Wooler community-led town centre regeneration

Overview

As part of a community-led regeneration scheme and the start of a significant Community Land Trust, a number of empty and derelict properties were acquired by Glendale Gateway Trust (GGT) in and around the town centre of Wooler. It was part of a strategy to revitalise the town centre and, at the same time, create much-needed affordable housing. The initial phase resulted in four new affordable units above and adjacent to the High Street as well as new retail spaces breathing life into redundant buildings and revitalising the centre of this small market town.

An adjacent piece of land was sold to a registered provider resulting in another 15 affordable homes being built close to shops and services.

The Community Land Trust was expanded by GGT resulting in an additional 16 affordable housing units in unused spaces and buildings including an imposing former High Street bank.

Benefits to the town centre

GGT never saw this as a housing issue – it was so much more and the trust was able to see it in a much wider strategic context. Firstly the redundant and down-at-heel buildings were a drain on trade and the local economy and the trust could see the revitalisation of them was key to the success of Wooler as ‘a place’. Housing and affordable housing for young people was also an issue but almost secondary. What set GGT apart was its ability to deal with these issues as a whole and come up with a sustainable solution with improved housing, environmental and economic outcomes.

The development of this community-led housing portfolio was transformative in that it improved the viability and attraction of the town centre of Wooler, bringing in new businesses and providing much-needed accommodation in the heart of the town.

As a model it demonstrated how a local organisation could be effective in reshaping the built environment and at the same time create an income stream enabling it to reinvest in further and wider community projects. GGT managed the properties directly, developing strong links with tenants and ensuring provision for those in the most need. The very low void rates are a clear indication of how effective a community-based organisation can be at meeting the needs and serving the community well.

Key successes

One of the most successful outcomes has been the upskilling and confidence building of a local community organisation (GGT), and encouraging the organisation to tackle major issues and not shy away from difficult challenges.

The positive impact on the town centre including trade and activity has been transformative creating live spaces for living and working.

Relationships with partners including the local authority have been forged and GGT has become recognised as a valuable player in the field of regeneration.

The allocations policies developed and managed by GGT have meant that key workers and young people have been prioritised and enabled to find accommodation.

Key challenges

The early stages of the acquisition and development of the Community Land Trust required a leap of faith and a willingness to take risks. The reality of the situation is that GGT was thrust into the world of partnerships and fundraising and, through the forging of relationships, was able to flourish and develop and, ultimately, sustain the organisation.

The partnerships were not always easy and negotiating skills and an ability to act quickly, and find an alternative way, were essential in moving forward.

A number of very important issues were unlocked by knowing the community and knowing who to talk to, and how to approach key people.

Top tips

Be prepared to take risks.
Recognise the long-term benefits and be true to the overall vision, even though changes to plans may be necessary.
Forge partnerships, ensuring that they are partnerships of equals.

Key partners involved

The community

Northumberland County Council

Homes England

Charitable Trusts

The Architectural Heritage Fund

Home Housing

One North East

Northumberland Strategic Partnership

Future plans

To support communities across the county and country wishing to establish Community Land Trusts and take on community assets.

Former GGT CEO Tom Johnston says:

"The creation and development of a Community Land Trust including 20 homes, managed and let by Glendale Gateway Trust, has enabled the organisation to reinvest in additional housing, and a much wider range of services, and be at the heart of the regeneration and revitalisation of the community it serves."

Contact details:

tomjohnston@ca-north.org.uk

Community-led housing scheme in Wooler