Masterplanning a change in tenure, Bristol

The challenges

Roads are emerging as a contentious issue. Fifty years ago Barton Hill had a street-based layout. This was bulldozed when the blocks of flats were built, but remains a strong memory for older residents. It is felt that pedestrian-friendly streets will help connect the community, so two new roads are part of the masterplan. Although they will have barriers to keep traffic speed to below 10 mph, not all residents are happy. They are still worried that cars will race up and down the roads.

Anyone can walk around the blocks of flats day or night. And that can lead to hardly anyone doing so, as they don't feel safe. The masterplan involves both infilling some of the gaps with a few new houses, and creating 'defensible space'. The green open spaces around blocks will be fenced, with a reduced number of entrances. Tenants can then decide if they want flower gardens, children's play areas, more parking or something else inside what they will see as their area.

Some are worried about where people currently using this space and being seen as behaving in an anti-social way will go - mainly young men. There is currently no youth club for them to go to, and just one youth café. Local residents Simon Gabriel and Alan McDade both have concerns that there may be a displacement of anti social behaviour from one 'defended' block to those remaining, if there is nothing else provided for young people to do.

Another controversial part of the masterplan is to put some houses up between the blocks, to create a presence for 'natural surveillance' of the community by the community. Before being bulldozed in the 1960s, the area was made up of terraced homes where people were aware of what was happening outside their front door. 'They're taking away our green spaces' is the reaction of some residents to this proposal. 'Let's get back to the days when we all looked out for each other' is the response. From a survey carried out in 2001, with a 60% response rate, 64% of those responding supported the idea of building between the blocks. McDade comments: 'Natural surveillance means bringing back to people a feeling of security when they are walking around. There's always a door you could knock on, which you can't with high rise flats.'

Demolition choices

In a housing and community safety ballot in 2001 tenants identified high-rise Barton House and low rise Chetwood and Hartland Houses as suitable for demolition. People thought they'd then get houses. But not everyone displaced will qualify.

The ballot in Barton House was 71% in favour of demolition, but at an NDC board meeting a further group of residents asked for the decision to be reversed. The minority who wanted retention had formed into a more cohesive group within the Barton House tenant group. After fuller debate some people decided to change their mind. So the board agreed to retain.

The economics also changed. Analysis of future costs and benefits then indicated demolition might not be economic. David Ralph comments: 'There wasn't the information on any cost-benefit over the next ten years. In fact there isn't necessarily a justification to do the demolition when you look at the figures. We relied upon the views of the local community to guide the masterplan, but this has to be supported by real facts. Otherwise the masterplan can be at the whim of whoever gets mobilised to claim a better home.' So Barton House currently remains.