West Cornforth Community Plan 2011 2014

livin West Cornforth

Community Plan 2011-14

And

with the community at heart Revised March 2013

2

Equality and Diversity livin aims to ensure that Equality and Diversity lies at the heart of our business and allows our customers to access high quality services tailored to their individual diverse needs. It is our policy to provide access to services and employment equality to all, irrespective of age, race or ethnic origin, gender, marital or family status, religious or philosophical belief or political opinion, disability, nationality or sexual orientation. As part of our commitment we, and our working partners, aim to treat everyone as equal citizens and recognise, support and value the diversity of the communities in which they live.

Contact Us

Communities Team

livin, Farrell House, Arlington Way

DurhamGate, Spennymoor, Co Durham, DL16 6NL

0800 587 4538 (free from a landline) or 0300 111 2234 (low rate

call from a mobile phone depending on your network)

3

Based on the intelligence contained within each Plan livin has been able to rank the

local community based on; Bronze (potential), Silver (aspiring) or Gold (performing).

This will enable us to see which communities require more immediate and intensive

interventions whilst ensuring there are mechanisms in place to maintain Gold

standards.

Indicator Ranking

Housing Market Affordability SILVER

Tenancy Turnover BRONZE

Demand for livin housing SILVER

Average Repair Costs Per Property GOLD

Long Term Unemployment1

(6 - 12 months) BRONZE

Average Household Income2 BRONZE

Rental Debit SILVER

Educational Attainment

(5 GCSE’s Grade C & Above)

BRONZE

Environmental Assessment BRONZE

Overall Community Ranking

BRONZE

1,2 Data used to compile this ranking relates to the Ward of Bishop Middleham and

Cornforth. Data collection limitations have restricted this information being available

for West Cornforth only.

Community Ranking - West Cornforth

4

Page No.

Section 1 Community Profile 7

1.1 Demographics 8

1.1.1 Population – Now and in the Future 8

1.1.2 Religion and Ethnicity 12

1.2 Housing 15

1.2.1 Housing Tenure 15

1.2.2 Average House Prices 16

1.2.3 Current supply and demand for housing 20

1.2.4 livin Tenancy Sustainment 24

1.2.5 Vacant/Abandoned Properties 24

1.2.6 Future Demand for Housing 26

1.2.7 Average cost of repairs to livin properties 28

1.2.8 Average cost of improvement programmes 28 for livin properties 1.3 Crime and Antisocial Behaviour 29

1.4 Economy and Employment 33

1.4.1 Economic Activity 33

1.4.2 Jobseekers Allowance Claimants 36

1.4.3 Department for Works and Pensions key DWP Benefit 37

Claimants

1.4.4 Household Income 38

1.4.5 Vehicle Ownership and Cost of Travel 38

1.4.6 Rental debit in livin properties 39

1.5 Access to Services and Facilities 41

1.6 Health and Well Being 44

Contents

5

1.7 Education and Training 46

1.8 Reputation of the Local Area and Community Cohesion 49

1.9 Local Environment 49

Section 2 Community Priorities 51

Section 3 Review of the Community Plan 52

Appendix 1 livin Strategic Framework and Regulatory Requirements 53

Appendix 2 Methodology 59

6

Page No.

Figure 1.1 Aerial overview of West Cornforth 7

Figure 1.2 Age Profile of population in West Cornforth 8

Figure 1.3 Household profile for West Cornforth 9

Figure 1.4 Population projections for Durham County 10

Figure 1.5 Age pyramid projections for Durham County 11

Figure 1.6 Housing tenure in West Cornforth 15

Figure 1.7 Average house prices in West Cornforth 17

Figure 1.8 livin stock in West Cornforth 20

Figure 1.9 Age profile of livin lead tenants in West Cornforth 20

Figure 1.10 livin properties available for let during the period 1 October 22

2009 to 30 September 2010 in West Cornforth

Figure 1.11 livin tenancy sustainment in West Cornforth 24

Figure 1.12 Bishop Middleham and Cornforth Police Beat Area 29

Figure 1.13 Reported Police incidents in West Cornforth during 30

01 December 2010 and 30 April 2011

Figure 1.14 Reported cases of nuisance and antisocial behaviour to 31

Livin within West Cornforth during the period 1 April 2010

to 31 March 2011

Figure 1.15 Economic Activity in West Cornforth 33

Figure 1.16 Occupation profile of 16 to 74 year olds in West Cornforth 35

Figure 1.17 Economic inactivity in West Cornforth 35

Figure 1.18 Jobseekers Allowance claimants in West Cornforth 37

Figure 1.19 Breakdown of persons residing in West Cornforth 38

claiming key DWP Benefits

Figure 1.20 Levels of health in West Cornforth 44

Figure 1.21 Educational attainment within West Cornforth 47

Figure 1.22 Route of Environmental Assessment 50

List of Figures

7

West Cornforth is a rural village located within

County Durham; approximately 9 miles south of

Durham City and 15 miles north of Darlington.

Through the years the Village has mainly supported

itself by farming and work within the local coal

mining industry. Cornforth Colliery was working in

1840 and 1846 and it is believed that the mine

finally closed down in the late 19th to early 20th Century.

The railways and the development of coal mining in the local area saw the

population increase rapidly during the early 20th Century.

Figure 1.1: Aerial overview of West Cornforth

Source: Ordnance Survey

Once part of the former “Sedgefield Borough”, West Cornforth is now served by the

unitary authority of Durham County Council.

The community has its own Parish Council and is also part of the 4 Together

Partnership; the local Area Action Partnership (AAP) covering Ferryhill, Chilton, West

Cornforth and Bishop Middleham.

Section 1 Community Profile

Over the years the Village

has mainly supported itself by

farming with coal mining

present in the surrounding

areas.

8

1.1 Demographics

1.1.1 Population - Now and in the Future

Population data indicates that the community has

an ageing population with 22% of persons being

aged 65 years or over. This is significantly higher

than the Durham County average of 17%.

48% of the total population are male with the remaining 52% being female (Census,

2001, LLSOA, KS01, 004A).

The population of children aged 0 to 15 years (17%) living within the Village is lower

than the Durham County and North East averages. There is also a significantly lower

percentage of persons aged between 16 to 64 years (61%) currently living in the

community.

To facilitate good levels of economic activity within the area it is essential that a high

percentage of the population are of working age and contributing to the local

economy through employment or actively seeking work.

Figure 1.2: Age profile of population in West Cornforth

Source: Census 2001, LLSOA KS02, 004A

The main household types within West Cornforth are single person households

(35%), followed by households consisting of married couples with no dependent

children (21.4%) then married couples with dependent children (13.6%).

17

61

22

19 64 17

20

64

16

0

10

20

30

40

50

60

70

Persons aged: 0-15 Persons aged: 16 -64

Persons aged: 65+

%

West Cornforth

Durham County

North East

The population of West

Cornforth is approximately

2,409.

(Census, 2001)

9

Figure 1.3: Household Profile for West Cornforth

Source: Census 2001, LLSOA KS20, 004A

The number of single person households in the community is significantly higher

than both Durham County (29%) and North East (31%) averages. This high

representation may be attributed to the higher percentage of persons aged 65 or

over who live in the community.

Trend-based projections from DCC indicate that the countywide population will

initially decline by 2016 before staging a recovery and increasing to an estimated

total of 501,625 in 2026 (Strategic Housing Market Assessment, DCC, 2010).

14%

21%

3%

3% 7% 3%

35%

0% 12%

2%

Married couple household with dependentchild(ren)

Married couple household with no dependentchild(ren)

Cohabiting couple household with dependentchild(ren)

Cohabiting couple household with nodependent child(ren)

Lone parent household with dependentchild(ren)

Lone parent household with no dependentchild(ren)

One person household

Multi person household: All student

Multi person household: All other

Multi person household: With dependentchild(ren)

10

Figure 1.4: Population projections for Durham County

Source: Durham County Strategic Housing Market Assessment, 2010

In the decades following the end of the war there was a significant rise in the birth

rate brought about by families catching up with births delayed by the political and

economic uncertainties of the late 1930’s and the wartime period. Progression of this

‘baby boom’ generation has caused and will continue to cause different challenges to

the County’s population.

Currently, this generation falls entirely within the economically active age group, but

shortly will begin the transition into retirement and will be the main driver of an

ageing population throughout the County over the next 28 years. Increasing life

expectancy is also a contributing factor to an ageing population. This future increase

in an ageing population and a decline in numbers of those persons in an

economically active age group are highlighted in the DCC’s age pyramid (figure 1.5).

To facilitate good levels of economic activity within an area it essential that a high

percentage of the population are contributing to the local economy through

employment or by actively seeking work. To encourage and attract an economically

active population to reside in an area it is imperative for there to be a good supply of

local sustainable jobs and affordable housing.

2008-based projections: various trends for the overall population

465000

470000

475000

480000

485000

490000

495000

500000

505000

510000

515000

520000

525000

530000

535000

540000

545000

550000

555000

1981

1983

1985

1987

1989

1991

1993

1995

1997

1999

2001

2003

2005

2007

2009

2011

2013

2015

2017

2019

2021

2023

2025

Num

be

r

anticipatedactual

DCC

Principal

DCC Lower

95%

DCC NC

ONS

Principal

By 2026 the number of persons in the “economically active” age group

will total less than present.

11

The age pyramid indicates that in 2008, persons aged between 25 to 35 years were

in the minority when compared to other age groups within the County. This means

that by 2026 when the whole of this age group is expected to be economically active

there will be a lesser number of persons contributing towards economic activity than

at present. The projection of an increasing elderly population, coupled with an

associated fall in the numbers of persons that are economically active will see an

increased demand on fiscal, housing and health provisions throughout the County

during the coming years.

Figure 1.5: Age pyramid projections for Durham County

Source: Durham County Council, Strategic Housing Market Assessment, 2010

Evidence of an ageing population is already starting to emerge within the community

of West Cornforth with 22% of the population already aged 65 years or older. The

increase in an ageing population within an area will be exacerbated if younger

generations are required to move out of the area to obtain employment opportunities

and access affordable housing.

2008 based projections: the Age Pyramids for County Durham in 2008 and 2026 implied by

the DCC and ONS projections

40000 30000 20000 10000 0 10000 20000 30000 40000

0-4

5-9

10-14

15-19

20-24

25-29

30-34

35-39

40-44

45-49

50-54

55-59

60-64

65-69

70-74

75-79

80-84

85-90

90+

ag

e g

rou

ps

year 2008 year 2026

ONS 2026

ONS 2008

2026 DCC

2008 DCC

2 per. Mov. Avg.(2008 DCC)2 per. Mov. Avg.(ONS 2008)2 per. Mov. Avg.(2026 DCC)2 per. Mov. Avg.(ONS 2026)

An ageing population, and fall in the number of persons economically

active by 2026 will place an increased demand on fiscal, housing and

health provisions.

12

DCC estimates indicate that in 2010 there were 206,281 households countywide.

This number is expected to increase by 24.9% to a total of 257,651 households by

2030 (Strategic Housing Market Assessment, DCC, 2010).

By 2030 single person households (including single pensioners) are expected to

increase by 100.3% to 56,564 whereas two person households are only expected to

increase by 18% to 14,087. Larger households of three persons or more, those with

a housing need of 2 bedroom properties or more, are expected to reduce by 19,281

(26.9%).

This decrease in larger households, coupled with a significant increase in single

person households, will have a major impact on the supply and demand of housing

throughout the County.

1.1.2 Religion and Ethnicity

An understanding of the ethnic and religious structure of the local population enables

livin to ensure that services are equally accessible, responsive and tailored to the

needs and requirements of all residents living within these local communitys. It will

also help livin to ensure that any minority groups are consulted with during future

research and intelligence gathering, and allows for consideration of any specific

needs in relation to access for housing, health, and employability during the creation

of each community’s key priorities and Local Offers.

2001 Census data indicates that the main religion in West Cornforth is Christianity

(83.24%). 0.17% stated their religion to be Sikhism; 0.12% are Buddhists and a

further 0.17% stated their religion to be ‘Other’. The remaining population stated they

had no religion or did not provide details (Census, 2001, LLSOA KS07, 004A).

Ethnicity within the community predominantly consists of White British (99%). The

remaining 1% of the population is from other ethnic backgrounds including; Irish,

African, Asian, Chinese and Caribbean (Census, 2001, LLSOA KS06, 004A).

Recent research conducted by DCC and NHS Darlington estimated that 0.43% to

0.57% of Durham County’s population consists of persons from Gypsy, Roma and

Traveller Households (Renaissance Research, 2010). Further analysis of these

figures is currently not possible due to a lack of further data and intelligence. DCC’s

Gypsy, Roma and Traveller site at East Howle is the only permanent residential site

within livin’s area of operation.

13

What does this mean for livin?

It is imperative that the available housing stock within the community of West

Cornforth is able to meet the housing demands of its current and future population.

An ageing population will have increased demands on future fiscal, housing and

health demands. It will also have significant demand on the types and provision of

housing within an area. Many older people now wish to remain in their own home

and will therefore be reliant on mainstream housing to meet this demand.

There may be requirements for extra help and services to help people adapt their

homes to meet their changing needs.

Key Demographic Characteristics:

The Community has an ageing population with 22% of residents aged 65 years or more. This is significantly higher than the Durham County average. Only 61% of residents are aged between 16 to 64 years; this traditionally being the most common age of persons who are economically active (in employment or actively seeking employment). 35% of households are single person households. This is higher than the Durham County average. Trend-based projections indicate that the countywide population will increase to an estimated total of 501,625 by 2026 (DCC, 2010). Currently the majority of the countywide population fall into the “economically active” age group; however these residents will soon begin the transition into retirement and will be the main driver of an ageing population. By 2026 the number of persons in the “economically active” age group will total less than present. As a high level of economic activity is a key component of a sustainable community, efforts should be made to attract more persons within this age group into the community during the coming years. An ageing population, and fall in the number of persons economically active by 2026 will place an increased demand on fiscal, housing and health provisions. 2001 Census data indicates that 99% of residents are White British; with the remaining 1% being of Irish, African, Asian, Chinese and Caribbean ethnic origin. The most prominent religion is Christianity, followed by Sikhism, Buddhism

and Other.

14

Currently 47% of livin’s housing stock within West Cornforth consists of bungalows,

together with a sheltered housing scheme consisting of one bedroom flats and

bedsits at Thurstan Grange. Of the total number of bungalows that livin own in the

community, 78% have two or more bedrooms.

To meet the current and future housing demands of an ageing population within

West Cornforth there will be a requirement for livin to complete a comprehensive

review of the provision and suitability of the current housing stock for older persons.

In addition, some vulnerable groups may require more intensive support or bespoke

housing solutions to meet this demand over the coming years.

To facilitate good levels of economic activity in a community it is essential that a high

percentage of the population are contributing to the local economy through

employment or actively seeking work.

An understanding of the ethnic and religious structure of the local population will

enable livin to ensure that their services are equally accessible, responsive and

tailored to the needs and requirements of all residents living within these local

communities.

15

A substantially high

percentage (38%) of social

housing is located in the

community when compared

to the County average of

25%.

(Census, 2001)

1.2 Housing

1.2.1 Housing Tenure

The community of West Cornforth has a wide range of housing tenures. This is very

important as a varied mix of different housing tenures will positively contribute

towards making the community more sustainable, by meeting the need of a cross

section of the population.

Figure 1.6: Housing Tenure in West Cornforth

Source: Census, 2001, LLSOA KS18, 004A

Over 51% of households living in West Cornforth own their properties. 23% of

households own their property outright and 28% own their home through a mortgage

or loan scheme. This is significantly lower than the

County average where 67% of households own

their own properties.

Social housing consists of domestic properties

which are owned by registered providers (RP’s),

housing associations and the Local Authority. All

social housing in West Cornforth that was

previously owned by Sedgefield Borough Council

is now owned and managed by livin.

There is a higher than average percentage (7%) of households in West Cornforth

living in privately rented properties when compared to the rest of the County (5%). In

the past the private rented sector has played an important role in the housing market

by offering accommodation for those households unable to access owner-occupation

or socially rented housing.

23%

28%

0%

38%

2% 7%

2%

Owner occupied: Owns outright

Owner occupied: Owns with a mortgageor loan

Owner occupied: Shared ownership

Rented from: Local authority - includinglivin

Rented from: Housing Association /Registered Social Landlord

Rented from: Private landlord or lettingagency

Rented from: Other

16

Tighter controls and restrictions on mortgages and financial lending are likely to

place an even higher future demand on the private rented housing market from low

income households or first time buyers. Those households unable to access social

housing will be required to look to the private rented sector to meet their housing

need placing an even higher demand on this housing sector.

Generally, West Cornforth exhibits an unbalanced housing market with a larger than

average social and privately rented sector against a small owner occupied sector.

There is a residential Gypsy, Roma and Traveller site located at East Howle near to

Ferryhill Village. The site is provided by DCC and has 25 permanent pitches. It is the

only permanent residential site within livin’s area of operation.

1.2.2 Average House Prices

Analysis of average house prices for 2010 indicates that the cost of terraced and

semidetached properties within the community have more than doubled since 2000.

The cost of detached properties has seen an increase of just over 50%. This clearly

illustrates the property ‘price boom’ that the Country as a whole experienced in the

early part of the 21st Century.

The price of a detached property peaked in 2006 reaching a recorded value of

approximately £197,000 which when compared to the price of £91,500 in 2000 gives

us a clear picture of how the market has progressed over recent years.

In 2001 the sale of terraced properties within the community reached a peak. During

this year a total of 226 terraced properties were sold with prices reaching an average

of £21,829. Similarly sales of semidetached properties also reached a peak with a

total of 108 being sold with an average price of £41,239. Sales of detached homes

reached a high in 2002 when a total of 18 were sold at an average price of £55,784.

When comparing this data to that of the same for 2010 it can be seen that although

the price of properties within the community remains high, the total number of

properties being sold has dramatically reduced.

7% of households in West Cornforth live in privately rented

properties when compared to the rest of the County (5%).

(Census, 2001)

17

Figure 1.7: Average House Prices in West Cornforth Source: www.email4property.co.uk, 2011

In 2010, terraced properties reached an average price of £65,570, but sales only

totalled 14. There were only 6 semidetached properties sold with an average price of

£70,774, and the number of sales for detached properties totalled 8 with an average

price of £147,000. Although the price of a terraced property in West Cornforth is

higher than the County average for 2010, the prices for both semidetached and

detached properties fall below the County average. A terraced property in the County

costs on average £65,570, a semidetached property £70,774 and a detached

property £147,000 (Land Registry 2011).

The falling house sales in the area could be

attributed to the current restrictions on money

lending and the overall availability of mortgages.

A number of residents are concerned about the

current affordability of local properties for first

time buyers and young families. Although the

cost of terraced and semi-detached houses have

marginally decreased over the last two years

current restrictions on money lending and the

overall availability of mortgages has reduced the

number of homes bought and sold in the

community during 2010.

The sales of terraced

houses reached a high in

2001(226) selling for an

average of £21,829; this

price then more than

trebled by 2008 but sales

reduced to 16.

£0

£50,000

£100,000

£150,000

£200,000

£250,000

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010

Flat

Terraced

Semi

Detached

http://www.email4property.co.uk/

18

The County Durham Strategic Housing Market Assessment assesses affordability

between lower quartile house prices and lower quartile earnings. Buyers would need

to borrow 4.6 times the lower quartile earning to purchase a lower quartile house in

the former Sedgefield area (Durham Strategic Housing Market Assessment, 2008).

For West Cornforth and Bishop Middleham the multiplier is 5.45; resulting in a

community ranking of SILVER. Data collection limitations do not allow this data to be

calculated for West Cornforth only. Full details of the methodology to this ranking can

be found in Appendix 2.

Although there are a number of current Government incentives available nationwide

to help first time property buyers these are only available on new build properties.

There are currently only two housing developments within the local area which are

eligible for buyers to obtain help from the Home Buy Scheme. These can be found at

Ferryhill Station and Spennymoor; with the latter only being available until March

2012. It is currently unknown if the Home Buy scheme will be extended past March

2012.

A new scheme called First Buy will be introduced from September 2011.The scheme

will be jointly funded by the Government and house builders and will provide a 20%

loan top up for first time buyers’ own deposit of 5%.This will allow them to take out a

mortgage amounting to 75% of the property value. Loans will be free of charge for

the first five years and repaid when the property is resold. The funds will then be

recycled to fund more homes for the scheme. It is not yet known if any of the First

Buy schemes will be made available within the local area.

19


livin has a significant stake in this community given the higher than average

percentage of social housing in the community. The private rented sector in the

community is significantly high and there is a smaller than average owner occupied

sector. It is important that as a key player in this community’s housing market livin

have a role in balancing the market whilst making efforts to meet the housing need

identified in Durham County Council’s Housing Strategy.

livin need to consider the health of the local housing market and the ability of

households to meet their own housing need. Lack of access to the owner

occupation and private rented sectors can increase demand on livin’s housing stock.

Key Housing Market Characteristics:

The Community has a wide range of Housing Tenures; this is important as a

varied mixed of tenures will contribute towards making an area more sustainable

by meeting the need of a cross section of the population.

Just over 50% of households own their property outright, or through a

mortgage or loan scheme.

The Community has a substantially high percentage of Social Housing (38%)

when compared to Durham County.

There are a substantially high percentage of privately rented properties (7%)

in the Community when compared to Durham County. The private rented sector

plays an important part in any local Housing Market as it is able to offer

accommodation for those unable to access owner occupation or social housing.

The total number of sales of properties in the community has decreased since

the property boom at the beginning of the 21st Century. During 2010 a total of

only 14 terraced properties were sold, together with 6 semidetached properties

and 8 detached properties.

The affordability of housing within the community is lower when compared to the

rest of Durham County. Many local residents are unable to access the housing

market and purchase their own homes as a result of restrictive criteria linked to

mortgage products and financial lending.

20

Livin owns 374

properties in the

community; 47% of these

are bungalows.

1.2.3 Current Supply and Demand for Housing

livin Housing Stock

livin currently owns and manages a total of 374

properties in the community of West Cornforth (livin,

2011). Ownership of these properties transferred to livin in March 2009 during stock

transfer from the now disbanded Sedgefield Borough Council.

These properties include one to four bedroom bungalows, and two to four bedroom

houses; together with a number of bedsits and flats. A breakdown of these property

types and the age profile of the lead tenants can be seen in the following tables:

Property Types

Bedsits (sheltered scheme) 23

1 Bedroom Flats (sheltered scheme) 7

1 Bedroom Flats 10

1 Bedroom Bungalows 39



2 Bedroom Houses 82

3 Bedroom Houses 75

4 Bedroom Houses 2

Total 374

Figure 1.8: livin stock in West Cornforth (as at 14 March 2011)

Source: livin, 2011

Figure 1.9: Age profile of livin lead tenants in West Cornforth (as at 14 March 2011)

Source: livin, 2011

Age Range (based on age of lead tenant)

16-20 years 8

21-30 years 32

31-40 years 27

41-50 years 48

51-60 years 48

61-70 years 77

71-80 years 63

81 years or more 53

Unknown (Void, non livin managed) 18

Total 374

21

Currently 47% of livin’s housing stock within West Cornforth consists of bungalows.

Of the total number of bungalows that livin own in the community, 78% have two or

more bedrooms.

Current housing demand within the community is high for properties with two

bedrooms or more. Although the bungalows located within the community can be

utilised to meet the future demand of an ageing population, and for those wishing to

remain in mainstream housing through their later years, current policies can restrict

lettings to younger couples, families and smaller households. This means that

households unable to meet their housing need due to an inability to access owner-

occupation, social housing or the private rented sector will be forced to move out of

the area. As the majority of persons within these households may be of an age

where they may contribute towards the economic activity this can be detrimental to

the local economy.

livin Housing Demand, Need and Turnover

Since the 1 October 2009 livin has allocated properties through a Choice Based

Lettings Scheme (CBL), known as Durham Key Options (DKO). DKO is a

partnership of registered housing providers

across County Durham. CBL allows applicants to

place an interest or “bid” for the type of property

they require based on their housing need.

Analysis of livin’s Housing Register in February

2011 indicates that 81 applications for housing were received from residents already

living in West Cornforth. 28% of these applicants were banded by DKO in Bands A to

C+ highlighting a high level of housing need.

During the period 1 October 2009 to 30 September 2010, livin had a total of 43

properties (11.5%) become available for let in West Cornforth. This level of tenancy

turnover is substantially higher than livin’s total housing stock turnover of 9%. Based

on national benchmarking figures provided by House Mark, stock turnover of 11.5%

has resulted in the Community being ranked as BRONZE for Tenancy Turnover.

Further details on the methodology used to achieve this ranking can be found in

Appendix 2.

To maintain sustainability within a community

there will always be a need for some level of

tenancy turnover. However, it is important that

turnover does not reach a level where it becomes

detrimental to housing demand, the reputation of

the area or the local economy. At this time livin is

unable to provide further analysis on the reasons

for tenancy turnover within this community.

23 households from West

Cornforth are currently on the

Durham Key Options waiting

list and are in housing need.

During 1 October 2009 to 30

September 2010 there was

no turnover of four bedroom

houses and limited turnover

of one and three bedroom

bungalows.

22

The types of properties available for let within the community were mainly two

bedroom bungalows, and two and three bedroom houses. 50% of livin’s stock of one

bedroom flats within West Cornforth became available for let within this period, this

being a substantially high level of turnover.

As there was no turnover of four bedroom houses, and limited turnover of one and

three bedroom bungalows, any households in housing need of these property types

will be required to consider other housing options.

For many households, including first time buyers or those on a low income, buying

their own home is not a viable option leading to an increased demand on the private

rented sector. High market rents or a lack of availability of larger properties within

this housing sector may ultimately force some households to move out of the local

area in search of suitable accommodation.

A breakdown of livin properties for let and bids received is detailed in the table

below:

1 Bed Flat

(Supported

Scheme)

1

Bed

Flat

1 Bed

Bungalow

2 Bed

Bungalow

2 Bed

House

3 Bed

Bungalow

3 Bed

House

West

Cornforth 1 5 5 12 9 1 10

Total

Number

of bids

received

1 44 62 87 153 9 126

Figure 1.10: livin properties available for let during the period 1 October 2009 to 30 September

2010: Source: livin, 2011

There were a total of 482 bids received for these 43 properties during the period 1

October 2009 to 30 October 2010.

Based on the total number of bids received per property the highest demand was for

two bedroom houses; receiving on average 17 bids per property. Demand for 3

bedroom houses in the community is also good with an average of 12 bids being

received per property.

During the period 1 October 2009 to 30 September 2010 the

highest demand was for two bedroom houses.

23

Policy decisions and legislation will affect the levels of

demand for particular house types. Increased demand

for two bedroom houses could be due to the need and

eligibility from several household groups including

families, couples, and single persons; whereas three and

four bedroom properties will only be eligible for larger

families to rent. Older persons or those with a medical

need will normally have a housing need together with the

eligibility for a bungalow.

It is therefore important that lettings policies are regularly reassessed to reflect the

supply of housing and the current levels of demand with the aim of promoting

sustainability within an area.

Overall within the community there was a good level of demand for livin’s bungalows

during the period 1 October 2009 to 30 September 2010.

Throughout the County there is currently an increased demand for bungalows with

two bedrooms or more (County Durham Strategic Housing Market Assessment,

DCC, 2010) and this is reflected in the number of bids received for these property

types within West Cornforth.

There was only 1 bid received for the one bedroom flat located within livin’s

sheltered scheme at Thurstan Grange, highlighting a clear need for a review of livin’s

housing stock for older persons.

Of the 43 properties available to let in West Cornforth during the period 1 October

2009 to 30 September 2010, 9 were required to be advertised with CBL on three or

more consecutive bidding cycles before being let. Although bids may have been

received for a property within each individual bidding cycle they were not allocated

for let due to the applicant withdrawing their bid for personal circumstances upon

offer. These properties were a mix of one bedroom flats and bungalows and two and

three bedroom houses.

Although data from DKO’s database indicates a good level of interest for livin’s

properties within the community and 27% of applicants indicating West Cornforth as

an area of preference there was a diverse range of property types that were hard to

let during this period. Based on these factors the community has been ranked as

SILVER. Full details of the methodology used to attain this ranking can be found in

Appendix 2.

During the consultation events held at the Community Centre and The Cornforth

Partnership, residents engaged fully with the events and raised a number of

important issues. In respect of housing there was concern over the increasing fuel

bills and the cost to redecorate their property. Residents highlighted there to be

“problems” with properties owned by private landlords. There were no comments

regarding the size and stock of properties or the affordability of larger properties.

“Concerned about cost

of redecorating

bungalow”

Resident from West

Cornforth

24

Over 41% of tenants who

have a livin tenancy in this

community have lived in

their current home for 10

years or more

1.2.4 livin Tenancy Sustainment There is a fairly poor percentage of long term tenancy

sustainment within the properties owned by livin in the

community of West Cornforth. As at 7 March 2011,

39% of livin tenants have sustained their current

tenancy for a period of 0 to 4 years. A further 20% of

tenants have sustained their tenancy for a period of 5

to 9 years and 41% of tenants who have a tenancy in this community have lived in

their current home for 10 years or more. There are a high percentage of tenants that

have only lived in livin properties for 0 to 4 years, indicating a recent high turnover of

stock in the community.

Community sustainability requires an appropriate level of tenancy turnover. High

levels of tenancy sustainment within social housing can be for a multitude of reasons

and indicates a settled community. Although favourable, a high level of tenancy

sustainment could also indicate a lack of housing options (i.e. ability to purchase own

property). Likewise, it could be the tenant is struggling to find a more suitable

property to meet their housing need, or financial restrictions around the cost of

relocating.

Figure 1.11: livin tenancy sustainment in West Cornforth

Source: livin, 2011 (not including void properties or non livin managed properties)

1.2.5 Vacant/Abandoned Properties

High levels of void or empty properties can be a strong indicator of low demand for

housing within an area. West Cornforth has a low percentage of housing stock

consisting of empty and/or abandoned properties; indicating a reasonable level of

demand for housing within this community.

140

70

147

0

20

40

60

80

100

120

140

160

0 - 4 years 5 - 9 years 10 years +

Nu

mb

er

of

Ten

an

cie

s

West Cornforth

25

Data obtained from DCC’s Council Tax database at the end of December 2010

indicated there to be 47 possible empty and/or abandoned properties (this figure

may include properties that are currently for sale) within West Cornforth. Based on a

total of 571 domestic dwellings (Office for National Statistics, March 2009) in the

community this is only 8% of the total stock. Data collection limitations have

restricted further detailed analysis of this information.


Although demand for livin housing in this community has currently been ranked as

Silver, efforts must be made to improve this to Gold over the coming years. To

improve demand consideration should be given to improving specific aspects within

the community such as the local environment and its reputation. The addressing of

these issues can provide the potential for demand within the community to increase.

Key Supply and Demand Characteristics:

livin currently own 374 properties in the Community; 47% of these properties are

bungalows.

78% of these bungalows have 2 bedrooms or more.

28% of applicants on the housing register that currently live in the community were

classed as having a Housing Need (Bands A to C+)

During 1 October 2009 to 30 September 2010, 43 properties became available for

let; making tenancy turnover within the community 11.5%.

During 1 October 2009 to 30 September 2010 there was no turnover of 4 bedroom

properties. Households requiring these property types will be forced to access the

private rented sector or move out of the area to meet their housing need.

Demand for properties with 2 bedrooms or more is high. There is a high demand

countywide for these property types. Demand is slightly lower for 1 bedroom

bungalows and bedsits.

There is very low demand for property within livin’s supported housing scheme.

livin’s lettings policy normally restricts the letting of bungalows to persons aged 60

years or over, unless there is medical need.

41% of livin tenants living within the community have sustained their tenancy for a

period of 10 years or more.

26

The presence of an ageing population within the community, in conjunction with high levels of demand for two bedroom bungalows and very low demand for properties within livin supported schemes highlights a clear need for livin to review its provision of accommodation for older persons to meet the current and future housing need of the local population. It is important that current housing stock is able to meet the demand for housing within a community. This low demand indicates that this property type is no longer meeting housing demand in the community. West Cornforth has a good level of supply of two bedroom bungalows; therefore

meeting the County Council’s identified need for this property type. Consideration of

this community’s current population and the 2028 forecasted population projection by

DCC indicates that this demand for larger sized bungalows will continue to increase

over the next 10 years.

Community sustainability requires an appropriate level of tenancy turnover. It is

important that consideration be given to the reasons behind high levels of

sustainment to ensure residents are not being forced to remain in their current home

due to restrictions in their housing options or financial circumstances.

1.2.6 Future Demand for Housing

Population and household projections for an area can be used by local service

providers to predict the future levels of demand on their services. In conjunction with

other social, economic, and environmental indicators these projections can also be

used to forecast the demand and need for housing in an area.

DCC have recently conducted a Strategic Housing Market Assessment (DCC, 2010)

which can be used by registered housing providers to help determine the expected

level of demand for housing through the coming years and develop future housing

strategies. Population and household projections are based on this assessment and

other intelligence gathered during the completion of this Community Plan.

It is expected that the vast majority of older persons will decide to remain in their own

homes with mainstream housing providing the primary means of meeting this

demand. Local housing providers will be required to support this decision by

providing extra support services and help for people to adapt their homes to meet

their changing needs.

Some vulnerable groups will require support or bespoke housing solutions and it is

expected that there will be a sharp growth in demand for specialist housing projects

for persons aged 75 years or older during the coming years. The decisions of older

households to remain in their homes will influence the supply of housing available for

other household groups.

27

As a result it is important that local housing providers recognise the potential

opportunities for supporting older households to downsize thus releasing the supply

of larger family homes for other household groups.

In recognition of this increased demand on mainstream housing the Northern

Housing Consortium (NHC) published a guide to Age Friendly Communities in the

North: People and Places 2020. This publication is the result of a two year project

surrounding consultation with local communities and key Consortium members, and

focuses on building an evidence base to demonstrate the impact housing can have

on the physical and mental health and wellbeing of older people.


livin’s Development and Asset Management strategies must take into account future

population projections and consider the expected demand for social housing within

the community to ensure the housing stock meets the needs of local residents.

livin will have to consider housing and meeting the need of an elderly population and

finding bespoke solutions to meet the individual needs of vulnerable groups.

Anticipation of an ageing population and poor demand for livin’s sheltered housing

scheme highlights the requirement for livin to review its current provision of housing

stock for older persons.

There are potential opportunities for housing providers to support older households

to downsize thus releasing the supply of larger family homes for other household

groups.

Key Future Demand Characteristics:

By 2026 the number of persons in the “economically active” age group will total

less than present. This will increase demand on fiscal, housing and health

provisions. By 2030 the County is expected to see:

single person households increase by 100.3%

two person households increase by only 18%

three person households or more decrease by 26.9%

The majority of older persons will want to remain in their own homes through

their senior years. This will place an increased demand on mainstream and

social housing.

Increased future demand is expected for support services for vulnerable

groups, and a need for bespoke housing solutions or specialist housing

projects for persons aged 75 years or more.

28

During 2009/10, livin spent an average repair cost of £563 per property in West

Cornforth.

During 2010/11 the average cost per property for the modernisation and

improvement of 84 properties in West Cornforth was £5,165.

1.2.7 Average cost of Repairs to livin properties

The repair and maintenance of livin’s properties is essential to ensure that they

remain in excellent condition and to the high standards expected by tenants.

During the period 1 April 2009 to 31 March 2010 livin, together with their repairs and

maintenance partner Mears, completed 1,455 repairs (including Gas Safety) to

properties in the community of West Cornforth. 31% of these repairs were

emergency repairs which required immediate attention.

Based on the average repair cost per property for 2009/10 West Cornforth has been

ranked as GOLD when compared to livin’s other 18 local communities.

1.2.8 Average cost of Improvement Programmes for livin properties

Over the next few years, and as part of the promises to tenants, livin are investing

over £100 million pounds on a rolling programme of modernisation and

improvements to the properties that they own.

The modernisation and improvement programme that livin are carrying out in their

properties is to a much higher standard of works than that of the Government's

Decent Homes Standard.

The improvements that livin are completing include:

New Kitchens

New Bathrooms

Central Heating Replacement

Electrical Works

Internal and External Door Replacement

Roofing works

During the programmes of works not all of the properties will receive all of the

improvements at the same time. There are a number of factors that determine which

improvement works are completed at the property during the forthcoming

programmes in each community. For example some properties may only receive

new internal and external doors, whereas others may be due additional

improvements such as internal and external doors plus the replacement of their

kitchen and bathroom.

29

A number of improvement programmes have already been completed in the area

with modernisations and improvements made to 84 properties during the period 1

April 2010 to 31 March 2011. The majority of properties in the Village have had new

kitchens, bathrooms, internal and external doors fitted, and a full electrical rewire

completed.


The community has a low repair cost per property resulting in a ranking of GOLD.

However over one third of the repairs required to livin properties in the community

during 2009/2010 were emergencies. Investigation into the causes of these repairs

may be considered in an attempt to minimise the amount of emergency repairs

required within the properties.

It should however be noted that during 2010/2011 livin conducted a number of

improvement programmes within West Cornforth resulting in 37 of their properties

receiving a new kitchen, bathroom and a full property rewire. It is anticipated that as

a result of this improvement programme there will be a reduction in the repair costs

for these properties during the coming years.

1.3 Crime and Antisocial Behaviour

The community of West Cornforth is located in the Police Beat area of Bishop

Middleham and Cornforth Ward. Although there is a local Police Office in Ferryhill

centre, this is only used as a base for the Neighbourhood Beat Team and is not

permanently staffed. The nearest staffed station is located in the neighbouring town

of Spennymoor.

Figure 1.12: Bishop Middleham and Cornforth Police Beat Area

Source: Police.uk

For the period 1 December 2010 to 30 April 2011 Durham Constabulary reported

the level of crime and disorder within Bishop Middleham and Cornforth Ward to be

“Average” when compared with the rest of England and Wales.

30

During the period 1 December 2010 to 30 April 2011 the level of crime

within Bishop Middleham was “Average”.

(Police.uk, 2011)

During this period there were a total of 128 reported Police incidents of crime and

antisocial behaviour in West Cornforth (Police uk, 2011). Of these total reported

incidents, 62% related to antisocial behaviour. A further 22% related to other crimes

including criminal damage, shoplifting and drugs. A total of 8% of the reported

incidents were in relation to violent crime and 7% in relation to burglary.

Figure 1.13: Reported Police incidents in West Cornforth during 1 December 2010 to 30 April

2011

Source: Police.uk

From 1 April 2010 to 31 March 2011, livin’s Support and Intervention Team received

10 complaints of nuisance and antisocial behaviour in the community of West

Cornforth (figure 1.14). The most frequent type of complaints received by livin was in

respect of loud noise and criminal behaviour (including drug related complaints).

7%

62%

0%

1%

8%

22%

Burglary

Antisocial Behaviour

Robbery

Vehicle Crime

Violent Crime

Other

31

Figure 1.14: Reported cases of Nuisance and Antisocial Behaviour to livin within West

Cornforth during the period 1 April 2010 to 31 March 2011

Source: livin 2011

Durham Constabulary’s reported crime figures and the complaints received by the Support and Intervention Team closely mirrors the issues raised by residents during livin’s consultation events. Local residents highlighted issues relating to problems and antisocial behaviour caused by young people drinking alcohol on the streets. There was recognition from residents that although the community was generally a pleasant place to live there are certain individuals responsible for causing antisocial and nuisance behaviour. These views are reflected in Durham Constabulary’s reported crime data which indicates that antisocial behaviour equates to 62% of all reported incidents to the Police. Consultation completed by DCC for the 4

Together AAP indicates that youths congregating on local streets is a countywide

issue and the main reason residents feel unsafe living in their local area. 3% of

residents living in the 4 Together area (Ferryhill, Chilton, West Cornforth and Bishop

Middleham) stated they felt unsafe in their local communities during the day and

14% felt unsafe during the evening. These findings were further confirmed during

livin’s consultation events with a number of residents highlighting that they did not

feel safe in their local area due to the fear and intimidation of youths congregating on

the streets.

High levels of antisocial behaviour or nuisance caused by young persons can often

suggest a need for an enhanced programme of diversionary activities (e.g. sporting

events or activities, play or craft activities and youth clubs) within the local area.

“Problems with youths

drinking”

Resident from West Cornforth

“Feel intimidated in some

areas”


“Problems with youths drinking” Resident from West Cornforth

20%

10%

10%

10% 10%

10%

10%

20% Loud Noise

Offensive behaviour

Vandalism & damage to property

Physical violence

Litter / rubbish / fly tipping

Condition of property

Garden nuisance

Criminal Behaviour (including drugs)

32

Research has proven that the provision of diversionary activities that have been

developed in conjunction with the young persons living in the targeted area can have

a positive effect on lowering levels of antisocial and nuisance behaviour.

There was also a fear that ongoing budget cuts and reductions being imposed by

local Police Authorities would see the removal of the local Police Beat Officers from

the community. Currently Durham Constabularly provide a dedicated Police Beat

Team that carry out high visability patrols throughout their local communities with the

aim of dettering crime and antisocial behaviour.


Increased reports of antisocial and nuisance behaviour caused by young people

highlights the need for a robust programme of diversionary activities that local youths

want to engage with.

It is important that livin maintain our commitment to providing a robust and

responsive service for dealing with incidents of nuisance and antisocial behaviour

within our local communities.

Key Crime and Antisocial Behaviour Characteristics:

During December 2010 to April 2011 the level of crime and disorder within the

Police Beat area of Bishop Middleham and Cornforth is considered by the

Police to be “Average” when compared to the rest of England and Wales.

During this same period there were 128 reported Police Incidents in West

Cornforth:

62% of reported incidents were in respect of antisocial behaviour;

22% of incidents related to other crimes, such as criminal damage, shoplifting

and drugs;

8% of incidents related to violence and 7% related to burglary;

1% related to vehicle crime.

During 1 April 2010 and 31 March 2011, livin’s Support and Intervention Team

received 10 complaints of antisocial behaviour and nuisance

Consultation found that local residents are concerned about youths

congregating and drinking alcohol on the streets.

A recent AAP survey found that 14% of residents living in the areas of Bishop

Middleham, Ferryhill, Chilton and West Cornforth felt unsafe in their communitys

during the evening.

33

Partnership working with the Police, DCC and other agencies is essential when

dealing with crime and antisocial behaviour. livin is already a contributing partner to

the Safe Durham Partnership and plays an important role in supporting the

partnership to help people feel safer within their local communities.

1.4 Economy and Employment 1.4.1 Economic Activity

“Economic activity relates to persons aged 16 to 74 years who are in employment, or

actively seeking employment and are available to start work within 2 weeks.”

(Census, 2001)

Of this total economic activity 33.8% were in full time employment; this being

substantially lower than the County average of 38.5%. 9.4% were in part time

employment and only 4.5% of persons were self-employed. It is acknowledged that

as a result of the current economic climate the level of economic activity within the

community may have changed since this data was collated in 2001.

Figure 1.15: Economic Activity in West Cornforth

Source: Census, 2001, LLSOA KS09A, 004A

The availability of local employment was a key issue highlighted by residents during

consultation. It was reported that a lack of local employment was a concern and

there is a requirement for residents to travel out of the area to gain sustainable

employment. This necessity to travel is currently being hampered by rising fuel costs

and the affordability of car ownership; together with an increased reliance on what is

seen by residents to be an unreliable and irregular bus service to surrounding areas.

9.4

33.8

4.5 3.5 1.5

10.7

38.5

5.4 3.7

1.8

0

5

10

15

20

25

30

35

40

45

EmployeesPart-time

EmployeesFull-time

SelfEmployed

Unemployed Full timeStudent

%

West Conforth

Durham County

During 2001 economic activity within West Cornforth was 52.7%; substantially

lower than the County average of 60.2%.

(Census, 2001, LLSOA KS09A, 004A)

34

Census data indicates that residents within West Cornforth are employed in a wide range of different occupations (Census, 2001, LLSOA KS12A, 004A). There is a higher percentage of people in West

Cornforth that work in Process; plant and machine,

elementary occupations, personal service and

skilled trades compared to the Durham average.

There are a low percentage of residents in the

community employed as professionals, such as

Doctors and Dentists (4%), or in a management or senior role (9%) when compared

to the rest of the County. Low levels of employment within these occupations also

reflect the low percentage of residents in the community who hold an educational

qualification at levels 3 to 5 (section 1.7). Level 3 qualifications are necessary for

progression to higher education or University. Qualifications at levels 4 to 5 are

equivalent to degree or professional level. During consultation there were concerns

expressed by local residents about the availability of training and skills courses for

those not in employment, and how increases in University fees may restrict the

number of residents that want to continue their education to attain a degree or

professional qualification.

2001 census data highlighted that the majority of residents within this community

were employed within the plant and machine processing industry. Over the past ten

years this type of industry has been one of the hardest hit resulting in many large

scale local employers, including Black and Decker, Flymo, Thorn and Electrolux

relocating or ceasing to trade. The reduction in local job opportunities within the

industry together with a high percentage of residents that

hold no educational qualifications indicates a need for

increased provision of skills and training courses. This

can help local residents to retrain or gain new

qualifications, skills and experience thus assisting them

back into long term employment.

“No jobs for youth - except join the army or go to college.” Resident from West Cornforth

The community has a high percentage of persons employed in elementary

occupations (e.g. labourers, kitchen assistants, bar staff, farm labourers) or as

plant and machine operators when compared to the rest of the County.

(Source: Census, 2001)

“No jobs”


35

Figure 1.16: Occupation profile of 16 to 74 year olds in West Cornforth Source: Census, 2001, LLSOA KS12A, 004A

Economic inactivity was also much higher than the County average (39.8%) with a

total of 47.3% of the population not employed, and not actively seeking work. There

were a higher percentage of persons in the community who were retired, or unable

to work due to being permanently sick and/or disabled in comparison to the rest of

the County. A high percentage of economic inactivity due to retirement is a key

characteristic of an ageing population.

Figure 1.17: Economic inactivity in West Cornforth

Source: Census, 2001, LLSOA KS09A, 004A

17.3 3.1 8.1 14.6 4.2

14.8

5.1 6.3

10.3

3.3

0

2

4

6

8

10

12

14

16

18

20

Retired Student Looking afterhome/family

Permanentlysick/disabled

Other

%

West Cornforth

Durham County

9

4

8 8

15

10

6

20 19

12 9 12 12 13 7 8 13 14 0

5

10

15

20

25

%

West Cornforth

Durham County

36

High levels of long term

unemployment and JSA

claimants

“Economic inactivity relates to persons aged 16 to 74 years who are not in employment, or not actively seeking employment and available to start work within 2 weeks.” (Census, 2001)

Analysis of Nomis data from March 2011 highlights

that West Cornforth (including Bishop Middleham) has

a higher percentage of persons who have been

claiming Jobseekers Allowance for up to 6 months

(76.4%) when compared to Durham County average

(73.5%).

Longer term unemployment within the community is also higher than both County

and National averages. 20% of residents have been claiming Jobseekers Allowance

for a period of 6 to 12 months when compared to 18% throughout the County and

17.3% at National level. The percentage of residents claiming Jobseekers Allowance

for 12 months or more (3.6%) is however lower than both the County and National

averages.

The high percentage of residents claiming Jobseekers Allowance for a period of 6 to

12 months has resulted in the community being ranked as BRONZE. Full details of

the methodology for this ranking can be found in Appendix 2.

Sustainable communities require high levels of economic activity; this can be

facilitated by a high percentage of the resident population being economically active.

Although long term unemployment (12 months or more) is low when compared to

County and National levels, it is important that local service providers work in

partnership to proactively identify and minimise the barriers experienced by residents

who have become unemployed within the last 6 to 12 months.

1.4.2 Jobseeker Allowance Claimants

During August 2010, there was a diverse age range of persons that were

unemployed and claiming Jobseekers Allowance in the community of West Cornforth

(DWP, 2009).

53% of persons claiming Jobseekers Allowance were aged between 25 to 49 years;

this being marginally higher than the County average of 52%. The percentage of

persons aged 16 to 24 years claiming Jobseekers Allowance (33%) is also

marginally lower than the County average at 34% but higher than the North East

average of 30%.

37

Figure 1.18: Jobseeker Allowance claimants in West Cornforth

Source: DWP, August 2010

Residents at community consultation events

expressed concerns regarding the lack of jobs in

general, but also within the village. Residents

were also concerned about access to jobs and

public transport.

The percentage of persons aged 25 to 49 years

claiming Jobseekers Allowance was higher than

the County average. This highlights a clear need

for service providers to target this age group

when delivering future skills and training courses.

It is important that the provision of future skills

and training courses targeted at this age group will help the individual to meet their

training needs and future aspirations to gain long term employment.

1.4.3 Department for Works and Pensions Key DWP Benefit Claimants

During August 2009, an average of 32% of residents aged 16 to 64 years residing in

in West Cornforth, were claiming a key DWP benefit. Of this total, 19% were claiming

Incapacity Benefit as a result of a disability or illness, compared to 11% in Durham

and 10% nationally. These figures are comparative with the intelligence contained in

Section 1.6 which indicates that the general health of the population within West

Cornforth is poorer when compared to the County. These figures are substantially

higher than the Durham average (21%) and national average (20%).

33 53 13

34

52

14

0

10

20

30

40

50

60

Claimants aged 16-24 Claimants aged 25-49 Claimants aged 50+

%

West Cornforth

Durham County

“No jobs within Cornforth.

High street shops selling

same things - need new

businesses for support for

residents who are unable to

travel out of village”

Resident form West Cornforth

38

Figure 1.19: Breakdown of persons residing in West Cornforth claiming key DWP benefits

Source: DWP, August 2009

1.4.4 Household Income

During 2001/02 estimates of the mean gross weekly household income in the Ward

area of Bishop Middleham and Cornforth was £20 per week lower than the North

East average of £410 (ONS, 2005). Data collection limitations have restricted further

detailed analysis of this information to West Cornforth only.

Based on this intelligence the community has been ranked as BRONZE for average

household income. It is important to note that the data used to compile this ranking

relates to the Ward of Bishop Middleham and Cornforth, not West Cornforth alone.

Full details of the methodology for this ranking can be found in Appendix 2.

1.4.5 Vehicle Ownership and Cost of Travel

In 2001, 39% of households in West Cornforth did not own a car or van; this being

significantly higher than the County average of 31%. The remaining 61% of

households owned one or more cars or vans (Census, 2001, LLSOA KS17, 004A).

This is a significant barrier for residents in West Cornforth as public transport is

limited restricting access to employment, training and education opportunities.

Although levels of vehicle ownership may have altered since 2001, the rising cost of

fuel and other related costs will now have a significant impact on vehicle usage,

particularly amongst low income households. Low levels of vehicle ownership and

restricted use will affect residents’ lifestyles by restricting their access to services

and facilities outside of the local area.

7

19

2

1 1

2 0

Job Seekers

Incapacity Benefits

Lone Parent

Carer

Others on Income Related Benefits

Disabled

Bereaved

39

Throughout the consultation process a number of residents expressed their concerns

about the increasing need to travel outside of the local area for large brand

supermarkets and shopping, employment, and specialist services such as colleges,

universities and hospitals. This reliance on travel outside of the local area, in

conjunction with low levels of vehicle ownership places an increased need on a

reliable public transport system. There are fears from residents that ongoing

budgetary reductions to rural transport services being imposed by DCC will see

many residents become more isolated and detached from obtaining specialist

services and restrict their ability to obtain sustainable employment.

1.4.6 Rental Debit in livin properties

To assess the rent payments made by tenants within livin properties in the

community of West Cornforth an analysis and comparison of livin’s rental debit

figures for 2009/10 to 2010/11 were utilised.

For the financial year 2009/10, the total rental debit charge (rent charged for all of

livin’s properties in this community) was £1,180,175.

Key Economic characteristics:

During 2001/02 the weekly household income estimate was £20 less than the

North East average of £410.00.

During 2001, economic activity within the community was 5% lower than the

Durham County average.

47% of residents in 2001 were not in employment, and not actively seeking

work. 14% of residents were economically inactive due to being permanently

sick or disabled.

In 2001 over half of the work force from West Cornforth were employed in

elementary, process, plant and machinery or were skilled trades. Only 9% of

residents were employed in professional or management roles.

During March 2011 the percentage of residents claiming Jobseekers

Allowance for up to 12 months was higher than the County average.

The percentage of residents aged 25 to 49 years that are claiming jobseekers

allowance is higher when compared to the County average

West Cornforth has significantly higher levels of people claiming incapacity

benefit (19%) compared to a Durham average of 11%.

40

By the end of the financial year 2010/11 livin reduced its outstanding rental debit

figure (unpaid rent) to 1.01%; a total of £3,166.

At the end of this financial year there were outstanding arrears (unpaid rent) of

£14,936; making an unpaid rental debit charge of 1.27%.

For the financial year 2010/11 the total rental debit charge was £1,168,461. At the

end of this financial year there were outstanding arrears of £11,770; making an

unpaid rental debit charge of 1.01%.

Based on the unpaid rental debit charge of 1.01% for 2010/11 the community of

West Cornforth has been ranked as SILVER.

Over the last year livin has introduced the option for tenants to pay their rent via

Payment Card. The payment card can be accepted at over 60 local outlets (including

Post Offices) wherever the “Paypoint” sign is displayed. This method of payment is

only one of the many that livin offer with the aim of making access to paying rent as

easy and accessible as possible for their tenants. v

During consultation there were concerns about the rising level of housing costs and

how the current economic climate is increasing the level of debt for low income

households and community members.


Although livin will aim to reduce the outstanding rental debit year on year the current

economic climate and future reforms to the Welfare Benefits systems will provide

challenging times. These challenges will require livin to work proactively with their

tenants and other household members by providing a dedicated Financial Inclusion

Team to provide advice, guidance or sign posting about money and debt

management.

livin must be aware of the contribution made by partners in supporting residents and

tenants to gain employment and skills, and increase their economic well-being. They

must support local community organisations such as the Cornforth Partnership to

ensure its resources are fully utilised by local residents and services are widely

publicised throughout the local area. The Cornforth Partnership currently provides

skills based training courses but there is an identified need for the range and

availability of these courses to be expanded to help more local residents, and

specifically livin tenants, attain new skills and qualifications for employment.

It is evident from the analysis that any employability work undertaken by livin should

help reduce the number of residents that are claiming Jobseekers Allowance

claimants (as numbers are above average).

Effects of the recession are felt in this community and livin must be mindful that

residents and tenants will need support through these financial difficulties. This could

41

mean signposting tenants and residents to debt and financial inclusion support

agencies, such as the Citizens Advice Bureau.

livin needs to understand the barriers to employment experienced by residents and

tenants so that it can assess the level of support it can offer. During consultation,

residents were apprehensive about future budget cuts to bus services. Due to lower

than average car ownership within the community the issue of travel to work has the

potential to become a major barrier to employment.

livin must be mindful that there are low levels of educational attainment in West

Cornforth. This, together with the loss of jobs within the plant and machine

processing industry highlights a need for increased provision of skills and training

courses to help local residents and tenants retrain or gain new qualifications.

Without some form of intervention many of livin’s tenants may be required to rely on

the welfare benefit system.

1.5 Access to Services and Facilities There is a local GP surgery at Reading Place and a pharmacy for the community.

There is no dentist in the village.

West Cornforth Community Centre in Station

Road has function rooms that offer a range of

activities such as Zumba and a community gym.

The Centre has recently been fully refurbished

and the main hall offers a fully sprung dance floor.

The nearest leisure centre, owned and managed

by DCC, is located in Ferryhill and offers the

surrounding areas such as West Cornforth

specialised activities such as an indoor Bowling Club which has over 150 members

from other local areas including the Trimdons, Fishburn, Sedgefield, and Newton

Aycliffe.

Located in the High Street is one of DCC’s local libraries. There is a free provision of

internet and email facilities and the library also contains a HealthZone information

point. HealthZone provides information and leaflets for local residents to help them

adopt a healthier lifestyle, learn more about an illness, or locate a local support

group. The HealthZone is located within a prominent place within the library,

resulting in a number of persons that visit the library taking interest in the books and

leaflets it contains. Publicity for HealthZone is conducted countywide by DCC.

The main shopping area is the High Street in the centre of the village. There are a

number of local stores including: a local Post Office, newsagents, three general

grocers, a butchers and a deli. There are also three public houses and several food

takeaway outlets. Residents raised concerns regarding the number of empty

properties on the high street and the length of time they had been vacant. For the

“No free press paper for village” Resident from West Cornforth

West Cornforth Resident

42

requirement of more specialist goods and services residents are required to travel

out of the area to neighbouring Spennymoor, Bishop Auckland or Newton Aycliffe.

Larger supermarkets are also located in these

neighbouring towns.

This need to travel has been frequently

highlighted by local residents throughout the

consultation process. As many households do

not own their own vehicle or have access to

private transport extra costs associated with

travel can place an increased strain on

household income. Many local households

already have low income levels due to their

reliance on welfare benefits.

Although livin own a number of retail units in its local communities there are none

located within West Cornforth. Likewise, livin also own several garden sites,

although none are located within this community.

Cornforth House is also on the village High Street and houses the Cornforth Partnership. The partnership provides a number of local services as a one stop shop and has around 500 to 600 visitors per month. Services include access to adult learning, mentoring and regular training and employability courses, as well as a local job club. The partnership also carries out youth work and diversionary activities for young residents and work to improve communications with vulnerable young people. The Partnership has three community buses and offers a Luncheon Club for members of the community. They have several garden projects within the community which are used when working with local adults and children. The Partnership also publishes a regular newsletter, the “Cornforth Partner” as the village does not receive any free publication, unlike surrounding communities. The community seem particularly proud of the Cornforth Partnership and the work it does for the community. Links with the Parish Council are good and the property next to Cornforth House is owned by the Parish Council and offers a café and offices. Although the community has some services and facilities available for local use there

were still concerns about the facilities provided for children and young persons.

Feedback gained from young persons at the consultation events highlighted issues

with the provision of football facilities and a need for more activities that older youths

and teenagers wished to participate in.

There are also concerns about the current and future accessibility of public transport

in and around the community. Many residents highlighted concerns about the

reliability, cost and restrictions of the current public transport service and its vital role

in providing access to employment, education and shopping. A recent survey of

residents living within the 4 Together AAP (DCC, 2010) indicated that only 56% were

satisfied with public transport; this being the lowest level of satisfaction throughout

the County. As car ownership in the community is low, this coupled with rising fuel

“Empty properties on the High

Street are a cause for

concern”


West Cornforth Resident

43

and maintenance costs places an increased

need on a reliable, wide reaching public transport

system that serves the needs of the community

as a whole.

There is a fear from residents that public sector

budget cuts will continue to decrease the level of

local services within the community, with

particular concerns around public transport and

its links to the surrounding area.


livin need to be aware of the positive impact that local services and service providers

have on sustaining local communities. Working with the Cornforth Partnership,

Key Services Characteristics:

The community is fairly well served by local shops, health services and public

amenities.

The local library and Cornforth Partnership provide internet access and email

facilities for local residents. The local library contains a HealthZone where

residents can obtain information on healthy eating and adopting a healthier

lifestyle.

The local community centre offers exercise activities, including a gym, as well as

a functional space for the community use.

Residents have highlighted a need for travel out of the area for specialised

goods or services. Many households in the community do not own their own

vehicle or have access to private transport.

Satisfaction with the public transport service in the area is poor with many

residents feeling that the current provision is unreliable and restrictive for their

needs. There is a feeling of increased isolation despite proximity to major railways

and motorway.

Residents are concerned that public sector spending cuts will further reduce the

transport links with surrounding villages and towns.

The Cornforth Partnership is a well utilised and valued service provider. They

provide access to learning and employment and a successful out of school

activities programme for young people in the area. Residents would like to see

the Partnerships services expanded so that more people will be able to access

the services.

“Earliest bus after April is

8:30am”


44

which has a good track record of delivering socio- economic opportunities, can help

benefit livin’s tenants and the community as a whole.

The closure of local facilities such as nearby leisure centres or local businesses will

have an impact on the future sustainability of the community. A reduced bus service

within the village will not only increase the barriers to employment experienced by

livin tenants and local residents but will also restrict their access to supermarkets,

education, sporting facilities and healthcare. livin needs to understand the pressures

that local communities are under as a result of service cuts, and work in partnership

with organisations such as DCC to ensure that the effects of any service reductions

are minimal and that tenants are aware of their implications.

1.6 Health and Well Being

During 2001, the total percentage of residents who were in “Good” general health

was 8% lower than the County average. A further 5% more of residents were

suffering from “Not good” health when compared to the County average (Census,

2001, LLSOA KS08, 004A).

2001 Census data also indicates that 26% of working age residents suffer from a

limiting long term illness, again this being higher than the County average (20%).

“A limiting long-term illness covers any long-term illness, health problem or disability

that limits daily activities or work. Working age for this data is defined as persons

aged between 16 to 64 years inclusive for men and 16 to 59 years for women.”

(Source: Census, 2001)

Figure 1.20: Levels of Health in West Cornforth


54.7

27.6

18.4

62.6 24.2 13.2 0

10

20

30

40

50

60

70

General Health: Good General Health: FairlyGood

General Health: NotGood

%

West Cornforth

Durham County

The general level of health in West Cornforth is notably lower than the County average.

45

Feedback obtained during livin’s consultation

events highlighted that residents are concerned

about accessibility to health services, such as

hospital appointments, and the affordability of fresh

food. The Cornforth Partnership provides a

community luncheon club, based at the community

centre which serves “meals on wheels” to elderly

resident homes.


There has been a long established connection between health and housing. livin

has a stronger role emerging out of Governments Health Reform proposals to act in

partnership with health services to improve the health of tenants and their families.

As a “frontline” service provider livin has a privileged position to access tenants and

potentially signpost customers to health services and healthy lifestyles. Good levels

of health can often have positive effects on educational achievement and increase

levels of employment within a community.

In West Cornforth there is intelligence indicating poor health in residents together

with high levels of disability. There are a number of projects that livin could support

that can link into the preventative health agenda, making it critical that we engage

and work in partnership with other local health stakeholders to ensure maximum use

of resources.

Key Health Characteristics

During 2001, general levels of health in the Community were much lower when

compared to the County average.

26% of “working age” residents are suffering from a limiting long term illness

There is a need for fresh and healthy food that is easily accessible within the

community and affordable for those households in receipt of a low income.

Access to leisure facilities and health services is a concern for residents.

Increased costs associated with travel may result in access to leisure facilities

becoming unaffordable for some households.

“Healthy food is expensive - can't get to supermarket because car is off road” Resident from West Cornforth

46

1.7 Education and Training

Levels of educational attainment are lower within the West Cornforth community

when compared to the Durham County average (Census, 2001, LLSOA KS13,

004A,).

Although the percentage of the population that

have attained a level 1 qualification (17%) is

equivalent to the County average this trend is not

continued through qualifications at higher levels.

Level 1 qualifications include 1+ 'O' level passes;

1+ CSE/GCSE any grades; NVQ level 1; or Foundation level GNVQ.

The average percentage of the population gaining a level 2 qualification is lower than

the County average of 18%. Level 2 qualifications include 5+GCSEs (grades A-C);

1+ 'A' levels/'AS' levels; NVQ level 2; or Intermediate GNVQ.

Based on this percentage the community has been ranked as BRONZE for

Education attainment; based on the attainment of 5+ GCSE’s at Grade A-C or

equivalent.

Only 5% of the population hold qualifications at level 3. Level 3 qualifications are

necessary for advancement into University, higher education or professional

qualifications and include 2+ 'A' levels; 4+ 'AS' levels; NVQ level 3; or an Advanced

GNVQ.

This low level of attainment at level 3 reflects on the percentage of the population

that have gained a level 4/5 qualification through higher education. There is a

difference of 7% between the County average and West Cornforth community for

those who continue their education to gain qualifications equivalent to First Degree,

Higher Degree, NVQ levels 4 and 5; HNC; HND; or professional qualifications

including qualified teacher; medical doctor; the dentist; nurse; midwife; or health

visitor.

The community is well served by two nursery’s, one of which is private, together with

a local primary school; West Cornforth Primary. The local secondary schools serving

the community can be found at; Tudhoe Grange, Spennymoor Comprehensive,

Sedgefield Community College or St Leonards. The closest further education

colleges are located at Bishop Auckland, Darlington and Durham, all of which will

require access to public or private transport.

2001 Census data indicates

that 48% of the population

in the community have no

formal qualifications.

There is a difference of 7% between the County average and West

Cornforth community for those who continue their education to gain

degrees or professional qualifications.

47

Figure 1.21: Educational attainment within West Cornforth


There was concern from local residents about the opportunities for training and

activities. The majority of training courses and activities tend to occur during working

hours and can potentially thus excluding some members of the community who may

wish to attain new skills and training. Although the Cornforth Partnership and the

nearby LADDER Centre provide a number of training courses for local residents,

availability is often limited as a result of financing and resources. Many residents felt

there to be an increased need for the provision of more skill based courses that will

help them secure future long term employment or enable them to enter further or

higher education. Residents were also concerned about the current cost of university

tuition fees and feel this may deter or restrict many young people and adults from

obtaining higher level qualifications thus restricting future career prospects and

employment opportunities.

The above concerns, together with the low levels of educational attainment for the

community, highlights a clear need for an increased provision of training courses

within the local community to help residents gain new skills and start on the road to

attain qualifications to help them into employment or enhance future job prospects.

48

17 16

5 7 8 36 17 18 7 14 7 0

10

20

30

40

50

60

%

West Cornforth

County Durham

48


Education is a cornerstone of a sustainable community as it will promote a financial

inclusion and economic activity. It is likely that at least 48% of residents in West

Cornforth have no formal educational qualifications and although livin can play no

direct role in education there are opportunities to link with Surestart, local

partnerships, local schools and colleges to increase educational opportunities for

their tenants.

Lower levels of educational attainment in the community also highlight the need for

an increased provision of training and skills courses that will allow local residents to

access further education or help them gain long term employment.

Key Education Characteristics

There is good access to local primary and secondary schools.

In 2001, 48% of residents held no formal educational qualifications.

Qualifications at level 2 (equivalent to 5+ GCSEs A-C) are lower when

compared to the County average and a lower percentage continue their

education.

Only 5% of residents hold qualifications at level 3. Educational attainment at

level 3 is necessary for advancement into higher education or university.

There are a low percentage of residents that hold qualifications at levels 4 to 5

(equivalent to Degree or professional level) when compared to the County

average.

Attendance at further education colleges at Durham, Darlington and Bishop

Auckland require access to public or private transport.

49

Fly Tipping is a big concern in West Cornforth

1.8 Reputation of the Local Area and Community Cohesion A poor reputation for a community can last for many

years and remain regardless of significant changes

and improvements to social, economic or

environmental factors. A reputation, even if it is a

perception, can have a detrimental effect on housing

demand within the community. It can also tarnish the

reputation of the local community and that of the

registered providers providing housing within the

community.

Residents feel that there is a poor perception of the village in the area. The

reputation had been tarnished by national and regional news coverage in recent

years linked to the former Prime Minister’s constituency. Much of the coverage was

negative and residents felt it was undeserved.

Residents felt that there were aspects of the physical environment that did not help

the reputation, however some commented that West Cornforth did have a good

community spirit.

What does this means for livin?

Reputation may continue to have an effect on the demand for housing within the

community. It is important that livin supports the work of local partners to improve the

community and helps to support local projects that will make the local community

proud of their community.

1.9 Local Environment

The majority of environmental feedback received from residents during the

consultation events centred on a number of issues, including nuisance from quad

bikes, fly tipping, the rundown appearance of the High Street, dog fouling and

hotspots areas that require attention and environmental improvements.

There were concerns about fly tipping in various locations as well as rubbish, and

broken glass being found in the local play areas. The issue of dog fouling and the

failing of dog owners to remove faeces from public areas was a common complaint

at both consultation events.

On 13 April 2011, an Environmental Assessment of the community was conducted

by members of livin’s Communities and Improving Communities Team. The

Assessment was completed by assessing a number of environmental indicators at

“Too much rubbish, dog mess and broken bottles”


50

four designated “stopping” points on a pre-determined route through the community

(figure 1.22).

At each stopping point a number of environmental indicators were assessed and a

number of points awarded. Based on the average points awarded at each stopping

point, the community scored a total value of 19.

As a result the overall condition of West Cornforth community, as determined by this

assessment, has been ranked as BRONZE. The full methodology to this

Environmental Assessment is detailed in Appendix 2.

Figure 1.22: Route of Environmental Assessment


A BRONZE ranking for West Cornforth indicates that immediate action must be

taken to improve the environmental quality of the community. livin will need to work

in partnership with DCC and other partner agencies and community groups whilst

ensuring it prioritises this community for more intensive environmental improvements

and inspections.

51

Based on the intelligence contained within this community plan livin has been able to

identify and assess a number of key strengths and challenges being faced by

residents living in the community of West Cornforth.

Strengths in West Cornforth include a fair demand for housing and low cost of

repairs to properties. Additionally the community is fairly well served by local

services and there are well-established examples of progressive partnership working

including the Cornforth Partnership and Parish Council. livin will need to capitalise on

these partnerships in order to deliver improvements.

To improve the levels of sustainability within this community it is important that key

strengths are maintained; together with conscientious efforts being made by livin,

other community stakeholders and local residents to address and reduce the

identified challenges. Actions have been established for livin in most of the themes in

this plan by way of enhancing the efforts of partners and identifying new areas in

which livin can add to sustaining the community socially, economically and

environmentally.

Taking into account these challenges livin and the community has developed five

key priorities for the West Cornforth community:

Maintain and enhance services in the village

Tackle environmental issues (including empty properties) and hotspots

Economy and Barriers to work

Training and access to further education

Respond to Anti-social behaviour hotspots

Section 2 Community Priorities

52

The original actions contained within this Community Plan were revised in March

2013.

Based on what livin has learnt from your community, and our work with local partners

we have now developed a set of Local Offers for West Cornforth. The Local Offers

have taken into account the original actions from the community plan and the views

of the community obtained through consultation, leading to a new set of standards

and actions aimed at supporting and benefiting your area. Delivery of the local offers

will be monitored by livin tenants.

A copy of livin’s local offers for West Cornforth can be found on our website at

www.livin.co.uk.

This main Community Plan will be revised in 2014.

Section 3 Review of the Community Plan

http://www.livin.co.uk/

53

APPENDIX 1

livin STRATEGIC FRAMEWORK

&

REGULATORY REQUIREMENTS

54

livin Strategic Framework

livin’s role as a Registered Provider of social housing extends beyond managing

houses. This has been identified within livin’s Corporate Plan for 2011 – 2014 which

highlights the importance of improving the economic viability of local communities,

followed by social factors such as health and education, and enhancing the local

environment.

As such livin is focused on supporting the development of sustainable communities

for the current and future generation of residents. This is articulated through the

Company’s vision, mission and personality which are;

Mission “working with the community at heart”

Vision “sustaining and growing safe, cohesive and vibrant communities through

excellent customer services”

Personality “Caring, supportive, helpful and community orientated”

It is acknowledged that livin can play a key role in contributing to the delivery of

sustainable communities. By developing strong and coordinated partnership working

with residents and key stakeholders livin will develop:

Prosperous Communities - addressing economic viability of communities by

helping people to improve their financial circumstances, become less dependent

on benefits, positively address employability and increase financial confidence.

Healthy Communities – addressing social wellbeing, community cohesion and

health inequalities by improving health and wellbeing, secure access to further

opportunities and develop their aspirations.

Green Communities – addressing environmental quality and sustainability by

enhancing the setting of homes and promoting and supporting green initiatives in

communities.

During April 2011, livin introduced the “Your Voice, Local Choice”, Local Offer

document to ensure that “the right services are delivered in the right place for the

right people”. The Local Offer is a list of ten pledges that livin has made to tenants in

order to deliver key priorities. Full details of the pledges contained in livin’s Local

Offer can be found on the website at livin.co.uk or alternatively a copy can be

requested by contacting livin on 0845 505 5500 or 0300 111 2234 (low rate from a

mobile depending on network).

In addition to helping livin work towards sustaining and growing safe, cohesive, and

vibrant communities the Community Plans will play an important role in shaping and

articulating the Local Offer to tenants.

55

They are the delivery mechanism for the pledges contained within the Offer and will

enable livin, community stakeholders and local residents to tailor services and

resources to the specific needs of each individual community and enhance local

service delivery. This relationship is illustrated in the diagram below:

The development and implementation of the Community Plans represents a strategic

change in livin’s approach to supporting the sustainability of communities and will

help deliver the corporate improvement themes of “Customer Focussed Services”

and “Efficient Assets” by:

improving lives, neighbourhoods and communities

improving customer involvement and empowerment, and

increasing the sustainability of tenancies and homes

The Plans will be utilised to inform and enhance livin’s strategic planning and asset

management framework whilst helping to deliver customer and community focused

investment. They have an impact on all areas of service delivery, renewal and

regeneration, and have departmental cross cutting themes.

Each Plan takes into account a whole spectrum of current national, regional and

local strategic agendas whilst retaining enough flexibility to address future emerging

policy and structural changes at all levels. They complement the Government’s

Local Offer

Established guiding principles

Locality 1

Byers Green

Kirk Merrington

Middlestone Moor

Spennymoor Town

Locality 2

Dean Bank

Ferryhill Village &

Cleves Cross

West Cornforth

Bishop Middleham

Chilton & Chilton Lane

Locality 3

Trimdon Village

Trimdon Grange

Trimdon Colliery

Fishburn

Sedgefield

Locality 4

Shildon

Middridge

Locality 5

Aycliffe Old Town

Aycliffe New Town

Aycliffe Village

Community Plan Strategy

56

Localism Bill by facilitating and empowering local communities to improve local

services in their local area and careful consideration has also been given to relevant

housing strategies adopted by Durham County Council and the implications of the

Housing and Communities Agency (HCA) new role in regulating social landlords.

Tenant Services Authority Regulatory Requirements

The development and implementation of Neighbourhood Plans also reflects livin’s

commitment to adhering to the Tenant Services Authority’s (TSA) current regulatory

regime. This regime requires livin to meet six separate service standards:

Tenant Involvement and Empowerment

Home

Tenancy

Neighbourhood and Community

Value for Money

Governance and Financial Viability

Comprehensive consultation to support each Plan will help livin to enhance customer

services and encourage local residents to become more responsible for local

services and the improvement of their communities thus addressing the Tenant

Involvement and Empowerment standard.

The Home standard will be addressed by assessing the current condition of the

current housing stock in each community to ensure that it is of high quality, well

maintained and suitable for demand.

It is crucial that the Tenancy standard be incorporated into the outcomes of the

Community Plan through the consideration and effective use of lettings policies, rent

management policies and the enhancement of tenancy sustainment.

As part of the Neighbourhood and Community standard livin is required to deliver on

three separate outcomes; local cooperation, antisocial behaviour and community

management. All of these will outcomes will be considered and addressed within the

outcomes of each Plan.

The Plans will also address the Value for Money standard by ensuring that livin

prioritise resources based on the actual needs and requirements of local residents

whilst enabling confidence for external stakeholders and businesses to invest in the

communities.

http://www.tenantservicesauthority.org/server/show/nav.14690






57

Durham County Council Strategic Framework

Durham County Council’s “Sustainable Communities” Strategy 2010-2030 is the

overarching plan for delivering long lasting improvements throughout the County. It

sets out five key strategic priority themes that will be focused on during the next 20

years:

Altogether Wealthier

Altogether Better for Children and Young People

Altogether Healthier

Altogether Safer

Altogether Greener

Whilst, Registered Providers are essential partners in delivering sustainable

communities, local authorities have the key strategic responsibility in this area. This

is particularly important for livin given its current geographical boundary within

County Durham and its relatively high levels of deprivation. Therefore the

Company’s approach of aligning key elements of its Corporate Plan 2011 – 2014 to

the priorities set out in Durham County Council’s Sustainable Communities Strategy

is vital in allowing the Company to play its role as a key partner in delivering

sustainable communities.

The provision of sustainable communities and vibrant and successful towns sits

within the key strategic theme of “Altogether Wealthier” and places a significant

emphasis on local housing markets and improvements in employability and skills as

key drivers in this achievement. Although the provision of a successful housing

market is predominantly featured in the theme of “Altogether Wealthier” there can be

cross cutting themes across the other four priority themes as demonstrated in the

community plans.

This theme of housing being a key driver in creating sustainable communities is

further detailed in “Building Altogether Better Lives: A Housing Strategy for County

Durham 2010-2015” (DCC, 2010). This strategy focuses on the ability for housing

and other related services to create better life chances for persons living in County

Durham by delivering better housing markets and high quality housing stock through

enhanced partnership working.

National Housing Federation

Research conducted by the National Housing Federation (NHF) found that numerous

RP’s are now using their presence and impact within their local communities to

provide services outside of their core housing management activities.

These activities are centred on employment and enterprise services, education and

skills services, wellbeing services, poverty and social inclusion, safety and

community cohesion.

58

During 2006/07 the NHF found that RP’s nationally delivered 6,800 community

services (including facilities) and invested £435 million (£272 million internal and

£163 external) into resources outside of their core areas of activity. This study

highlighted the prominence that RP’s have within their local communities and their

perfect position to act as place makers in their communities.

Further information and details relating to this research is contained within the full

NHF report, “The scale and scope of housing associations activity beyond housing”.

59

APPENDIX 2

METHODOLOGY

60

livin Communities With the help of livin’s Tenants Panel 19 local communities were defined. These 19

communities are also loosely based around Durham Constabulary’s local Police

“Beat” patches and are detailed below:

To successfully complete each individual Plan a wide range of quantitative and

qualitative data from an extended range of sources has been utilised. Data obtained

from these sources has focused on several social, economic and environmental

indicators. Qualitative data collection methods has required livin to hold a number of

consultation events within each community to gain the views and opinions of local

residents; together with anecdotal data from interviews with members of staff from

livin’s Communities and Homes Support Team.

Locality Community Estates

1

Byers Green Byers Green

Kirk Merrington Kirk Merrington

Middlestone Moor Middlestone Moor

Spennymoor Town Town Centre (inc Bessemer Park) York Hill Tudhoe Tudhoe Grange

2

Dean Bank Dean Bank

Ferryhill Village and Cleves Cross Ferryhill Village Cleves Cross

West Cornforth Topside Lowside

Bishop Middleham Bishop Middleham

Chilton and Chilton Lane The Poets Windlestone

3

Trimdon Village Trimdon Village

Trimdon Grange Trimdon Grange

Trimdon Colliery Trimdon Colliery

Fishburn Fishburn

Sedgefield Sedgefield

4

Shildon Central Shildon Jubilee Fields New Shildon

Middridge Middridge

5

Aycliffe Old Town Shafto Simpasture Central

Aycliffe New Town Horndale Agnew Burnhill Western

Aycliffe Village Aycliffe Village

61

Social, Economic and Environmental Indicators

Several social, economic and environmental indicators have been established for

each community; with some being benchmarked against County and National data

averages.

The table below shows the themes and topics each Community Plan has explored

and the data sources used to populate the required intelligence.

Themes Method

Housing

Quantitative- National statistics, livin stock data, DKO lettings data, Council tax data, Durham County Council strategic housing market assessment, House price websites and Land Registry data

Qualitative – Interviews and consultation events

Crime Rates and Perception of Crime

Quantitative – Durham Constabulary crime data and livin internal data


Economy and Employment

Quantitative - National statistics and DWP Benefit data


Accessibility to Services and Facilities


Health and Well Being Quantitative - National Statistics


Education and Training Quantitative - National Statistics


Reputation and Community Cohesion


Local Environment (including built environment, management of public areas)

Qualitative – Interviews, consultation events and community environmental assessments

62

Community Views and Opinions

The community in West Cornforth were invited to tell livin their views, concerns and opinions about their local community. Two

consultation events took place at the beginning of February 2011; one at the Cornforth Partnership which centred on children,

young adults and families, and a general session for collecting views at the Community Centre.

The table below highlights the main concerns and areas for improvement highlighted by residents during these events:

Themes Community Comments

Education & Training

Want to go to University

School integrated into community activity

Name down for training - good service from partnerships

Activities/training is during working hours so excludes people from attending.

What is available?

Drop in centre Monday 7.00 till 9.00, 6.00 till 7.30 - learning about drugs -

apprenticeships information

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Housing

Fuel bills rising, expecting bill to go up

Support young people under 21 as tenants in living skills, DIY Decorating etc

In general happy with bungalow - apprehensive about distraction

Young tenants - do they need help from Cornforth Partnership

Concerned about redecorating bungalow

Private property owners and high street

Private Landlords - more of a problem than livin or owned properties

Cornfields developments - shame not sold

Banks landowner - Planning to build 100 Houses - Planning Permission - New

People to keep school or Surestart programme


Agree reputation is undeserved, but it takes a lot of time to alter

A lot of travellers moving into the village not helping with reputation and can

feel quite intimidated by them

Unfounded reputation

Lack of tolerance to kids playing football

Reputation would stay even if get rid of worse people

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Reputation is improving more community based activities for younger people

has reduced some of the anti-social behaviour

Not a good reputation - but better than other places - unfounded reputation

Had press coverage - PM Constituency

Helping community to keep going

Localism - Parish Council Split about agenda

Good Community Spirit - They have to see it to believe it, weary

People from outside think it has a bad reputation

Parish Council - looking at maintaining community - less proactive pump

priming???


Support - befriending for elderly/links to meals delivery

Parks at top of Village

The partnership is essential to make changes

Loads for kids to do i.e. Play parks community centre - dancing

Partnership is a good service/community centre youth club gone

Surestart - lots of activities

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Plenty for younger kids, less for teenager

The Partner is a free paper - quarterly

Once an hour bus services ...not very good - Scarlet Band to Asda

No free press paper for village

Hope library will stay open

Service good for village

Drop in is fab, plenty of activities arranged for kids could be open more often,

more nights , kids really enjoy

Need own Transport

Empty buildings in High Street i.e. Old cafe's take-aways and funeral directors

One bus service number 56, bus services lacking after 5 o clock, no link to

Durham or Bishop Auckland, (WCP Do transport scheme)

Earliest bus after April is 8:30am

Cannot get to Teesside University or Durham without help

Community transport could be a solution - Dial-a-ride

Empty Pubs

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Maintaining services keeping it sustainable and viable

Dancing classes in community centre

Number 9 High Street property empty for 3 years - empty property HCA

Chemist - Doctors full time - shops

Cuts in services - might end up with less police in area

No bus services to Newton Aycliffe implication on getting a job

Crime Rates and Perception of Crime

Few people addicts intimidate people

Experience crime, but not terribly effected

Anti-social behaviour from certain individuals

Not much crime

Heard there is a problem with youths drinking

Need to keep Police on streets - budget cuts

Sometimes youth cause problems

Health & Well Being No Facilities for any form of exercise, keep fit etc.

Transport bad through to hospital - expensive an takes an hour

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Health & Well Being

Healthy food most expensive - can't get to supermarket because car is off

road

Local shops expensive

Gym at community centre/kick boxing at Coxhoe

Meat delivery from Cornforth Partnership a good initiative

Luncheon Clubs for anyone who wants

Local Environment

The Green won't let kids play football on village green.....Petition & Threaten

kids

Park too small, covered in glass - community centre locked gates - so no

motor bikes

A lot of Quad bikes riding at speed around streets - Seriously dangerous for

kids

Increase in Fly tipping since free pick up stopped

Thurston Grange - Green area with bushes, hiding - causing nuisance/litter

anti-social behaviour

Park has excellent facilities however most of the time unable to use fully

because of glass, dog fowl, older kids taking over

Condition of scrap yard

Palm Road - parking Problems - green space could be used

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Local Environment

Cut between Salisbury Crescent & Linden Road always full of glass,

rubbish, dog fowl

Town Centre looks run down - overall village good

Palm Road/ parking - risk of emergency not getting through

Behind Polar: private landlords boarded up

Dog Fowl

Fly Tipping - series of hot spots tenants tipping railway time & cut a long

standing problem

Lots of dog fowl

Community centre football pitch the best but its locked

Lichfield Road really good - Big Garden , Fields

Privately owned properties untidy/rubbish

Dog Fowling becoming problem again

Community Allotments Scheme

Need a solution to football pitches - community centre pitches are used -

top one 3/4 being done up

Green areas in and around the Oval / Salisbury Crescent area churned up

due to bikes etc.

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Gardening for kids through the partnership, need improving

Economy

No jobs within Cornforth, High street shops selling same things - need new

businesses, support for people who are unable to travel out of village

No jobs for youth - except join the army or go to college

Better than it was years ago partnership has helped

Help into employment is a major need but funding is reducing

No jobs

Economy will effect community, poverty levels and crime will go up

Wealth gap

Work - transport main barrier

Economic downturn - real problem getting to work - transport problem

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Community Ranking Methodology

Based on the intelligence contained within this Community Plan livin has been able to rank the community based on; Bronze

(potential), Silver (aspiring) or Gold (performing). This will enable the identification of the communities which require more

immediate and more intensive interventions whilst ensuring there are mechanisms in place to maintain Gold standards.

The following are details of the methodology used by livin when determining the ranking for each community indicator:

Indicator Ranking

Housing Market

Affordability

Affordability ratios have been devised by comparing income to house prices in order to calculate how many times their average income an individual would be required to borrow to purchase their own property. It is particularly interesting to assess how well lower income households can access the housing market. To gauge access to entry level housing the data used is the lower quartile income of residents within the former area of Sedgefield Borough and the average price of terraced housing within the community (the assumption is that this house type is often the lower quartile house type). Data sources for this information were the Annual Survey of Hours and Earnings (ASHE) 2010 and land registry house price data. To assess the level of affordability it is important to rank the multiplier by the England average. In England during 2009 the lower quartile house price was 6.28 times the lower quartile full-time individual earnings (http://www.communities.gov.uk/publications/corporate/statistics/housingplanningstatistics2010). Access to lending on homes is still calculated using a multiplier of 3.5 for single households and 2.9 for dual income households, therefore a multiplier of 3.5 or less can be deemed as affordable.

Gold = Multiplier of 0 to 3.5 is affordable Silver = Multiplier of 3.6 to 6.3 Bronze = Multiplier of 6.4 and above

Tenancy

Turnover

Tenancy Turnover is determined by the percentage of houses available to let compared with the total housing stock in a community. It is recognised that this methodology is very simplistic and there are several factors that should be considered in conjunction with this ranking. These include:

Turnover rates in specific house types are generally higher than others (one bedroom bungalows) so consideration must be given to the total community stock profile

Gold communities will have a lower tenancy turnover; however a Gold ranking could indicate lack of access to housing and affordability issues requiring more households to have a housing need for socially rented properties in a particular community

It is important that when considering tenancy turnover; further investigation be given to the circumstances surrounding the ranking and circumstances that may have contributed towards a high level of turnover. Further investigation should also be made into stock types within the community and the accessibility and affordability of housing. To compile the percentage rates used to calculate this ranking consideration has been given to Housemark’s national Benchmarking figures

Gold = 5% turnover or less Silver = 8-9% turnover Bronze = 10% turnover or more

http://www.communities.gov.uk/publications/corporate/statistics/housingplanningstatistics2010

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Demand for livin

housing

Demand for livin properties has been determined by the comparison of three indicators of demand taken from Durham Key Options (DKO) data. Each of these indicators has been scored accordingly with the overall score of all three determining the ranking allocated to the community:

Hard to let properties in a community: This is defined as properties that have been advertised in three or more bidding cycles with DKO before being let. It is important to note that the presence of low demand house types within a community can increase the percentage of hard to let properties within a community. - No properties hard to let = 5 points - 1 to 2% of properties hard to let = 3 points - 3% or more properties hard to let = 1 point

Area of preference: Upon application households can choose their areas of choice. These indicate a

“perception” of an area therefore producing a demand. Areas of preference between communities have

been determined by analysing the number of applicants showing a preference for each community

compared to the amount of applicants received by livin (by percentage). Applicants can indicate a

preference for more than one area and it must be noted that area of preference is made at point of first

application to DKO and is a snapshot in time. Often applicants do not update their areas of preference

and these areas of preference may differ from their original indications during time spent on the housing

register.

- 50% or more applicants expressing the community as an area of preference = 5 points

- 21 to 49% of applicants expressing the community as an area of preference = 3 points

- 0 to 20% of applicants expressing the community as an area of preference = 1 point

Average (mean) bids per property by community: Demand is evident by the volume of bids received for

a property. It is noted that this method will disguise some house types or very localised areas where

the bids per property are very low and in some areas where there are exceptional number of bids per

property.

- 20 bids or more = 5 points

- 10-19 bids = 3 points

- 9 bids or less = 1 point

These three indicators considered together give livin a fair indication of demand for livin’s communities.

However, anecdotal evidence from staff has uncovered that this methodology may disguise the actual

experience of demand in livin communities by using a general mean average over all house types and

sizes. This ranking together with the analysis does indicate areas of further in depth analysis.

Gold = 11 to 15 points Silver = 6 to 10 points Bronze = 1 to 5 points

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Average Repair

Costs Per

Property

This has been calculated by analysing the total repair costs for livin properties within each of the 19 community for the period 01 April 2009 to 31 March 2010. To calculate the average repair cost per property the total cost of all repairs for all livin properties in the community has been divided against the total number of stock livin owns within the community :

Gold = £599 or less Silver = £600 to £650 Bronze = £600 or more

Long Term Unemployment (6 to 12 months)

This ranking is based on data supplied by the DWP in March 2011 and relates to the percentage of persons residing in the communities of Bishop Middleham and West Cornforth (Bishop Middleham and Cornforth Ward) claiming Jobseekers Allowance for a period of 6 to 12 months. This data has been compared to the overall percentage for Durham County of 18%. Data was obtained from the NOMIS Official Labour Market Statistics supplied by the Office for National Statistics.

Gold = 17% or less (lower than the County percentage) Silver = 18% (equivalent to the County percentage) Bronze = 19% or more (higher than the County percentage)

Average

Household

Income

This ranking is based on national statistics and relates to model-based average weekly household total income estimates for households in the communities of Bishop Middleham and West Cornforth (Bishop Middleham and Cornforth Ward) for 2001/02. This data has been compared to the North East average weekly household total income estimate of £410.00. Data was obtained from the Office for National Statistics.

Gold = £411.00 or more Silver = £410.00 Bronze = £409.99 or less

livin Rental Debit

To assess the rent payments made by tenants within livin properties in West Cornforth an analysis and

comparison of livin’s rental debit figures for 2009/10 to 2010/11 were utilised.

The total rental debit charge is the total rent charged for all livin properties within West Cornforth throughout

a financial year. At the end of the financial year the total amount of rent payments collected by livin is offset

against the total rental debit.

The total amount of rent payments collected by livin is calculated within the first week of the following

financial year; this ensures that any housing benefit payments have been processed and credited to the

Gold = 0 to 0.99% Silver = 1.00% to 1.99% Bronze = over 2.00%.

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relevant rent account. All housing benefit payments paid by DCC are received every 4 weeks and are paid

in arrears.

By offsetting the amount of rent paid throughout the year against the total rental debit charge for the year livin are able to calculate how much outstanding debt it has within each individual community. This outstanding debt is commonly referred to as “rent arrears”. This figure is then calculated as a percentage of the total rental debit charge and has been used to provide the community’s ranking. livin has not been able to base the ranking of rental debit against any validated local benchmarking figures.

Educational Attainment

(5 GCSE’s Grade C & Above)

This ranking is based on national statistics from the 2001 Census data and relates to the percentage of persons residing in the community of West Cornforth that have an educational attainment of 5 GCSE’s Grade C and above. This data has been compared and ranked against the County and North East averages of 18%. Data obtained from the Office for National Statistics at www.statisics.co.uk

Gold = 19% or more Silver = 18% Bronze = 17% or less

Environmental

Assessment

On 13 April 2011 staff from livin’s Communities and Improving Communities Teams conducted an Environmental Assessment on a pre-determined route through the community. At each of the “stopping points” a number of economic indicators were scored. The maximum number of points that can be awarded at each stopping point is 35. Environmental indicators included:

Grassed areas & shrubs

Fly tipping & litter

Garages

Pathways, roads & parking

Trees

Boundary walls & fences

Gardens The route through the community began at Cuthbert Road and continued through to Garmondsway Road. The total number of points attained throughout the assessment is then divided by the number of stopping points to provide an average total for the community. The community scored a total of 23 points (23 divided by 4 = 5.75). Full details of the Environmental Assessments can be found at: www.sedgefieldboroughhomes.co.uk

Gold = 30 to 35 points

Silver = 21 to 29 points Bronze = 0 to 20 points

http://www.sedgefieldboroughhomes.co.uk/

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Total Score for West Cornforth This score is based on a range of economic, social, and environmental indicators contained within the Community Plan for West Cornforth. These issues have been scored against strategic priorities from livin’s Corporate Plan 2011-2014. The maximum a community can score is 36. This is based on a maximum of 15 points for economic issues, 12 points for social issues and 9 points for environmental issues.

Contact Us:

livin, Farrell House, Arlington Way, DurhamGate, Spennymoor, Co Durham, DL16 6NL visit: livin.co.uk e: [email protected] t: 0800 587 4538 (free from a landline) or 0300 111 2344 (cheap rate from mobiles depending on your network

0

5

10

15

Economic Social Environmental

Low level

issues

Prominent issues

Substantial

issues

29

http://www.livin.co.uk/

mailto:[email protected]

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West Cornforth Community Plan 2011 2014

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