Masterplanning a change in tenure, Bristol

Housing or renewal?

'When the Community at Heart NDC was set up, housing was not considered a main theme for residents. The focus was more on social issues such as dealing with fear of crime, community safety, health and schooling,' says Ralph. 'Our original delivery plan in 2001 didn't mention much new build housing. We saw plenty of opportunity to buy up wasted homes lying vacant in the area. However, within 12 months, there were few vacant properties left.' A wider change was taking place led by Bristol-wide property price inflation and a strong city economy. 'Many homes had been bought up by landlords and young professionals were beginning to move into the terraced housing of the Redfield area.' But this demand was not reflected in the local social housing.

A total 1,420 - 44% of households in the NDC area rent from the council, which has a local tenant turnover of 20% and a void rate up to 6%. 'These statistics simply show that lots of people don't want to live here' says local resident Alan McDade, who is employed as the NDC housing co-ordinator. 'We want to change that, and we've realised that the most sustainable communities are mixed tenure'.

He sees the masterplanning process, with increased security and defensible spaces for residents, as putting the community back together. 'The idea is for the area to manage itself. Otherwise less desirable elements will take over. If you've got pride and passion about an area, you don't want it vandalised, or having litter strewn everywhere.'

The role of housing associations

Residents are not always happy with local housing associations. There are 173 NDC area properties owned by seven different housing associations - one with as few as two properties, the biggest with 58. None has a local office where tenants can report repairs etc. Stock rationalisation seems an obvious solution - with fewer operating here. This would make a local management presence more feasible.

In the late 1990s a new estate of 42 houses was built by Bristol Churches housing association and let to a large number of families with multiple needs, mostly from outside the area. High intensive on-site management was needed, but none exists. So there is a lot of local suspicion to overcome before housing associations will be trusted.

Resident Simon Gabriel organised a petition to get a local lettings policy

In September 2002 housing associations were invited to tender for the development and management of new homes in the NDC area. A consortium of Sovereign Housing, which has a lot of regeneration experience, and Solon South West, whose office is right next to the NDC area, won the contract. The original brief included several elements. It was to provide up to 160 houses of which 120 would be for rent and the remainder a mixture of shared ownership and outright ownership. In addition the consortium was required to support and work with local residents and tenants to develop capacity in both tenant/resident involvement in design, and in housing management. That brief has now been expanded. There is a potential for up to 200 additional homes over the next 5-10 years now, moving predominantly into shared ownership, with some outright ownership and a small number for rent.

Eight houses built by Jephson housing association on Morton Street were occupied in October 2004. Seven out of eight tenants are local, with four coming from Barton Hill tower blocks. Four are from a black or ethnic minority background. This local lettings policy, which contrasts strongly with previous housing association lettings policy, is a result of resident campaigning. In December 2003 local residents discovered that most proposed new houses were to go to people from outside the area. In January 2004 NDC resident board member Simon Gabriel organised a petition and discussed lettings policy with the city council. This was agreed in July - a first for the city.

Now 50% of new properties are allocated to people with priority needs, first from the Barton Hill tower blocks, then from the whole NDC area, then the common Bristol register of people who've requested Barton Hill. The next 40% are allocated to families currently in the NDC area with the highest points. Ten per cent go to people whom the council have statutory obligations to house.

'We've also just agreed a good neighbours charter which we expect all new tenants to sign up to,' says Simon Gabriel. 'It's full of common sense things really, like not running your washing machine in the middle of the night if it will disturb your neighbours'