wichelstowe, swindon
DESCRIPTION
Presentation by Deb Heenan, Swindon Borough Council, on the Wichelstowe developmentTRANSCRIPT
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DebWichelstowe Delivering homes at pace and volume
1. We need more homes now:• Homes • Jobs• The right mix of homes
2. Wichelstowe can deliver:
3. We have improved viability:
• Have land• Have planning permission• Have infrastructure in place
• Driving up values and sales rates• Driving down costs, risks and time
4. We have a 12-18mth plan: • Procuring a JV• Progressing detailed planning• Delivering Waitrose (Easter 2014)
Revised Wichelstowe Masterplan
More homes = more homes + construction jobs. The right mix = economic recovery + viability opportunity.
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• Rapid expansion up to the banking crisis. • Almost all volume built “develop and go”• Only a narrow segment of the market was targeted. This slowed build/sell out rates
and led to an imbalance in the stock and population
Lower income single elderlies
Mixed hard pressed council tenants
Lower income mid-age fam's y'ng child'n
Y'ng benefit singles often lone parents
Low income y'ng couples/singles
Very low income y'ng sharers
Avg income pensioners
Older comfortably off fam's
Avg income y'ng profs but illiquid
Comfortably off younger fam's
Avg income y'ng renting couples/singles
Wealthy older/retired couples
Wealthy mid-aged prof.fam's
Very wealthy mid-aged fam's
-6000 -4000 -2000 0 2000 4000 6000 8000
We have many fewer “wealthy/very wealthy” households and correspondingly more “average” .
Chart compares distribution of households into 14 Experian Categories compared to national average for England.
Previous Growth
Thus socio-economics need to rebalanced Demographic challenge also needs to be addressed
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• Opportunity: Products for missing wealthier (prices, mortgage) • Opportunity: Products for the over 55’s (demand, mortgage)• Opportunity: Wider range of products (de-risking, faster build out)
Future Opportunity
Integrating Extracare into new developments brings financial/social benefits and speeds up build rates
Amenities
Extracare housing
“Mainstream” housing
Extracare housing
“Mainstream” housing
Amenities
Extracare and other new housing on separate sites
Wellbeing centreCafé, restaurant, barHealth centre, gym
Social indoor/outdoor spaceShops
Extent of integration of
facilities will vary
Our approach: integrated district centre and integrated neighbourhood
Challenges:• Land hungry so
expensive• Segregated • Low footfall on
amenities makes them less viable
Challenges:• Land hungry• Not intergenerational • Low footfall on
amenities because not enough density.
Higher density
Higher density
Lower density
Lower density
Benefits:• Less land hungry so more viable overall• Intergenerational with social/safety benefits • Higher footfall and at different usage times
makes amenities vibrant and viable.• Savings on building facilities once not twice
Housing Parcel Testing