Kirkby Times has been passed the official KHT plans for the flats on Roughwood Drive.(Photo Gallery of hundreds of photos here) Knowsley Housing Trust did move tenants in 'preparation for demolition' but now have 'just decided' that they could sell the flats to developers. Kirkby Times warned that KHT deliberately allowed the flats to be subject to vandalism and junkies and a lack of any investment. Working Class tenants were treated like sh** by KHT, and lied to about the condition of the flats. The following are the official KHT proposals in full....

METROPOLITAN BOROUGH OF KNOWSLEY RECOMMENDATIONS

2.1 KHT to be advised that, in terms of housing strategy, Knowsley MBC Supports "The High Rise Option", as it provides more housing for sale, offers a choice not currently available, minimises abortive costs, avoids the need to move existing home owners and gives the opportunity to study an option which may produce a more positive and cost effective solution to similar tower block problems throughout the Borough.

2.2 The conditions applicable to this support are: KHT will take out the appropriate financial and capacity checks.

KHT will ensure that the lease and related management arrangements are sound.

KHT will arrange a visit to the developer's current project in ??? for interested parties, if requested.

2.3 Begin a consultation process with Council Members and local residents concerning the delayed demolition programme and the consideration of alternative redevelopment proposals.

3. BACKGROUND 3.1 Roughwood Heights consist of four tower blocks containing a total of 352 flats, as shown on the map attached. In between the blocks are three low rise blocks containing a total of 18 flats and linked to the low rise blocks are 12 family houses (nine of which are owner occupied). Finally in the grounds around the blocks are derelict garage blocks and open parking areas. Apart from the owner occupied houses, the rest of the accommodation is vacant or will be shortly. The entire site is owned by Knowsley Housing Trust, (KHT).

3.2 It was the intention of KHT to demolish all the tower block flats and review the future of the low rise flats and garages. They have negotiated a contract for the demolition and were about to start on site, "The Demolition Option".

3.3 KHT have recently received two separate approaches to acquire all or part of the total site and provide housing for sale on the open market.

3.4 One proposal is to renovate and sell the tower block flats on the open market, "The High Rise Option".

3.5 The second proposal is to clear the site and redevelop with new twostorey houses, "The Low Rise Option". 3.6 As KHT own the bulk of the site it is their decision as to how they dispose of their redundant assets.

3.7 Option 1 - The Demolition Option 3.8 The demolition of the tower blocks and clearance of the site would obviously improve the area, by removing currently derelict structures which KHT cannot let.

3.9 To remove the tower blocks, however, would cost KHT around £1 M in demolition costs. Clearly KHT could make more productive use of such monies.

3.10 At present there are no proposals for the reuse of the tower block site after clearance, whereas the development options offer an opportunity to put the total site to positive housing use in the near future.

3.11 Option 2 - The Low Rise Option 3.12 The developer would acquire the total site, clear it and redevelop it. KHT would be responsible for buying out the owner occupiers, prior to this.

3.13 The company in question would develop their low rise range of housing for sale. The company is a well known national and regional housing builder.

3.14 If there were problems in attracting purchasers initially, this would probably be addressed by developing out at a pace to suit the market.

3.15 This development would not be expected to adversely affect the area, as it would produce a significantly lower number of residents than previously lived on the estate.

3.16 This proposal would require planning consent to permit a low rise housing scheme.

3.17 Option 3 - The High Rise Option 3.18 This proposal will avoid the Elm cost of removing an expensive asset, and would not require KHT to buy out the owner occupier holder.

3.19 It will provide up to 288 renovated flats. It will also contribute to external/environmental work on the houses, which would be retained on site.

3.20 The company in question has a track record in acquiring difficult to let former Council tower blocks and turning them round to provide attractive flats for sale.

3.21 Inspection of a similar scheme in Liverpool showed flats finished to a high standard, for sale on a long lease with NHBC 10 year guarantees. In addition the following information was provided:

The units range from studios at £50,000 -:E60,000, flats at £100,000 to £120,000 up to a small number of duplex units at around £250,000.

Purchasers need to be in regular employment, with incomes from £12,000 pa for a single person and £18,000 pa for a couple.

The company has mechanisms in place to restrict "Buy to Lets" to a maximum of 20% or other agreed figure.

As is normal with such schemes, the developer's interest will transfer to a management company on the disposal of their final unit. The management company employs a managing agent who collects rents and service charges and delivers all the common services including concierge service and security. The managing agents would be an experienced organisation.

3.22 The impact of this development would be greater than the low rise option, but would still have less dwellings than the previous Council/KHT estate.

3.23 The major risk with this proposal would be a lack of interest in the number of flats provided. It is understood that if take up did not justify renovation of the second or subsequent blocks then the developer would demolish instead and redevelop with low rise housing in such circumstances.

3.24 The renovation of the blocks may not require planning consent.

7. CONCLUSION 7.1 All the options would remove the problem of the derelict site.

7.2 Both development options would provide good quality housing for sale and would improve the area.

7.3 Both development options come from companies with a track record in their respective fields. KHT will no doubt carry out appropriate financial and resource checks on both.

7.4 In the case of "The High Rise Option", KHT will need to establish that their lease and management company proposals are sound.

7.5 "The Low Rise Option" would be appropriate for many regeneration opportunities, throughout the Borough. However, in this case, the long thin shape of the site is not ideal for a low rise family housing development.

7.6 The "High Rise Option" would be of particular interest in housing strategy terms because:

It avoids the waste of money involved in demolishing an expensive housing structure, and acquiring the 9 owner occupied houses.

It provides a greater number of good new homes than the low rise option. Up to 4 times as many.

It therefore provides more rate income for the Borough and more spending power in the community.

It increases choice by introducing high quality flats for sale, which have proved very successful in other urban centres. In particular, young professional people and middle aged persons whose families have grown up and moved away are attracted to this form of living.

The proposed tram stop, close to this location will enhance the value of this proposal, in particular, as it will provide a convenient car free link to the City Centre.

It allows Knowsley to assess another option in housing provision and the treatment of redundant housing assets, which may be able to be replicated elsewhere in the Borough, if successful.

It is a more appropriate option in terms of the shape of the site.

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