Crossgate Village
Notes of meeting held on 31st October 2005
7.30 p.m. at Waddington Street Church Hall
How do we ensure that we have balanced communities?
David Thornborrow, Head of Planning Services at the City Council was asked to the meeting in order to discuss the changes to the planning system and how this relates to our aim of encouraging a more balanced community in the areas surrounding the city centre.
David gave an outline of the new Local Development Framework system, and the review of Housing Strategy that is currently open for consultation. The situation is complex, involving the housing stock over the whole District, the balance between pubic and private, the need to provide affordable housing, and the opportunity of obtaining 'planning gain' from developers.
As regards balanced communities, the inner wards of the City are dominated by student households which means that there is not a mixed community. This is by no means unique to Durham, and the Council has looked at how other towns and cities are dealing with this situation.
The Housing Preferred Options paper sets out a number of issues and options, intended to promote discussion and debate. This is within the context of national and regional planning policies and guidelines which impose constraints on what can be done at local level
Looking at the broader context of housing trends in the City, it is likely that there will be a continuing demand for new housing. This will provide an opportunity to redress some of the imbalance.
New housing will take the form of higher density units in line with government policy. This is likely to increase the population of young adults and retired people rather than families, and may encourage more sustainable lifestyles with amenities being closer to where people live, reducing the need to travel.
No major growth in undergraduates at the university is envisaged in the immediate future, although there may be some growth in the numbers of postgraduates. There is a trend toward housing students in purpose-built accommodation, and this is likely to continue.
Over the next fifteen years a major trend will by increasing demand from elderly residents.
There is likely to be a change in the character of some areas with a shift toward smaller households.
Affordable housing is more likely to be provided outside of the central area, and housing densities will probably increase in the villages as well as in the City. We need to be realistic about the amount of affordable housing that a developer might be able to provide. Developers need to be able to make a profit.
Public transport can be improved in conjunction with new developments. The new retail developments in the eastern suburbs of the city are an example of how the need to travel can be reduced.
Increased housing densities in the city may lead to more facilities being provided in the centre, reversing the previous trend.
Councillor Nigel Martin pointed out that recent new housing developments in the west of the city centre may be excessive. Some houses are being left empty. It is also important to get a balance of facilities. Play areas and open spaces are needed. There is a lack of a good community hall in the west of the city.
Local community structures, such as a Parish Council are not in place to take these matters forward, although successes can be achieved through communities working with the local authority, as in the case of Peskies Park.
A lot more needs to be done to get facilities open to the public, and used by the public. School playing fields are under-used for example.
Developer contributions (section 106 contributions) and other funding can be used to achieve improvements to facilities.
Roger Cornwell asked about overall limits to the amount of housing in the city, given that previous allocations have been exceeded. Is there a policy to restrict the number of houses?
David replied that there is no precise ceiling on housing numbers. Local Authorities need to provide for the predicted increases in the number of households. Roger was concerned that market forces were dominating the housing market, and that the planning system was not doing its job of controlling market forces.
David pointed out that the need to provide for housing was a greater concern that restricting overall numbers. Local Authorities do not have the power to resist development on the basis of a ceiling limit. To impose a limit would lead to higher house prices and public discontent
Janet Gill from the Elvet Residents' Association pointed out that the planning system is weak. Planners should be able to control the large numbers of properties being converted to student accommodation. There have been some limited refusals (e.g. Boyd Street), but stronger regulation is needed.
Colin Green drew attention to the ways in which other authorities are dealing with these issues. Methods have been found to influence the spread of housing. Leeds has defined an ‘area of student housing restraint' for example, and in Loughborough, the council is applying a ‘threshold' approach in order to limit the percentage of student households in any area. The Loughborough example may be more relevant to Durham because of the similar size and demographics
In addition, the new Housing Act has introduced a new definition of a House in Multiple Occupation (HMO) which should now cover the typical student household in Durham City.
David replied that the definition of a HMO for planning law purposes is still distinct from the definition of a HMO in the new Housing Act. Part of the answer is to build new purpose-built student accommodation in order to take the pressure off of existing housing stock.
Kirsty Thomas from the Clay path & District Residents' Association said that family houses were being irreversibly destroyed. It is important that different ways of tackling these issues are found, rather than simply controlling extensions to existing houses (as proposed in the Housing Controlled Options paper).
David's attention was drawn to the South Street (former library) development where an additional three units are apparently being built in contravention of the planning permission that was granted. This illustrates the weakness of the enforcement regime.
David stated that if 30 units were built (instead of the 27 that are permitted) enforcement action will be taken, and he will be pursuing this situation.
Councillor Dennis Southwell informed us that the Sixth Form Centre is now open to the community and is looking to put on new courses which residents might like to suggest. The new Durham Johnson school could also become a community facility, and the Flourishing Communities Fund can provide resources to improve the Crossgate Village area.
David pointed out that in many cases landlords were improving properties when they are let to students. New plumbing and wiring can be installed for example.
A question was asked about the ratio of bedrooms to bathroom facilities in student households. David said that he would check this with an Environmental Health Officer and report back.
Councillor Mary Hawgood said that there is enough student accommodation already in place, and developers could perhaps be informed of this fact. Also, new housing is not being taken up. Students could be persuaded not to rush into getting a place and told that they have more of a choice than they might imagine.
It was pointed out that a surplus of accommodation may result in landlords taking on non-student tenants which may cause other sorts of problems.
David stressed that there are positive signs of hope as regards developing balanced communities. The student population is likely to grow very little over the next five years. Purpose-built housing will accommodate more students, and funding for community facilities will be provided by developers in all parts of the city. Wharton Park is being improved substantially and this will be happening soon.
Concerns were raised about the general unkempt and untidy nature of the area, which is supposed to be a conservation area. Councillor Southwell replied that the City Council have response squads to deal with waste collection issues, and that residents should complain to their councillors if street litter or waste is not being promptly dealt with.
Discussion turned to the serious problems that residents are facing and the ways in which morale and the community is being undermined. Several residents voiced their concerns about:
• Noise and antisocial behaviour, including disturbances during the night
• Waste, litter, and the run-down appearance of many neighbourhoods
• Chaotic car parking, including cars parking on pavements and blocking back lanes
• A sense that not enough is being done by Councils and the University to solve these problems
• Despite these problems being well-known, they are getting worse
The quality of life in the City has reduced and is far below what should be expected in a conservation area in a small cathedral city where residents are paying considerable amounts in Council Tax.
It was thought that strong and effective action is required from both local Councils and from the University.
An example of the negative trends is the way in which planning permission was granted to poor quality accommodation at 27 Lawson Terrace. This consists of two small bedrooms located in an outhouse in the small back yard, and connected to the main house by a narrow ‘covered walkway'. This was described as an ‘extension' in the application and therefore avoided proper scrutiny by the community and local councillors. It only became apparent when it started to be built.
A similar structure is proposed for 23 Lawson Terrace, and this case will be properly examined by the Development Control Committee on 2 nd November. Among other problems, the toilet arrangements appear to be unsuitable, with the occupants of the outhouse needing to climb out of their ‘sleeping shelves' and find their way to the main house if they wish to use the facilities during the night.
It was asked whether environmental health had looked at this proposal. David said that he would bring this issue, and the other points that had been raised to he attention of the appropriate officers.
Councillor Nigel Martin said that he would bring issues related to student behaviour to the attention of the University.
Parks and Open Spaces
Stephen Light reported back on the day of action at Peskies Park on Saturday 22 nd October. A willow sculpture has been constructed under the guidance of Jo-Anne Bolton, a local artist. Spring bulbs were planted, and a general tidy up of the park was carried out.
Around 50 people took part in the event, which was finished off with a barbecue.
University Liaison Group
Mike Costello reported back from this group:
• The pressure on housing is reducing
• The park and ride shuttle bus does not stop at the science site
• The police suggest that the new licensing laws will not make matters worse
• Complaints have increased slightly, due to there being more house parties
A discussion about the need to improve public transport took place. A city bus service is required with a bus every ten minutes. Timetables need to be provided for the existing bus service.
Real time information is in the process of being developed.
Any Other Business
It was agreed that the next meeting should focus on identifying projects that might be fundable by the Flourishing Communities Fund.
People were reminded that it was important to make representations on the Housing Preferred Options paper, particularly as regards the balanced communities issue.
The is a City Forum meeting on Tuesday 22 nd November at the town hall to discuss proposed development of the swimming pool site at Elvet Waterside.
Date of Next Meeting
Monday November 28th