Regenerating local authority housing estates is the best affordable social housing investment opportunity for Ireland at present. That’s according to Clúid Housing Association, which today (22.10.10) opened the first phase of a regenerated housing estate in Ballina, Co. Mayo.
Speaking at the opening, Brian O’Gorman, Chief Executive of Clúid, said – despite the economic crisis – local authorities and national government must focus on regenerating estates that have fallen into decline. Clúid is a not-for-profit organisation that develops and manages housing for people on low incomes, as well as people with disabilities.
“As a country, we can’t afford not to invest in social housing programmes because, without some spending, social problems multiply and ultimately result in magnified costs to the Exchequer,” he said. “The Government can be strategic in its approach to social housing: rather than reinventing the wheel, it should prioritise housing regeneration over the next few years.
“Regeneration costs less than supplying new social housing units from scratch. In addition, many estates in need of regeneration are in areas of strategic importance and are close to existing infrastructures and services, such as public transport networks, water and power supplies, and local schools and shops.
“In the 1960s and 1970s, there was a building boom for social housing, and estates were built in cities and towns all over Ireland. “Unfortunately, many of these have now fallen into disrepair, with negative economic and social consequences for entire neighbourhoods.
“Despite the recession, now is the time to invest in regeneration: rather than reaching a stage where people can no longer live on estates because of physical and social deterioration, we should regenerate in areas of demonstrated social housing need. This would resolve the issue of ‘problem’ estates; represent better value for taxpayers’ money, and result in jobs for people in the immediate area. It would also be compatible with the Government’s sustainability agenda because it involves using existing properties, rather than building on green-field sites, and regenerated houses are more environmentally friendly as they are better insulated and use less energy.”
According to Clúid, regeneration offers opportunities not just for major urban hubs, but also for many of Ireland’s smaller towns.
“There is a perception that regeneration is only of relevance to certain areas within our major cities,” said Brian O’Gorman. “Almost everyone has heard of the regeneration projects in Ballymun and Fatima in Dublin, and in Southill and Moyross in Limerick, for example. However, the truth is that there are housing estates in towns throughout the country that would benefit hugely from regeneration.
“Over the past three decades, once vibrant estates – and their surrounding areas – have diminished, while families have remained living in them, often in poor conditions. Regeneration enhances the life chances for people living in such estates; it can change public perceptions and removes negative reputations. It can also bring a new social mix into an area, as new tenants move into regenerated houses. In short, regeneration is a ‘win-win’ scenario for all involved.”
The transfer of social housing stock from a local authority to a voluntary housing association is often the best approach for regeneration projects, according to Clúid. This facilitates access to additional funding sources and lessens the pressure on local authorities’ already-overstretched internal resources. It also allows for more flexibility to respond to situations in new and innovative ways: as independent organisations, voluntary housing associations may be less encumbered by the processes of local government and unaffected by residents’ perceptions that the local authority has ‘failed’ their estate down through the years.
Clúid has developed a specific publication, ‘A Stock Transfer and Regeneration Guide’, which outlines the rationale for stock transfer from a local authority to a housing association; the processes involved in that transfer; and the various options for an estate or area, from basic refurbishment to full social and physical regeneration.
“Clúid has demonstrated abilities in this area,” said Brian O’Gorman. “We have successfully managed regeneration projects in inner-city Dublin and Longford, in addition to this estate in Ballina. We believe good housing is the platform for social progress: through having a secure and affordable home, people are in a much better position to make progress in their lives. Regeneration makes social and economic sense, and we would like to see voluntary housing associations becoming involved in more regeneration schemes around the country.”
According to Clúid, the involvement of residents in regeneration projects is crucial to their success.
“In many cases, residents have remained living in estates as they deteriorate and have attempted to resolve problem issues on their own, with the result that estates in need of regeneration often have very strong and active communities,” said Mr. O’Gorman. “Regeneration projects rely heavily on partnerships – between the residents, the local authority, the voluntary housing body and other local groups. Unless all key stakeholders are involved, regeneration projects will fail.”
Jean Brown, Chairperson of the residents’ association for Ballina’s newly regenerated St. Patrick’s Estate, said the regeneration would benefit not just the estate itself, but the town overall.
“This process was long and not without its challenges, but when you see the first phase being opened today, and visit the beautiful new houses on the estate, you realise just how worthwhile it was,” she said. “As residents, we are the experts on the estate and also the people with most at stake in the regeneration project. We lived here down through the years, as the reputation of the area got worse, and our living conditions deteriorated. When the regeneration project began, we were best placed to identify problems and solutions to these problems, and it was great that Clúid recognised and facilitated this.
“St. Patrick’s always had a strong community network, but now we also have fabulous houses, a new community centre and a new park just around the corner. For years, nearly half the houses on this estate were empty. Now there’s a mix of house types, including houses specifically suited to older people, people with a disability, or families of various sizes. So we’re looking forward to welcoming new residents to the estate, and enjoying the conditions in our new homes. The regenerated estate is a real asset to Ballina overall.”
The first phase of the regeneration project at St. Patrick’s Estate was officially opened today by the Minister of State for Housing, Michael Finneran TD. Speaking at the opening, Minister Finneran congratulated the local residents, Ballina Town Council and Clúid Housing Association.
“Today’s opening is the culmination of five years of hard work by all those involved in this project,” he said. “St. Patrick’s now has many things to offer new and existing tenants. It has properties built to a very high standard, it is located close to all the amenities Ballina has to offer, it has a great residents’ association, and a strong community spirit. I look forward to seeing this neighbourhood thrive over the coming years.”