This is an ongoing study which will, when complete cover the whole of the contents list
Initial Feasibility Report 2009
Easington Road Redevelopment
Hartlepool
Tees Valley
TS24 8JY
List of Contents


Cover Page
List of Contents

1.0 Introduction
1.1-Report Structure
1.2-Introduction to Eco-Solutions
1.3-Mission Statement
1.4-Methodology

2.0 Overview of Project Details
2.1-Client
2.2-Project Funding & Budget
2.3-Programme
2.4-Design Team

3.0 Client Requirements
3.1-Initial Brief
3.2-Initial Specification
3.3-Contacts

4.0 Existing Environment
4.1-Location, Site and Access
4.2-Boundaries
4.3-Immediate Surroundings
4.4-Property Sales
4.5-Tenancy make up
4.6-Costing
4.7-Condition Survey
4.8-Risk Assessment

5.0 Project Proposals
5.1-Design Concepts
5.2-Public/Community Consultation
5.3-Traffic Survey
5.4-Meetings
5.5-Existing Competition and Obstacles
5.6-Site Investigations
5.7-Statutory Approvals

6.0 Materials, Sourcing and Selection
6.1-Heating
6.2-Lighting
6.3-Water Systems
6.4-Cladding
6.5-Finishes
6.6-Flooring
6.7-Glazing

7.0 Executive Summary
7.1-Financial Cost
7.2-Environmental Cost
7.3-Statutory Approvals
7.4-Advantages
7.5-Disadvantages
7.6-Feasible Option

8.0 Conclusion and Findings

9.0 Recommendations and Review Date

Introduction

This report has been prepared by Paul Milburn, Head of Sustainable Research, Eco-Solutions, on behalf of Hartlepool Borough Council (HBC). Eco- Solutions is a coalition of design students as a result of the postgraduate programme. Our common passion for green design provides a sustainable solution with eco-design embedded at the heart of each development. We maintain high levels of professionalism whilst challenging future concepts and environmental stability.


Anticipated Outcome

This study aims to provide an overview of the current residential situation of Easington Road, Hartlepool and develop a sustainable solution to the issues raised in the client brief and Master plan 2007 from Hartlepool Borough Council.

‘Tees Valley Living’ is an emerging strategic operation for housing market renewal in the Teesside area. In order to prove and demonstrate that existing builds can fulfil the current criteria and demands of residents without having to demolish obsolete and unpopular stock. After addressing these issues and uncovering the feasibility of potential adaptations to the site through thorough research and investigation, a detailed design proposal and demonstration model is to be produced, showing exactly how the area can be adapted to meet the needs and requirements of today’s target markets with as little disruption, environmental or financial impact as possible.


Report Structure

This report was commissioned in March 2009 as a result of a previous regeneration study by Nathaniel Lichfield and Partners in 2004 which clearly identified areas suffering from housing market failure, low demand and criminal activity.

The report is divided into 10 sections, each containing sub-sections as follows:-

• Overview of Project Details
-Client information
-Project Funding & Budget
-Programme
-Design Team

• Client Requirements
-Initial Brief
-Initial Specification

• Existing Environment
-Location, Site and Access
-Boundaries
-Immediate Surroundings
-Property Sales
-Tenancy make up
-Costing
-Condition Survey
-Risk Assessment

• Project Proposals
-Design Concepts
-Public/Community Consultation
-Traffic Survey
-Meetings
-Existing Competition and Obstacles
-Site Investigations
-Statutory Approvals

• Materials, Sourcing and Selection
-Heating
-Lighting
-Water Systems
-Cladding
-Finishes
-Flooring
-Glazing

• Executive Summary
-Financial Cost
-Environmental Cost
-Statutory Approvals
-Advantages
-Disadvantages
-Feasible Option

• Conclusion and Findings
-Highlight and divide suitable measures from unsuitable measures

• Recommendations and Review Date


Housing Market Renewal in Hartlepool

Throughout the North of England the pattern of demand for housing is changing. An overall decline in population and falling relative economic prosperity has damaged the vibrancy of many urban neighbourhoods, older terraced housing and social renting is much less than it was.

The aspiration of many new householders, particularly new couples, is for home ownership rather than renting. Many people, who in previous generations would have looked to back-of-pavement street housing as the first step on the property ladder, now aspire to buy more modern and new houses, and because earnings have risen higher than house prices in many areas, they have been increasingly able to do so. Many of the local housing market failure drivers can be summarised below:

• Stigma and negative perception
• Crime and anti-social behaviour (ASBO’s)
• Dwelling type and design
• Environmental conditions
• Private landlord involvement

Housing Market Dynamics Study

In 1999, Nathaniel Lichfield and Partners (NLP) carried out a Housing planning Dynamics study on behalf of HBC which contributed to:

• An understanding of the housing market in Hartlepool as a whole.
• An acknowledgement of the concentration of problems with the town’s older housing stock in and around the town centre, including a collapse in demand and process. The increase in the private rented sector, and growing concentrations of socio-economic problems. Particular attention was paid to supply and demand issues.


Housing Aspirations Study

From the Housing Aspirations study (2002) the following key trends were identified:

• Recent growth of Hartlepool’s housing market
• High levels of private house building
• Significant housing land supply for future development
• A change in recent aspirations away from the social rented sector
• A fall for demand for social housing in recent years, and an oversupply of stock
• An overall growth in the private rented sector
• An increase in the number of owner-occupied properties
• A continued decline in the popularity of older terraced housing stock, leading to a fall in process and abandonment in many streets


Hartlepool Housing Regeneration Strategy

In a recently prepared housing regeneration strategy for the town by Nathaniel Lichfield and Partners, a key issue was recognised regarding the imbalance in supply and demand for housing within the town. This imbalance is:

• Quantitative – scenarios indicate that household growth will be unlikely to match the amount of additions to the housing stock, leading to surplus housing stock by 2016 to the tune of 2,750 excess units in the town.
• Qualitative – previous research and the evidence of those responsible for marketing or managing social and older terraced stock in the town is that much of the towns housing does not match the aspirations of its residents. The town has more social rented properties and a greater number of terraced properties than average. Despite rising prices within the town, there is a shortage higher value, higher quality properties, and an oversupply of cheaper houses at the bottom end of the market. There is also shortage of specialist accommodation.

These are fundamental problems of housing market restructuring, and unchecked, they will lead to housing market failure in many neighbourhoods of the town. This failure is already being experienced; particularly in the central area.


The Neighbourhood

The study area comprises of owner-occupied, housing association, privately rented and council housing. Around two thirds of the predominantly owned post war 1930’s housing stock is privately owned and research has suggested that increasingly high numbers of the properties are owned by private landlords, amidst a changing house market.

Land use and Design Appraisal

A comprehensive analysis of the study area was provided within a previous NLP regeneration study highlighting:

• The pattern of open space focussed on Grayfields Recreational area but otherwise lead to limited access to public open space within residential areas
• Key vacant sites and spaces
• Environmental quality in residential spaces


Extracts from the Hartlepool Master plan Update

Dyke House estate (Easington Road)
• Poor quality housing on Easington Road
• Parking issues throughout the area

Environmental Survey Update
• Properties boundaries and in-cartilages have deteriorated around the junction of Easington and Raby Road.
• The poor open space propose and maintenance within the Dyke house estate still persists
• Some of the properties in Dyke House are in poor repair and need significant investment to bring them up to decent homes standard.

Easington Road, Area Characteristics

Easington Road forms the northern boundary of the Northern Central Hartlepool area and is a key access route into Hartlepool from the North and west. The properties along Easington Road are predominantly owned by Housing Hartlepool. The area suffers from a poor image; both in terms of perception and more recently stock condition information identified it as being in both poor physical condition in need for considerable investment.

In terms of urban design some of its key characteristics are:
• Long linear frontage with rendered exteriors
• Poorly used open space behind the properties
• Overall the environmental quality is poor

There are a number of factors affecting the popularity of the properties:
• Unpopular internal layout which would require considerable
• The majority occupy large plots with significant gardens which are difficult for tenants to maintain adequately
• Considerable investment is required to bring them up to decent homes standard.

As a result of these factors, nearly a quarter of tenants in the area are on the housing transfer list and over half of the tenancies in the area having been established in the last two years, demonstrating the unpopularity’s.
There are also problems in the area of anti-social behaviour which is not helped by the design and layout of the housing.


Options/constraints for change

A number of options and constraints were identified to tackle the issue which could improve the quality and choice of housing available:

Overall developers were interested in the site; however a number of points were highlighted:

• The linear nature of the site was identified as a constraint that would make the site more difficult to develop
• The inclusion of the areas to the rear of the properties could help to break the linear nature and introduce more variety in terms of the house type developed
• Increasing the site at the roundabout at Raby Road would deliver a more significant change
•
Following the feedback from the developers and discussions with the main stakeholder, Housing Hartlepool, a range of options have been identified which should be the basis of further work and consultation. The approach should be one of tackling the worst housing quality and choice to improve the wider environment.


Conclusions and Recommendations

A range of options for change in the focus areas have been identified rather than one single preferred option. There is need for further work to be undertaken by HBC and Housing Hartlepool to identify the preferred approach in some areas where a number of options for the future have been identified, it is recommended that work should include:

• Detailed financial modelling of the options identified to understand their viability
• The need for exploratory work to identify an appropriate method of delivery
• Report HBC cabinet and Housing Hartlepool Board to secure a decision regarding priorities for future intervention
• Further resident consultation on a more detailed house by house basis to gauge support for change in the areas and understand in more detail the housing needs of residents
• Continue to engage with private sector developer.

These areas are critical to the wider regeneration of Hartlepool as well as contributing to the successful housing market renewal programme across the area.


Methodology

1. The 14 current residents of the Easington Road site were issued with a questionnaire to establish what they would like to change, add or remove within their community
Workshops were put into practice for the general public to have their say about what happens to their area, several local events were held giving the opportunity for creative interaction and engagement of the project.

2. A traffic survey was carried out on the A179 (Both directions) at one hour intervals over the space of one week to establish whether or not it is necessary to have a four lane road dividing the community in half.
Site location and regeneration boundaries were identified and outlined from the beginning of the project, incorporating housing, the exterior of the T.A. Centre, Church, and IONA Social centre.

3. A meeting with Nigel Budd was arranged to discuss future plans for the area and background information on the site in order to understand how the council have arrived at the conclusion for demolition.

4. A site and condition survey of the housing was carried out to identify the main areas and issues to be addressed. It was important to uncover the extent of damage caused to the housing and surrounding areas.

5. AutoCAD plans were drawn up as experimentation methods proposing ways to in which the blocks of four houses could be divided into functional homes and spaces to suit all residents, meeting their aspirations and functionality.

6. Visits to existing regeneration sites, (including Dent Street and the communal gardens in Thornton Street, Hartlepool) to uncover whether this method of regeneration has worked in other locations and proved feasible or, resulted in disastrous consequences.

7. A group visit to EcoBuild was organised to identify and make contact with professionals and companies offering products and new concepts to assist with sustainable regeneration within the domestic field.

8. The structured interview with Adam Hussain and Abigail Read was prepared to assist with identifying areas of design which could be adapted to help reduce criminal activity and the fear of crime.


Overview of project Details

Eco-Solutions will be working in partnership with Hartlepool Borough Council and Housing Hartlepool. Mr. Nigel Budd, Regeneration Officer for HBC will be the main client and point of contact.

Alternative clients will include the general public and present residents of the Easington Road site.

Housing Hartlepool plans to invest approximately 8 million pounds within the Dyke House area to improve ex-council housing to a good modern standard over the next three years. Approximately 2.7 million pounds will be allocated to the Easington Road site.

Programme

Project ref: EEM/MAFD/May09
Budget set: 2.7 Million pounds
Work to commence: October 2009
Work to be completed: January 2011

The Design Team

Main Client Mr. Nigel Budd
Client(s) Actions Approve designs, Approve feasibility

Architect TBA
Interior Architect Paul Milburn
Research Company Eco-Solutions
Mechanical Engineer TBA
Electrical Engineer TBA
Structural Engineer Josephine Beech
Interior Designer Chantel Ormerod
Project Manager Paul Milburn
Contractors TBA
-Plasterers
-Joiners
-Roofers


Initial Brief & Specification

As part of the major regeneration scheme currently undergoing in Hartlepool, many run down residential estates throughout the town are being demolished and rebuild. The majority of these houses are Victorian, the remaining are 1930’s post war houses. Most have fallen into major disrepair resulting in vandalism and abandonment leading to social problems and poor reputation of the estates. One particular site (Easington Road) which is situated on the A179 coast road into and out of the town is set for demolition in June 2009. The site is considered an eyesore and thought to emphasise the working class stigma attached to northern towns and cities.
In response to this predicament, a regeneration proposal for sustainable redevelopment of this site is to be put forward. The specification for this brief is negotiable, however the following points are to be considered and addressed.
• Demolition and rebuild is not an option
• Materials used are to be locally sourced and environmentally friendly
• Any waste materials are to be recycled (as much as possible on site)
• Sustainability is a major contributing factor
• Environmentally friendly design and application is required
• A pleasant ambience to the area is needed
• Concept designs for crime reduction are essential
• Safety mechanisms and traffic calming devices on the dual A179 are required
• Open spaces/gardens/parks and children’s play areas are to be incorporated
• Off-road parking facilities for residents is to be looked into
• Communal areas (such as a community centre or garden)are to be revitalised
• Aesthetically pleasing finishes to the housing and landscapes is needed
• Design with the community and residents is vital
• Desirable décor to each interior (including IONA Social Club ) is required
The carbon footprint for this estate was created upon erection, demolition and rebuild is not a feasible option, over more than double the environmental damage and waste already created will occur in the way of resourcing new building materials and disposing of the old.
It is also unfeasible from a financial perspective due to the cost of demolition, disposal, transportation, labour and new replacement material costs.


The Mission Statement

“It is never too late to try and rectify mistakes already made, the past cannot be changed, but the way we amend these obstacles can. It is possible to regenerate this estate to create an eco-friendly, aesthetically pleasing and functional residential space with a re-established sense of community without taking extreme measures.”
The following case study of Dent Street, Hartlepool, a typical urban terraced street provides evidence of successful waste free redevelopment for Victorian terraces. Aesthetic improvements have been made here to create a more reputable place to live which has resulted in lower crime rates and fewer social disputes, proving rejuvenation offers a positive and feasible method.


The T.A. Centre – Frequently used military training ground for members of the Territorial Army, it is a well maintained building, however, sustainability could be incorporated (e.g. photovoltaic cells on the flat roof, Grey water system installed, The building and grounds are partially included within the regeneration boundary solely for the incorporation of sustainability.

Occupied Housing- Located opposite the currently derelict housing on Easington Road (out of the regeneration boundary), 14 residential questionnaires were distributed here, only 4 were returned complete. Highly maintained buildings and gardens, aesthetically pleasing, however, lack of sustainability at present.


The Church – Frequently used for christenings/weddings and Sunday Services. Immaculate condition (both building and grounds) this site is included within the regeneration boundary solely for the incorporation of cultural and social regeneration. The multi-functional potential of this building may benefit the community.


IONA Social Centre – Is included within the regeneration boundary due to aesthetics of both the interior and exterior. The multi-functional potential of this building may benefit the community on a wider scale if redesigned and used efficiently. Sustainability is also to be incorporated here. (e.g. photovoltaic cells on the flat roof, better insulation.)


Domestic Property Sales

All properties in this area originally belonged to Hartlepool Borough Council when first built, However 16 properties have subsequently passed to private ownership, 3 of which via the right to buy over the past 3 years. Of the 13 properties previously privately owned, 5 have changed hands since 2001 (four of which to private landlords)
Information has been collated about the number of house sales in the Easington road area and the rise in value between 2001 and 2006.
House sales have increased in this area as sales prices have increased. Levels of sales were fairly static but massively increased in 2004 and 2005.
The vast majority of purchases have been made by private landlords. In fact only 10 properties have been bought in this period of time by owner-occupiers , of these 10 owner-occupiers only 4 are aged 35 or younger, this coupled with the increasingly aged remaining owner-occupiers has been pivotal to the decline of the area. Private landlords have been no more successful in letting properties than they were three years ago and, as a consequence many properties remain empty resulting in landlords frequently reselling properties relatively quickly sometimes at a profit, sometimes at a loss. It is quite clear that the area has failed to attract younger households and gradually fallen into disrepair.



Sales within Area Year
33 2001
30 2001
40 2003
90 2004
64 2005
33 2006 (1st half)



Prices have increased on average from £29,000 in 2001 to £45,000 in 2006.










Tenancy make up

Properties that are in private ownership are spread randomly along the length of Easington Road, Residents were visited regarding the masterplan between 6th and 20th November 2006 in their own homes, the proposals were discussed and their views recorded.
It was noted that four of the Housing Hartlepool properties were empty and would all require major expenditure to make them habitable, a decision for them to remain void was made until future plans were identified

Out of all the residents approached by housing Hartlepool in 2006, 8 residents did not respond, the majority of residents (59%) were clearly in favour of demolition; only 27% would prefer demolition not to take place. Just 2 residents were strongly against demolition.

The response of the 5 owner-occupiers on Easington Road towards the demolition plans was extremely positive, none were strongly against demolition. On Easington Road, family sizes tend to be extremely large with the majority of applicants needing 3 or more bedrooms; this would inevitably make finding alternative accommodation difficult if the properties were to be cleared.


Tenants of Number
Housing Hartlepool 76
Owner Occupiers 11
Private landlords 5
Total properties 92


Owner occupiers

The response of the 5 owner occupiers on Easington Road towards the proposals was extremely positive. None were strongly against demolition and indeed some positively embraced the idea. However, it should be possible to negotiate a settlement with all of them.
One concern, however, expressed by some owner-occupiers was that they might not be able to buy another property with the market value of the property. We may therefore, have to explore potential support packages.


Age of residents

There is a reasonable spread of ages of residents in the area, the age range of the residents is as follows:

Age Percentage
16-25 yrs 12%
26-35 yrs 28%
36-55 yrs 44%
56 yrs + 16%


A number of the properties have been adapted due to disability needs, some quite significantly with level access showers, it is probable that difficulties would be faced when finding suitable adapted properties to relocate tenants with the possible additional costs of adapting future properties


Condition of Properties

The condition of these properties is very poor. Since becoming derelict they have fallen into a massive state of disrepair (see Figs 3.4 – 3.15)

A number of residents had expressed a concern about the condition of the Housing Hartlepool owned properties; most concern was of the condition of roofing
With the housing being is such a poor state, a complete refurbishment required for the majority of the properties; including kitchens, bathrooms, windows and doors, exterior cladding, internal restructuring, roofing etc. All of which will be sourced from the A3 Materials and Companies catalogue to ensure a sustainable outcome.


Any waste able to be reused or recycled on site such as bricks, staircases and roof slates will be reclaimed; anything which is of no use will be sent to local recycling companies, sending as little to land fill as possible.


Projected Costing for Easington Road (excluding rebuild)

Category Properties Cost £ Sub Total £
Homeloss payment (HH Tenants) 48 4 000 192000
Disturbance (All occupied properties) 56 400 22 400
Purchase from Owner-occupiers 5 50 000 250 000
Owner-occupiers Homeloss 5 5 000 25 000
Interest free loan to Owner Occupiers 5 20 000 100 000
Purchase from landlords + 7.5% 3 53 750 161 250
Homeloss payments to private tenants 3 4 000 12 000
Decommissioning and Security 59 1 000 59 000
Demolition Costs 59 4 000 236 000
TOTAL COST 1 057 650


Excluding transportation, landfill and disposal fees, labour and new replacement building materials, the demolition of Easington Road is predicted to cost £1057 650; almost half of the estimated 2.7 million budget. Showing this plan to be a financially, environmentally unfeasible operation which will cause inconvenience and disruption to the surrounding areas.

Concern is expressed by HBC about the considerable investment required to make these homes habitable and desirable. By further investigation of the sourced material from EcoBuild regarding sustainable regeneration products and companies, this project has the potential to become one step ahead of the current construction industry both aesthetically and environmentally at a fraction of the estimated budget. Clearly becoming the more feasible option all round.

Overall Feedback (of public visited)

Category Empty Visited CID
Owner-Occupier 5
Private rented 2 1
Housing Hartlepool 3 44 5
TOTAL 3 51 6


Category Empty Agree Demolition Neutral Disagree Demolition Strongly against demolition No Answer
Owner-Occupier 3 2
Private rented 1 1
Housing H/pool 3 26 5 10 1 2
TOTAL 3 30 5 12 2 2


On a basis of private sales and right to buy valuations made earlier this year, estimated market value of properties is around £50 000 on Easington Road.


Once the regeneration proposals for Easington Road are complete, it is intended for this survey to be carried out again to distinguish any changes in opinion.

Overview

As Easington Road is a key arterial route and gateway into Hartlepool, this area needs taking forward as a priority area. This area will have a wider regeneration impact for Hartlepool and will contribute to a significant change for the area.

Following the investigative reports produced by both Hartlepool Borough Council and Nathaniel Lichfield and Partners, It was decided in 2008 that demolition was the action to be pursued in the case of Easington Road.

For an area with so much potential and such a short lifespan of structurally sound housing, it was decided by Paul Milburn of Eco-Solutions that the mentioned site would be a suitable project to take forward as a pilot scheme. In conjunction with the client brief, the following objectives were also considered:

• Broadening the range of property types available to home owners and tenants
• Improving the local environment
• Design to reduce crime and the fear of crime
• Elimination of stigma and poor reputation
• Reducing dissatisfaction with the neighbourhood
• Creating a sustainable neighbourhood
• Re-establishing a sense of community
• Attracting more younger home owners to the area
• Tackling housing disrepair an renovation methods on the housing
• Landscape gardening and architectural changes
• Traffic management


The objective for North Central Hartlepool is one of holistic regeneration to address a failing housing market and to ensure that the local environment and housing meet the aspirations of resident. The following points provide a vision statement for the NCH neighbourhood:

• A sustainable neighbourhood with a broad choice of housing types to meet the needs and aspirations of existing and future residents
• Home that are up to modern standards, well looked after and not subject to long term vacancy
• Good urban design principals
• Streets and back lanes which are clean and well looked after and are designed to encourage a crime free environment
• Well used, attractive and well maintained areas of public open space
• Safe and well maintained pedestrian routes in and around the neighbourhood.

In reference to the Masterplan 2007 a range of housing types is needed to create a functional regeneration programme. Each of the post war 1930’s block of 4 will be adapted and transformed to create suitable housing to meet the needs for everyone. As this is a pilot scheme aimed to prove that this method of regeneration can take place on other residential estates, it has been decided that each home will be suitably renovated to meet the requirements of the following:

• OAP’s – ground floor flats (1 per block. 1 Bedroom, small gardens, private drive, kitchen, lounge, dining area and bathroom)
• First time buyers – First floor maisonette apartments (2 per block. 2 Bedroom, bathroom, en-suite, office space, reasonable gardens, private drive, open plan kitchen diner lounge and conservatory)
• Families – 3 story house including loft conversion (2 per block, 4 bedroom, bathroom, en-suite, office space, reasonable gardens, private drive, open plan kitchen diner lounge and conservatory)
• Larger Families – 3 storey detached house (1 per block, 4-5 bedroom, bathroom, 2 en-suites, study, games room, open plan kitchen diner lounge conservatory, downstairs W/C and garage)
• Students/house sharers – 2 storey house (4 per block, as current with 2 bedrooms, en-suite facilities open plan kitchen diner, living room, shower room with reasonable garden and private drive)
• Professionals – Ground and first floor apartments (2 per block, 1-2 bedroom, bathroom, open plan kitchen diner lounge, conservatory reasonable garden and private drive)
• Couples – 3story house including loft conversion (2 per block, 3-4 bedroom, bathroom, en-suite, office space, reasonable gardens, private drive, open plan kitchen diner lounge and conservatory)


See AutoCAD proposals of how the houses can be adapted and transformed (appendix)


By creating such a wide range of houses to attract a diverse client base will help to eliminate the stigma of the area and attract more people to the development proving a feasible outcome.


Community and Residential involvement

Design for the community by considering the following points:

• Neighbourhood watch scheme – to deter criminal activity in the area and look after one and other’s property. As a united community, crime and vandalism will be reduced as anti-social behaviour will no longer be tolerated.

‘Areas with crime prevention mechanisms such as fencing and neighbourhood watch systems deter crime. Terraced houses allow for criminals to remain invisible as the ‘alley ways’ are used as an easy escape route.’

• Residents working alongside council workers on gardens and landscapes would not only allow residents to participate and have the opportunity to get involved, meet other residents and have a sense of achievement, but they are much more likely to maintain and respect a project they have put time and effort into. However with the current economic climate and 24 lifestyles, people may struggle to commit to such a large scale operation. If an incentive, such as a government grant or council tax reduction was put in place it may prove to be a more feasible option.

• Edible Gardens – where residents grow their own fruit and vegetables may help to maintain interest in the immediate surrounding areas, Some may enjoy having a mini allotment in walking distance of their front door giving the elder residence a sense of purpose post retirement.

• The residential questionnaire distributed proved to be rather unsuccessful, despite the 4 out of 14 respondents informative responses. Although the findings from the residents mentioned highlighted the main areas of concern, it was only on a small scale, It was vital that more input and community engagement was carried out. In order to identify the main concerns of the general public about the area, Workshops were arranged to allow anyone to have their say. This was a much more practical method of communication

A large percentage expressed their concern about the A179 (the road which divides Easington road) The speed of traffic and unfriendly pedestrian design was an issue for most people. In response to this a traffic survey was carried out to uncover a feasible solution all round.

Traffic Survey A179

A traffic survey was carried out on the A179 (Both directions) to establish whether or not it is necessary to have a four lane road dividing the community into two. As mentioned Easington Road is a key arterial route and gateway into Hartlepool, but is the requirement for this over exaggerated?


ALL RESULTS BASED PURELY ON ONE HOUR INTERVAL TRAFFIC SURVEYS TO OBTAIN BRIEF OVERVIEW OF THROUGHFARE
43 + 57 + 42 + 64 + 21 + 23 + 56 = 306
306 VEHICLES P/H
306 X TYPICAL 12 HOUR DAY = 3672
3672 X TYPICAL 7 DAY WEEK = 25704
25704 X AVERAGE 4 WEEK MONTH = 102816
102816 X AVERAGE 52 WEEK YEAR = 1336608
(Based on the fact that that rush hour traffic and night time traffic will cancel each other out)

Summary and conclusion A179

As mentioned in the respondent’s questionnaire, the speed of traffic and lack of safe pedestrian crossings for the whole length of Easington road is a great safety issue, especially for young children. As the figures show (as an average) the road can be condensed into a single carriageway, like the three other access roads into and out of Hartlepool around the same area (Holdforth Road, Hart Lane and King Owsy) allowing more green recreational space, less concern over safety issues and reduced traffic congestion due to commuters becoming evenly spread across the three access points with little disruption.

Within the gained ground space, safer and greener replacement footpaths and cycle lanes can be incorporated into the design along with pedestrian crossings, traffic calming measures such as speed bumps, sleeping policemen and safety barriers on the new road.

Creating less divide and more green space may encourage residents to come together and make use of better quality green space and parks, proving that is feasible to take this concept forward to design stages.
Trees in towns bring with them both benefits and costs. Whilst many of the costs are well known to managers of urban trees, who watch the budgets and answer the phone to disgruntled residents, the benefits can be seen as nebulous and difficult to quantify or justify. Never the less, a considerable and expanding body of research exists on the benefits that urban trees bring. Here we attempt to summarise some of the benefits of urban trees.

Consumer behaviour

A study by the University of Washington established a number of benefits in terms of consumer experiences of business districts with trees (Wolf, 1998(a), Wolf, 1999 and Wolf, 2003). Consumers reported consistently higher ratings for a number of categories related to their perception of business districts with trees. They reported a willingness to pay more for parking in landscaped car parks and on average reported a willingness to pay about 11% more for goods in a landscaped business district than a non landscaped district, with this figure being as high as 50% for convenience goods.
Both the business community and consumers were found to favour business districts with good landscaping (Wolf, 1998(b)).
The quality of landscaping along approach routes to business districts has also been found to positively influence consumer perceptions (Wolf, 2000).

Inward investment

The attractiveness of an environment is an important factor in attracting inward investment. Both consumers and businesses have been found to favour districts with high tree cover and the increase in retail prices that can be commanded in well landscaped areas can reasonably be assumed to be a positive benefit in attracting businesses to the district.
Property values

Several studies in the USA have analysed the effect of tree cover on the price of residential house sales, finding that values of properties in tree lined areas may be up to 6% greater than in similar areas without trees (Wolf, 1998 (c)).
The market in the UK is different and a direct translation of these data is not possible. Never the less, an informal telephone survey of estate agents in the Warwick area suggests that tree cover has a positive effect on saleability, if not directly on price. Properties on tree lined street were said to be in more demand and to sell faster.

Road safety

Trees can help improve road safety in a number of ways.
Trees lining streets give the impression of narrowing the street and encourage slower driving.
The stress reduction effects of trees (Wolf 1998(d), Kuo and Sullivan 2001(b)) are likely to have the effect of reducing road rage and improving the attention of drivers.
Trees along streets also provide a buffer between pedestrians and vehicular traffic.

Road surfaces

Managers of both trees and highways are well aware of the detrimental effects that trees can have on the surface of footways and carriageways through direct damage by roots. Less well known is the fact that the shade cast be trees can significantly increase the life of road surfaces by reducing the temperatures which the surface reaches during hot weather.

Pollution interception

Research undertaken in the West Midlands by Lancaster University (Hewitt et al, undated) has established that trees can remove a number of pollutants from the atmosphere, including ozone, nitrogen dioxide and particles. The news is not all good though. Trees also produce volatile organic compounds, VOCs, which in combination with some man made pollutants can lead to an increase in ozone, particulates and other pollutants.
Different species of tree have different net effects on air quality. Willows, poplars and oaks can potentially worsen air quality during hot weather, whilst ash, alder and birch have amongst the greatest beneficial effects.
The study estimates that doubling the number of trees in the W.Midlands would reduce excess deaths due to particulate pollution by up to 140 per year.

Carbon sequestration

It is well known that trees, in common with all vegetation, absorb carbon dioxide (one of the principal greenhouse gases) and release oxygen during the process of photosynthesis. The carbon absorbed by trees in this process is stored in the wood.
Whilst this most well known of benefits is real it seems it is often overstated. The study by Lancaster University of trees in the West Midlands estimated that the total amount of carbon stored in trees within the conurbation represents the equivalent of about three weeks worth of CO2 emissions. Never the less, trees do have an important role to play in reducing the effects of greenhouse gases, not only through carbon sequestration but perhaps more importantly through the effects that careful planting can have on fuel use.

Fuel use

Careful tree planting can reduce the amount of fuel used on both heating and cooling buildings. A considerable amount of research has been undertaken to quantify this in the United States, but little such research has been undertaken in the UK. Clearly differences in climate mean that figures here can not be directly related to any part of the USA.
Trees provide shelter and reduce windspeed, thus reducing heat loss from buildings during winter. They also provide shade in the summer, whilst the evapo-transpiration of water from the leaf surface has a general cooling effect on surrounding air. This can significantly reduce the need for air conditioning during hot weather.

Noise reduction

Trees and other vegetation can play an important role in attenuating noise through reflecting and absorbing sound energy. One estimate suggests that 7db noise reduction is achieved for every 33m of forest (Coder, 1996) whilst other reported field tests show apparent loudness reduced by 50% by wide belts of trees and soft ground (Dwyer et al, 1992).

Hydrology

Trees have a number of hydrological effects. These include reducing erosion and improving water quality through interception of pollution. Perhaps the most important effect in Britain at present, given the trend for increasing winter flooding, is the reduction in ground water run-off. One study has estimated that for every 5% increase in tree cover area, run-off is reduced by 2% (Coder, 1996).

Wildlife Benefits

Trees are an important wildlife habitat. They provide nesting sites for birds and support a wide range of insects that are an important food source for birds and other wildlife. Trees that bear berries are also a direct source of food for many bird species. In an urban setting, linear corridors of habitat are among the most important, connecting otherwise isolated areas to each other and out to the rural surroundings. Trees and other vegetation along highways, waterways
and railways are particularly important to wildlife in the respect.

Crime reduction

The conventional wisdom has been that trees and other vegetation have a negative impact on crime because they provide cover for criminals and reduce opportunities for casual surveillance.
Research in a particularly deprived area of inner city Chicago has suggested that this is in fact not the case and that appropriate vegetation cover can lead to reduced crime rates (Kuo and Sullivan, 2001(a)). The study dealt largely with mown grass and high canopy trees, which do not provide cover in the same way as, for example, shrub planting. It looked at an area with relatively homogenous architecture and a relatively homogenous population but with differing levels of vegetation. Areas with higher vegetation cover were found to have lower rates of crime, as measured by reports to the police.
Two mechanisms are suggested by which crime rates might be reduced by trees. The first is through an increase in surveillance, essentially because public open space with trees tends to be used much more than space without trees. The second mechanism relates particularly to violent crime and relates to evidence that vegetation has a mitigating effect on mental fatigue, itself often a precursor of outbursts of anger and violence (Kuo and Sullivan, 2001(b)).

Designing to Minimize Crime

Complaints of criminal activity and anti-social behaviour were also an issue raised in the masterplan 2007 and by current residents of the area expressed concern with vandalism and dysfunctional behaviour. During the redevelopment of the site the abolishment of the areas stereotype may help eradicated this.

‘The residential area doesn’t determine how nice the residents are and ‘visa versa’, however, stereotypes of certain areas does create stigma for those who reside. The stigma may in fact influence criminality as once an area is ‘labelled’ as undesirable, the area almost internalises such labels and acts in a way that society expects them to act. ‘

Dispelling the Stigma

Bad reputation and stigma can be addressed by tidying up the area, including houses, gardens, and general all round environment.
As stated by Dr. Natasha Vall, the way to dispel stigma and poor reputation is to create an urban middle class culture using art and literature. By incorporating an installation piece/sculpture along with contemporary street furniture such as lampposts, seating, bus stops and recycling bins, the transformation will be immense.
Renaming the development demonstrates a fresh start, there is no stigma associated with a new development which is why it would be beneficial to rename Easington Road ‘Oakside’ helping deter more people from purchasing new builds and investing in existing stock.

Incorporating Eco-design

As mentioned in the client brief, sustainability is essential. Now that legislation is in place to ensure new builds adhere to rules and regulations of sustainability, an ideal opportunity to demonstrate older houses can become sustainable too. New builds cater for just 1% of the market leaving 99% behind. Any waste generated on site will be disposed of as eco friendly as possible, only natural or recycled materials will be sourced and purchased locally in to replace the original. Any energy saving products such as glazing will be sourced from the materials catalogue.

Aesthetically, these homes are undesirable, however with a wide variety of claddings and fascias available, it is an issue with can be easily and quickly addressee. Structurally, according to Nigel Budd, these houses are sound, with the odd exception of roofing which means only interior reconstruction is required. By designing to ensure sustainability is seen as good aesthetic value could be an effective way to covertly incorporate futuristic elements.

Case Study of Communal Parks – Thornton Street, Hartlepool

This site is where a row of 3 storey Victorian terraced houses once stood. In 2008 they were demolished due to major disrepair and extreme vandalism. The derelict housing was causing problems for local residents as it was attracting drug users and anti-social behaviour from youths congregating there.

As opposed to rebuilding on the site, HBC turned the land into an open communal garden with seating and plants. Due to the highly congested housing in this area, it seemed the most appropriate choice. The garden is now used by children, pensioners and dog walkers on a daily basis; this green space gives a sense of escapism for the residents of this area. It has proved cost efficient, aesthetically pleasing and dramatically reduced criminal activity according to local residents. There is minor vandalism on one of the benches which was described as:

“nothing compared to what was on the housing before”

Main Residential Requirements

• Garage or private drive
• Reasonable sized garden
• Safer road
• Abolishment of stigma
• Attractive place to live
• Public transport – bus stops

Major revamp considerations

As stated numerous times in the Masterplan 2007. These houses will need considerable investment to reach decent homes standard and become liveable again. As the houses are in need of new interiors, roofs, windows and interiors, it provides an ideal opportunity to incorporate sustainable additions to each property to bring them up to scratch. The following additions are proposed:

• Photovoltaic roofing
• Underground heating and flooring
• Energy efficient lighting
• Lime mortar and other sustainable exterior cladding
• Sustainable insulate glazing
• Natural ground cover (exterior)
• Recycling and waste management
• Grey water systems
• Replacement eco-heating system


Materials, Sourcing and Selection Catalogue

Due to the fact that is has already been stated that the whole interior of each block needs to be replaced, all relevant and appropriate materials and companies have been sourced and categorized into the A3 folder for reference during the design process. During the interior design stages, the most suitable heating/water/lighting etc systems will be selected from the catalogue and used to replace the existing.

Existing Competition and Obstacles

‘The Headway’ New George Wimpey site
‘The Headway’ formerly known as Acclom, Harwood, Pelham, Marston and Moore Streets is a new development initiated by George Wimpey
This particular site has used the demolition and rebuilds method of regeneration in order to construct a range of 2,3 and 4 bedroom homes.
Prior to demolition, this area was renowned for drugs, violence, anti-social behaviour and other criminal activity.

At present the site is slowly expanding and residents are beginning to move in. There is no doubt that these homes are beautiful, and certainly meet the requirements of today’s clients, However, the environmental damage caused by this construction process is huge.

Aesthetically pleasing, modern housing of all shapes and sizes constructed to renew and improve this particular area of Hartlepool. With off road parking, garages and a sense of aspiration, it is no wonder residents are opting for the higher standard of life, the concern here however, is that development sites like this are creating much larger issues in the long term. People are leaving behind older housing and taking on higher mortgages to do so. Hence the current state of the economic climate.

With secure, pleasant gardens as demonstrated here, parents feel at ease allowing their children to play outside. With a range of higher social class tenants and owner-occupiers, crime and anti-social behaviour is now minimal in the perimeters. However, this has moved the problem somewhere else as opposed to tackling it head on. Although these new builds are required to meet sustainable legislation, the process previously undergone to prepare the site has more than tripled its carbon footprint.

These fresh, minimalistic contemporary interior are what today’s home buyers are striving for. What people seem to be failing to realise is that these aesthetics can be achieved in any home. Existing buildings do not need to be demolished in order to obtain this aesthetic value.

Light, airy spacious layouts and décor is the work of a good interior designer, this is an issue which needs to be addressed. By applying this look to the houses in Easington road, hopefully people will see that new builds are not all they are made out to be.
By simply changing the name of a development, automatically alters the perception of the area.

The effects of demolition

Executive Summary (Findings to date)

• Estimated financial cost to redevelop is outsized by the cost to demolish and rebuild
• Estimated environmental cost to demolish and rebuild is much higher than redevelopment
• Demolition has a much larger impact and disruption level than redevelopment


Conclusion and Findings

Advantages of redesign
Disadvantages of redesign

Less disruption Difficult to abort the stigma
Sustainable Some buildings may be hard to work with
Cost effective
Similar results
Less waste
No need for new materials
Less labour
Shorter time scale
Preservation

Advantages of demolition
Disadvantages of demolition

More interest from residents Long process from demolition to rebuild
Meet requirements of today Lots of waste/landfill
More expensive
More labour
More materials
Major disruption
Mess
Environmental damage (transportation)


The feasible option all round is to work with the buildings we already have before adding to the extreme CO2 emissions already produced by the construction industry.


Recommendations and Review Date

Continue with investigations during the design process. To be reviewed and updated July 2009.

APPENDIX

Structured Interview with: 19th April 2009 13:00h, Rotherham.
Mr. Adam Hussain BA(Hons) Criminology and
Miss Abigail Read BA(Hons) Criminology
Sheffield Hallam University
Purpose of Activity
To uncover professional opinions regarding design to minimise criminal activity in residential areas of inner suburbs.
Methodology
To arrange a basic structured interview in order to obtain professional input to identify the causes and solutions to crime (including anti-social behaviour, vandalism, theft and physical violence)
Anticipated Outcome
What are the underlying factors of crime, where do they occur most, and what mechanisms can be placed in situ to combat this issue.
1. In your professional opinion, does the design and layout of a residential community have a contributing factor towards criminal activity? (For example, would a poorly lit ally encourage crime?)

Yes; for example, a cul-de-sac that is designed in a circular shape prevents criminality as each neighbour can see each other’s property. Also areas with crime prevention mechanisms such as fencing and neighbourhood watch systems deter crime. Terraced houses allow for criminals to remain invisible as the ‘alley ways’ are used as an easy escape route.
2. As far as you are aware, are there any devices (other than CCTV/Alarms etc) which can be put in place to reduce anti-social behaviour and criminal activity?

A dispersal order can be used to reduce anti-social behaviour within the community as it allows for the police to remove unwanted ‘youths’ from certain areas. If the anti-social behaviour is focussed around children under 10, the police also have the right to remove that child if unaccompanied by an adult after 9pm. Spy holes in most modern doors are another mechanism to reduce criminal activity. Two-way telecoms that are mostly seen in residential flats promote deterrence of criminal activity as the resident will only allow access if they know the ‘visitor’. Graffiti is often seen in residential areas, so an anti-vandal paint was introduced to counter such vandalism.
3. Are there any known design flaws that you are aware of which have been known to influence crime? Or any case studies which have been proven effective at reducing crime?
Although ASBO’s were introduced to reduce anti-social behaviour it seems that the ‘accolade’ has become a positive for young people which have only increased criminal activity.
Leeds Distraction Burglary Initiative (LDBI) - This initiative gave skills to those most at risk of this crime, although it did reduce crime, it was only carried out on a small scale and wasn’t an ongoing project (Home Office 2000)
4. Do you feel it is irrelevant how a street looks, and more so the clientele habitant there which makes residential areas undesirable?

The residential area doesn’t determine how nice the residents are and ‘visa versa’, however, stereotypes of certain areas does create stigma for those who reside. The stigma may in fact influence criminality as once an area is ‘labelled’ as undesirable, the area almost internalises such labels and acts in a way that society expects them to act.

5. What is your opinion of the ‘Broken Window Effect’? Is this theory accurate, or is behaviour down to the individual/groups nurtured culture?

From a positivist perspective the ‘Broken windows thesis’ is accurate as criminal activity only occurs when the individual believes that they can get away with it. According to Messerschmitt (1982) anybody who has the opportunity to commit a crime will if the deterrence isn’t harsh enough. The newest movement which involves the ‘Broken windows thesis is the ‘third way movement’. New Labour believes that by ‘rejuvenating’ the community, crime will decrease as society no longer has influences of criminality that was synonymous with the previous ‘run down community’.
Disclaimer
I fully understand that the information I have provided is to be used solely in an investigation for the Experimentation & Feasibility module of MA Future design. Any information provided will be used only by Paul Milburn of the University of Teesside and the privacy policy and Data Protection Act 1986 is in situ to protect my identity.
Signed ………………………………………. (Adam Hussain) Signed copy in working log
Signed ………………………………………. (Abigail Read)
THANK YOU for your time and assistance in this investigation.


Seminar notes from Dr. Natasha Vall. 19-11-2008
‘Regenerating our Town’ Culture on Campus
Source: Stanley Miller – designer of waterfront regeneration

What makes a town/city?
• The Boston model
-Preservation
-Tourism
-Retail
-Residential boom
- Financial services

• Atlantic Influences in Britain
-London Docklands
-Rising property values
-Art/cultural installations

• Atlantic Influences in Scandinavia
-Waterfront developments
-Property lead regeneration
The Turning Torso (Malmo 2005)

• Cultural regeneration in northern cities
-Dispelling the industrial stigma with art literature and music
-A history of importing middle class cultural institutes

• Newcastle and Gateshead quayside – cultural regeneration in post industrial north-east England.
- Waterfront development
- Residential apartments
- Urban middle class culture
- The Sage/The Baltic tourism


Property Development
• 1970’s Byker Wall
• Slum Clearance “Broken Window Effect”
Marina Case studies build upon culture to eradicate northern working class stigma
Hartlepool
• Was a dockland and ship building industry
• Now tourist attraction
• With yacht basin, residential, museums, coffee bars, restaurants etc...
Middlesbrough
• Shopping centres
• University campus
• MIMA
• Middlehaven project
• Brings higher population, multicultural society and effects on politics – such as zero tolerance and ASBO’s
• Leisure and tourism
• Money and skilled trade to the area
Key points of interest
• Construction is the biggest user of materials and landfill
How can this change
• Increase recycling
• Use local resources and services (amenities)
• Revamp DON’T rebuild
• Create multipurpose buildings
• Open spaces
• Public seating
• Plant and trees
• Installation pieces
• Nature reserves
• Wildlife/Gardens and parks
• Alternative public transports
Paul Milburn
Apt 55B Teesside House
108A Borough Road
Middlesbrough
TS12HJ
03/03/2009
F.A.O – Mr. Nigel Budd
Regeneration Office
Hartlepool Borough Council
Hartlepool
Dear Mr. Budd,
My name is Paul Milburn, I am currently studying MA Future Design at the University of Teesside, Middleborough. My interest lies in residential regeneration and sustainable design. For one of my modules this year I have chosen to study the Easington Road residential site (please find exact location on the sheet enclosed).
I was hoping you could assist me with some information on the mentioned site, or possibly arrange a time suitable for yourself when I could visit your office. Any plans, proposals or general information you may have would be extremely beneficial and much appreciated.
My project brief is looking at offsetting the advantages and disadvantages of improving existing residential estates against those of demolition and rebuild, primarily focusing on good environmental practice and sustainability. I intend to seek a local site which is already undergoing demolition and rebuild to compare my proposal to.
If you feel you can help in any way, please do not hesitate to contact me, Contact details are enclosed on my business card. Thank you for your time, I hope to hear from you in the near future
Kindest regards,
Paul Milburn

Meeting with Nigel Budd,
Hartlepool Borough Council Regeneration Department
30-03-2009 14:00h
Present: Myself and Nigel Budd
Purpose of Activity
To uncover professional opinion and information regarding the regeneration process and proposed plans of Easington Road, Hartlepool
Methodology
To Discuss and document minutes regarding the area, reasoning behind demolition, future plans and process of operation to regenerate
Anticipated Outcome
Information, verbal and documented about why the council have opted for demolition and rebuild. What the advantages and disadvantages are and whether it would be possible for HBC to consider treating my proposals as a live project.
What do HBC propose to do with the currently derelict housing located on Easington Road?
Demolition is set for June 2009 when remaining three tenants are due to move out, Temporary plan is to board up the site and use as advertising space for the next three years until sufficient money is present to rebuild.
Is there a fixed budget in place yet? If so, how much?
Eight million investments in the regeneration of North Hartlepool residential areas over the next 12 months (includes buying out tenants) approximately 3 million allocated to Easington Road.
How much waste is disposed of when demolishing a typical housing estate?
Much of it is used on site, bricks are crushed and used as road surfacing/foundations etc, the rest goes to landfill.
Have you (as a council) ever considered the environmental cost when replacing housing estates?
Recently incorporated underground heating systems to NEW social housing schemes, trying to reduce waste, It’s financial before environmental.
If I was to put a visual concept proposal forward, would it be considered?
Yes, we have no plans for the space yet other than advertising space post demolition due to current state of economy. It would be interesting to see what you have in mind!
What methods of research do you have in place in order to establish what makes a good, functional housing/residential area?
Ask residents what they want, look at consumer needs and aim to fulfil them.
How long would you estimate that construction work would take (including demolition and rebuild)?
The hardest, and most time consuming part is purchasing the properties and moving resident on. Average housing estate, start to finish 2 years.
Do you have any physical information I could take away with me, such as plans, blueprints, minutes, cost/time sheets etc?
All information filed within research journal, No blue prints due to DPA.
Do you feel it would be feasible to build/modify in a sustainable manner?
Sometimes. it’s early days it’s only recent for sustainability to be a major factor, slow progression is being made, so far, so good.
What is the council’s policy on ‘Green Builds’? If you had the option to demolish and rebuild, or improve, which would you opt? why?
Demolish, most of the houses are damp and have passed the proposed lifespan, don’t meet the aspirations of residents today.
Do you have any information on other areas in the town currently undergoing regeneration which may bear some relevance?
Information obtained on Chester Road/Chatham Road (The Headway) development where new builds are currently being erected.
When developing an area, such as Easington Road, Where do you re house the existing tenants? Do they cause damage or disruption to other areas?
Some move out of the town completely, some move into nicer homes in the same areas, others disperse quietly and successfully.
Should I arrive at any future problems, or any further questions arise, could I contact you for advice? If any further information comes to light, would you forward it to me?
Yes! and Yes!- it would be interesting to see your proposals, if I can be of any further help, just call or email me.