The Problem

Introduction

Whilst most people will have seen unadopted roads many do not realise what they are – they have never heard of unadopted roads. What they see are simply run-down streets, no doubt occupied by ‘rough people’ and therefore best avoided. So what are unadopted roads? Unadopted roads are private roads that do not reach the minimum adoptable standards set by a local authority. They usually consist of a compacted dirt or rubble surface with no means of drainage and often without street lighting. Basically unadopted roads are an historical legacy from several generations ago, long before modern planning regulations and urban development.

Many of today’s unadopted roads date from the late 1800’s/early 1900’s. In those days building work was to a large extent uncoordinated. Residential houses and streets tended to be built by individual companies for their workers. This and other areas of the country looked very different; towns and cities were much smaller, farmland was common and villages were villages. This was also in the days before the car was widely used, thus asphalt/Tarmac roads were few and far between and road adoption was not required, if indeed it existed. Unmade or dirt-track roads were common as these were adequate and acceptable, especially for residential/village streets. However as urban development began to quicken and the car became more widespread, road building, road maintenance and therefore road adoption became more necessary. Modern roads with asphalt/Tarmac surfaces, drainage and lighting became the norm. Unfortunately many of the existing unmade roads remained just that, unmade and ‘unadopted’, as priority was given to new development and new roads.

This is the way things continued and still continue to this day. Today’s unadopted roads therefore came about as a result of social progress; they and their residents can be said to be victims of circumstance. In the city of Sunderland the majority of these old unmade roads (today’s unadopted roads) are to be found in former ‘pit villages’. Although the council has not accurately recorded the extent of the problem there are thought to be approximately 250 unadopted roads within the city.

The condition of most unadopted roads is atrocious, with dangerous uneven surfaces and adjacent footpaths that are cracked and crumbling. Many unadopted roads consist of a ‘patchwork’ of various materials such as hardcore, rubble, flagstones etc. – the result of attempts by some residents to improve things! Verges are often overgrown with a variety of plant-life. Add to this a few neglected houses and a total lack of street cleansing by the council and it is hardly surprising that many unadopted roads look positively Dickensian. In wet weather, conditions often become intolerable with standing water and muddy surfaces. Normal everyday activities such as leaving or returning home or visiting neighbours become an unpleasant chore as they result in dirt covered shoes and carpets. Residents also face an uphill struggle and the added expense of trying to keep houses and cars in a good state of repair and décor due to the detrimental effect of such conditions.

Many people may feel that finding a solution to the issue of unadopted roads is not necessary since unadopted roads are not really a problem – they just happen to be there. Unfortunately unadopted roads are a problem, not only for their residents but also for the community as a whole. Unadopted roads portray a very poor image of the area, its council and its council leaders, thereby making it more difficult to attract investment and jobs. Unadopted roads have implications for public health, the housing market and can lead to social decline. The continued existence of unadopted roads is an indictment of both local and central government – like outside toilets, unadopted roads should just not exist in this day and age. ajor social problem. The images contained in this site and elsewhere beg the question: what has become of the millions of pounds in grant aid directed at this area and specifically earmarked to eliminate such social problems?

Public Health

As well as the negative visual aspect of unadopted roads, the condition of many such roads also has implications for public health. It is widely known that unhygienic conditions increase the risk of germs and bacteria. Stagnant-water in particular carries a high risk of diseases of many forms. Many unadopted roads however often suffer the experience of standing water, sometimes for long periods of time. For example in the winter of 2000-2001 this amounted to several months, due to the adverse weather conditions. This risk is compounded by the ever-increasing amounts of litter, fast food, dog faeces etc that is inconsiderately and illegally discarded by society, leading to an increased rodent population. The location and the make-up of many unadopted roads make ideal breeding grounds for vermin. Indeed, vermin infested conditions exist at the rear of Newbottle Street/Sunrise Lane/Cross Street, Houghton-le-Spring. Such conditions are a health risk, not only to the nearby residents of Cross Street but also to the public at large, since they exist at the rear of two fast-food outlets and only metres from the main shopping street and the new public library.

Some people will say that the residents should take more care and keep their street tidy. Whilst this is true to a certain extent, given the overall condition of unadopted roads this is not as straightforward as simply ‘sweeping-up’ your bit, as in other streets. Also in ‘adopted’ streets the council may periodically sweep away such mess using modern, street cleansing equipment. In ‘unadopted’ streets however, with overgrown uneven surfaces, standing water and muddy conditions, cleansing is not as simple and indeed is not carried out by this local authority. Consequently filthy unhygienic conditions are just left to fester - a risk not only to local residents but also to public health in general. As far back as the Victorian era the link between poor living conditions and poor health was established and tackled. Yet here we are in the 21st century and conditions usually associated with third-world societies still exist right here in Sunderland (see photographs) and in many other parts of Great Britain.

Public Safety

Akin to public health is public safety and just as the atrocious conditions of many unadopted roads carry health risks these atrocious conditions also carry safety risks. The range of possible incidents that could occur due to these conditions is only limited by ones imagination. Anything from a simple fall due to tripping, to say a fatal car accident caused by losing control of the vehicle because of some unforeseen obstacle or pothole.

The absence of street lighting is dangerous in terms of potential accidents and is also an invitation to a variety of crimes. The condition of many unadopted roads is a definite hindrance to emergency vehicles and one wonder’s what possible catastrophes could occur should the fire or ambulance service be required to attend an incident in many unadopted roads.

It has long been said that it is the residents of unadopted roads who are responsible for any improvements prior to adoption by the local authority. However, in view of the fact that many unadopted roads have mains services (gas, electricity etc.) buried beneath them is this wise? Does the council and/or the government really want unskilled and unsupervised residents to undertake major road improvements themselves, blissfully unaware of the position or even the existence of mains services? Who will be responsible should a tragedy occur as a result of residents taking it upon themselves to carry out road improvements and accidentally causing damage to one or more of these mains services? Will it be those people who performed the work or will it be the local authority/central government for allowing such folly? TRAC members believe such a situation would constitute a legal minefield. Apart from the public safety aspect, uncontrolled and uncoordinated improvements would undoubtedly result in future problems for mains utilities companies and/or residents. Elected representatives may feel that residents should employ contractors to carry out any necessary improvements, again is this wise in the light of the many documented cases of ‘cowboy builders’?

Social Decline

The Transport, Local Government and the Regions Select Committee is presently looking at urban regeneration and what appears to be a new problem in some northern towns – empty private houses. Maybe there is a connection between this problem and unadopted roads.

The majority of residents living in unadopted roads take pride in their homes. They do this by investing in, maintaining and decorating their ‘little palaces’ with the same commitment as residents in other more valuable property. They do this even though their surroundings are less than ideal. However, due to the atrocious conditions that exist in many unadopted roads, especially in wet weather, some residents do become discouraged and start to neglect essential maintenance work. Work; like repairing broken guttering, pointing weathered brickwork, painting/varnishing exterior doors/window frames etc. A ‘shabby’ appearance then develops and the lack of maintenance leads to deterioration and dampness, which can effect adjoining houses. These neglected houses often become difficult to sell and end up being ‘let’ by either the re-located owner or some distant relative. Worse still, some ‘Rachman-style’ landlord sees his/her opportunity to acquire and let the property. Other homeowners can then feel they are fighting a losing battle and they also take less pride in their home and street. Streets that were once neat and tidy, except for their ‘unadopted road’ take on a look of deprivation and squalor. The more conscientious and fortunate residents move away, often reluctantly, and stable communities become unstable communities with less long-stay residents and more short-stay ‘transit’ residents. The number of empty homes and the length of time they remain empty can then increase and the ‘rot’ has started. This downward spiral, once started, is often difficult and expensive to reverse.

Housing Market

Several months ago it was reported by the National Housing Federation (N.H.F.) and Town and Country Planning Association (T.C.P.A.) that, low-income families may never be able to own their own home due to a shortfall in affordable housing. In the Sunderland area many unadopted roads tend to be bounded by ‘lower value’ affordable houses. I am sure this is the case in many other parts of the country. Yet in many cases when these houses are put up for sale they remain unsold for long periods of time. Why should this happen in view of the said shortfall in affordable housing?

Well, today’s buyers, even low-income and first time buyers, prefer modern houses with modern facilities such as; multiple bathrooms/toilets, en-suite bedrooms, parking for 2 or 3 cars, gardens etc. They also expect houses to be situated in pleasant landscaped surroundings. The vast majority of houses in ‘unadopted roads’ do not offer these desired facilities. Even the roads themselves do not offer prospective buyers basic facilities like a Tarmac surface, adequate drainage or street lighting, let alone landscaped surroundings. So, even if buyers were to lower their expectations and consider buying an older terraced house they are ‘put off’ by conditions without ever viewing a house. Basically we could therefore say that properties in ‘unadopted roads’ are not even in the normal housing equation, thus adding to this shortfall.

How can we change this?
There are three courses of action we can take to overcome this reluctance to buy properties in unadopted roads:

1. we can decide such houses and communities have ‘had their day’ and redevelop them,
2. we can do nothing and allow these houses and communities to deteriorate further, or
3. we can extend the life of these houses and communities by making them more attractive to prospective buyers.

If ‘option-a’ is chosen then this will involve a mass clearance and redevelopment programme, similar to the slum clearance programmes of years ago. This option would also involve the compulsory purchase of many hundreds of homes, social upheaval, compensation packages etc. In other words an expensive multi-million pound project funded not by the residents but by the taxpayer. A similar result would eventually apply if ‘option-b’ were chosen. If it were decided that option ‘c’ is the better option then this would involve the provision of those facilities desired by buyers. Again this would cost millions of pounds. In the case of ‘option-c’ however, the taxpayer would only be bearing the cost of the environmental improvements i.e. the cost of making-up unadopted roads and any landscaping work. The cost of providing other desirable facilities within the home would fall upon the homeowner. Thus a road adoption programme will result in a lower tax burden for the community.

Flooding

In October 2000 many areas of the country witnessed the start of severe and prolonged flooding. The North East and the city of Sunderland did not escape this symptom of climatic change – a number of main roads and several communities were affected. Among those communities affected was Fence Houses, where the residents of Ewehill Cottages were supplied with ‘sandbags’ to help prevent floodwater from entering their homes. Besides the serious flooding that occurred in Ewehill Cottages, many other unadopted roads suffered standing water and ‘very wet’ conditions for several months.

October 2001 has already seen re-occurrences of flooding problems in several parts of the country. Everyone is talking of the risk to homes in ‘flood plain’ areas and the need to find solutions. How often and how many homes in unadopted roads have to be flooded before local authorities and/or central government talk of the need for a solution for them? In the case of Ewehill Cottages and many other unadopted roads, a road adoption programme would offer a long-term solution at relatively low cost, in comparison to areas requiring flood barriers, sea defences etc.

Financing of Improvements

Unadopted roads have been with us for many years, too many years. The main obstacle to progress on this issue seems to be one of ‘who will pay’ for the ‘making-up’ process. The council insists that the residents should ‘foot the bill’. Many residents however are unwilling to pay for this work to be carried out, being of the opinion that they have already paid via their poll/council tax. Other residents simply cannot afford to pay. Thus an ‘impasse’ exists. The problem is where do we go from here? Are the council and/or central government going to allow this impasse to continue and thus allow the social problems, outlined above, to continue with all their negative effects? Or are they going to tackle these problems and rid the area of one of its backward images by eliminating unadopted roads.

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