residents voices.  He asked what Wolverhampton Homes were doing to try and enhance the residents voices in the area.

The Head of Assets and Stock Investments confirmed that in terms of residents voice, the challenge primarily was engagement.  There had been a fair bit of work done regarding reaching out, building the customer base of willing volunteers. There were now over 1000 residents who were actively involved in engagement which gave a strong basis for discussion around things such as fire safety. They were ensuring that they were talking to residents in each individual block around fire safety in their area.   This gave residents extra confidence in what had happened, and they planned to address any issues.

A Panel Member stated that when residents voices were considered the issues were wider than just fire safety. The Board had a real key influence on the estate which made a huge difference. He was pleased to see the fire-retardant lacing of the insulation and sheet materials and fire doors which was really pleasing to see as a Member of the Council’s Fire Safety and Scrutiny Group.  Wolverhampton Homes had an excellent reputation when it came to fire safety. Wolverhampton wanted to avoid tragic incidences, such as Grenfell Tower. He asked if Wolverhampton Homes were considering now or in the future having low rises fitted with sprinklers.  He also asked if they were considering having solar panels placed on roofs and if have the Bridge could be repainted black and gold when it was finished?

The Head of Assets and Stock Investments stated There was a very delicate balance between the amount of revenue that could be raised and the affordability of the rent. They would be focusing on higher risk blocks of flats where there were any additional risks created to occupants regardless of height, beyond that it was a financial issue. They were already forecasting a significant shortfall against the climate change directives. They were seeking to gather grants wherever possible, but that grant would not cover everything. It was for Councillors to set directions as to what were the overarching priorities they wanted Wolverhampton Homes to deliver for them.

A Panel Member agreed that it was a matter of funding, they wanted more but due to the economic circumstances it was not necessarily very likely. The Council did need to keep pushing the mantra that legislation was minimum standards and the Council should be setting their own standards. Wolverhampton Homes were doing such a good job in so many different areas.

A Panel Member asked how we monitored the new efficiencies in Heath Town such as heating and was there a continual improvement set up in blocks.  

The Head of Assets and Stock Investments confirmed that the work that was being designed now or that has been implemented over the last 5 years was future proof. They could have simply done the structural repairs and facelift.  It had been agreed that it was more effective and efficient solution to deal with those issues and ensure they have got such a sufficient length of life that they could make it to the 2050’s and beyond. There had been quite a significant step up in the efficiency on the demand for heat, thus effecting the cost of energy and achieving lower heating bills comparatively. They were, bringing money forward so they could deliver more efficient heating solutions and more energy efficiency to buildings generally.

A Panel Member suggested to the Chair that it would be worth a site visit to the estate soon.

A Panel Member added that if a site visit were to be arranged it would be beneficial for the Fire Safety Officer from the West Midlands Fire Service to attend. This was agreed by the Panel.

A Panel Member acknowledged that there had been a vast improvement at Heath Town. He asked if rainwater harvesting had been considered as those were big surface areas which could be used to supplement sprinkler systems. He commented that what made a community was what else was available, such as engagement for community assets for the elderly and pop libraries. He asked how this was planned to work, to build the wider community.

The Head of Assets and Stock Investments agreed with the Panel Member that the community engagement really had to come from the residents.   They could help facilitate the process and play a strong role. Without a willingness and desire for residents to almost demand that they get this, it was difficult to tell them that they then should be doing this. There would be a new community hub built, a multi-use facility for things such as knitting clubs with a community room. Customer engagement was powerful in understanding what the desires are within that community and what was needed to create that cohesion. Due to changes in public services, it was also evident that those local services had retreated over the years and so there has been a reduction in those sorts of facilities in places like Heath Town.

There was only so much of that Wolverhampton Homes could bridge as they had a clear mandate in terms of what services they could provide. It was about engaging with other organisations and bringing those in wherever possible.  It was also about using what assets they had within the housing revenue account that they could repurpose. They did also not want to spend a lot of time and money creating an empty space that wouldn’t be utilised by the community. The problem with the rainwater and solar panels was that those had to be fed into a communal supply. The issue with solar panels was that it should be providing a benefit directly to the residents but because the space was communal it would be providing minimal benefit to Wolverhampton Homes. There was very low energy lighting in the homes with special controls. There was an opportunity to provide electrical vehicle charging points. Water could be harvested but they did not have a direct place to put it, as it would have to be pumped to sprinkler and so whilst it had been considered it had been dismissed.

The Director for Property Services commented on the community and community resilience.   They would be bringing the Customer Engagement Strategy to Members later in the year. He stated that the Council should be proud of what they have achieved in Heath Town. and the compliments given by Members at the Panel would be taken back to the team. He also thanked the communities and people living on a building site for several years, most customers were now so proud to live there.

A Panel Member mentioned the Ashmore Park Community Hub which was run by volunteers and requested Wolverhampton Homes Officers visit.

The Head of Assets and Stock Investments suggested that residents of Heath Town could visit to help stimulate ideas.  

A Panel Member thanked Wolverhampton Homes not only for Heath Town, but also for Ashmore Park and Wednesfield in Bloom, which involved volunteers and people in the community.

The Chair stated that it was not just about housing it was about the community, she praised the fact that Wolverhampton Homes were bringing the community together.

The meeting closed at 7:34 pm.