livin Dean Bank

Community Plan 2011-14

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 SILVER

Long Term Unemployment1

(6 - 12 months) GOLD

Average Household Income2 BRONZE

Rental Debit SILVER

Educational Attainment

(5 GCSE’s Grade C & Above)

SILVER

Environmental BRONZE

Overall Community Ranking SILVER

1,2 Data used to compile this ranking relates to the Wards of Ferryhill and Broom.

Data collection limitations have restricted this information being available for Dean

Bank only.

Community Ranking - Dean Bank

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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 14

1.2.1 Housing Tenure 14

1.2.2 Average House Prices 15

1.2.3 Current Supply and Demand for Housing 18

1.2.4 livin Tenancy Sustainment 20

1.2.5 Vacant/Abandoned properties 21

1.2.6 Future Demand for housing 22

1.2.7 Average cost of repairs to livin properties 24

1.2.8 Average cost of improvement programmes for 24

livin properties

1.3 Crime and Antisocial Behaviour 26

1.4 Economy and Employment 28

1.4.1 Economic Activity 28

1.4.2 Jobseekers Allowance claimants 30

1.4.3 Department for Works and Pensions key 31

Benefit Claimants

1.4.4 Household Income 32

1.4.5 Vehicle Ownership and Cost of Travel 32

1.4.6 Rental Debit in livin properties 33

1.5 Access to Services and Facilities 35

1.6 Health and Well Being 38

Contents

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Page No.

1.7 Education and Training 40

1.8 Reputation of the Local Area and Community 42

Cohesion

1.9 Local Environment 43

Section 2 Community Priorities 45

Section 3 Review of the Community Plan 46

Appendix 1 livin Strategic Framework and Regulatory 47

Requirements

Appendix 2 Methodology 53

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Page No.

Figure 1.1 Aerial overview of Dean Bank 7

Figure 1.2 Age Profile of population in Dean Bank 8

Figure 1.3 Household profile for Dean Bank 9

Figure 1.4 Population projections for Durham County 9

Figure 1.5 Age pyramid projections for Durham County 11

Figure 1.6 Housing tenure in Dean Bank 14

Figure 1.7 Average house prices in Dean Bank 16

Figure 1.8 livin stock in Dean Bank 19

Figure 1.9 Age profile of livin lead tenants in Dean Bank 19

Figure 1.10 livin tenancy sustainment in Dean Bank 21

Figure 1.11 Ferryhill Town and Dean Bank Police Beat Area 26

Figure 1.12 Economic activity in Dean Bank 28

Figure 1.13 Occupation profile of 16 to 74 year olds in 29

Dean Bank

Figure 1.14 Jobseekers Allowance claimants in Dean Bank 31

Figure 1.15 Breakdown of persons residing in Dean Bank 32

claiming key DWP benefits

Figure 1.16 Levels of health in Dean Bank 38

Figure 1.17 Educational attainment within Dean Bank 41

Figure 1.18 Davy Street Garage and Garden Site Proposed 43

Improvements

Figure 1.19 Route of Environmental Assessment 44

List of Figures

7

Dean Bank is located west of the A167, approximately 8 miles south of Durham and

12 miles north of Darlington. The community grew around the Dean and Chapter

colliery and in the early 20th century rows of colliery terraced houses were built to

house workers. The colliery finally closed in the 1970s. Dean Bank’s main service

area is Ferryhill Town Centre.

Figure 1.1: Aerial overview of Dean Bank

Source: Ordnance Survey

Once part of the former “Sedgefield Borough”, Dean Bank is now served by the

unitary authority of Durham County Council (DCC).

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

Partnership; the local Area Action Partnership (AAP) covering Ferryhill, Dean Bank,

Chilton, West Cornforth and Bishop Middleham.

Recently, Dean Bank has been the subject of a comprehensive regeneration

programme that looked to redress poor housing conditions and socioeconomic

indicators highlighting high levels of poverty and deprivation within the community.

Section 1 Community Profile

8

The Coalfield Housing Market Renewal Study (2005) set out the requirement to

develop environmental improvements to create attractive areas of open space, as

well as the demolition of 124 terraced properties and building 80 of new homes.

Some of the plans have been suspended due to lack of funds in the current financial

climate.

1.1 Demographics

1.1.1 Population- New and in the future

The population of Dean Bank is approximately 3,230 (Census, 2001).

Figure 1.2: Age profile of population in Dean Bank

Source: Census 2001, LLSOA KS02, 003A and 003B

It is evident from this population data that Dean Bank has a slightly lower than

average population of residents aged 65 years or more (15%) when compared to

Durham County average (17%). The community has a higher percentage of

residents aged 0 to 15 years (22%) when compared to both Durham County and

North East averages.

The main household types in Dean Bank are occupied by single people (33%),

followed by married couples with no dependents (26%) and married couples with

children (16%).

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

Durham County average of 29%, and the North East average of 31%. There are

more single households in Dean Bank when compared to the Durham County

average. There are also a much higher proportion of households with lone parents

and dependent children in the community when compared to the Durham County

average (6.65%).

22

63

15

19

64

17

20

64

17

0

10

20

30

40

50

60

70

People aged: 0-15 People aged: 16-64 People aged: 65 +

%

Dean Bank

Durham County

North East

9

Figure 1.3: Household Profile for Dean Bank Source: Census 2001, LLSOA KS20, 003A and 003B

Trend-based projections from DCC indicates that the County wide 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).

Figure 1.4: Population projections for Durham County Source: Durham County Strategic Housing Market Assessment, 2010

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

anticipated actual

DCC Principal

DCC Lower 95%

DCC NC

ONS Principal

16%

26%

5% 4%

10% 4%

33%

0% 2%

0% Married couple household with dependentchild(ren)

Married couple household with nodependent child(ren)

Cohabiting couple household withdependent child(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

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 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.

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.

11

Figure 1.5: Age pyramid projections for Durham County

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

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, for

example 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.

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)

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

will total less than present.

12

1.1.2 Religion and Ethnicity

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

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

needs and requirements of all residents living within its local communities. 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 the community is Christianity

(82%). 0.5% of residents are Muslim, and 17.5% of residents stated they had no

religion or declined to say.

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

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

Asian and Caribbean (Census, 2001, LLSOA, KS06, 003A and 003B)).

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

0.57% of Durham County’s population consists of people 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, Ferryhill is the only permanent

residential site within livin’s area of operation.

What does this mean to livin?

Key Demographic Characteristics:

The Community has a younger population (22%) when compared with the Durham County average (19%). 63% 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). 33% 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). By 2026 the number of persons in the “economically active” age group will total less than present. 2001 Census data indicates that 99% of residents are White British; with the remaining 1% being of African, Asian and Caribbean ethnic origin. The most prominent religion is Christianity, followed by Muslim.

13

As a high level of economic activity is a key component of a sustainable community

effort should be made to attract more persons within this age group into the

community during the coming years. It is imperative that the available housing stock

within the community of Dean Bank 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. In addition, some vulnerable groups may require more

intensive support or bespoke housing solutions to meet this demand over the coming

years. This will require livin to consider the requirement to complete a

comprehensive review of the provision and suitability of its current housing stock for

older persons.

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

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

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

communities.

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1.2 Housing

1.2.1 Housing Tenure

The community of Dean Bank 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 Dean Bank

Source: Census, 2001, LLSOA KS18, 003A and 003B

The majority of households, 60%, living in Dean Bank own their properties; either

outright or with a mortgage or loan.

Social housing consists of domestic properties

which are owned by registered providers including

housing associations and the Local Authority.

Social housing in Dean Bank that was previously

owned by Sedgefield Borough Council is now

owned and managed by livin. There are a number

of socially rented properties in the community

owned by Three Rivers Housing Association.

There is a higher than average percentage (8%) of households in Dean Bank living

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

private rented sector plays an important role in the housing market by offering

accommodation for those households unable to access owner-occupation or social

rented housing.

24%

36%

0%

23%

8%

8%

1% Owner occupied: Owns outright

Owner occupied: Owns with a mortgage orloan

Owner occupied: Shared ownership

Rented from: Local Authority - includingsbh

Rented from: Housing Association /Registered Social Landlord

Rented from: Private landlord or lettingagency

Rented from: Other

A high percentage (36%) of

social housing is located in

the community when

compared to the County

average of only 25%.

15

In 2005 the Coalfield Housing Market Renewal Study highlighted the need to work

closely with private landlords in Chilton to improve tenancy management and reduce

the number of abandoned tenancies in the community.

Today, there is still a Project Officer Group led by DCC that is committed to ensuring

the Landlord Accreditation Scheme is implemented within the community. This

scheme works with responsible landlords and looks to intervene on tenancies where

cooperation cannot be secured. The targets set are for 12 new landlord signatures

to the Accreditation Scheme in 2011/ 2012 and a further 12 the following year. The

scheme recognises and encourages landlords who are prepared to provide good

quality accommodation at an appropriate rent; improve private sector housing

standards; promote good practices; and provide tenants with confidence in quality

and management. The Accreditation Scheme is imperative given the high

percentage of private rented properties within the community.

Tighter controls and restrictions on mortgages and lending are likely to place an

even higher demand on the private rented housing market from low income

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

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

placing an even higher demand on this already limited sector.

Generally, Dean Bank exhibits a slightly unbalanced housing market with a larger

than average private rented sector and lower than average levels of owner-

occupation.

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 the community indicates a steady rise in the

cost of property from 2000 to 2007. Between 2003 and 2008 prices in Dean Bank

doubled. During 2009 and 2010 average prices for terraced remained fairly static,

whereas semidetached prices decreased and detached properties increased.

8% of households in Dean Bank live in privately rented

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

16

Figure 1.7: Average House Prices in Dean Bank (including Ferryhill and Cleves Cross)

Source: www.email4property.co.uk, 2011 (based on Land Registry information)

The majority of housing stock in the community consists of terraced properties; many

of which were built at the beginning of the 20th Century to accommodate the influx of

labour that came to work in the North East Coalfields.

Between 2002 and 2007 average house prices for terraced properties in Dean Bank

(including Ferryhill Village) tripled from £23,971 to £67,893. During this period a total

of 2,355 terraced houses were sold with an average of 393 per year. The peak of

sales was in 2007 (400 sales) with a dramatic reduction in sales in 2008 (100 sales).

The peak of the market for semidetached properties came in 2009 with an average

price of £103,064. Sales in this house type peaked in 2007 (141 sales) and fell away

to 63 the following year. Prices for detached properties in Dean Bank have

decreased with a 2010 average price of £166,401 when compared to a peak price in

2008 of £194,776.

These figures are slightly lower than the County average for 2010 where a terraced

property costs on average £59,977, a semidetached £93,213 and a detached

£176,519 (Land Registry, 2011).

£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

17

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).

In Dean Bank the multiplier for lower quartile house prices (terraced) and lower

quartile incomes (Borough average) is 3.8. Terraced houses in Dean Bank are

affordable for those on an average income of £13,000 per year, however owner

occupation remains low. This has resulted in a ranking of SILVER. 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 to top up the first time buyers’ own deposit of 5%. This will allow them to

take out a mortgage for 75% of the property. Loans will be free of charge for the first

five years and repaid when the property is sold on. 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.

Key Housing Market Characteristics:

Dean Bank has a higher than average private rented sector (8%) when

compared to the Durham County average (5%)

31% of housing stock is socially rented, which is higher than the Durham County

average of 25%

There are low levels of owner-occupation of 60% in the community

The majority of housing stock is high density pre 1919, two bedroom terraced

housing

Between 2002 to 2007 terraced house prices tripled; and sales peaked in 2007

Detached properties still retain high prices at an average of £176,516 (Land

Registry, 2011)

People on lower quartile income (£13,000) would be required to borrow 3.81

times their income to purchase a property making Dean Bank an affordable

place to buy a home

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What does this mean for livin?

livin and Three Rivers Housing Association have a significant stake in this

community given the higher than average percentage of social housing in the

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

livin have a role in balancing the local housing market and makes efforts to meet

housing need as identified in Durham County Council’s Housing Strategy. There is

potential to redress the balance by increasing owner occupation to bring this tenure

in line with the average for Durham County. It is also crucial that livin support DCC’s

efforts in licencing and implementing Accreditation Schemes for private landlords.

There are housing market renewal opportunities for Dean Bank; to the north of the

community detached house prices are high, accessibility to services is excellent and

surrounding environment is very good.

1.2.3 Current Supply and Demand for Housing

Dean Bank has been subject to housing led regeneration for a number of years. The

2005 Coalfield Housing Market Renewal Study concentrated on plans to make the

community a sustainable community by focused demolition and rebuild to rebalance

housing offer and the negative aspects of the physical environment. There were four

main interventions proposed including:

Replanning;

Improved local open space, car parking and pedestrian access;

Demolition of more houses than are proposed for new-build, and;

Supporting intervention, such as landlord accreditation.

livin and Three Rivers Housing Association remain closely involved in housing

regeneration plans in this community. Some demolition has occurred since the

original plan in 2005; however this has stalled due to lack of capital investment. livin

still remain committed and are in May 2011:

Bringing two empty homes back into use;

Dependant on demand, the potential to bring a further eight homes back into use;

Undertaking environmental improvement to livin land to the north edge of Dean

Bank;

Fitting new screens on empty properties to improve aesthetics;

livin owns and manages a total of 140 properties in Dean Bank (livin, 2011).

Ownership of these properties transferred to livin in March 2009 during stock transfer

from the former Sedgefield Borough Council.

19

Dean Bank

Bedsits (sheltered scheme) 31

3 Bedroom Flat 1

2 Bedroom Bungalows 30

2 Bedroom Houses 23

3 Bedroom Houses 55

Total 140

Figure 1.8: livin stock in Dean Bank as at 14 March 2011

Source: livin, 2011

The properties include 61 properties for older residents and 78 houses for families,

couples and single people. 67% of livin tenants in the community are over 60 year

old.

Age Ranges

20-30 13

31-40 14

41-50 11

51-60 19

61-70 16

71 & Over 40

Age Unknown 1

Voids 26

Total 140

Figure 1.9: Age profile of livin lead tenants in Dean Bank as at 14 March 2011

(Source: livin, 2011)

Since the 1 October 2009 livin allocates 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.

20

Analysis of livin’s Housing Register in February 2011 indicates that 13 applications

for housing were received from residents already living in Dean Bank. 38% of these

applicants were banded by DKO in Bands A to C+ highlighting a high level of

housing need.

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.

During the period 1 October 2009 and 30 September 2010, livin had a total of 15

properties which accounts for 10.71% of the stock becoming available to let in Dean

Bank. This is higher than livin’s total stock turnover average of 9%, highlighting an

area of concern. This has resulted in a ranking of BRONZE for the community. A

higher turnover indicates a less settled community. At this time livin are unable to

provide further analysis on the reasons for tenancy turnover within this community.

The most common house types that became available to let in Dean Bank were two

bedroom bungalows, and two and three bedroom houses. Of these properties the

two bedroom houses received the greatest number of bids, indicating a popular

property type. Conversely the three bedroom houses received very few bids

indicating a low demand. Caution however must be attached to this analysis as

demand will depend of the actual location of the property in Dean Bank.

Dean Bank has been ranked SILVER for demand. The average bids per property

were similar to the average for all livin stock. Dean Bank has an average number of

properties that were advertised with CBL on three or more bidding cycles before

being let. However, Dean Bank did score poorly as an area of preference for

applicants.

1.2.4 livin Tenancy Sustainment

Community sustainability requires an appropriate level of tenancy turnover. High

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

reasons. Although some may be favourable it is important to ensure that tenants are

not remaining in their current home due to restrictions in their housing options (i.e.

inability to purchase their own property). Financial restrictions around the cost of

relocating could also be a negative for people.

21

Figure 1.10: livin tenancy sustainment within Dean Bank

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

Dean Bank exhibits high levels of tenancy turnover and a much lower percentage of

tenancy sustainment of 10 years and over when compared to the neighbouring area

in Ferryhill Village and Cleves Cross (around 50%). Just under half of livin tenants

have been in the properties in Dean Bank between 0 to 4 years, indicating a less

than settled tenant base and a more transient population.

1.2.5 Vacant/ Abandoned Properties

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

housing within an area. Dean Bank has a low percentage of housing stock

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

for housing within this community.

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

indicated there to be 16 possible empty and/or abandoned properties (this figure

may include properties that are currently for sale) within Dean Bank. Data collection

limitations have restricted further details analysis of this information.

42

26

32

0

5

10

15

20

25

30

35

40

45

0-4 years 5 to 9 years 10 years plus

Nu

mb

er

of

Ten

an

cie

s

22

What does this mean for livin?

For livin to improve the demand ranking from silver to gold it is essential housing

renewal efforts continue. Unpopular house types and poor reputation (indicated in

the poor performance as an area of preference) must be addressed in order to

change this ranking. This journey by partners is being undertaken amongst financial

challenges both nationally and within the housing sector.

There are opportunities in improving the level of Dean Bank within Dean Bank;

certain house prices are high, there is good environmental quality surrounding the

community and it is accessible for services.

1.2.6 Future Demand for Housing

Future population and household projections for a community can be utilised by a

number of different service providers to predict the future level of demand on their

services. In conjunction with other social, economic, and environmental indicators

these projections may be used to forecast the demand and need for housing in a

community.

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

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

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

housing strategies. The following population and household projections are based

on this assessment and other intelligence gathered during the completion of this

Community Plan.

Key Supply and Demand Characteristics:

Housing renewal in Dean Bank remains a priority led by DCC and partners are

undertaking a number of projects

livin own 140 properties in Dean Bank, 55% are two and three bedroom houses

67% of livin tenants are over 60 years old in the community

There are 13 applications from households in from Dean Bank, currently on

Durham Key Options housing register

Turnover of livin stock is higher in Dean Bank (10.71%) when compared to livin’s

overall stock turnover average of 9%

Dean Bank scores poorly as an area of preference for DKO applicants, but overall

demand is average

There is a less settled tenant base with only 32% of livin tenants having lived in

their property for more than 10 years.

23

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 are required to support this, including 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. 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.

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. It is important that livin’s housing stock is able to meet the future demands of an ageing population.

24

What does this mean for livin?

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.

1.2.7 Average cost of Repairs to livin Properties

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

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

Dean Bank has been awarded a ranking of SILVER for average repair costs per

property when compared to other livin communities. Full details of the methodology

used for this ranking can be found in Appendix 2.

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

maintenance partner Mears, completed 534 repairs (including Gas Safety) to

properties in the Dean Bank community. 26% of these repairs were emergency

repairs which required immediate attention.

1.2.8 Average Cost of Improvement Programmes for livin properties

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

£100 million pounds on a rolling programme of modernisation and improvements to

the properties that it owns.

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

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

Decent Homes Standard.

During 2009/10, livin spent an average repair cost of £643 per property in

the community of Dean Bank.

25

Through planned improvements for 2011/12, livin will spend an expected average of

£3,171 per property in Dean Bank (excluding Dean Bank Grange)

The improvements that livin are completing include:

New Kitchens

New Bathrooms

Central Heating Replacement

Electrical Works

Internal and External Door Replacement

Roofing works

During livin’s programmes of works not all properties will receive all of the above

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

improvement works are completed at the property during the programmes in each

community. For example some properties may only receive new internal and

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

replacement of the kitchen and bathroom.

During the period 1 April 2011 to 31 March 2012, 31 properties at Hackworth Close

will be improved with new kitchens, bathrooms, electrical rewire and new internal

and external doors.

What does this mean for livin?

Average repair cost per property is good and there is a fairly low level of emergency

repairs completed within Dean Bank.

26

1.3 Crime and Antisocial Behaviour

The community of Dean Bank is located in the Police Beat area of Ferryhill.

Although there is a local Police Office located within Ferryhill Village 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 1.11: Ferryhill Town and Dean Bank Police Beat Area

“Durham Constabulary reports the level of crime and disorder within Ferryhill Town

and Dean Bank to be “Above Average” compared with the rest of England and

Wales.”

During 2010 there were a total of 1,540 Police incidents of crime and antisocial

behaviour in the Police Beat areas of Ferryhill Town and Dean Bank (Durham

Constabulary, 2010). The majority of reported incidents occurred in the areas of

Ferryhill Village centre and Dean Bank.

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

2 complaints of nuisance and antisocial behaviour in the community of Dean Bank.

In January 2011, the 4 Together AAP forum highlighted residents’ view that there is

a need to reduce crime, theft and damage, and deal with antisocial behaviour in the

community. 4 Together AAP research also 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 areas (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 in Ferryhill with a number of

Crime and Antisocial Behaviour in Ferryhill Town and Dean Bank

Beat Area is “Above Average”

(Source: Police.uk, 2011)

27

residents highlighting that they did not feel safe in their local area due to a fear of

vandalism, drugs, binge drinking, and the presence of youths congregating on the

streets. Residents also felt there was a need for improved street lighting in specific

areas, especially around local alleyways and footpaths at the rear of properties.

There was also a fear that ongoing budgetary reductions being imposed by local

Police Authorities will 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

detering crime and antisocial behaviour.

What does this mean for livin?

Increased reports by the community 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 its commitment to providing a robust and responsive

service for dealing with incidents of nuisance and antisocial behaviour within local

communities.

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

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

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

partnership to help people feel safer within their local communitie

Key Crime and Antisocial Behaviour Characteristics:

The level of crime and disorder within Ferryhill Town and Dean Bank is

considered by the Police to be “Above Average” when compared to the rest of

England and Wales.

During 2010 in Ferryhill Town and Dean Bank, and Broom Ward:

55% of reported incidents were in respect of antisocial behaviour

33% of incidents related to other crimes, such as criminal damage, shoplifting

and drugs

12% of incidents related to robbery, burglary, vehicle crime and violence

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

received 2 complaints of antisocial behaviour and nuisance

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 communities

during the evening.

28

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)

Figure 1.12: Economic Activity in Dean Bank

Source: Census, 2001, LLSOA KS09 003A and 003B

Of this total economic activity 40% were in full time employment and 9% in part time

employment. Only 3% of persons were self-

employed; this being considerably less than the

Durham County average of 5%. 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.

The availability of local employment was a key

issue highlighted by residents during

consultation in the neighbouring area of Ferryhill

Village and Cleves Cross. These opinions are

valid within Dean Bank. It was reported that a lack of local employment and recent

redundancies from local businesses has placed an increased requirement for

9

40

3 6 1

11

38

5 5 2 0

5

10

15

20

25

30

35

40

45

EmployeesPart-time

EmployeesFull-time

SelfEmployed

Unemployed Student

%

Dean Bank

Durham County

During 2001 economic activity within Dean bank was 59.4%; this being lower

than the County average.

(Census, 2001, LLSOA, KS09, 003A and 003B)

“Encourage more companies

to take up lettings and much

more help for self-

employment”

Resident, AAP Forum, 2011

29

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. However, residents are

hopeful that the development of the Durham Gate site at Spennymoor and the

provision of a new Hitachi factory in Newton Aycliffe will help to boost economic

activity and employment levels for local residents.

Recent consultation undertaken by the 4 Together AAP raised issues from residents

regarding lack of job opportunities, the need to raise resident’s self-esteem and a

lack of funding for training and improving links within the business community.

Barriers to work were also identified, including travel costs. Residents in Dean Bank

would like to see more support for persons setting up new businesses.

Figure 1.13: Occupation type of 16- 74 year olds in Dean Bank

Source: Census, 2001, LLSOA KS12A, 003A and 003B

There is a higher percentage (16%) of skilled trade workforce (including Motor

Mechanics, Electricians, Plumbers, Plasterers and Chefs) living in the community

when compared with the Durham County average.

There are a low percentage of residents in the community employed as

professionals, such as Doctors and Dentists (5%), or in a management or senior role

(7%) 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

7 5

9

12

16

6 8

21

17

12

9

12 12 13

7 8

13 14

0

5

10

15

20

25

%

Dean Bank

CountyDurham

30

Long term

unemployment is lower

when compared to the

Durham County

average.

are necessary for progression to higher education or University. Qualifications at

levels 4 to 5 are equivalent to degree or professional level.

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. This reduction in local job opportunities within the

industry; together with a high percentage of residents that hold no educational

qualifications indicates a need for an 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.

Analysis of Department for Works and Pensions (DWP) data from March 2011

highlights that the communities of Ferryhill Village, Cleves Cross and Dean Bank

have a higher percentage of persons who have been claiming Jobseekers Allowance

for up to 6 months (78.6%) when compared to the

County average (73.5%).

However, figures for longer term unemployment within

the communities are much lower than both County and

National averages. Only 15.4% 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 (6.2%) is also lower than County average, and

more than half the National average of 14.2%.

This low percentage of residents claiming Jobseekers Allowance for a period of 6 to

12 months has resulted in the community being ranked as GOLD. 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 in employment or

actively seeking work. Although long term unemployment 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 six months.

1.4.2 Jobseeker Allowance Claimants

58% of persons claiming Jobseekers Allowance were aged between 25 to 49 years;

higher than the County average of 53%. The percentage of persons aged 16 to 24

years claiming Jobseekers Allowance (26%) is lower than the County average at

32%.

31

Figure 1.14: Jobseeker Allowance claimants in Dean Bank

Source: DWP, August 2009

The figures for Dean Bank indicate an older population claiming Job Seekers

allowance. During the Ferryhill Village and Cleves Cross consultation a number of

residents highlighted the need for an increased provision of local training courses to

help unemployed residents gain new skills and qualifications to help them back into

employment. Although the LADDER Centre provides a local job club and a number

of basic training courses there is a perceived need for the range and availability of

these courses to be expanded with the aim of offering more residents the chance to

gain new skills and qualifications for future long term employment.

1.4.3 Department for Works and Pensions Key Benefit Claimants

During August 2009, an average 51% of residents claiming a benefit and living in

Dean Bank were claiming Incapacity Benefit. This indicates that the general health

of the population within Dean Bank is poor, but is comparative when compared to the

County average of 52%.

26

58

17

32

53

15

0

10

20

30

40

50

60

70

Claimants Aged 16-24Claimants Aged 25-49 Claimants aged 50and Over

%

Dean Bank

County Durham

32

Figure 1.15: Breakdown of persons residing in Dean Bank claiming key DWP benefits

Source: DWP, August 2010, ONS, LLSOA 003A and 003B

1.4.4 Household Income

During 2001/02 estimates of mean weekly household income (gross) in the Ferryhill

and Broom Wards, including Ferryhill Village, Cleves Cross and Dean Bank was £40

per week lower than the North East average (ONS, Ferryhill Ward, 2005).

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

household income. Full details of the methodology for this ranking can be found in

Appendix 2.

Although residents made no specific comments relating to levels of household

income there was clear recognition of a need for increased local employment to

enable residents to move away from a reliance on the current State Welfare system.

There was also a request for the provision of increased support and advice for

residents with financial difficulties.

Residents at consultation events expressed significant concerns about the rising

levels of fuel and housing costs and how the affordability of these costs are

beginning to have a detrimental impact on income and lifestyle

1.4.5 Vehicle Ownership and Cost of Travel

In 2001, 41% of households in Dean Bank community did not own a car or van; this

being slightly higher than the County average of 31%. The remaining 59% of

households owned one or more cars or vans (Census, 2001, LLSOA UV62, 003A

and 003B).

23%

51%

14%

5%

3%

4%

0% 0% Job Seekers

Incapacity Benefits

Lone Parent

Carer

Others on Income Related Benefits

Disabled

Bereaved

Unknown

33

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.

Throughout the consultation process in Ferryhill Village and Cleves Cross 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 private vehicle

ownership places an increased need on a reliable public transport system. There

are fears from residents that ongoing budgetary reductions to 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 Dean Bank an analysis and comparison of livin’s rental debit figures

for 2009/10 to 2010/11 were utilised.

Key Economic characteristics:

During 2001/02 the weekly household income estimate was £40 less than the

North East average of £410.00.

During 2001, 40% of the population were in full time employment

There are employment opportunities in the nearby towns of Spennymoor and

Newton Aycliffe

There is a higher than average skilled work force in Dean Bank, as well as higher

than average residents employed in manufacturing and elementary job roles.

There is an above average percentage of residents claiming Jobseekers

Allowance claimants for up to 6 months; but a lower than average percentage of

residents claiming over 6 months

The percentage of residents in receipt of Incapacity Benefit is comparable with

the Durham County average.

34

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

livin’s properties in this community) was £481,865. At the end of this financial year

there were outstanding arrears (unpaid rent) of £5,235; making an unpaid rental

debit charge of 1.09%. This ranks the community 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 tenants.

Concerns expressed by residents in Ferryhill Village and Cleves Cross are valid in

Dean Bank. There was anxiety around 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. A number of residents felt there to be an increased need

for the provision of a local debt management advice service to provide help and

guidance for those households experiencing debt and money worries.

What does this mean for livin?

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 for

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

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 wellbeing. livin

must support local community organisations such as the LADDER Centre based in

Ferryhill or the Citizen Advise Bureau to ensure resources are fully utilised by local

residents and that services are widely publicised throughout the local area. The

LADDER Centre 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 must

help reduce the amount of Jobseekers Allowance claimants (as numbers are above

average); specifically younger claimants aged 16 to 24 years.

livin need to understand barriers to employment experienced by residents and

tenants and assess the level of support it can offer. During consultation residents

were apprehensive about a cut to bus services. This community has lower than

average car ownership; therefore travel to work has the potential to become a major

barrier to employment.

35

livin must be mindful that Dean Bank indicates low levels of educational attainment

and 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.

1.5 Access to Services and Facilities

Dean Bank is very close to services and facilities offered within the Ferryhill Village

and Cleves Cross community. Separated by a bridge over the main north/south trunk

road between Durham and Darlington Ferryhill Village Town Centre is within easy

walking distance.

Dean Bank has its own Primary School, Surestart Centre, Institute (providing

community facilities), a Scout Hall and recreational park.

There is a local GP surgery and Dental surgery located in the Market Place at

Ferryhill Village which provides healthcare to local residents.

A local leisure centre based in Ferryhill is owned and managed by DCC. Recent

public spending cuts has required the County Council to review their current

provision of local leisure facilities so the continuing future of the leisure centre is

uncertain at this time. The Leisure Centre houses an indoor bowling green and is

home to Ferryhill Indoor Bowling Club which has over 150 members from other local

areas including the Trimdons, Fishburn, Sedgefield, and Newton Aycliffe.

Located within Ferryhill Market Place 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.

In Dean Bank there is a local convenience store (selling a range of small household

items and groceries), hairdressers, takeaway restaurants and a number of empty

shop/ office units. The main shopping area is located around the market place in the

centre of Ferryhill Village. There are a number of local and regional stores including:

a bank, fruiters, butchers, local Post Office, florist and numerous food outlets.

Grocery shopping can be obtained from a local branch of the Cooperative and there

is a branch of B&M Bargains where other smaller household items may be

purchased.

For the 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.

36

Many residents from Ferryhill Village and Cleves Cross have highlighted the need for

travel out of the local area for access to more varied or low cost grocery or specialist

shopping. livin currently own six retail units and seven office units within the Ferryhill

area; the majority of these are currently let on lease to local and national businesses.

livin own a number of garage and garden sites at Davy Street within Dean Bank.

Currently, livin are proposing to improve the

facilities on this site, with an aspiration to

linking into the LADDER centre with their

existing healthy eating project.

The LADDER Centre is a local resource

centre located within Ferryhill Village and is

accessible by local residents. The Centre is

located within a purposely converted

property leased from livin. It provides a

number of local services including access to

learning, and hosts regular training and

employability courses and a local job club.

The Centre also provides free access to the

internet and computers and is host to a weekly

fruit and vegetable coop.

A number of organisations can be found within

the LADDER Centre, including Durham County

Credit Union, Sedgefield Employability

Consortium Job Club, NECA (North East

Counselling on Addictions) and CAVOS (an

organisation dedicated to community and

voluntary work within Sedgefield). The Centre

provides a number of activities for children and

young people within the local area and currently offers the services of two

Employability Mentors and a Connexions Advisor who can provide advice on

education, training and employment opportunities.

During consultation by the 4 Together AAP in January 2011, residents raised the

need to ensure there are more out of school activities and opportunities for

engagement with the 13 to 19 year old age group. In Ferryhill Village, future support

for services such as the E Café was highlighted as an issue.

“Cutting bus services because of reduced

subsidies.”

Ferryhill Village and Cleves Cross Resident

“Having Ladder Centre to use the computer is

important.”

Ferryhill Village and Cleves Cross resident

37

What does this mean for livin?

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

have on sustaining local communities. Closure of local facilities, such as leisure

centres can have an impact on the provision of diversionary activities for young

people. A reduced bus service within the community will not only increase the

barriers to employment experienced by livin tenants and local residents but will also

restrict access to supermarkets, education, sporting facilities and healthcare.

Key Services Characteristics:

The community is accessible with shops, health services and public amenities

located within walking distance at Ferryhill Village.

The local library and LADDER Centre 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 leisure centre provides health related activities for adults and young

persons; although its future is currently uncertain due to public sector funding

reviews. Some households are unable to afford the fees for the use of the leisure

centre and its activities.

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.

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

transport links with surrounding villages and towns.

The LADDER Centre 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 Centre’s services expanded so that more people will be able to access the

services.

Some activities provided for young persons are underutilised. Local youths

want to have a say in the activities that are provided for them.

38

livin also need 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 the effects of any service reductions are minimal and that tenants are aware

of their implications.

1.6 Health and Wellbeing

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

was the same as the County average (60%). However there were 1% more

residents suffering from “Not good” health (Census, 2001, LLSOA KS08, 003A and

003B).

2001 Census data also indicates that 22% of working age residents suffer from a

limiting long term illness; again 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 1.16: Levels of Health in Dean Bank

Source: Census, 2001, LLSOA KS08, 003A and 003B

Feedback obtained during livin’s consultation events in Ferryhill Village and Cleves

Cross highlighted that residents are concerned about the affordability and availability

of fresh, healthy food from local shops. There were also concerns that households

on low incomes may experience difficulties with the affordability of purchasing

healthy food when compared to cheaper and more convenient take away meals

available within the area. There were numerous concerns expressed about an

60

26

15

60

26

14

0

10

20

30

40

50

60

70

General health: Good General health: Fairlygood

General health: Notgood

%

Dean Bank

County Durham

39

increase in drug and alcohol use by some local residents and how this is seen to

affect health and levels of antisocial behaviour in the community.

What does this mean for livin?

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 support healthier lifestyles.

Good levels of health can have positive effects on educational achievement and

promote employment within a community.

Within Dean Bank there is intelligence indicating poorer average health and high

levels of disability. There may be a number of local projects that livin could support

that will link to the preventative health agenda making it important that livin 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 lower when

compared to the County average.

22% 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.

Many residents feel that levels of health and antisocial behaviour are being

affected by an increase in drugs and alcohol use.

There is an increased need for more activities for young residents. Youth

activities need to be affordable and reflect the hobbies and interests that youths

want to participate in.

Leisure centre activities and access to its facilities are unaffordable for some

households within the community.

There is a fear that public spending cuts will result in the loss of health based

facilities in the community.

This will result in a need for travel to access leisure facilities in other areas.

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

becoming unaffordable for some local households.

40

1.7 Education and Training

Levels of educational attainment are lower within the Dean Bank community when

compared to the Durham County average (Census, 2001, LLSOA KS13, 003A and

003B).

Although a higher percentage of the population

have attained a level 1 qualification (19%) when

compared to the County average this is reflected

in the lower percentage of persons continuing

their education to gain 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 equivalent

to 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 SILVER for

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

equivalent. Full details to the methodology for this ranking can be found in Appendix

2.

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 lower 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 6% between County average and Dean Bank 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; dentist; nurse; midwife; or health visitor.

2001 Census data indicates

that 43% of the population

in the community have no

formal qualifications

41

Figure 1.17: Educational attainment within Dean Bank

Source: Census, 2001, LLSOA KS13, 003A and 003B

The community is well served Dean Bank Primary School. The local secondary

school serving the community is Ferryhill Business Enterprise College. The nearest

further education colleges are located at Bishop Auckland, Darlington and Durham,

all of which will require access to public or private transport.

The intelligence contained in this Plan, together with the identified levels of

educational attainment for the community, highlights a clear need for an increased

provision of training courses within the local community to help many residents gain

new skills and qualifications to help them into employment or enhance future job

prospects.

41 19 18 5 9 8

36

17 18

7

15

7

0

5

10

15

20

25

30

35

40

45

%

Dean Bank

CountyDurham

42

What does this mean for livin?

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

inclusion and economic activity. It is likely that at least 43% of livin tenants in this

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

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

and colleges to increase educational opportunities for tenants and local residents.

Low levels of educational attainment in the community 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.

1.8 Reputation of the local area and community cohesion

The reputation of Dean Bank was not a raised issue during both livin’s and the 4

Together AAP’s consultation events.

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.

Key Education Characteristics:

There is good access to local primary and secondary schools.

In 2001, 41% of residents held no formal educational qualifications.

Although the percentage of residents that gain qualifications at level 2 (equivalent

to 5+ GCSEs A-C) is equivalent to the County average 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 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.

43

1.9 Local Environment

Dean Bank benefits from open countryside views, with some being of Durham

Cathedral. However, the 2005 Coalfield Housing Market Renewal Study highlighted

the requirement for environmental improvement to regenerate the community. The

study found that improved open spaces, car parking and pedestrian access were

necessary to create safe and attractive public realms.

Currently, there is extensive work being undertaken to improve public areas for

residents in Dean Bank and these will continue throughout 2011. livin are proposing

environmental improvements to Davy Street garage and garden site and the

surrounding open space in Dean Bank.

Figure 1.18: Davy Street Garages and Gardens Proposed Improvements Source: livin

A recent 4 Together AAP forum gathered together

the main environmental issues from residents

within the AAP’s area. Dog fouling, roads and

traffic signs, and pot holes in the roads were

common issues for all 4 Together communities.

For Dean Bank there were specific issues relating

to street cleaning, litter and dog fouling.

“More regular street

cleaning and litter picking

required”

Residents at AAP Forum,

January 2011

44

On the 8 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

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

(figure 1.19).

Figure 1.19: Route of Environmental Assessment

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 15.

As a result the overall condition of Dean Bank community, as determined by this

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

Environmental Assessment is detailed in Appendix 2.

What does this mean for livin?

A Bronze ranking for Dean Bank is a disappointing result for the community. It

highlights an essential need for livin to continue to work in partnership with DCC to

complete ongoing regeneration, as well as introducing immediate interventions to

improve the environmental appearance of the community.

45

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 Dean Bank.

Strengths in Dean Bank include opportunities to enhance and capitalise on the

surrounding environment, as well as a strong housing market in parts of the

community. The community offers affordable home ownership and accessibility to

local services in Ferryhill. There are great community assets such as the Institute,

Primary School and Surestart Centre. For livin the rent arrears are at an acceptable

level, there is low cost of repairs to properties and low levels of long term

unemployment. Additionally the community is well served by local services and

there are a number of well-established partnership agencies, including the 4

Together AAP and Ferryhill Town Council, that livin can work in partnership with to

improve the sustainability of the community.

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, namely housing renewal and environmental regeneration.

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 (through AAP

consultation in January 2011) has developed 5 key priorities for the Dean Bank

community:

The development of these key priorities and the creation of realistic Local Offers that

can be used by livin, community stakeholders and local residents to address and

achieve them will enable the maximisation of internal and external resources

available throughout the community.

Increased employment prospects and opportunities

Enhanced provision of activities for children and young persons

Environmental improvements and street cleaning

Continued regeneration of the area

Partnership working to reduce levels of crime and antisocial behaviour and

improve community safety

Section 2 Community Priorities

46

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 Dean Bank. 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 Dean Bank can be found on our website at

www.livin.co.uk.

This main Community Plan will be revised in 2014.

Section 3 Review of Community Plans

47

APPENDIX 1

livin STRATEGIC FRAMEWORK

&

REGULATORY REQUIREMENTS

48

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).

49

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. 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

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

50

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

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 Community 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.

51

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.

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.

52

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.

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”.

53

APPENDIX 2

METHODOLOGY

54

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

communities are loosely based around Durham Constabulary’s local Police “Beat”

patches and the boundaries of Durham County’s local Area Action Partnerships

(AAP):

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

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

55

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.

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

Qualitative – Interviews and consultation events

Economy and Employment

Quantitative - National statistics and DWP Benefit data

Qualitative – Interviews and consultation events

Accessibility to Services and Facilities

Qualitative – Interviews and consultation events

Health and Well Being Quantitative - National Statistics

Qualitative – Interviews and consultation events

Education and Training Quantitative - National Statistics

Qualitative – Interviews and consultation events

Reputation and Community Cohesion

Qualitative – Interviews and consultation events

Local Environment (including built environment, management of public areas)

Qualitative – Interviews, consultation events and community environmental assessments

56

Community Views and Opinions

The community in Dean Bank were invited to tell livin their views, concerns and opinions about their local community. In February 2011 two

consultation events took place at Dean Bank Institute. Attendance by the local community was very poor, however in many respects views from

the community at the Ferryhill Village and Cleves Cross consultation events can be used to gauge community opinion of the community of Dean

Bank as the communities are very close and share similar issues.

The table below highlights the main concerns and areas for improvement highlighted by residents during the Ferryhill Village and Cleves Cross

events:

Themes Community Comments

Housing

Property Size – small properties in areas

House Prices are expensive

Can't afford to repair houses (private tenants/owner occupiers)

livin to do all major refurbishments at same time

Untidy properties and gardens

Crime Rates and Perception of Crime

Vandalism

Feel unsafe whilst in the area

Problems with youths and use of illegal drugs/alcohol

Needles found at the rear of garage plots

Need to maintain/increase the level of local Police on the streets

Regular fights between Youths

Increased drinking by under 18’s

Recent Burglary (Bowes Crescent)

Concerns about persons dealing illegal drugs in the area

Need to reduce illegal drug use

Youths littering the streets

Feeling that children are not safe when plating in the area

Quiet area with no drug problems

Need to reduce the drinking of alcohol in public places

Crime not a big issue in specific areas (Lakes Estate)

Some parents will not allow children to visit local Play areas due to safety fears

Economy and Employment Hope that new commercial and housing development at Spennymoor (Durham Gate) will bring more local jobs to the area

57

Lack of jobs for local residents

Enhance and improve the services of the Credit Union that is ran at the LADDER Centre

Card meters for Gas and Electric are very expensive

Accessibility to Services and Facilities

No affordable activities for young people at the Leisure Centre

Good level of services in Ferryhill Village but need a large supermarket for more choice and cheaper shopping

Bus Schedules not reliable - never on time

Gym unaffordable for young persons

No supermarket in local area

No links with Surestart

Need to improve local bus services

Not enough Activities for younger children at the Leisure Centre

Requirement for more after school clubs for children - Drama/Sports

Concerns about the possibility of the Leisure Centre closing

Nothing for teenagers to do

Concerns about cutting local bus services as a result of reduced subsidies

Use of the computer at the LADDER Centre is very important

E Café

Health and Well Being

Requirement for more sport facilities and clubs (including boxing and Astroturf pitch)

There is no local swimming pool.

There is no free Swim at Durham County Council Leisure Centres

Need for more activities at the Leisure Centre (Boxing)

Expensive for shopping in the local area

Limited availability of fruit & vegetables at local shops

Difficult for elderly to get their shopping

Too far to walk to Leisure Centre

Local market – limited fruit & vegetables

LADDER Centre provides a weekly (Tuesday) fruit and vegetable Coop for local residents

Too expensive to go to the gym

Problems with drugs and alcohol

Lots of take away shops in the area

People are binge drinking

Education and Training

Universities cost too much

Job choice restricted due to lack of training

Not enough provision of training at LADDER Centre due to resources and budgets

Lack of opportunities for Training

58

Weekly job club held at LADDER Centre

Activities at Ladder Centre e.g. Dancing/Drama

The Ladder Centre is an access into Learning

LADDER Centre employs two Employability Mentors

Reputation and Community Cohesion

Generally a good place to live - but few problem families cause wide spread disruption

Some areas are rough and scruffy

Cleves Cross area is nice and quiet – no problems

Good community spirit in areas

Local Environment

Too much rubbish

Lack of activities and provision for children and young persons (sports facilities)

Broken glass from smashed bottles on street

Smashed glass bottles in play areas,

Recreation areas not properly maintained

Dog fowling in public areas and play areas

Need better street cleaning

More street lights in Cuts/poor lit areas

Need provision of a child minder at Ladder Centre

No skate park in local area

Highways and footpaths need to be repaired

Got to cross main roads to get to Parks – safety concerns

Vacant/abandoned properties

Not enough trees in area

No dog bins in areas

Charge for bulky rubbish removal

Requirement for more off street Parking

Need to improve the overall appearance of the area.

59

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 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

60

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 its 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

61

Average Repair

Costs Per

Property

This has been calculated by analysing the total repair costs for livin properties within each of livin’s 19 communities for the period 1 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 Ferryhill Village, Cleves Cross and Dean Bank (Broom Ward and Ferryhill 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 Ferryhill Village, Cleves Cross and Dean Bank (Broom Ward and Ferryhill 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 Dean Bank an analysis and

comparison of 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 Dean Bank 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 relevant rent account. All housing benefit payments paid by DCC are received every 4 weeks and are paid in arrears.

Gold = 0 to 0.99% Silver = 1.00% to 1.99% Bronze = over 2.00%.

62

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 Dean Bank 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 “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 Faraday Street, along Paxton Street and continued through to Rennie Street. 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 15 points (30 divided by 2). Full details of the Environmental Assessments can be found at: www.livin.co.uk

Gold = 30 to 35 points

Silver = 21 to 29 points Bronze = 7 to 20 points

63

Total Score for Dean Bank

This score is based on a range of economic, social, and environmental indicators contained within the Community Plan for Dean Bank. 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: contactus@livin.co.uk 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

27