7. Cost, Deliverability and Implementation

7.1

All Development Plan Documents such as AAPs must show how the vision, objectives and the strategy for the area will be delivered by whom, and when.

7.2

Integral to the development of the AAP has been the production of a delivery strategy (see Tables 3 and 4 in this chapter). Table 3 sets out the key projects which will deliver the strategy, who will be involved in the delivery of each project, their estimated costs and how this will be funded. Table 4 shows the phasing plan for delivering these projects.

7.3 A summary of how the projects, linked to each of the Bradley AAP policies, will be delivered and what progress has been made to date is provided below.

7.4

As highlighted in the introduction, this plan has been prepared to support the delivery of the HMR programme which began in 2003. In the 2010 Comprehensive Spending Review, the government announced the HMR programme would cease at the end of March 2011. Whilst significant HMR resources have been spent in Bradley, the Council will need to seek alternative sources of funding going forward.

7.5

The regeneration of HMR areas remains a priority for the Council and in the short term the Council has allocated resources from its own capital programme to Bradley in 2011/12.

7.6 The Council will be seeking to secure new sources of funding to continue and complete the work that has been started. This will include the New Homes Bonus which will be secured through both new house building and through bringing empty homes back into use. The Council has a dedicated Empty Homes Officer and this approach has proved successful in dealing with empty homes.

7.7

The Homes and Communities Agency (HCA) are talking with Pendle Council about the possibility of providing finance to the Public/Private Joint Venture Partnership PEARL2 to assist in further regeneration projects. PEARL2 are also considering future bids in to the Regional Growth Fund (RGF) for their regeneration activity. All of this could help to support the delivery of the Bradley AAP.

7.8 The Riverside Mill site is in private ownership. The current owners are keen to work with Pendle Council to see the site developed for housing. A planning and development brief for the site has been produced jointly by the owners of the site, Pendle Council and Regenerate Pennine Lancashire. It has been agreed by Pendle Council and will guide the development on the site since the principle of change of use has been established by way of this AAP.

7.9

In order to develop the other new housing sites, the Council are working with PEARL2 (Pendle Enterprise and Regeneration Limited); a joint venture partnership with a Nelson based development company called Barnfield Construction Limited. The involvement of a Registered Social Landlord (RSL) as a partner will be sought if necessary to provide affordable housing on the sites. The Council already has an RSL partner (Housing Pendle) whom it works with on a range of projects, including HMR projects.

7.10 The Giles Street area and Cooper Street redevelopment sites are currently being assembled using funding from the HMR Programme. At the time of the publication of the AAP 124 properties, of the 135 sought, have been acquired by Pendle Council through negotiation with the owners and 62 properties have been demolished.

7.11

The Council will be prepared to use its powers of Compulsory Purchase where necessary in order to fully assemble the sites.

7.12 Development briefs will also be produced for the sites in advance of any planning applications.

7.13

Property improvements will be delivered through block improvement schemes and the 'improvement for sale' of individual properties. Extensive public subsidy will be required to deliver this element of the plan and new resources will need to be secured to fund further property improvements from the end of March 2011.

7.14

At the time of the publication of this AAP, 94 properties have been improved as part of a HMR funded block improvement scheme on the Leeds Road gateway. Work will continue in 2010/11 with a further 14 properties being improved along Leeds Road.

7.15 The potential for the use of equity loans to property owners to fund property improvement works is also being explored.

7.16 The new area of open space / urban park will be developed in conjunction with the adjacent new housing sites. The land is currently being assembled using funding from the HMR Programme. The Council will be prepared to use its powers of compulsory purchase if necessary where site assembly through negotiation cannot be achieved.

7.17

The site will be developed and enhanced primarily with public sector funding and some Section 106 monies secured from housing sites within the AAP boundary and on the periphery. Designs for the open space will be drawn up in consultation with the local community using appropriate tools / techniques, e.g. the CABE Spaceshaper Toolkit⁽³⁸⁾.

7.18

This AAP supports the improvement of the existing small park and equipped area for play at Hey Street. In spring 2009 the park benefited from over £100,000 of investment allowing it to be re-landscaped and a variety of new play equipment, outdoor gym equipment and a Multi-Use Sports Area provided to cater for a wide range of age groups. A second and final phase of the improvement works was completed in late 2009.

7.19 A Design and Regeneration Framework (Arcus, 2009) has also been produced for the Leeds Road/Hildrop Road hub. This is intended to guide improvements to the townscape, the streetscape, the park and a number of other sites in order to bring some coherence to, and enhancement of, the character of this area. Similar guidance will be produced for the other hub improvement areas identified in this AAP.

7.20

The proposed employment site off Bradley Hall Road is in private ownership. A detailed planning application for employment uses on the site was approved by Pendle Council in June 2008.

7.21 The Council and RPL have worked jointly with the owners of Throstle Nest Mill to undertake a study of the mill complex. The study has explored ways in which it can be improved both internally and externally, considering the wider regeneration proposals for the area. Funding from the public sector and private sector will be sought to carry out appropriate improvement works.

7.22

The Council will continue to encourage businesses to improve their premises and with it’s partners will offer other forms of business support such as business start-up advice. Pendle Council’s Economic Development & Tourism Unit can also help source available land and premises for business use.

7.23

Pendle Council is working with Lancashire County Council’s (LCC) Young People's Service regarding the future redevelopment of the current Youth and Community Centre on Leeds Road. The £1.785m capital funding required to redevelop the building has been secured from LCC (£250,000), the Youth Capital Fund (£200,000) and ‘MyPlace’ (£1,335,000).

7.24

To complement the redevelopment of the Youth and Community Centre, Pendle Council is working with Housing Pendle and other partners to develop supported accommodation for young homeless people on the same site. It is expected that the young people living in the supported accommodation will access the various social, health, leisure and educational services offered within the Youth and Community Centre. Planning permission for the supported accommodation and the funding required to develop it were both secured in August 2009. Development work on the site started in early 2010 and the buildings are scheduled to open in 2011.

7.25

Complementing the physical improvements, the Nelson Neighbourhood Management team have been working extensively within the Bradley AAP area. The team has supported the development of the Bradley Residents Association to help engage the local community more fully in the regeneration of the area. The Neighbourhood Management team have also worked with other local service providers; the Police, SureStart, LCC, NHS, etc, to improve service delivery within the area in order to improve the quality of life for local residents. Whilst the neighbourhood management team were disbanded at the end of March 2011, a new locality worker for Nelson will continue some of their work to improve service delivery in Bradley and other parts of the town.

7.26

Pendle Council is also liaising with the local education authority (LCC) to help deliver better educational opportunities. Two new secondary schools have been developed under the 'Building Schools for the Future’ programme and there are plans for a new primary school to be built within the Whitefield ward. Separately a multi-million pound improvement scheme at Nelson and Colne College has recently been completed.

7.27

For key redevelopment sites within the Bradley AAP area, in addition to the policies contained in this AAP and other local, regional and national policy documents, the Council will produce design and development briefs to help guide development on these sites.

7.28 A Planning and Development Brief for the Riverside Mill site has been approved by the Council. The Council will also seek to take development proposals to relevant design review panels for consideration and comment.

7.29

Movement and safety will be a key consideration in the design of all the proposed redevelopment sites and will be referred to in the design and development briefs for these sites.

7.30 LCC will lead on the development of new cycle routes through the area. The cycle route which is proposed to run along the Regent Street corridor will be informed by the Cycling England Report 'Facilitating Cycling in the Bradley Housing Market Renewal Area of Nelson, East Lancashire'. Funding to implement a new cycle route could come from S106 funds and from LCC. Some measures have already been agreed which will improve accessibility for cyclists in Bradley, including dropped kerbs and new signage.

7.31 The costs associated with the key projects in this strategy are illustrated in table 4 below. The total cost of delivering the plan is estimated to be £25 million. This is considered to be deliverable in relation to the likely public and private sector contributions to the various projects.

7.32

It is expected that funding will be accessed from a range of public and private sector sources to deliver the plan. This includes:

• Housing Market Renewal (residual funding)
• Lancashire County Council
• Homes and Communities Agency (formerly Housing Corporation)
• Lancashire Transport Plan
• New Homes Bonus
• Regional Growth Fund
• MyPlace funding
• Private sector
• S106 monies
• Community Infrastructure Levy

7.33

The Council has in place by way of Appendix 1 of the Replacement Local Plan established arrangements for section 106 agreements and the following will be used to help deliver this AAP:

i) Open Space Fund - Applicable to Provision of Open Space in New Housing Development (Replacement Local Plan Policy 21).

ii) Traffic Calming Fund - Applicable to Creating an Improved Transport Network (Replacement Local Plan Poilcy 29). Sites of 0.4 ha or more.

iii) Public Transport Improvement Fund - Applicable to Sustainable Travel Modes (Replacement Local Plan Policy 30). Sites of 0.4 ha or more.

Table 3: Delivery and Implementation Strategy - key projects

Policy 1 - New Housing Development (Key projects)  

Title	Project Details	Outputs	Delivery Lead	Delivery Support	Estimated capital expenditure	Expenditure to date	Funding sources and delivery timescales/progress
Riverside Mill	Redevelopment of Riverside Mill for new housing	New housing, new open space, improvements to the river corridor	Private developer		£8,659,620	Planning fees, etc.	Private developer. Site to be developed in phases over plan period. Planning application for 'phase 1' development of 9 houses submitted to the Council in Jan 2011.
Cooper Street redevelopment site	Demolition of 22-50 Cooper Street and redevelopment of the site for new housing	New housing	Pendle Borough Council	Private developer/ RSL	£1,740,000	£1.2mill invested to date on acquisition and clearance of the site.	Public (HMR), private. New housing to be developed on the site in the long term.
Housing redevelopment adjacent to Throstle Nest Mill (Bankhouse Road/Giles Street clearance site)	Demolition of housing adjacent to Throstle Nest Mill (Bankhouse Rd/Giles Street) and redevelopment for new housing	New Housing	Pendle Borough Council	PEARL2	Not available	£5.2mill spent to date on site assembly and clearance.	Public (HMR), private developer, RSL  Land assembly is  ongoing (short- term)  Redevelopment (medium term)

 Policy 2 - Flood Risk (Key projects) 

Title	Project Details	Outputs	Delivery Lead	Delivery Support	Estimated capital expenditure	Expenditure to date	Funding sources and delivery timescales/progress
Addressing Flood Risk on relevant housing sites	Flood Risk Assessments to be undertaken and appropriate mitigation measures to be designed into developments	New Housing	Private developer / PEARL2		Not available	£0	Private developer Over plan period

Policy 3 - Property Improvements (Key projects) 

Title	Project Details	Outputs	Delivery Lead	Delivery Support	Estimated capital expenditure	Expenditure to date	Funding sources and delivery timescales/progress
Dalton Street	Block Improvement works to properties along Dalton Street	Improved properties	Pendle Borough Council	Private owners	£1,170,000	£0	Public, private (property owner) Long term
Scotland Road	Block Improvement works to properties along Scotland Road / Oak Street	Improved properties	Pendle Borough Council	Private owners	£1,175,000	£0	Public, private (property owner) Long term
Leeds Road / Bankhouse Road Improvements	Block Improvement works to properties along Leeds Road and Bankhouse Road	Improved properties	Pendle Borough Council	Private owners	£3,460,000	£1,952,000	Public (RPL), private (property owner) Short-medium term (94 properties have been improved on Leeds Road / Bankhouse Road during 2008/09 and 2009/10)
Crawford Street improvements	Block improvements on Crawford Street and Bankhouse Road	Improved properties	Pendle Borough Council	Private owners	£500,000	£0	Public, private (property owner) Long term
Regent Street Improvement Area	Block improvement work to properties between Bradley Primary School and Cliffe Street	Improved properties	Pendle Borough Council	Private owners	£2,370,000	£0	Public, private(property owner) Long term
Charles Street/Rook Street Improvements	Block improvement work to properties on Charles Street / Rooks St.	Improved properties	Pendle Borough Council	Private owners	£800,000	£0	Public, private(property owner) Long term
'Improvement for Sale' project	Acquisition and extensive refurbishment of selective poor and long-term vacant houses.	Improved properties	Pendle Borough Council		Dependent upon number of properties targeted / acquired	£645,000 spent to date on acquisition and refurbishment.	Short term

Policy 4 - Areas of Environmental Improvement (Key projects)  

Title	Project Details	Outputs	Delivery Lead	Delivery Support	Estimated capital expenditure	Expenditure to date	Funding sources and delivery timescales/progress
Hey Street Park	Improvements to existing open space and play facilities off Hey Street	Improved park and play facilities	Pendle Borough Council		£130,000	£130,000	Public (HMR and Environment Agency) Project completed 2009/10
New Bradley Park	Redevelopment of former garage site and builders yard off Fleet Street, properties at Bradley Fold, Regent Street and Cliffe Street to provide new public open space.	New public open space	Pendle Borough Council	Private developer / contractor	£4,000,000	£3.3mill spent to date on site acquistion and clearance	Public, Section 106, Lottery Medium
River Corridor Improvements	Environmental improvement along the river corridor	New open space	Pendle Borough Council	Private Developer	£295,000	£0	Public, Section 106 Long term
Bradley 'Hub' Improvements	Townscape and environmental improvement around key 'hubs' within Bradley. Nature of interventions to be determined by production of Design and Regeneration Framework / appropriate guidance.	Environmental improvements, redevelopment of key sites/buildings	Pendle Borough Council	LCC	Not available	£3.35mill secured for the Leeds Rd / Hildrop Rd hub improvements and work is underway - to be completed by late summer 2011.	Public (HMR, HCA, MyPlace, LCC, RSL) Leeds Rd/Hildrop Rd Hub: short term   Bradley Road Hub: Medium term Leeds Road/Walton Lane Hub: medium term

Policy 5: New and Existing Employment site and retailing (Key projects) 

Title	Project Details	Outputs	Delivery Lead	Delivery Support	Estimated capital expenditure	Expenditure to date	Funding sources and delivery timescales/progress
Bradley Hall Road Employment site	Creation of new business units	New employment floorspace	Private developer		Unknown		Private sector Short term (Planning permission granted for employment units in June '08)
Throstle Nest Mill Improvement Study	Study to investigate opportunities for improvement to the interior and exterior of Throstle Nest Mill. Implementation of relevant aspects of the study.	Study and improvement works	Pendle Borough Council, Private Sector		Various costs depending upon the nature of the works		Public (LEGI, RGF), Private Study completed Feb 2008. Medium term

Policy 6: Design Quality (Key projects) 

Title	Project Details	Outputs	Delivery Lead	Delivery Support	Estimated capital expenditure	Expenditure to date	Funding sources and delivery timescales/progress
Improving design quality of new developments	Site design and development briefs will be used to help explain our vision, aspirations and key design principles for relevant sites.	Design / development briefs	Pendle Borough Council		Minimal – mainly staff time to produce the briefs	Briefs have been produced for Riverside Mill, the Bradley Leeds Rd/ Hildrop Rd Hub and the Bankhouse Road / Giles street redevelopment site.	Public, Private   Over plan period.

Policy 7: Movement and Safety within the Action Plan Area 

Title	Project Details	Outputs	Delivery Lead	Delivery Support	Estimated capital expenditure	Expenditure to date	Funding sources and delivery timescales/progress
New cycle routes	The development of new cycle routes through Bradley to provide better cycle links to the canal, town centre and local employment areas	New cycle ways	LCC	PBC	To be ascertained		Public (Lancashire Transport Plan), S106 Medium term

Table 4: Phasing Strategy

Phase 1	Short term 2011-2013	Leeds Road Block Improvements, land assembly for housing redevelopment sites and new open space, Improvement for Sale, ‘Artist in Residence’, development of the new Youth and Community Centre and supported accommodation for young people, Leeds Road/Hildrop Road ‘hub’ improvements, Bradley Hall Road Employment site, Riverside Mill Phase 1 housing development.
Phase 2	Medium term 2014-2017	New housing on the Giles Street / Bankhouse Road redevelopment site, further new housing on the Riverside Mill site, Leeds Road/Bankhouse Road Block Improvements, river corridor improvements, new cycle routes, new park/open space, hub improvement works, improvement works in/around Throstle Nest Mill.
Phase 3	Long term 2018-2021	Further new housing on the Riverside Mill site, redevelopment of Cooper Street housing site, block improvements.

7.34

Some progress on delivering the plan has already been made at the time of publication. This includes:

• Over £9million of HMR investment since the beginning of 2007,
• The acquisition of 124 properties through negotiation with the owners without the need for CPO,
• The demolition of 62 properties,
• Improvements to 27 properties along the Leeds Road gateway in 2008/09 and a further 67 properties in 2009/10,
• Investment of over £100,000 on improvements to Hey Street Park
• Investment to improve a number of 'grotspots' within the AAP boundary through site specific environmental improvements,
• Securing £3.35mill of public sector funding to redevelop the existing Nelson Youth and Community Centre site to provide a new, modern Youth and Community Centre alongside some supported accommodation for young people,
• An agreed Design and Development brief for the Riverside Mill site,
• The 'Improvement for Sale' of 4 properties within the AAP boundary.

7.35

In addition, there are a number of local, regional and national regeneration strategies, initiatives and investments, which will help to support the delivery of the AAP vision and objectives. These include the HMR investment which has been made in other parts of Nelson, Colne and Brierfield, the Government's Building Schools for the Future programme, the Pennine Lancashire Multi Area Agreement, and the local Police and Communities Together (PACT) Panels.

7.36

Further details of how these and other strategies and initiatives support the AAP are provided in section 4 of the accompanying Technical Paper.

7.37 If necessary, compulsory purchase powers will be used to acquire 135 (mainly residential) properties in the AAP area, with a view to their subsequent demolition and redevelopment for new housing, mixed use or public open space depending on its allocation in the AAP.

7.38

The Bradley AAP includes a strategy for supporting residents through the changes. Information packs are available from the Housing Regeneration department and officers in Pendle Council's housing regeneration, housing needs and planning departments are easily accessible.

7.39

The information packs have been developed to provide information and support to residents and property owners who are affected by demolition. Amongst other things, this includes information about the Housing Market Renewal Programme in Bradley, details of the compensation they may be eligible to receive and details about buying a new home.

7.40

Properties which are being acquired for demolition are being purchased by negotiation with property owners in the first instance. Owners and tenants are being given the compensation that they would be entitled to if the council had made a compulsory purchase order and owner occupiers can access purchase assistance loans (equity loans) to assist with the costs of buying a new home.

7.41

The Council are keen to effectively manage the HMR areas, as they go through a period of intense change. During the first few years of the HMR programme 'Managing the Transition' meetings were held every month attended by staff from the Housing Programmes team (HMR), Housing Standards, Neighbourhood Management, Operational Services (Cleansing), the Anti-social Behaviour Co-ordinator and Estates and Property Services. Links were also made to the Police through the Neighbourhood Management Teams.

7.42

The purpose of these meetings was to co-ordinate services in order to effectively deal with the issues arising from people moving out of the HMR areas, particularly the clearance areas. This included issues such as fly-tipping and rubbish accumulation, anti-social behaviour, and the need to quickly and adequately secure empty properties.

7.43

Whilst this group no longer meets, adequate procedures and networks are now in place to manage these areas through the period of change and to deal rapidly with problems if they arise.

7.44

The Bradley Residents Association, formed in Spring 2007, meets every six weeks to discuss regeneration issues in Bradley. Relevant Pendle Council officers regularly attend these meetings to provide updates on the redevelopment projects and other matters.

7.45

Pendle Council publishes 'Bradley News - Regeneration Update' every 6 months which helps keep residents of the area informed about current and proposed projects within the area.

7.46

Linked to the economic downturn it is likely that some of the clearance sites could remain vacant and undeveloped for longer periods of time than originally expected. This has the potential to affect the social, physical and mental well-being of the remaining community.

7.47

In response, RPL co-ordinated the establishment of a group to consider how vacant and derelict sites could be used during the interim period before they are redeveloped. Pendle Council is represented on this group.

7.48

During a two week residency of creative professionals, held in June 2009, a range of ideas for interim uses have been generated. RPL have also developed an interim land use policy which seeks to improve the environmental quality and management of cleared sites and buildings awaiting demolition and to ensure the quality of life of residents in areas of transition is maintained and / or enhanced. Funding will be sought for actions in line with this policy where necessary in Bradley.