It is time to blossom
Frequently Asked Questions
Introduction The Meadows Neighbourhood Plan was developed after much consultation with the local community. The plan identifies how to improve the Meadows and make the area a more successful neighbourhood. The following themes were consulted on: • • • • • •
Improving accessibility into, out of and through the area; Providing greater housing choice; Investing in community resources; Creating a sustainable eco-neighbourhood; Tackling unemployment; Combating crime and anti-social behaviour.
One of the key points raised was a need to improve the quality and choice of housing, as it was highlighted that many of the property types within the area are unpopular and not suitable for families (e.g. high numbers of flats and maisonettes). From this we have developed a housing scheme that will see many of the unpopular properties in the New Meadows replaced with quality family homes, both for Council housing and private home ownership. The scheme would also include: • • • •
Redesign of street layouts Refurbishment and improvements to remaining council properties New family housing Improved parking facilities
An Outline Business Case was developed to show Central Government how we would deliver the scheme if we were to secure a £200m Private Finance Initiative (PFI) credit. The Outline Business Case shows what the Meadows Housing Scheme could look like and how it could be delivered. Proposals in the Outline Business Case are not set in stone and may change as the Meadows Housing Scheme develops. An Outline Business Case was approved by the Council in October 2010 and and sent to Central Government for approval to enable the Meadows Housing Scheme to go on to the next stage. You can read the Outline Business Case we submitted at www.nottinghamcity.gov.uk/themeadows or by looking at the copy in the Meadows Library.
Contact This document aims to answers some of the most frequently asked questions. Alternatively if you have any other questions please contact the Councils Meadows Neighbourhood Plan Team: Tel: 0115 876 4337 E-mail: themeadows@nottinghamcity.gov.uk Website: www.nottinghamcity.gov.uk/themeadows
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Frequently Asked Questions The list below is a list of all of the questions that are answered in this booklet.
General Questions… 1. In light of Central Government’s recent Comprehensive Spending Review, will the Meadows Housing Scheme take place or will the funding be cut? 2. When will we know if the Housing PFI Scheme has approval to go ahead? 3. What will happen if the Scheme does not go ahead?
Questions about Housing… 4. A number of areas within the Meadows Masterplan are highlighted blue, what does this mean? 5. When will work take place and will it be phased over a number of years? 6. I own my property and it has been highlighted for demolition. Will I be compensated and will I have to take on an additional mortgage if I want to buy a house which is more expensive than the one I sold? 7. What happens when a property is ‘turned around?’ 8. What will happen to kitchens, bathrooms and other facilities during the works? 9. Will rents go up as a result of the Housing PFI Scheme? 10. I am a Council tenant and currently live in a 3 bedroom maisonette, but live on my own; will I receive a similar sized property? 11. Will information be available explaining how the Scheme will affect me? 12. Will my garden change? 13. I am a Council tenant; will you offer me alternative accommodation in the Meadows or the rest of the City 14. Will there be less Council housing in the Meadows as a result of this? 15. Will my home still get Decent Homes work?
Questions about the New District Centre… 16. Why do we need a New District Centre and will there be a time when the Meadows does not have a District Centre? 17. Why is the New District Centre going to Arkwright Walk? 18. I live on the other side of the Meadows, how will I get there? 19. Will a supermarket be prepared to invest in the Meadows with other shops in the area and what other shops will be there? 20. What is going to happen to ‘my’ local shop? 21. One of the reasons I do not go to the Bridgeway Centre is that I feel unsafe, how will this be different in the New District Centre? 22. When will the New District Centre be built? 23. Is it going to happen? Will the funds be available?
Questions about Infrastructure (new roads, paths and cycle ways)… 24. 25. 26. 27. 28. 29. 30.
Why do we need new roads, and will they create cut throughs? Will our children still be safe going to school? What traffic measures will be put in place on Arkwright Walk? Will it be easy and safe to cycle into and around the Meadows? Will the commuter parking issues be dealt with in the Scheme? Will I be able to park my car near my home to stop it from being vandalised? What will happen to the green spaces in the Meadows?
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General 1. In light of Central Government’s recent Comprehensive Spending Review, will the Meadows Housing Scheme take place or will the funding be cut? There is a possibility that projects funded by Central Government may lose their funding, however at this present time we have not received any information to indicate that funding will be cut. We will continue to develop the Housing Scheme until we hear otherwise and as soon as information becomes available we will inform all residents in the Meadows. 2. When will we know if the Housing PFI Scheme has approval to go ahead? An Outline Business Case has been approved by the Council and submitted to Central Government. If Central Government continues to fund Housing PFI Schemes across the country then we expect to hear if it has been approved early next year. After this point we will have much more confidence that the Housing Scheme and Meadows Masterplan will actually be delivered. 3. What will happen if the Scheme does not go ahead? If funding is cut we will be unable to carry out the work highlighted in the Masterplan and will need to review how best to support the Meadows Neighbourhood Plan. We will keep residents informed of any changes via our quarterly newsletter, which is delivered to your home or online at www.nottinghamcity.gov.uk/themeadows
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Housing 4. A number of areas within the Meadows Masterplan are highlighted pale blue, what does this mean? All Council homes within the pale blue area will be refurbished to a high standard. All residents in the area, including owner occupiers, will benefit from environmental improvement works (such as improvements to pavements or trees) to areas around their homes. 5. Will work take place and will it be phased over a number of years? The works are planned to start in 2014, subject to funding, and will take place over a five year period. During the construction period some disruption to the local area will be unavoidable, however the works will be phased to keep this to a minimum and ensure that access to facilities is available. The works programme will be shared with the community nearer the time. 6. I own my property and it has been highlighted for demolition. Will I be compensated and will I have to take on an additional mortgage if I want to buy a house which is more expensive than the one I sold? The current plans show our initial proposals for properties to be demolished in the Housing Scheme, but this could change as the Scheme develops. Should your house be affected we have a lot of experience in supporting owner occupiers, which includes: • compensation packages - covering moving costs and market value of properties; and • shared equity schemes - to support those choosing to purchase a higher priced property in the area. The details of these support packages will be made available if the Housing Scheme progresses. 7. What happens when a property is ‘turned around?’ Turning properties around will involve different types of work depending upon what type of house you live in. However, most properties can be turned around fairly simply by moving the services (e.g. gas and electricity) from one side of the house to the other, and changing the layout of the gardens, paths, gates and boundaries. All properties will get a new front door, and in a lot of cases there will be a new porch so that you do not have to go straight in to your living room from the outside. Most properties will get a new enclosed front garden with somewhere to store dustbins, and in some cases there will be room for a car parking space.
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8. What will happen to kitchens, bathrooms and other facilities during the works? In homes where refurbishment work is being carried out, residents will be able to remain in their property and continue to use kitchen and bathroom facilities. In the majority of cases where properties are being turned around, residents will also be able to remain in their homes. Special consideration will be given to vulnerable residents. In all cases we will come and talk to you to explain exactly what needs to be done and how it will affect you. 9. Will rents go up as a result of the Housing PFI Scheme? Rents will not be raised as a direct result of the Housing PFI Scheme. Rents will remain in line with other City Council owned properties across the city. However tenants should note there is a Central Government programme to raise rents on Council properties over the coming years. 10. I am a Council tenant and currently live in a 3 bedroom maisonette, but live on my own; will I receive a similar sized property? Central Government has recently announced changes to how Council properties are allocated. A lettings policy specifically for the Meadows area will be developed in line with this announcement to ensure we meet the needs of the community. This means that we can not guarantee that everyone will receive a property of the same size as they currently live in, but that we will commit to re-housing tenants in appropriate properties that best meet their needs and requirements. 11. Will information be available explaining how the Scheme will affect me? Should Central Government confirm the Outline Business Case, the Scheme will be further developed and information will be made available to all residents to explaining the process, options and support available. In the first instance please refer to our website: www.nottinghamcity.gov.uk/themeadows or contact The Meadows Neighbourhood Plan Team on 0115 876 4337 or by email at themeadows@nottinghamcity.gov.uk 12. Will my garden change? In most cases gardens will increase in size as a result of remodelling selected houses. We will talk to individual residents about the effects of the plan when we have more certainty that Central Government will provide the funding.
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13. I am a Council tenant; will you offer me alternative accommodation in the Meadows or the rest of the City? A re-housing policy specifically for the Meadows is currently being developed, as the Council recognises the need to minimise disruption to the local community. In similar Schemes, tenants whose properties have been highlighted for demolition are placed into a priority band for re-housing (band 2) once the decision to decommission their property has been formally made. This band will apply to applications for homes in the Meadows and across the City. There may be the need for temporary decants both within and outside the Meadows. 14. Will there be less Council housing in the Meadows as a result of this? There will be an overall reduction in the number of Council properties in the New Meadows and following a Council review of the housing demand in all areas of the City. This review has found that the type and number of council properties within the Meadows do not best meet the needs of the Community. The Housing Scheme provides an opportunity to achieve a better balance between Council houses and privately owned properties in the Meadows, which will create a more sustainable community. 15. Will my home still get Decent Homes work? Under the Housing Scheme, Decent Homes work will be replaced by refurbishment and improvement works carried out through the Housing Scheme for Council owned properties in the New Meadows The investment to Council homes in this area will be in line with the Housing Scheme timescales, beginning in 2014. Nottingham City Homes will continue to maintain and repair Council homes in the New Meadows up to the time when the PFI contractor takes over. If you live in a Council property in the Old Meadows your Decent Homes improvement works will be unaffected by the Scheme and, subject to any changes resulting from Central Government’s Comprehensive Spending Review, will take place in line with improvements to housing across the rest of the City.
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New District Centre 16. Why do we need a New District Centre and will there be a time when the Meadows does not have a District Centre? Consultation during the development of the Meadows Neighbourhood Plan told us that many people feel unsafe in the Bridgeway Centre, and also that people would like a better range of retail and other facilities. The New District Centre is proposed in a commercially attractive location around Arkwright Walk, which will have a range of facilities in a well lit and safe environment The building works will be phased to make sure that any New District Centre is up and running before the Bridgeway Centre is demolished. 17. Why is the New District Centre going to Arkwright Walk? The New District Centre will be located at the city end of Arkwright Walk, which has been identified as the best position following public consultation and commercial advice, as it should facilitate a successful, vibrant Centre serving customers from the Meadows and also surrounding areas. 18. I live on the other side of the Meadows, how will I get there? The New District Centre will be located close to where the current Bridgeway Centre is. The Scheme proposals include opening up Arkwright Walk to vehicles, which will provide the opportunity for public transport to reach the New District Centre. The proposed new and improved roads around the Meadows will also make it easier to travel from one side of the Meadows to another. 19. Will a supermarket be prepared to invest in the Meadows with other shops in the area? Who will it be? What other shops will be there? The Council have carried out market research and has received a lot of interest for a supermarket (as an anchor store) in the proposed location. Due to commercial confidentiality we can not discuss the identities or details of the companies who have expressed an interest. There will also be the opportunity for a variety of other business and shops to locate their premises within the New District Centre. In addition there will be the opportunity for shop units in the nearby Extra Care facility such as, hairdressers, opticians, cafe and chemist.
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20. What is going to happen to ‘my’ local shop? The proposals include plans for smaller shop units and offices and we will discuss opportunities with existing businesses as to whether they would like to relocate to the New District Centre. 21. One of the reasons I do not go to the Bridgeway Centre is that I feel unsafe, how will this be different in the New District Centre? After much consultation we have listened to reasons why the area doesn’t feel safe and taken this into consideration in the plans that include modern design principles. The New District Centre will be designed with safety in mind and will have a range of facilities in a well lit and attractive open environment. 22. When will the New District Centre be built? The New District Centre will be built at the same time as the new housing. The Housing Scheme is anticipated to start in 2014 and be completed by 2019. We hope to have the New District Centre completed early on in this programme. 23. Is it going to happen? Will the funds be available? The current plans depend on confirmation from Central Government that the PFI funding will still be available. We will keep you informed through the website www.nottinghamcity.gov.uk/themeadows and newsletters about the latest developments.
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Infrastructure (new roads, paths and cycle ways) 24. Why do we need new roads? Will they create cut throughs? During consultation it was identified that having better routes within the Meadows and removing alleyways, subways and cut throughs would make the community feel safer and help tackle crime and anti-social behaviour. The proposals will make walking and cycling routes across the Meadows a priority and roads will be designed to discourage people from using them as ‘rat runs’. 25. Will our children still be safe going to school? Advice has been taken from the local schools, the road safety team and the ‘Safe Routes to Schools’ officer, which has led to the current proposals. Better access to schools will be provided through improved road design which will promote the safety of those travelling to and from school. 26. What traffic measures will be put in place on Arkwright Walk? Discussions have taken place with Nottingham City Transport about running several of the local bus services down Arkwright Walk. Cars will only be able to drive as far as Meadows Way and will not be able to drive straight into the City Centre. Discussions will continue to take place with bus service providers around improving transport links. At this stage we do not know any details about which services will run and where. Arkwright Walk will be designed to ensure that pedestrian, cycle and public transport routes are prioritised, whilst carefully balancing residents’ needs for vehicular access. 27. Will it be easy and safe to cycle into and around the Meadows? The proposals encourage the use of ‘green travel’, such as walking and cycling. The new and improved routes within the Meadows will be cyclist friendly. 28. Will the commuter parking issues be dealt with in the Scheme? We will look at ways to tackle commuter parking and the problem of residents being unable to park close to their property and will consider a variety of options including a residents parking scheme.
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29. Will I be able to park my car near my home to stop it from being vandalised? The remodelling of areas of the Meadows (known as de-Radburnisation) will enable cars to be parked near people’s homes. Proposals will include some car parking spaces within gardens of properties where possible as well as visible on street parking. 30. What will happen to the green spaces in the Meadows? During the development of the Scheme we aim to improve the best (or better) green spaces in the Meadows and continue to enable the park areas to be used for leisure. The Council has been investing in park facilities across the Meadows. However, there are a number of poor quality green spaces, which are not overlooked and have become the venue for anti social behaviour. The worst of these will be removed and utilised for other purposes, such as gardens.
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Jargon Buster
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Anchor Store
A supermarket that would provide a focus for a District Centre and draw people to use the surrounding shops and facilities.
Community representative(s)
People who represent the views of a specific group within the Community in which they live; such as a Tenants and Residents Association.
Commuter parking
A term used to define the parking of vehicles in an area by people who do not live in that area but park there in order to work nearby (examples for the Meadows include parking for people working in the City Centre and NG2 business park).
Decant
A property term used in relation to a temporary home move.
De-Radburnisation
De-Radburnisation is the re-modelling of a ‘Radburn Layout’ housing estate (see explanation later in this section) to create a more traditional street layout. This is achieved by turning around homes, connecting up roads and cul-de-sacs and getting rid of underpasses, alleyways and cut through’s.
Eco neighbourhood
A term used to broadly describe an area which is committed to being environmentally friendly e.g. creating its own energy, using sustainable materials to build houses. One of the aspirations in the Meadows Neighbourhood Plan is for the Meadows to become an eco-neighbourhood.
Extra care scheme
Modern property and accommodation for older people with the ability to cover a range of different support requirements. The proposed Meadows Extra Care Scheme is to be made up of 100 one and two bedroom flats and will be located next to the New District Centre. It will contain a range of facilities, such as a cafe and hairdresser, which will also be available for use by the wider community.
Final Business Case
A document which refines the ideas from the Outline Business Case (see later for explanation) to come up with the agreed final details of the scheme which will form the basis for the scheme prior to the work starting on site.
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Housing Scheme
The Housing Scheme refers to works funded by the Housing PFI credit, such as new build of and refurbishment of Council houses and remodelling of the estate. It also includes housing elements that are funded outside of the Housing PFI credit, including new build private housing and tying in works for owner occupiers.
Lettings Policy
A document which explains how the letting of Council houses will be managed and allocated to tenants.
Meadows Masterplan
The Meadows Masterplan is a plan showing details of proposed improvement for the area. The Masterplan aims to deliver new and refurbished council housing, new homes for sale, remodel the estate and deliver a range of other improvements including better transport connections. The Meadows Masterplan can be viewed at www.nottinghamcity.gov.uk/themeadows or in the Meadows Library.
Meadows Neighbourhood Plan
The Meadows Neighbourhood Plan is a document, which outlines the actions required to transform the Meadows over the next 20 years. It was created in 2009 in partnership with the local community. The Meadows Neighbourhood Plan can be viewed at www.nottinghamcity.gov.uk/themeadows
Mortgage
A mortgage is a loan to purchase a property from a bank or building society. The property purchased is used as security to guarantee repayment of the loan.
Neighbourhood Management
Outline Business Case
A City Council service that works with the local community and services to ensure that services in the area reflect the needs and aspirations of the local community.
An Outline Business Case has to be produced by the Council and approved by Central Government to enable the Meadows Housing PFI Scheme to go on to the next stage. The Outline Business Case defines the range of the works to be carried out, the cost and how the Scheme could be delivered if Central Government confirmed the award of a ÂŁ200m PFI credit to the City Council. Proposals within the Outline Business Case are not set in stone and may change as the Meadows Housing Scheme develops towards a final business case.
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PFI credit
“PFI� is short for Private Finance Initiative. If the Meadows Housing PFI is awarded a PFI credit it will represent commitment from Central Government to provide a sum of money to build, manage and maintain the Housing PFI Scheme over the life of the contract (proposed to be 25 years).
Radburn property layout
The Radburn property layout was designed in to separate traffic from people, with a pedestrian path system that tries not to cross major roads at ground level. This creates under passes, cut-throughs, and a large number of poorly overlooked alleyways and open areas which can lead to anti social-behavior, crime and fear of crime.
Redevelopment
Areas that are proposed for redevelopment will see wide scale demolition and clearance of properties. These areas are proposed for the building of new homes or the New District Centre.
Refurbishment
Refurbishment refers to works to improve Council homes and could include works such as installing or replacing double glazing, fitting new kitchens or bathrooms. In the New Meadows, refurbishment will be done through the Housing Scheme, and in the Old Meadows refurbishment will be carried out by NCH through the Decent Homes Programme.
Regeneration Zone
An area which has been identified for regeneration through selective redevelopment and refurbishment.
Remodelling
Properties that are being remodelled are part of the de-Radburnisation (see earlier explanation) of the New Meadows. Remodelled properties will be turned around which involves different types of work depending upon what type of house you live in. Most properties can be turned around by moving the services (e.g. gas and electricity) from one side of the house to the other, and changing the layout of the gardens, paths, gates and boundaries.
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Shared Equity Scheme
These schemes are designed to help people purchase a house they could not otherwise afford. The purchaser buys the biggest share of a property and the remaining part is purchased by a third party, such as a housing association or a local authority. The “borrower� effectively owns the property and can decide what to do with it but has to pay back the other share if the house is sold.
Stakeholder
A stakeholder is anyone who is involved or affected by a project which can include the City Council, NCH and other service providers (eg Meadows Partnership Trust, Primary Care Trust) local residents and local businesses.
Sustainable
Sustainability can refer to a number of different things.. Environmental sustainability means things like using different modes of transport or trying different ways to build and refurbish homes which do not have a negative impact on the environment. Economic sustainability for the New District Centre, means a place where the range of retail and other facilities are able to be successful without additional outside investment. Social sustainability refers to a successful community with a mix of people.
Transport Hub
The proposals for improvements to the railway station which will provide access to a range of public transport including the tram interchange, buses and trains.
Utility Services
The suppliers of services to properties which include: gas, electricity and water.
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