(More on this story at ‘Remaster the Plan’).
The Council’s Masterplan has left home owners and businesses uncertain what to do next. They wait for the Council to decide if their properties are to be demolished. And because no decision has been made, reassurance cannot be given about how much owners might receive for their properties or if they can be rehoused in the area.
The Messenger’s Rob Smith and Carl Rose went out to talk to those affected.
Steamrolled
Story by Carl Rose
John Keane and his partner Liz Crowther proudly showed me around their beautiful home on Lloyd Street, Fir Vale. It was easy to see the time and effort invested in the property. It looked like they planned to stay in the area for some time but if the Masterplan goes ahead they may be forced to change their plan.
The house was bought by the couple two years ago and has recently been valued at over £53,000. They have invested time and money in the property, making improvements such as wooden flooring throughout and a complete backyard renovation. The couple first found out about the Masterplan on 15th November 2004, when a carefully worded letter landed on their mat. John and Liz then attended a public meeting at Firvale School where the final draft of the Plan was discussed. John said:
“We were shocked by what we saw on the proposed plans.They plan to destroy about 550 properties, and replace them with just 250 – the maths just doesn’t add up!”
The couple are already campaigning alongside a growing number of residents for a change in the plans. Over 300 petition signatures have been collected so far, and Liz and John have written to David Blunkett to try and get some clear answers to many of the residents’ concerns. Mr Blunkett told them he’d heard lots of negative things about the Masterplan from residents, and although he did not want to pre-empt the result of the consultation, he admitted that perhaps more positive solutions should be considered instead of demolition.
John feels that, faced with forced relocation, the area is collectively stressed by the plans:
“The options the Council are offering are useless to the majority of residents. Regeneration should be for residents not for a new wave of people to move into some planners dream after residents have been for forced out.There needs to be some lateral thinking about the development of existing properties and improvement of the green spaces around the area.”
The Council told John and Liz that, if demolition went ahead, existing residents could be relocated while the demolition and rebuilding takes place. Residents could then move back into better homes, but John doesn’t see how this could work:
“Where will we go for the two or three years it will take to get new homes built in Fir Vale. And the new houses will probably be worth double the value of our house, I don’t have the resources to fill that gap.”
The Council have also asked if they would like to move to a new development at Woodside or Parson Cross, but John and Liz say they will not be going anywhere and they will fight through the courts if necessary, citing the Human Rights Act, along with many others who feel the same way.
Liz added, “The only good thing to come out of this whole mess so far is a growing community spirit.”
Left in limbo
Story by Rob Smith
Sophie Woodrow and partner Kevin Eckersley live in a nice two-bedroomed terraced house in Wade Street, Fir Vale.
“We bought the property in July last year,” explained Sophie. “We were unaware of any plans for demolition and neither were the people who sold us the property.”
Kevin explained that as first-time buyers they’d planned to remodel and work on the house but are left in a position of not knowing what to do next.
“While we wait for the outcome of this plan we can’t develop the property how we wish.We’re left in limbo with concerns about losing our whole investment.They haven’t given a minimum price or confirmed rehousing in the same area.Any compulsory purchase offer is at market value plus ten percent, that all depends on what that value is at the time.”
I asked if that meant the purchaser could wait till market prices fall lower before compulsory purchase bids were made.
“I didn’t say that Rob, but I am aware some local buyers had planned to move into the area before the regeneration news was public, but have been prevented by mortgage lenders. Of course they don’t want to risk lending on properties they hear may be demolished. Estate agents are not selling any homes in this area, leaving local people waiting on a decision from the Council.”
Sophie reminded us about the stress caused by moving house or feeling unsettled in our homes.
“We’ve received no counselling and although we’ve been to all the meetings, even now none of our questions have been answered. I don’t want to lie in front of bulldozers, all I want is somewhere nice to live.”
Although planned new houses will be bigger, there won’t be as many. “We haven’t been offered any conditions of purchase on the proposed new properties,” Kevin adds.
Businesses blighted
I also went along to see the Bennett brothers of Bennett’s Tyres, situated on Kilton Hill. They had a lot to say on the whole Masterplan and how, as a local business, they’ve been treated within the consultation process.
“We’ve been here over 19 years and I can understand why they want to redevelop,” said Steve.“But why disrupt people’s lives who’ve been here so long and, like us, just want to make a living?”
Aware that the value of the property as a tyre business is not the same as residential premises, the Bennetts are sure they will lose out financially. They believe that the rumour of demolition alone will have a negative affect on their business and the area, that it will cause a domino effect leading to devaluation of properties.
“It’s a sad episode Rob,” added Richie. “People feel the effects of policies and decisions being made by those who aren’t on the ground. I believe the land is worth a lot more than what they’ll ever offer us.”
The brothers mentioned recent one-toone meetings held with council officials.
“At that meeting I brought up the issue of compensation payment, for the disruption and the affect the revelation of the Masterplan is having on businesses,” continued Richard.
“Because they’ve put a blight on the area then people could claim ‘blight’ compensation which they didn’t disagree with. Although it won’t be a lot we’ll be applying for it I guess.”
Compulsory purchase
I spoke to Bradley and Foulds, mechanics situated above Bennetts Tyres for 15 years. John Foulds explained that having received the letters about the regeneration they’d both gone to see the Masterplan.
“When they told us what was going to happen our main concern was the business. We had meetings with the Council and their valuation officers. If plans do go ahead then we will all receive compulsory purchase orders for the buildings. I guess we would go along with any regeneration plans providing they treat us fairly in the evaluation of the property.We’d want the moving cost as well as loss of business payments.”
Next to Bradley & Foulds is Low Kost Taxi Spares & Repairs. The owner, Mr Mzafeer has been trading for eleven years, and explained he was only made aware of these plans a few months ago.
“It’s really going to affect my business. I employ four local people here. If the plans do go ahead I want the relocation of our business, whose yearly turnover is half a million, to a viable area in Burngreave. I would also like to be paid compensation for any loss of business and removal cost. Rob, this will cost somebody a lot of money.”
Council reassurance
The Messenger raised some of residents concerns with the Council who told us:
The amount of compensation people receive if their properties have to be demolished is covered by the Land and Compensations Act. Home owners are entitled to the market value of their house plus ten percent. The valuation is done by Council officers following the final decision by the Council.The valuation does not take into account the fact the property is being demolished, so this will not affect the price. Properties are valued on an individual basis, taking into account their condition, size, presence of central heating for example. The Council will pay for individuals to appoint their own surveyor and can pay for any legal fees.Tenants receive £3,000 home loss payment plus a disturbance allowance – to cover reinstallation of the new property’s amenities, eg cable TV.
Councillor Chris Weldon, Burngreave resident and Cabinet member for Neighbourhoods, reassured us that the Plan aims to benefit existing residents.
“We want a Masterplan that the community supports. If there is massive resistance we will certainly reconsider our position.We are very keen for residents to be involved in the process and people’s opinions will feed into the final decision. The plans at this stage are something to work around; we need the Plan to get the funding to make positive changes to the area – we only have this one chance. I sympathise with those residents who feel uncertain about their futures because of this process, but if we want people’s opinions, it takes time. As soon as a decision is made I will be able to reassure people about what will happen next. If we do end up with a decision to demolish houses, no-one will lose out financially.We want existing residents to benefit from the developments and get a better deal.”
If you have any concerns or questions about the Masterplan contact Maria Duffy on 273 4992, or the East Sheffield Regeneration Team on 256 2182.