Housing plans at former Hexham Middle School, Northumberland

New government proposals to push through the building of new houses and consider penalties for a local authority's non-compliance with its own targets for house building should impact the county’s plans for Hexham’s old middle school site.

The revised National Planning Policy Framework, updated before Christmas, reveals the Government's intention to increase the delivery of new housing, by giving local planning authorities a strong incentive to update their Local Plans, amidst a housing supply shortage in many areas of the country.

Cllr Penny Grennan (left) and Cllr Suzanne Fairless-Aitken at the former Hexham Middle School site (Image: Hexham Town Council)

The proposals must increase the importance of the old middle school site for Northumberland County Council as well as for the town, says Hexham Community-Led Housing (HCLH), a community group of local people who campaign for more affordable homes in the town.

The county council announced in March that a masterplan would be commissioned to determine the future of the former Hexham Middle School site, however, there has been no decision made yet.

"The old middle school site’s proximity to the town centre is the key feature," Dave Clegg, spokesperson for HCLH said.

Hexham MP Guy Opperman (L) and Northumberland County Council's executive director of Place and Regeneration Simon Neilson at Hexham Middle School (Image: Guy Opperman)

"This should make 'The Pedestrian Pound' central to the county’s thinking, as housing for local people close to a town centre is proven to have a positive impact on footfall to the benefit of local retail and services."

The Pedestrian Pound, research prepared by independent experts Just Economics, suggests people living within easy reach of a town centre are more likely to shop and spend there.

People living further away who must drive to shop will go anywhere, probably to a supermarket, a shopping centre or to city centre shops, Mr Clegg explained.

The experience of an established Hexham retailer underlines this. Tim Graham, of Robson & Sons Butcher’s, said: “We willingly arranged deliveries during and after the lockdowns to many new addresses on the new housing development out along the Corbridge Road. The pandemic over, the people are not coming here to shop."

An ambitious programme of both house building and the redevelopment of existing buildings on the vacant school site will be a boon to the town. Alongside the Hexham High Streets Heritage Action Zone (HSHAZ) plan for the town centre, increased footfall and increased spending in the town centre will provide the financial boost that can cement the town’s future success. 

"It’s easy to forget," Mr Clegg said, "that the need for affordable homes, to rent or buy, is across all Northumberland towns at its peak in Hexham." 

Two reports on housing need in Hexham, one in 2016, and one in 2022, revealed the extent of the town’s housing crisis. For all age groups, from single people to young families, and including older people, the need is for homes at affordable and social rents, like old council houses, and for new homes, to buy, with or without options for assisted purchase, all with just two or three bedrooms.

Young couples and families have moved away to rent or buy homes, leaving family and friends behind. Cat Bell, a long-time resident living in the east of Hexham, has previously been quoted in the Hexham Courant as this is the experience of her two daughters.

Consultation on Northumberland County Council’s masterplan for the old middle school site has been delayed.

Mr Clegg said: "When at last the plans are available, they must be tested for their relevance to townspeople’s priorities, the town’s traders’ ambitions and the health of the town centre, as well as in particular for local people in housing need."

Northumberland County Councillor Wojciech Ploszaj, cabinet member for Supporting Business and Opportunities, said: “This is one of our top priority projects. We have engaged a top firm of consultants to help us design the site into an area that Hexham will be proud of. 

“There is a wish to provide something really special on this site for all generations of the community.  

“Architects are currently carrying out a Master Planning exercise which involves looking at the site, its challenges, looking at building layout and density, and developing costings and valuations.  

“Improving the quantity and quality of affordable housing to help create more homes for rent remains one of the council’s top priorities. 

“Initial proposals for the site incorporate housing including affordable housing, an extra care scheme and independent supported living. 

"There is also a wish to ensure that this 16-acre site also incorporates areas of green space and a community garden.   

"Once draft proposals have been worked up, we will be seeking the views of the local community and the full involvement of all stakeholders with an interest in the site.”