Masterplanning a change in tenure, Bristol

The consultation dilemma

Consulting is always important for any neighbourhood's renewal and/or its reprofiling. But short term choices made by current residents may not always reflect what is best for a community in the future. If it is felt to be important to create a more economically active community and to break down concentrations of welfare dependency/lack of role models, who should be consulted? How can the needs of future generations and potential incomers be considered? David Ralph: 'We feel that by addressing the stigma that the NDC area has and by raising the profile of the area, it will become more desirable - particularly if we provide the necessary services that residents in paid work require.

'Apart from consulting local residents and supporting them into employment, we will engage with business partners that are planning to - or are already - located near the NDC area. We will attempt to provide housing for those workers. At the same time we will also looking at government initiatives such as key worker homes. The answers won't be simple as we will have to engage with many different stakeholders, from government to residents.'

'We want somewhere where my kids can be born,' says Alan McDade. 'Somewhere they can go to school, get a job, live when they're married and have children, then be looked after when they get old.' And that's the key. There is no one-size-fits-all solution and it's not just housing that's involved when you are trying to create a place like that. Schools, health services, places for young people to hang out safely, transport and employment opportunities all need to be included to help make the area somewhere people from many backgrounds want to live.

What different people want will vary. One important factor for masterplanning to incorporate is for often-excluded groups who tend not to come to meetings to be heard. Young people, disabled people, the elderly, ethnic minorities and others should have their views sought effectively. The loudest voices should not dominate. It is also important to seek the views of the working residents. Those who work often do not engage in consultation, especially when meetings etc are held during the day. In the evening they may not want to go to meetings either. Yet their views - as the kind of people the area needs in greater number are critical. They can bring/keep spending power into the area and provide good role models to those whose prospects are not raised if they only see adults living on benefit or active in crime etc. Ralph sees the benefits of increasing the number of home owners: 'There is anecdotal evidence that those who own their own homes and those involved in the design process are more likely to have a stake in their neighbourhood and less likely to accept crime and anti social behaviour as the norm.'

It is clear that local people want change, but many are strongly attached to the areas as they know it. Fear of change is not unusual in the these circumstances. For some it can signal less chance to rely on welfare, a possible forcing out to live elsewhere, even fewer opportunities to pursue crime. Or it can signal a change that will make those with little money feel stigmatised in their own neighbourhood, if the feel of the area changes. Some of these are legitimate concerns that need careful handling. Others are important tests of a community's commitment to improved prospects and a living environment.

At a masterplanning consultation event outside Ashmead House in July 2004 where 60 people turned up to a marquee event there were varying opinions. Resident Sue Taylor: 'We should keep it how it is. Just improve the green areas. We don't want any new roads, no new houses being built. I don't want to look down into people's houses. It would be nice if we had these consultation meetings before decisions were made.' Adam, another Ashmead House resident, had a different perspective: 'As it is mostly families, gardens would be ideal. I think the plan is a good idea.'

But Alan McDade isn't disheartened. He's in for the long term, for himself, his family of four and potentially his grandchildren. 'In this job, you have to have the enthusiasm of a child but the cunning of a fox.'

The impact of neighbouring property markets

Right next to the NDC area is a redevelopment of Temple Quay. Here around 550 private homes will be built. Plans include start-up live/work units and three high-spec residential towers on the waterfront, next to Bristol Temple Meads station (the key commuter point for Bristol). A planning agreement is providing 30 homes for shared ownership and 16 for rent. Will these new homes and their amenities help connect the NDC residents to the rest of the city centre, which is increasingly prosperous? Or will they act as a further barrier?

David Ralph sees many positive aspects: 'In my opinion the redevelopment of Temple Quay 2 will have a major impact on the adjacent Dings area and will help tackle the isolation we face there. The services and facilities provided through the redevelopment will be accessible to all residents in the area, including some from within the NDC boundary. Residents will be sending their children to the same schools and building personal relationships - this will help the two communities connect with each other.'

Challenges remain, however, he says: 'We will still have to deal with the way the Spine Road splits the area apart. But I don't feel that the redevelopment will hinder this. It could help, as residents will have more reasons to go to that area than they do now, to access new services and facilities.'