We have been asked lots of questions about how and why we shaped our bid to the Future High Streets Fund. Our 'frequently asked questions' (FAQs) below will address these questions and bust some myths surrounding our bid.
Where did the money come from?
All councils were invited to bid for this money as part of central government’s Future High Streets Fund, to support the regeneration of our High Streets. Barnstaple’s bid was submitted to MHCLG in July 2020. We requested £9.45 million for four projects in the town. We were awarded 69% of our bid and will borrow the shortfall in the budget to enable all four projects to be completed.
Why are you only spending the money on assets you own?
The Barnstaple Vision identified projects that would be transformative for the town. Projects that formed part of the Future High Street bid had to align with this Vision, have a transformational impact and represent market failure i.e. projects that the market couldn’t deliver. 36 and 37 Boutport Street were in private ownership at the time of the bid but were in a significant state of disrepair (that the market could not address - 37 had been destroyed in a fire in 1990), as such the acquisition of the asset and a proposal to regenerate/rebuild it formed part of the project. In short, had we not purchased 36/37 Boutport Street, these sites, in the centre of town, would have continued to deteriorate. The fund could only be used for capital and had to be state aid compliant; the fund could not be used to give competitive advantage to one business owner/landlord over another.
What is the programme for these works?
The Pannier Market project is now complete and was delivered in budget. Work has started on 36/37 Boutport Street and is programmed for completion in December 2025. The work to the Queen street car park will be carried out in three phases as follows:
- 1st phase of Queen Street car park – May to September 20024
- Bear Street carpark and the access from Alexandra Road: October 2024 – February 2025
- 2nd phase Queen Street car park – January 2026 to March 2026
Were the public consulted on the way the money is being spent?
Yes. The projects we are carrying out were identified through extensive public consultation and were supported. This consultation was with the public, businesses and community groups. The projects were then approved by Full Council in February 2021 and April 2022.
Why are you bothering to spend the money on a car park?
The works to the Queen Street/Bear Street car park are required – the car park was at end of life and in need of resurfacing – the fund has however allowed us to enhance the car park provision, to include the new access from Alexandra Road, for example.
Why hasn’t the car park work been carried out in phases?
The works to the car park will include a new entrance from Alexandra Road into a new combined Queen Street/Bear Street car park together with new drainage, resurfacing, new lighting, improved parking bays (oversized bays/disabled bays and larger spaces for parents with children), improved landscaping etc. In addition to consultation with the wider public, we have met and corresponded with businesses in the locality, and particularly Bear Street traders, on a number of occasions.
Whilst it would have been the contractor’s preference to deliver the works in a single phase, having spoken with traders it was clear that to minimise impact a part of the car parks needed to be open. Contractors advised that Bear Street car park could remain open whilst the works to Queen Street car park took place and vice versa. They confirmed that the site area could not be reduced further.
We are aware that any construction works can cause disruption but in order to support this part of the town during the works, we have:
- ensured that either Bear Street or Queen Street car parks remain open for the duration of the works
- retained rights of way and vehicular access to property to support deliveries etc.
- put clear signage out to divert people from Queen Street car park to Bear Street car park – we responded quickly when businesses advised that this could be improved and put additional signage in place
- placed clear directional signage once in Bear Street car park directing footfall towards Queens Walk and Bear Street
- issued a Press Release to support businesses in Bear Street and shot a promotional video; in which many businesses participated
- offered promotional stands in Green Lanes and the Pannier market to advertise their businesses
- planned a summer trail to drive footfall to this part of town
- asked traders whether they have any ideas for further marketing
The works currently underway on Queen Street car park should be completed at the end of September 2024. The car park will then reopen and Bear Street car park will close. This is programmed to open in early February 2025. We will continue to work closely with the contractor to monitor progress.
Why did you cut down trees in the car park?
The removal of the trees was necessary to enable the resurfacing and amalgamation of the car parks. As part of the development of this project and to inform the scheme, we asked an arboriculturist to carry out a survey of all the trees within the car park and site of the new Alexandra Road access. They concluded that only three of the trees in the car park were of moderate quality; showing signs of decay, with an estimated remaining lifespan of 20 years, while the rest were low quality.
In total for this project, we are removing 16 trees. We will be replacing all of these – and adding several more – with a lifespan of between 200 and over 1000 years. Whilst it is sad to have to remove trees in the process of making these improvements, ultimately this decision will bring wider benefits to the town centre, long into the future.
We have also worked with an ecologist who visited the site prior to works starting and found no evidence of nesting birds - and reminded our contractor of their obligations. Likewise, an archaeologist will be invited to site should anything of interest be found during the works.
Why can’t you provide a route across the car park during the works?
This hasn’t been possible to date as a main drainage run has to be installed through the length of the car park. This work will be completed by the middle of July and the contractors have then agreed to provide a fenced route across the car park to re-connect Queen Street to Queens Walk.
Can't the fund be spent in Ilfracombe?
This fund is specifically for Barnstaple High Street. We are committed to understanding what other opportunities might be forthcoming for our smaller towns and are working with partners on these. A further £1.5million has recently been awarded to secure the provision of a watersports centre in Ilfracombe.
Why can't you use the fund to reduce parking charges?
This fund is capital and has to be spent on transformational, physical changes to the high streets and immediate surrounds. We are unable to use this money to reduce parking charges.
Why don't you use it to repair the roads?
The money has to be spent in the high street and town centre. We will continue to work with Devon County Council on the maintenance of highway infrastructure.
Why don’t you use the money to address the empty shops, properties in disrepair and litter on the High Street?
We have a Vision for Barnstaple, which picks up on all of these points. We are only allowed to spend up to 5% of the fund on ‘beautification’. We firmly believe that these issues need to be addressed and will be working with Barnstaple Town Council and voluntary groups to help – we need to collectively care for our town.
When it comes to the condition of shops, we are very limited as the council does not own these properties. We are encouraging business owners to make improvements though and offer Town Centre Enhancement grants which provide funds specifically for business to make improvements to the fabric of their buildings, including giving them a “lick of paint”.
Why don't you use the fund to tackle the homelessness issues?
Our housing team are doing remarkable work with the Freedom Centre, the police and other partners to help those that are homeless. We are unable to use the fund for this purpose.
Can't the fund be used to reduce excessive rents?
No - we are unable to control rents of privately owned properties.
Why don't you use it to provide grants or business loans?
This fund is capital and has to be spent on transformational, physical changes to the high streets and immediate surrounds. We are unable to use the Fund for this purpose.
Why don't you do something with the Oliver buildings?
The Oliver Buildings do not form part of the bid but it is recognised that they are a concern. These are privately owned and have planning permission. We will look to work with the owner to understand how barriers to delivery might be unlocked.
Can you use the fund to address the flooding risk in the town?
We are unable to use the fund for this but we do have a Flood Development Programme for Barnstaple and we are working closely with the Environment Agency to deliver this.
Is the council lining its pocket and only protecting its own interests?
No! We commissioned consultants to help us work up a future vision for Barnstaple. This identified a number of challenges for the town and key projects that the consultants considered would be transformation. The projects included in the bid formed part of these. They were supported by stakeholders and the public alike in consultation.
There was also strict gateway criteria for projects. They had to be transformational and represent market failure.
Why aren't there be separate male and female toilets at the Pannier Market?
The public toilets in the Pannier Market are separate unisex (or universal) cubicles. This means that they are dedicated, self-contained toilets and washing facilities which maintain the privacy for the user. They can therefore be safely used by people of any sex or gender identity and make it easier for parents to accompany children of the opposite sex to the bathroom.