Following recent ill-informed comments regarding the Associations proposed development at Robson Street, Fairfield Alan Kemp Chief Executive responded to individual councillors and the Warrington Guardian newspaper with following letters:
17 November 2006
Dear Councillor (A Haddow, J Wheeler & B Long)
Proposed Housing at Robson Street, Fairfield
I write in response to the concerns you expressed about the above, now approved development, at the recent development control meeting and the subsequent particularly unfortunate reference to ‘low cost slums’ picked up by the Warrington Guardian.
I hope the following comments will help reassure you of the absolute commitment of Warrington Housing Association to the highest possible standards of housing for local people and answer any specific concerns. If you wish to discuss this development or any aspect of our work in more detail I would always be delighted to do so.
The Robson Street site is actually three separate parcels of land, formerly occupied by some 70 terraced houses in the traditional Warrington street pattern of street fronting properties separated by narrow back alleys. Our proposals on this constrained site provide for a total of 40 properties; 2 detached, 12 semis and 26 terraced, each with private enclosed garden. The existing landscaping buffer to Manchester Road, available, but not used, for potential development, is retained and improved.
The proposed density of 52 dwellings per hectare, criticised for over development complies with planning guidance for such a site and compares with a larger development considered at the same meeting and supported for its efficient use of land with a density of 67 dwellings per hectare.
The properties will meet planning guidance on layout planning and fully comply with Housing Corporation published Scheme Development standards. The development aims to achieve police approved secured by design status which discouraged inclusion of back alleys. Accredited at Eco-homes ‘Very Good’ these would be some of the most energy efficient, environmentally friendly homes ever built in Warrington. Whilst not every property has off street parking the scheme does demonstrate 100% parking availability, and follows recommended practice in accordance DCLG Planning Policy Guidance note 3, in an accessible development within walking distance of facilities and public transport.
The individual property floor areas are generous by modern standards and larger than most being built in either the private or public sectors in Warrington. A proposed 3 bedroom house for example has a internal floor area of 84 m2 (904 sq ft) compared to a 60.9 m2 (656 sq ft) 3 bed ‘affordable rent’ and 78.9 m2 (850 sq ft) for sale property type on a recently approved ‘flagship’ development in the town.
Unlike many others, Warrington Housing Association regularly declines to participate in the provision of affordable housing on private housing sites in the town because properties offered often fail to meet our own high standards
I believe the provision of an external store for multiple waste and recycling bins at the front of properties (adjacent to kitchens) was one specific design element that received adverse comments. In our experience such stores are increasingly essential and welcomed by residents in design feedback. Where these do not exist bins are often left at the front of properties and will become an increasing problem as recycling becomes more important in the future.
The quality of detailed design is a major factor in the ‘feel’ of any development. Neither planning officers nor yourself would have had the benefit of knowing our detailed proposals in this regard and I can understand how a false impression might have been wrongly assumed. Detailing on bin store for example would bear no resemblance to those found in local 1970’s council housing whilst external boundary detailing will include brick walls and iron railings.
The design was commissioned from an award winning architectural practice and developed in consultation with one of the country’s leading regeneration agencies. The scheme costs are estimated at £4.6 million excluding land and are not low cost.
All developments represent a compromise in some respects and I appreciate there will always be elements of design that do not appeal to everyone. Whatever else, I trust you will be reassured that it is our genuine intention to provide quality housing. Sadly I fear the publicity surrounding this application has done nothing to neither counter the false stereotypical impression of social housing tenants nor assist the growing crisis in affordable housing that faces the town.
I enclose for your information a copy of our 2006 Annual report which I hope underlines our commitment to Warrington, its people and working in genuine partnership with the Borough and other agencies.
Yours Sincerely
Alan Kemp
Chief Executive
20 November 2006
The Editor,
Warrington Guardian.
The Academy
138 Bridge Street
Warrington
WA1 2RU
Dear Ms Priest
A healthy debate on the quality of new housing in the town is to be most welcomed. It is however regrettable that those in a minority view have to resort to the totally inappropriate comments reported in the Warrington Guardian last week.
Briefly, for the record, the 40 family houses for which we recently gained planning approval will be some of the most energy efficient environmentally friendly ever built in Warrington. They will have 40% more space than equivalent properties being built by private national house builders in the town. They follow latest Government guidance on issues such as designing out crime and sustainable transport planning.
That they should receive adverse comment for including a store for multiple waste and recycling bins is bizarre.
The suggestion that only ‘poor people’ need affordable homes displays a lack of understanding of the scale of the housing crisis facing the town and perpetuates the false stereotype of who councils and housing associations serve. New research by the National Housing Federation shows you now need to earn £45,312 to afford to buy an average priced home in Warrington.
For those interested a copy of my fuller response to councillors who made the comments can be found at www.wha.org.uk
Alan Kemp
Chief Executive
Warrington Housing Association
The GATEWAY
89 Sankey Street
Warrington
WA1 1SR |
Officer and Alan Kemp, Chief Executive of WHA with a plaque to certify their IiE recognition. He commented: “It is always a pleasure to assess an organisation that is clearly dedicated to improving the way they do things for their customers, partners and local community. This was especially the case at Warrington Housing Association. During the assessment visit I was delighted to see leadership clearly focussed on excellence and continuous improvement.”