Plan that could see famous tower blocks razed set to take step forward

A regeneration plan that could see a number of Rochdale’s famous Seven Sisters flats disappear from the town’s skyline is set to take a step forward this week.

The ‘redevelopment and renewal’ of the landmark College Bank flats – and those in neighbouring Lower Falinge –  is a priority for Rochdale Council and landlord Rochdale Boroughwide Housing (RBH).

On Wednesday (23 January), Rochdale Township Committee is expected to approve a development strategy for the two estates for public consultation.

The ‘supplementary planning document’ (SDP) draws on a ‘masterplan’ created for RBH by architects Levitt Bernstein and property experts GVA, as well as work carried out on behalf of the council by engineering firm AECOM.

It says plans to regenerate the two estates form an ‘important vison’ of a ‘sustainable community with a vibrant mixture of living, working and recreational opportunities’.

This would include ‘a better quality and mix of housing choice’ and the creation of ‘a safe and accessible neighbourhood with pedestrian and cycle friendly links’.

It also promises ‘high quality public green spaces’ which would improve the environment and provide ‘recreational activities for people of all ages’.

The document identifies five ‘focus areas’ for renewal – Abbeydale Road, Redcross Street, St Mary’s Gate, College Bank, and a ‘Future Area of Focus’ which lies to the north of St Mary’s Gate.

The most controversial proposal within the ‘masterplan’ developed for RBH is the demolition of four of the Seven Sisters tower blocks – Mitchell Hey, Dunkirk Rise, Tentercroft and Town Mill Brow – to make way for the creation of 120 new homes.

While the SPD does not go as far as to suggest how many of the blocks could be knocked down, it accepts the type of accommodation in College Bank ‘is no longer viable’ and ‘consideration needs to be given to some level of clearance ‘.

It adds that the extent of demolition would be dictated by the ‘viability and long term sustainability of the blocks’,  as well as future housing need and the cost of refurbishment.

The document continues: “Any intervention in this area will seek to deliver improvement to the quality of homes within the area and creating safer and higher quality places and spaces for residents and those moving through the area.”

Plans to knock down five low-rise apartment blocks in Lower Falinge, to make way for 55 new homes and a park, were given the go-ahead by planning officers last month.

• www.rochdaleonline.co.uk/news-features/2/news-headlines/124482/rbh-plans-for-more-family-homes-and-green-space-in-lower-falinge-are-approved

Clearance of some blocks within Lower Falinge’s Abbeydale Road ‘focus area’ is also under consideration in the SPD.

RBH has promised that all residents affected by demolition will be rehomed in the area.

 

Andy Littlewood, who lives in Lower Falinge and sits on RBH’s representative body, says both estates are desperately in need of renewal.

He said: “I have been very careful with College Bank as I don’t live there but, in general, the things they are planning to do will make that area more pleasing.

“When you look at College Bank and Lower Falinge, they look grubby. I have stood in Falinge Park and looking out you can see St Edmund’s Church – a lovely building – and then next to it you can see the seven towers.

“You’ve got this lovely building and seven monstrosities when you look down from Falinge Park.”

While Mr Littlewood says he does have some reservations over the plan –  claiming proposals to extend Abbeydale Road would do no more than create a ‘rat run ‘ –  he is more worried about it not coming to fruition.

He said: “This is needed to improve the area and make it liveable for everybody, because at the moment the area is not liveable.

“Some of the flats in Lower Falinge are in a horrendous state. And if you ask me if they are fit to live in, the answer is no.

“Just because we live in social housing doesn’t mean we have to live in squalor, but unfortunately some people are having to because of the conditions – it’s now time to change that.”

However, Mr Littlewood accepts that the vision to transform the area has caused distress for some residents.

“People are worried about it, it’s not 100 per cent of people in favour of what they are planning. I can understand it. Some people in Falinge have lived here most of their lives, so to say to somebody ‘we are demolishing your home’ must be a terrible thing.”

Others remain to be convinced that the plan to regenerate the area is in the best interests of residents.

 

 

Andrew Roche, who lives in Lower Falinge and is also a member of RBH’s representative body takes a different view to Mr Littlewood.

He said: “I don’t really believe them when they say it’s more expensive to refurbish than knock down and build up again. I think what they area saying is they want to change the stock profile to stock that generates more rent on a regular basis and doesn’t have as many transients, gets rid of one beds."

“The demolitions I don’t think are necessary. The charity is supposed to be for the poorest people, that’s the whole point of the organisation, but they are  not replacing like for like. They are getting rid of properties for the most vulnerable. One-beds, especially ground floor one-beds, that’s my area of concern.”

“It’s not regeneration itself, I don’t mind them knocking them down and replacing them, but that’s not what they are doing. It’s not like classic gentrification and building posh things for very rich people. But they are doing it on a different basis – pushing out the poorest people from the area and bumping it up a level.”

He added: “It’s not about doing anything for the community, it’s about moving our community out and putting a new community in.”

Saiqa Naz has opposed the plans since attending a consultation event after they were first revealed by RBH in 2017.

The mental health professional, who grew up in Wardleworth but now lives in Sheffield, said: “I think the residents of College Bank and Lower Falinge should decide what they want to see happen – and for it to be led by residents. That’s important, it’s what inclusion is about – being led by other people.

“What I don’t want is for the council to see the flats as collateral damage in the wider regeneration of the town. ”

A spokesman for Rochdale Boroughwide Housing said: “This document was drafted by Rochdale Council as the planning authority, with support from RBH.

“We have promised that all tenants affected by the demolition in central Rochdale will be guaranteed both rehousing priority and a home in the town centre area.

“We would not expect all households to move at the same time and, as we are doing in Lower Falinge, households living in College Bank would be rehoused in small phases as we build new homes.

“Our extensive consultation, since 2016, has included knocking on every door in College Bank and Lower Falinge, speaking to over 600 households, in addition to a series of community workshops and twice-weekly drop in sessions.

“We will continue to provide advice and assistance to all residents affected by the proposals, providing tailored support for those households who need it so that everyone can move into a good quality home that meets their needs.”

Nick Statham, Local Democracy Reporter