One of Exeter’s less attractive pieces of public realm is the bus and coach station. Draughty, uncomfortable, made of brutalist concrete, and with half the site used exclusively as an overnight bus park, proposals for its redevelopment have been round for years.
Now, however, action is in prospect. The site developers – The Crown Estate and TIAA Henderson Real Estate – recently staged a small exhibition of their plans to gauge public opinion. There was no model, only an outline plan showing areas marked for retail, restaurants, leisure and a cinema, plus a new more compact bus station and a small greened public open space. The development is being presented as an extension of the existing Princesshay shopping centre.
Armed with the public’s views, the developers have said they intend to submit an application for outline planning permission before Christmas. Whether what the developers have collected really represents the public’s views is a moot point. Visitors to the exhibition were asked to complete a form which asked them to express a view on five propositions, by ticking the box for each one to state whether they strongly agreed, agreed, didn’t know, disagreed or strongly disagreed.
Let’s look at the five propositions (in italics), with my comments on each.
1. I think the extension of Princesshay and the proposed leisure facilities are a good thing for the city. No opportunity to support the new leisure facilities – which will be a swimming pool – without supporting the rest of it.
2. I think the bus and coach station is in need of redevelopment to provide a new gateway to Exeter. A no-brainer, barely worth asking.
3. New and accessible public spaces in the city centre will benefit visitors and residents alike. Well, yes, they probably will, but the statement is not related to the development under discussion.
4. I would welcome an increased variety of places to eat and drink and more choice in city centre leisure activities. Again, no opportunity to disaggregate the proposition. Many people in Exeter would like to see a new city centre theatre on the site, but that’s not on offer and the questionnaire doesn’t invite comment on alternatives.
5. I think the city as a whole will benefit from this new proposed development. How can a layman form an informed opinion on this? We don’t know what the new shops and restaurants will be: will they be more chains, or will they be at affordable rents for small businesses? LOL.
The questionnaire aims to encourage respondents to say Yes to the goodies, without any recognition that there could be other issues. For example, there is no invitation to comment on the changes to traffic arrangements arising from the development even though this will have a major (if beneficial) impact on current travel patterns.
Just contrast this slanted approach to consultation with an equally recent major survey from Exeter City Council seeking information to inform its decisions on next year’s reduced budget. To take public parks as an example, the survey asks respondents how often they visit parks, what time of day (with different questions for winter and summer), what they use the parks for, and how far they’d be willing to travel to a park. The survey concludes by asking respondents to assign a priority from 1 to 5 to a range of services: cutting grass; maintaining hedges; pruning & replacing trees; planting & maintaining flower beds; maintaining buildings; maintaining features eg. sculptures, paths, gates, walls & memorials. These are open questions, with no nudging respondents in a particular direction. Which means the results will be worth something.
That’s real consultation.