Development Control - Trust Annual Report 1995
For this committee the past year has been rather like the curate's egg - good in parts, and bad in others.
On the down side was the upholding of the appeal to demolish Edmond's Lodge in Christchurch Road, a Victorian house in the City's Conservation Area that the Trust fought to preserve because of the dangerous precedent that would be set by its demolition. Much battered and altered by its use as a hostel for King Alfred's College, it was deemed not worth saving by HM Inspector. It is however hoped that a similar situation will not arise again, now that attention has been drawn to the treatment expected for other houses that the college will be vacating in this area as their students move into the new accommodation in the grounds of the old West Downs School, and a close watch is being kept by the Trust on other KAC hostels that appear on the property market.
An appeal that has gone the way the Trust would wish is the dismissal of the Dean and Chapter's proposal to enclose the rear staircase of the Visitor's Centre. We strongly supported the City's refusal of this scheme because of the damage it would do to the fabric of the listed building and to the views to and from the new restaurant building, and on this occasion HM Inspector had no difficulty in agreeing with our objection and the Planner's refusal
Another good part of the "curate's egg" is the success in preserving both the Casson block and the trees in St George's Street, since the Trust was instrumental in preventing an expediency-led scheme that would have been very damaging to the environment of this part of Winchester. The Trust enthusiastically supported the proposed use of the Casson block by the Winchester District Community Services, but deplored the way in which it was proposed this would be achieved, since this would have destroyed both the architectural integrity of the building and the trees that are so crucial visually to the streetscene. We would suggest that any member doubting their importance should look down St George's Street from Jewry Street while the trees are still in leaf and it will be seen how well they screen this view from the excesses of The Brooks development, of which only the roofs are apparent.
St George's Street with trees
St George's Street without trees
Apart from the benefit when seen from nearby, the trees also make a major contribution
from further up the hill by drawing the surrounding grenery into the town
It is also encouraging that we seem increasingly to be involved at an earlier stage of the development control process, since this removes the Trust from what can appear to be only a negative response and gives us a chance of influencing events in a more productive way. The presentation of schemes prior to planning applications is especially appreciated, since it enables us to make informed judgements and to comment competently; so fulfilling our role of acting in lieu of a parish council as far as Winchester planning applications are concerned.
It is however very difficult to contain the pressures and demands of large organisations developing sizeable sites, because these are driven by the economics of paying for borrowed capital. Such developments acquire a relentless momentum that can leave the Trust - and the planners also it seems on occasions - panting along in the rear! Control of this kind of development seems mainly to depend on the efficiency and strength of the design brief set out for the scheme and the results of this happening are evident in the new Tesco development in Winnall. The City Planners had a very clear idea of what they wanted on the Tesco site, and the resulting store is a satisfactory example of what can be achieved if a good and detailed brief has been drawn up.
The Trust wishes that the planners could have been as definite with the development on the Peninsula Barracks, where the scheme seems to have developed in an ad hoc way without the benefit of a design brief for the overall aims and requirements of the site. While on many occasions the economic expediencies of events are beyond the control of the local authorities and seem to overtake (or take over?) events, the Trust feels a firmer grip could have been kept on this scheme if at the outset there had been a firm considered brief that covered not only the more obviously recognisable social and architectural aspects, but also the landscaping and movement requirements that are so very important in this particular scheme.
These latter aspects were the first consideration of a scheme, currently going through the planning process, for a housing development on the SEB site on Gordon Road opposite the Leisure Centre. Here the brief was drawn up by the conditions on the site, a high voltage cable curving across the site in a predominantly east-south direction, and a sewage pipe running north-south. Neither utility will permit housing to be built directly above their conduits, and quite a large margin has to be left on either side of the high voltage cable, so from the outset the constraints imposed on the layout have been considerable. This has produced an interesting and satisfactory layout that should look good and work well for pedestrians and cars alike, due perhaps to the fact that these aspects have perforce been moved up the design agenda. This is a sizeable, almost square, site in a desirably central area of Winchester and it is not difficult to imagine what density of housing might have been proposed for this plot had not the utilities "written the brief' in advance in this respect. There should also be a considerable gain from the proposed pedestrian access across the site leading to a new bridge across the stream to Hyde Abbey Road, due no doubt to the negotiating skill of the planning officer dealing with this application.
The indications are that this officer was working to a planning brief for such developments or for this area in particular, and the Trust welcomes the fact that, now work on the Winchester Structure Plan and the restructuring of local government has been completed, the planning department can now spend time on thinking ahead, and so try to be one step ahead of the developers.
This kind of exercise will shortly be taking place to consider what the City would like to happen in the Tanner Street/Silver Hill area after Marks & Spencer give up their warehouse and the Post Office sorting office moves out to Winnall. The Trust expects to take part in these deliberations, so if members have strong feelings about the sort of use they would like to see in this area (eg shops, houses, offices, leisure activities - or any other ideas), please let the Trust know your views so that they can play a part in these deliberations.