Five years on from 7/7: Missing out on cash because of wrong address

More than 600 homes have benefited from an estimated 200m pumped into the area over the past decade.

Mr Sagoo, 64, is a community activist and former council worker who has lived in Beeston since he arrived from Kenya in 1965.

But his street, Noster Hill, is just outside the Tempest Road area where run-down homes have been renovated.

He says the way that regeneration money is spent appears unfair, breeds jealousy and sometimes fuels racism based on false assumptions.

"It is unfair, no doubt about it because there are pockets of

deprivation everywhere, yet some places don't get anything."

Councillors and community workers say complaints about the

regeneration 'postcode lottery' are common.

But if Mr Sagoo is one of the losers in the regeneration game then 76-year-old Martin Ross is definitely one of the winners.

Mr Ross, a father-of-five who has lived in Maud Avenue, Beeston for 39 years was delighted his street was one of several to benefit from a 13m renovation scheme.

His terrace house had 48,000 of repairs, including three doors, eight windows, a new roof, boundary wall, tiled path, re-pointed brickwork and chimney.

Because he has limited income he does not have to pay a penny, as long as he does not sell his house within five years.

"Almost everybody in the street went for it; it's a good idea," he says.

"If you sell before five years you have to pay it all back plus interest. The good thing is, after five years is up, you have had your house repaired for nothing."

Mr Ross, who lives with his wife and is a retired builder, says: "I could not have afforded to do it up myself. Even if I could, it would not have made sense to spend 48,000 to add 15,000 of value to it."

Councillors share residents' frustration with the Government rules but generally they are relieved the area is finally on the up.

Labour councillor Adam Ogilvie said residents found it frustrating to be told their area was "not deprived enough" to merit regeneration cash.

"It is a difficult balancing act and it is in everyone's interests that both sides of Cross Flatts Park are regenerated", he said.

"The concern now is whether there will be any more money coming in. A lot of regeneration money has done some really good things but there is still a lot to do."

He says the physical regeneration of Beeston has made a difference to people's lives, in particular new school buildings, better housing, a new health centre and a much-improved park.

A Leeds Council spokesman said 292 properties benefited from large-scale repairs, with 93 owners paying nothing and 199 paying 25 per cent.

A further 230 properties benefited from a more modest "facelift" scheme which cost 1.1m and was carried out at no cost to private owners. The remainder had only very minor works carried out.

"The target area for the scheme was decided using information from a socio-economic survey into conditions in the area and in consultation with the Beeston and Holbeck Regeneration Partnership Board."