I have now been Mayor of Bedford for more than four years. What follows is my report to the Executive of Bedford Borough Council of the issues I have dealt with during that time.
Report of the Mayor as Portfolioholder for Borough Regeneration
Preamble
At a meeting last year, the council asked that portfolio holders provide regular reports on their activities to the council. This was forwarded to the executive albeit the decision was finally mine. While I was not prepared to make this a rule which would then be binding on all future mayors and executives unless countermanded by full council, I could see its merits and promised to encourage portfolio holders to write reports to the council. What follows is my report on my activities since election.
In preparing this report I have been aware that the topic cuts across most other portfolio areas, particularly environment, housing, planning, community safety, arts and culture, transport and parking equality and licensing. I take this opportunity to thank all those who have held or are holding these portfolios for their help and support over the past four years. I also thank the officers for their generally sage advice and hard work.
Town centre
The period before I was elected gave me the opportunity to find out what people from all over the borough thought of Bedford town centre. The response was not flattering. Complaints ranged from dirty, litter-strewn streets, the multi-storey car parks which were described as dirty, dark and dangerous, poor quality shopping, the price of parking (particularly in areas close to Rushden and St Neots where parking was free), too many drinking establishments in the town centre; a feeling of insecurity on the streets; heavy, slow-moving traffic especially when children were at school.
The bus station was a particular focus of dislike because of dirt, litter and the claim that nothing was done to stop it being a refuge for drunks. There was also a cynicism about whether it would ever be replaced.
There were complaints of a lack of facilities for young people and for more mature citizens who were not attracted to evenings of drinking. Many bemoaned the lack of a theatre and the Granada Cinema was much missed.
It was a cliché that the river was ‘the jewel in Bedford’s crown’ but people said too little was made of it.
Many people preferred to shop in one of the towns around Bedford. There seemed to be a belief that parking in Milton Keynes was free, although in reality only a small area at one end of Central Milton Keynes was free; the rest was charged for.
It was evident that past attempts to ‘talk up the town’ had failed to alter attitudes and visible action was needed to show that Bedford could and would move forward.
First steps
My first actions were to increase the frequency of street cleaning, gum clearing and graffiti cleaning in the town centre (the Gold Zone) on the basis that this was the area which would impact first on locals and visitors alike. The centre street cleaning was doubled, a gum busting machine was purchased for £90,000 and another graffiti cleaner was also bought. The intention was to deal with graffiti complaints within 24 hours in the town centre and 48 hours elsewhere, although it was hoped - and generally achieved - to reduce those times.
There were and continue to be problems with the gum-buster as it is slow, painstaking work and could not be done while the streets were busy which effectively reduced the times of operation to the small hours.
It has to be accepted that by its nature, cleaning up is a never-ending process. As I pointed out to those who complain that no sooner is an area cleaned-up than more rubbish appears, you don’t only wash your face once a week.
I took two other actions immediately after taking office: one was to support the work of Bed:Safe, designed to make Bedford’s night time economy safer. I take this opportunity to applaud the excellent work of Gillian Anderson and her colleagues in making Bed:Safe a model operation of its kind.
The other was to write the case for Bedford to become a pilot town for a Business Improvement District (BID) which I completed within a week of taking office. In due course Bedford became one of a score or so towns and business centres to be allowed to set up a BID which has now been in operation for 15 months.
Markets
I next turned my attention to markets with an intention of setting up a gourmet food market, a flower and plant market and an antiques market, on different days of the week. The food and flower and plant markets have now been operating more than two years and as more people come to live in the town centre these will improve. Discussions with similar enterprises elsewhere have demonstrated that markets take a long time to develop. It was unfortunate that we had to go straight from free stalls to full price after three months as we lost a number of stallholders at that time but we had a limited budget which would not have allowed the market to be rent free any longer. It would also have gone down badly with the stallholders on the Wednesday and Thursday markets who resented even the three months rent-free period. My response was that those markets have had the benefit of being established hundreds of years while the new markets had to be promoted.
There has been an unforeseen benefit in that a number of traders on the food market in particular have chosen to take stands on Charter Market days. Increased trade on farmers market days and during visits from French and Continental visiting food markets also show that there is a demand to be met
Security.
Security in the town centre had been a problem, with the police reluctant to commit resources for deterrence rather than dealing with actual incidents. More on this later.
Town Centre West
All the above measures were, to some extent, palliative. It was evident that the problems of Bedford as a commercial centre could only be remedied by increasing its attractiveness as a place to shop and do business and this meant redevelopment. There were three obvious sites: the Bus Station and the surrounding area, Castle Lane and Riverside Square.
The bus station - now more accurately known as Town Centre West - had already been in the council’s sights and by the time I was elected a process had been undertaken to invite interest from developers. A rather downbeat assessment of the town centre resulted in a disappointing five responses. By the time I took office this was down to three, St Modwen, London and Lisbon (which passed its interest to Thornfield) and Amey. All three presented initially; St Modwen and Amey stuck to the brief as agreed with Stagecoach as owner of the bus station; Thornfield went ‘off piste’. Despite this, Stagecoach expressed a strong, indeed forceful, preference for Thornfield. When the town centre jury selected St Modwen, Stagecoach threatened legal action. I will not go into the details, but in the end Stagecoach dropped the action and paid the borough’s costs. A new and more co-operative era between the parties followed and continues to this day. However, the legal problems caused a substantial delay although, when taking into account the town centre development report demanded by English Partnerships which took nearly a year to complete, it probably made little or no difference.
From the word go I insisted that Bedford would not tolerate another shoddy shopping centre of the type that had disfigured the town centre since the early 1960s. Quality design and materials were insisted on and this was well-understood by St Modwen. An outline planning application was presented early this year.
This is a complex site in several different ownerships including BPHA properties to the north. Moving existing tenants and owners needs to be carried out with sensitivity and a proper regard to their preferences for alternative accommodation.
Greyfriars police station will also have to be demolished and negotiations with the police are under way. The new development will have a ‘police post’ within it.
The upshot should be a lively and vibrant town centre which will include a department store, a town centre food store, a cinema, parking to replace that lost in town centre schemes, and more people living in the town centre. I would hope that an operation such as Waitrose will come in as Bedford is well-supplied with ‘value’ stores (Poundstretcher, two Lidls and a possible Aldi in Goldington) and Bedford needs to go upmarket. There is already a Waitrose in Rushden and Ampthill and my fear is we could lose ground to those centres unless we can match their offer. The developer is in the driving seat in this respect but I have made my desire clear.
Work on Town Centre West is due to start in 2008 with an estimated completion of 2011. If those dates are met, progress from 2004, when St Modwen was chosen, will have been remarkable. The average time taken for a scheme of this size from choice of developer to completion is 13 years.
Castle Lane
As is well known, Castle Lane was cleared for redevelopment in 1963 and has been a rough surface car park ever since. While its existence in that form may have pleased people who wished to park behind the High Street, particularly those who disliked using the multi-storey car parks (MSCP) at night, there can be no doubt that it was a waste of an important site in the historic centre of town.
There have been some attempts at development, including a rather curious process in the late 1980s which resulted in a proposal for an Italianate colonnaded office block which was put paid to by the property slump of the late 80s. Another proposal was to sell it for around £150,000. While it was not the easiest site to develop, that seemed a gross undervaluation and it was not pursued.
Long before I was elected there was a great deal of interest from members of the public in the idea of a food museum but the preference of Mocha, the organisation concerned, was for a London site and the idea was taken no further at that time.
Upon being elected, I contacted Mocha again to see if its view had changed. It appeared that it had and members of the organisation visited Bedford several times and made a presentation to councillors. The result was that Mocha was invited to come up with a plan at its own expense. However, for reasons which appeared to be, at least in part, a reluctance of the Heritage Lottery Fund (HLF) to fund any new museums, nothing transpired and in due course Mocha bowed out.
I then reverted to the idea of an architectural competition I had first mooted many years earlier. Money was obtained from English Partnerships to provide half the prize fund and a very large entry was received. It included one or two spectacular ideas which were, however, difficult to reconcile with the condition that they had to be economically viable. The winner was the London architects Ash Sakula with a mixed development designed to make the area a cultural quarter anchored on the Cecil Higgins Art Gallery and Museum (see below).
The chosen developers were Complex Development Projects(CDP). With a number of other councillors, I visited CDP’s completed site in Coventry which had many similarities with Castle Lane although it was bigger. We liked what we saw.
Site preparation work started this month, 44 years after clearance, and completion is expected in 2008. To encourage local traders wishing to start up in business, forms of tenure tailored to their needs will be made available in some of the units. There will also be live-work units as well as apartments, cafes and restaurants. It is intended that Castle Lane cultural quarter will attract visitors who do not wish to seek their entertainment and leisure among the High Street pubs and clubs. It is anticipated that improvements and changes to CHAG and Bedford Museum will increase the number of visitors to the area, benefitting both the development and the cultural offerings (see below). Work has already started on site and estimated completion is late 2008.
Riverside Square
As mentioned in my preamble, a common criticism of Bedford is that it does not make enough of its river. While the reach from the Town Bridge to the Cardington sluice is undeniably attractive, there is little to do other than walk. Even rowing is limited to the rowing clubs, something which may change if the Willington Rowing Lake is completed allowing less strenuous forms of boating on the river itself.
Except for the hotels and Nicholls Brasserie, there is nowhere for people to enjoy a drink or entertainment by the water and all except the Park Inn have a moderately busy road between them and the river. In consultation with officers and the Town Centre Working Group, the existing Riverside car park (owned by the borough council) was earmarked for a development which would include residential, quality restaurants, wine and coffee bars and some shops around a square on a plinth under which would be provided service access and parking for at least some of the apartments. Others could be provided with space in River Street MSCP.
This development proved controversial because its classical style of architecture was opposed by those who prefer modernism. While not opposing modernism, the view was that this important site deserved something special by way of a building. I took a cue from the Quinlan Terry designed development on Richmond, Surrey, riverside which, while disliked by many architects, is immensely popular with local people. I went there with officers and members and there was agreement that a development broadly along the same architectural lines would be suitable for Bedford’s riverside.
Quinlan Terry produced a drawing which was displayed at a town centre exhibition in May 2004 and received substantial support although a minority vehemently objected. In the end, Terry’s design was rejected because developers felt that his preferred methods of building would be too expensive and render the development non-viable.
The 17 developers who had originally expressed an interest were winnowed down to a shortlist of three of which the chosen company was MCD of Birmingham who gave the design work to Michael Morrison, an expert in the classical style who has worked for English Heritage. He drew up the plans which were accepted by a majority of the town centre working group.
The financial aspects were excellent for the council, with a guaranteed income of £168,000 a year (capitalised at £2.8million), £1.2million for social housing and a stainless steel foot and cycle bridge at a cost of £1.1 million, a return of more than £5 million.
The council has also demanded that sustainability of the scheme exceed the Government’s BREEAM target. A target of zero carbon footprint was not feasible but this style of building can be expected to last longer than one built using the most modern methods so net sustainability over its lifetime may be equivalent.
A number of steps can be taken to reduce carbon emissions by half which will be considerably better than BREEAM. These would include energy efficient light bulbs, grey water for flushing lavatories and cleaning cars. As is known, combined heat and power (CHP) and a ground source heat pump (GSHP) are also under investigation. The latter would cost £1 million which would not be borne by the developers unless they were permitted to save an equivalent amount elsewhere. As stated above, the return to the council is more than £5million, so contrary to the impression given by some people, a GSHP paid for by the council would not amount to a subsidy to the developers, although it would decrease the council’s return from the site by the cost of the GSHP’s construction. If the reduction in power costs enabled the developers to charge more for the units, half the overage would accrue to the taxpayer. Investigation is going on into the viability of a GSHP and potential funding sources.
The developer has applied for planning permission. While there is expected to be some opposition, if consent is granted within a reasonable time, completion is expected by the end of 2009.
Cecil Higgins Art Gallery and Museum
Ever since I was elected there have been suggestions that these facilities were expensive and consideration should be given to whether they provided value for money given the comparatively small number of people who visit them. My response has been that Cecil Higgins Art Gallery (CHAG) contains art and other items worth upwards of £100million and I saw it as an integral part of Bedford’s heritage which should not be dispersed, especially as the borough would not be a financial beneficiary. In addition, if Castle Lane was to be built as a cultural quarter, there was no sense in getting rid of the culture. The challenge was how to make CHAG and the Museum more of a feature of Bedford life, attracting locals, tourists and other visitors.
When I took office the council was waiting for a report from Lords, an arts consultancy, on the future of CHAG and Bedford Museum which would provide the basis for an application for a £10 million grant from the Heritage Lottery Fund (HLF). I was disappointed when it arrived because of what I saw as a lack of a vision and sent it back for further work. I did not feel the second version was much better but reluctantly accepted it rather than start from the beginning.
In order to attract outside funds, the council would have to demonstrate its commitment. The council allocated £2million to the project which, it was hoped, would draw in funds from other sources, including the Wixamtree Trust and the Bedford Charity. Substantial sums were pledged and, in addition, the Government offered £2.5 million of GAF money for taking storage offsite, refurbishing the Grade II listed art gallery (not to be confused with CHAG) and the Hexagon. The work has to be started by 2008 to ensure that the GAF money is received.
Subsequently it was reported that HLF was suggesting an application at regional level - under £5million - but it was believed that this could be achieved. A London architect with Bedford connections, Peter Inskip, was commissioned to produce proposals as to what could be done with the buildings to improve the audience offer. It was therefore a great disappointment when our application, even for the smaller amount, was rejected by the HLF for reasons which became no clearer after a meeting with its representatives who seemed to be unable, or unwilling, to explain clearly what the problem was.
The chief executive, the director of economic regeneration, Cllr Pat Olney, the portfolio holder for Arts and Leisure, and John Moore, director of CHAG and the Museum, and I discussed what could be done within the resources we had, provided those who had already offered money, such as Wixamtree and the Bedford Charity stayed in the game. We settled on making more space available to CHAG so it could bring home exhibits which were on loan because of lack of space in Bedford and identified the problem with the museum as being that it was too diverse and lacked a unifying theme.
The emerging opinion was that it should become a Museum of Bedford with perhaps two or three central themes and revolving exhibitions around that core. For instance one of the permanent exhibitions could be how geology shaped Bedford which would include the story of Oxford Clay, the brick industry (which, by that time, would be history), the immigrants it brought to the area with their oral histories. Another might be ‘politics and beer’, telling of the influence that brewing has had on local politics (referring back to ‘Radical Sam’ Whitbread, MP for Bedford at the time of the Great Reform Bill), which could include a traditional brewing facility with a sales line of Museum Ales. A third could include displays of the borough’s regalia and silverware, presently hidden in the Mayor’s Parlour where it can only be seen by invited visitors.
Among the revolving exhibits could be the history of the local media, and of the Beds and Herts Regiment (which has a museum in Luton which might be prepared to share its exhibits with Bedford). Other themes might include the siege of the Castle.
One of the most important educational ideas is to provide a timeline which would relate different strands to what was going on elsewhere at the same time. For instance, if one wanted a picture of Bedford at the beginning of the 20th century one would be able to pick up industry, politics, what was in the newspapers, furniture and dress, linked via colour coded captions which would direct the inquirer to related exhibits. It would have the benefit of unifying CHAG with the museum. It is intended to seek a museum ‘designer’ to work out how these themes could be addressed to encourage more visitors and repeat visits. The Grade II listed Art Gallery behind CHAG could then be used for travelling exhibitions for which, in some cases, entry could be charged.
Castle Mound and Cecil Higgins Gardens
The refurbishment of Castle Mound was largely designed and underway before I was elected. Additionally I approved the mosaic at the foot of the mound, the interpretations and the decision to make a feature of the ice house. Regrettably all of these except the mosaic have suffered some vandalism, most recently the ice house, but there is a widespread acceptance, including from English Heritage, that the area is now much improved.
Harpur Street Central
The Harpur Street Central improvements were designed before I took office but carried out after I was elected. Lessons need to be learned before any scheme which has to accommodate both pedestrians and large delivery vehicles is undertaken again. Rarely does a week go by without a lamp standard or other street furniture being knocked askew and the granite paving being damaged. Within those limitations, the refurbishment has been largely successful.
Car parking
As referred to above, there were many complaints that the MSCPs were dark and forbidding. A capital sum £4.8 million was spent on refurbishment and better signage and the three MSCPs which were improved, - Lurke Street, River Street, Queen Street - have received awards for their security.
It is unfortunate that all three of the development schemes outlined above involve a temporary loss of car parking in the town centre. An assessment of parking need in the town centre has been made which has shown there is substantial over-capacity. Nevertheless there will undoubtedly be some difficulties, with a need for drivers to adjust to the situation until new parking in Town Centre West comes becomes available. The Park and Ride at Elstow is proving popular, and the situation would undoubtedly be helped by one or more of the other proposed P & R schemes coming on stream in the near future.
Meanwhile arrangements are being made for people, particularly the elderly, who need to be driven in for purposes of pleasure or worship. The first car park to be closed is that of Castle Lane. Availability of about 50 spaces has been identified in nearby streets. In addition, the Lurke Street MSCP will remain open late at night for a trial period of two months. When work starts on Riverside Square a similar arrangement will have to be made using River Street Car Park. If there is sufficient demand late parking will become a permanent feature,
It is estimated that by the time all three town centre schemes are finished the net number of town centre spaces will be close to present availability and there will also be the capacity generated by any additional P & R schemes coming on stream.
Should the borough achieve Unitary status it will take over traffic and parking management from the county council. With it will come an opportunity for creative thinking both on parking and the opportunities for integrated public transport which must be seized.
Community safety in the town centre
As stated in my preamble, there has been a perception that Bedford is a dangerous place, particularly in the town centre and its car parks. It may be that the perception exceeds the reality but that does not help very much.
From the beginning I sought to persuade the police to provide a greater presence in the town centre. Initially there was a reluctance to commit officers to preventative work rather than dealing with existing incidents. This has changed and we now have a town centre squad consisting of six officers, a sergeant and an inspector plus police community support officers (PCSOs), the latter part-funded by the borough. I thank community safety portfolio holder Cllr Margaret Davey and Chief Superintendent Andrew Frost for their hard work and vision in bringing this about.
In addition, as referred to earlier, the effect of Bed:Safe on the night time economy has been very beneficial, particularly in its ‘banned from one; banned from all’ programme and the taxi-marshalling scheme. These and other measures, including retailer net radio and increased activity by the BID-financed Blue Caps have led to an astonishing reduction in town centre crimes of shoplifting and criminal damage of 55 per cent over two years.
Off-centre
Kempston
In my first budget I was urged to allocate a considerable sum for the replacement of the Boilerhouse Gym at Hastingsbury School, Kempston, which was due to be closed because the school needed the space.
After discussions and negotiations with former Cllr Shan Hunt, a sum of £690,000 was allocated and I had the pleasure of opening it in May 2006.
I also responded to requests to clean unsightly graffiti from the Addison Howard Centre, even though it is not owned by the borough council, as well as taking up local issues at the request of, and with the co-operation of local councillors. These included fly-tipping, localised flooding, non-operating streetlights, and other matters.
Church Lane
Quite early during my term of office I reacted to demands that the Church Lane shopping precinct, Goldington, be provided with more facilities by bringing the former P&A Supermarket into community use. A good deal of time was spent on schemes emanating from a number of different local sources, but all fell on grounds of practicability and/or finance. It became evident that the only practicable option was a redevelopment centred round the Church Lane shopping area. Coplan was appointed as the developer and the first draft of its ideas have already been out to the community for consultation. They include a much improved shopping area along with better community facilities and a local supermarket. A development agreement is being prepared and it is hoped that work will start on the project late this year or early 2008.
Clean Sweep and Street Pride
Elsewhere outside the town centre, I instituted the Clean Sweep programme and Street Pride with the intention of increasing the ‘liveability’ of some areas which gave the appearance, justified or not, of neglect. These ‘blitzes’ have now taken place in Goldington, Queens Park, Kingsbrook, Cauldwell and Kempston and have been marked with street signs giving the name of the road and the legend ‘Street Pride 2006′.
It is my intention to continue this in 2007.
St Pauls Square
The square has been much improved by landscaping, getting rid of the old public toilets and replacing them with a state of the art facility where the former TiC used to be, a new TiC on the ground floor of the old Town Hall and turning 7a St Pauls Square into a one-stop shop for voluntary services including cleaning up the façade which shows a noble building under the grime. The listed buildings on the south side of the square belong to the county council. I managed to persuade that body to at least do a cosmetic clean-up of their facades.
Public events
Festivals
My first river festival as Mayor was 2004. Prior to this I had been concerned that the festival was beginning to lose out to cheap commercialism and was determined that it should return to its roots as a local event. Thanks largely to the hard work of Andy Pidgen and his staff this has been largely successful and the reward could be seen by the record attendances at the 2006 festival which saw large numbers spilling out into the town centre shops. An end of event free classical concert was so successful in the first year that it is intended to make it a regular feature.
A kite festival, launched in 2003 and repeated annually, has also been a success despite an almost uncanny lack of wind at all of them.
Other events
Other successful events have included Bedford by the Sea and a continuation of the Victorian Christmas Fair and various continental markets, all of which have increased town centre footfall.
Rural areas
Aware that the rural areas often felt they were the poor relations to the urban area I took early steps to change this perception by setting up a Rural Affairs Committee as a sub-committee of the executive with delegated powers. From the beginning it was chaired by Cllr Ian Clifton of Riseley, currently deputy mayor, and had delegated powers to take certain decisions, including spending ones, without recourse to me. All executive members from rural wards - four out of nine - were members. In addition all councillors representing rural wards were invited to attend and speak.
Among the achievements of the committee were the maintenance of the rural skips for disposal of bulky waste and allocation of capital grants for rural areas amounting to £1 million over four years. These grants have enabled many parishes to get on with projects they had earmarked as important but for which they did not have funds.
Projects ranged from playground equipment and additional village hall facilities to providing Odell with £47,000 to buy the freehold of its village hall which would otherwise have been sold on the open market. Underspends have been rolled forward.
I took an early decision that laybys on the roads through the borough should be cleaned up as many were in an appalling state. Since then, entry into the borough has been identifiable by the blue bins in our laybys which have greatly improved them. For the same reason I launched a programme of cleaning the verges which culminated last autumn in a six week blitz in which 12,000 sacks of rubbish were collected. This process will continue this spring.
I made it a target to visit every parish council during my term of office and achieved 40 out of 44. I discussed current issues and took questions from the floor. No previous council leader of Bedford Borough Council had done that. I also visited Brickhill Urban Parish Council. In almost every case their primary complaints concerned matters not under our control, mostly to do with the roads and public transport. This has confirmed my view on the necessity of a unitary authority for the borough.
In Bletsoe and Stevington I advised on how to approach Stagecoach and the county council in an attempt to restore or improve their bus services, and have taken up many other matters with the police and county council and other statutory bodies.
At Souldrop Cllr Doug McMurdo and I insisted that the unsightly mess of the former Castaways Club on the A6 be cleared away and the site is n