Regenerating the Village Area

From April 2008 the Village area of South Belfast will be declared an “Urban Renewal Area”.

This means that over the next 10 years, unfit housing in the area will either be demolished and replaced or retained and improved. We will be leading this out in partnership with the local community.

Why has the Village Area been declared an Urban Renewal Area?

We consider urban renewal in areas where there are large numbers of houses which are not suitable to live in. When we surveyed homes in the Village area we found that one in three homes was unfit, one in five homes was vacant and there were very high levels of disrepair.

What areas will be affected?

The streets which will be included in the Urban Renewal Area are those bounded by Donegall Road, Glenmachan Street, Frenchpark Street and Donegall Avenue. The area around Monarch Street, Monarch Parade and Lower Rockview Street to the north side of the Donegall Road is also included.

There will be two areas within the overall Urban Renewal Area:

• a Redevelopment Area, where we will demolish all properties and build new homes;

• an Improvement Area, where we will retain and improve the vast majority of existing homes and consider the demolition of some properties.

The remaining houses in the area will be included in the Improvement Area.

What happens to homes in the Improvement Area?

The majority of homes in the Urban Renewal Area are located within the Improvement Area. It is our intention to retain and improve all the properties in this area. Blocked up properties which are blighting the area will be acquired by us to be used as housing. Both home owners and landlords of occupied properties may be eligible for assistance to improve or repair their property.

What happens now in the Redevelopment Area?

If you currently live in the Redevelopment Area we will be visiting your home over the next three months. This visit will take no more than 30 minutes. During the visit we will find out what your housing needs will be when the area is redeveloped. This includes:

• if you have special requirements

• what type and size of housing you will need

• where your preferred area for rehousing is

We will also speak to you about what compensation may be available to you.

While this survey is taking place we will be carrying out investigations into the ownership of all the properties and land in the Redevelopment Area and try to establish the identity of everyone who has any legal interest in the area. This information will help us get a clear picture of where we will begin redevelopment work.

Once we have completed our investigations into the ownership of all the properties and land in the Redevelopment Area, we then apply for a Vesting Order to the Department for Social Development (DSD).

What is Vesting?

A Vesting Order allows us to bring all housing within the Redevelopment Area into our ownership. We will send a Notice of Application to Vest to every person known to have an interest in the area. The intention to vest is also published in the local newspapers for two consecutive weeks. Details of vesting proposals can be inspected at our Land and Property Department in the Belfast Area Office, Great Victoria Street.

There will be a number of opportunities to object to the vesting of houses in the Village area and these will be detailed in the information sent out.

As a first stage it has been decided to vest 13 blocked up homes in Donegall Road, Donegall Avenue and Kilburn Street. We will then be acquiring all blocked up housing in the Improvement Area unless the owners decide to improve them.

What happens following Vesting?

When the Vesting Order is made, a Design Team will be established. This will be made up of representatives from the Housing Executive and the community. The Design Team will also include representatives from the housing association who will be appointed to build new homes in the area.

The first task of the Design Team will be to examine the information gathered through the survey. The Team will then draw up proposals for the area regarding the type of housing and environmental layout. It will work with other agencies such as Planning, Roads and Water Services as well as government departments.

The Team will also develop a “Decanting Plan” for those who live in the Redevelopment Area. This Plan will outline how we will demolish houses in stages so that we can build new ones. Some people will have to move either permanently or temporarily, to allow building to start. Currently homes are being built in the Donegall Road area which can be used to rehouse residents of the Village area who will be affected by the redevelopment.

The design proposals and Decanting Plan will then be the basis for consultation. We will establish a design clinic to consult with you on our proposals. There will be a number of opportunities for us to consult with you about the plans for the area.

The Design Team will then produce a plan which will show the layout of new housing, roads and open spaces in the Redevelopment Area and how existing homes in the Improvement Area will be improved.

Once these plans are approved, demolition and the new build of homes in the Redevelopment Area can then proceed.

Advice for Home Owners

If you live in the Redevelopment Area, following approval by the DSD, we will take over the ownership of all property in the area. When this happens we will be responsible for the collection of rent and for repairs and maintenance.

Home owners will be offered the market value of their home based on the date we take over ownership. The market value is determined following negotiation between the District Valuer and your agent.

Any owner whose home is currently the subject of a mortgage or loan should contact their lender as soon as possible to discuss repayments after the operative date of the Vesting Order.

If you are currently planning to sell your home, you should contact us without delay to obtain advice. In some circumstances, we can purchase property before formal approvals have been obtained. This is known as Advance Purchase.

Some home owners will be able to make their own housing arrangements by, for example, buying a new home or renting privately. You are also entitled to apply for social housing and can be placed on the Waiting List for your area of choice. You will be awarded priority housing status after the Vesting Order has been approved and once we have ownership of the property.

There are various forms of compensation to which home owners may be entitled. It is advisable that you appoint an agent to deal with negotiations and a solicitor to complete the legal work. We will be able to give you advice and assistance.

Home Loss Payments

Home Loss Payments can be made to home owners who have been in legal ownership of the property at the date of vesting. The amount of home loss paid is equivalent to 10% of the market value of the house, with a minimum of £4,500 and a maximum of £45,000.

Disturbance Payments

To qualify for a Disturbance Payment you must have been in legal possession of your home at the time when the Notice of Application for Vesting Order is made. The total amount payable is subject to qualifying criteria and depends on allowable expenses incurred in moving. Further advice will be provided when we visit you.

If you own a house in the Improvement Area, you may be entitled to a grant to help improve your home. There are a range of grants available for home owners, and you can contact the grants office for further information.

Advice for Landlords

If you own property in the Redevelopment Area, we will be vesting your property. Landlords will be offered the market value of the property which will be determined following negotiation between the District Valuer and your agent.

Compensation is paid to landlords on the basis of the market value of their interest and is designed to compensate them for loss of rental income. Landlords normally employ agents to manage their properties and to deal with the compensation issues involved.

You should advise your tenants to contact us about the redevelopment.

If you own property in the Improvement Area, you may be entitled to grants to help you improve this property. We will be making arrangements to contact all landlords and advise them of the grants available.

Advice for Private Rented Tenants

If you are currently renting accommodation in the Redevelopment Area, and you want to remain in the area you may be entitled to social housing under the normal eligibility criteria. You also may be entitled to compensation for having to move from your home. We will speak to you about both these issues when we visit you.

If you are renting privately in the Improvement Area, your accommodation should not be affected by the process.

Advice for Business Owners

If you operate a business in the Redevelopment Area, we will pay you compensation according to the market value of your business at the date the Vesting Order came into effect.

The District Valuer assesses the claim and takes into account circumstances such as removal expenses, the goodwill of the business and trading accounts.

Normally we will not process business claims until relocation has taken place and all the costs of moving are known. However, the property element of your claim can be dealt with before you move. You should engage an estate agent as soon as possible after you receive the Notice of Intention to Vest; this will enable you to discuss at an early stage possible relocation sites and also you can find out what information you will be asked for when you are preparing your claim.

If you own a business in the Improvement Area, your property will not be directly affected by the regeneration process.

Advice for Housing Executive Tenants

If you are a Housing Executive tenant living in the Redevelopment Area you will need to be rehoused at some stage during the redevelopment. It is important that you take part in the survey we will be carrying out to let us know what your housing needs and preferences will be.

You will be entitled to Home Loss and Disturbance payments for having to move from your home. The total amount payable is subject to qualifying criteria. We will talk to you about how to apply for these payments when we visit your home.

If you are a Housing Executive tenant living in the Improvement Area, we will be surveying your home to see what work is required to improve your home.

Our commitment to you

We are committed to keeping you informed about regeneration and to listening to your views. We will:

• continue to work in partnership with the community at all stages of the regeneration of the Village Area;

• meet with anyone or any groups who have an interest in regeneration;

• write to you about the impact regeneration will have on you;

• visit everyone who lives in the Redevelopment Area and deal with any queries that you have;

• provide opportunities to consult with you through public meetings, design clinics and workshops;

• keep you up to date through leaflets, newsletters and our website;

• ensure the community is represented on the Design Team.

If you wish to speak to us about issues regarding the regeneration of the Village area, there are members of staff who will play an important role in advising and assisting you:

Anne Cooke has been appointed to deal with housing issues in the area. She is based in the South Belfast District Office, in Great Victoria Street.

Tel: (028) 9047 0306   

Email: anne.cooke@nihe.gov.uk

Michael O’Shaughnessy will be dealing with the Vesting process for home owners and landlords.

Tel: (028) 9031 7680   

Email: michael.oshaughnessy@nihe.gov.uk

The South And East Grants Office will deal with grants applications from home owners and landlords.

Tel: 08448 920 900   

Email: belfastsegrants@nihe.gov.uk

Key stages in the Regeneration of the Village

• Urban Renewal Declared

• Survey carried out by Housing Executive on:

  • Current Household Details

  • Rehousing Options

  • Preferences For Future Housing Needs

• Housing Executive Investigates Property Ownership

• Vesting Sought From DSD

• Vesting of Properties

• Housing Association Appointed

• Design Team Set Up

• Detailed Plans Put Forward

• Plans Approved

• Work to Demolish, Improve and Build New Homes

06 May 2008

Back