Common Questions and Answers
Some of the most frequently asked questions about the Housing Market Renewal (HMR) Pathfinder can be found below. You can also contact us for more information.
Q. What is the HMR Pathfinder?
It is a major programme to improve homes and neighbourhoods in parts of Oldham and Rochdale. By 2019, the scheme will invest millions of pounds to build new modern homes; demolish unpopular, derelict or poor quality buildings; refurbish some existing homes and improve local environments.
The project is a once-in-a-lifetime opportunity to create an exciting and prosperous area, fit for the 21st century.
Q. Why do we need the HMR Pathfinder Project?
We have lots to be proud of in Oldham and Rochdale, from our strong industrial and cultural heritage and proximity to beautiful countryside to our vibrant, multi-cultural communities.
However, some neighbourhoods face significant challenges. Housing does not always meet modern needs, with too many old, small and overcrowded terrace houses and not enough modern, larger homes.
Perceptions of these neighbourhoods can be poor, and some people have begun to leave in search of better homes elsewhere.
Our population is also growing, with thousands of new households expected to be created in the next few years. We need to offer this ‘next generation’ attractive, modern housing options.
The Pathfinder gives us a unique chance to tackle these issues head-on, by creating places where people want to live, not leave.
Q. What has been achieved so far?
The project has been underway since 2004, initially in four neighbourhoods; Derker and Werneth/Freehold in Oldham East Central Rochdale (Wardleworth, Hamer, Bellshill, Cloverhall, Mayfield and Townhead) and Langley in Middleton
photo - new homes under construction in Wardleworth
Since April 2007 activity has expanded to five other areas - Kirkholt and Inner Rochdale (including Milkstone, Deeplish and Newbold) in Rochdale, Hathershaw, Primrose Bank, Alt and Sholver in Oldham.
So far we have
- opened new local offices in Derker and Werneth.
- improved more than 1600 existing homes
- selected development partners, who will carry out the construction projects in some of the neighbourhoods
- built a choice of new homes at Selwyn Street in Coppice, Stoneleigh in Derker, Norfolk and Devon Streets in Werneth and Halifax Road in Hamer.
- started building high quality new housing at Nelson Place in Wardleworth, Dale Mill in Hamer and Suthers Street in Werneth, with plans developed for other sites including Spencer Street in Werneth
- purchased 635 homes through negotiation
- improved parking and community safety in some neighbourhoods
- consulted widely with local people through a cross community Residents Sounding Panel, as well as neighbourhood forums.
Q. What happens next?
The Government recently awarded the Pathfinder £90m for the period 2008-11. This allows us to continue the work that is both planned and underway.
We have begun to consult with local people in other neighbourhoods across both boroughs and plans are emerging for these areas. Hundreds of residents have got involved in this activity to ensure that our plans meet the needs and aspirations of local people.
Q. What are the long term plans?
Over the next three years of the programme, we will:
- build more than 1650 new homes
- demolish around 460 former houses together with former commercial premises
- refurbish a further 570 existing homes
photo - refurbishing homes in Inner Rochdale
A lot of the new housing will be built close to existing neighbourhoods, so that communities can stay together. Wherever possible, we will ‘build first, demolish later’, so that residents affected by clearance get the opportunity to move into new, high quality homes near where they already live.
Our plans will also involve breathing new life into old, low value industrial land, by building new, high quality developments on these sites.
Q: How much money will be invested in total?
We estimate that over £2 billion will be invested in the Pathfinder area over the next fifteen years. This will be a mix of Government funding and money from the private sector.
Q. Will local people get a say in what happens?
Definitely. It is important that local people are at the heart of the process, and have lots of opportunity to help shape plans for their area.
Hundreds of residents have already got involved, through consultation events, meetings, exhibitions and roadshows. We will continue to work closely with local communities throughout the lifetime of the project.
photo Sholver residents at a consultation event
Q. Why spend all this money on housing? There are other issues we need to solve too.
The Pathfinder is not just about bricks and mortar. We also want to create new areas of open green space, better traffic arrangements, better parking and safer neighbourhoods.
However, it’s true that better housing and neighbourhoods are the central aim. By improving housing, we can improve the quality of life of current residents, and encourage new residents and businesses to come here too. This will drive up the prosperity of the area.
Q. We’ve heard these kinds of promises before. Why is this scheme any different?
We’ve never had an opportunity like this before. The number of expert partners involved, the amount of funding we expect to receive and the 15-year length of the project means we can make a real difference to people’s lives. Nothing less than real, lasting change will do.
Q. How will you support people affected by demolition?
Demolition is only one part of the scheme. We will actually be building or refurbishing twice as many homes as we plan to demolish.
However, we do realise that demolition plans can cause a lot of concern for the residents affected. If you are affected by these plans, you can talk to a Community Housing Officer (Oldham) or Property Adviser (Rochdale) at your neighbourhood office or in your home. They can give you information about the package of support we have developed. This includes financial compensation, independent financial advice, welfare rights advice and a range of options to help people buy the new home they want – including a special equity share scheme.
Q. Why do you want to demolish some homes that are in good condition?
In a small number of cases, we believe that neighbourhoods can be transformed for the good of generations to come only by demolishing some homes that we would not demolish simply on the grounds of their condition. We understand that this involves unwanted upheaval for some people for the benefit of others.
Q. Will local people be able to afford the new homes?
We are providing a mix of affordable and discounted homes, and range of financial assistance, to make sure local residents can access newly built homes.
Support will include:
- the Home Plus Plan
- Homebuy.
- Discounted homes: planning powers will be used to negotiate affordable homes on new sites. The properties will be sold at a discount, and residents affected by clearance will have priority.
- Shared Ownership: this scheme allows residents to invest what they can afford into a new home, with a Registered Social Landlord investing the rest of the money needed. There will be some rent to pay on the share the Registered Social Landlord keeps.
photo - moving in thanks to shared ownership
Some of the new homes being built are available for rent. Some people choose to move to rented accommodation, even if they previously owned their own home. Applications for social-rented accommodation (Council or housing association) from people affected by clearance proposals will be prioritised. Or, we can put them in touch with accredited private landlords.
Q. Will the Pathfinder create new jobs?
Yes, this is another big advantage of the scheme.
The Pathfinder requires a lot of construction work, and we are keen to ensure that as may as possible of these jobs go to local people. We have set up an initiative called J21, which provides local people with the skills required by, and helps them into jobs in the construction industry. More than 260 people have gained from this training with many finding employment in local construction projects. A further 300 jobs will be created over the next three years.
In the longer term, creating better homes and neighbourhoods will encourage new businesses to locate here, and raise the overall prosperity of the area, leading to new job opportunities.
Q: Who will make it all happen?
The Oldham Rochdale HMR Pathfinder is a very ambitious project. It requires the involvement of a wide range of partners.
These include:
- The Pathfinder Board: this Board makes the key decisions about the project. Members include representatives of Oldham and Rochdale Councils, the North West Development Agency, English Partnerships, Oldham and Rochdale Local Strategic Partnerships, the police, and the private sector.
- Neighbourhood Programme Managers and their teams: these managers are responsible for leading the regeneration work taking place in each neighbourhood.
- Expert contractors including builders, property managers, surveyors, master planners, architects, engineers, community consultation staff and spatial planners.
Q: My home isn’t included in the Pathfinder area, so how will I benefit?
Poor quality homes and neighbourhoods can affect people’s perception of the whole area. By improving the parts of Oldham and Rochdale that are in most need, we can create a more positive future for everyone.