Development Control Committee - TrustNews Spring 2000
Winchester enters the new century acting as host to a number of large-scale developments.
Some are almost completed, such as Winchester Gate, the houses and flats on the old Marston Brewery site; others are still being built, like the conversion of St Paul's Hospital and the associated new housing at Oram's Arbour, and the flats at Queen's Court, Peninsula Barracks, while others have been agreed but are still awaiting construction. These include the flats on the site of Bereweeke House, the nursing home on the site of Abbotts Barton House, flats on the site of Ropewalk House, North Walls, and housing at Chilbolton Court, Sarum Road. Work has still to begin on a major development running through to St George's Street (opposite The Brooks) from the High Street.
The year begins with two other important developments currently going through the planning process: on the site of 75-79 Eastgate Street where it is proposed that all the structures on the Mildmay site should be demolished and two tall terraces of houses built in their stead, and the conversion to residential use of the old Pumping Station, Garnier Road. Both are sensitive sites, but for rather different reasons.
Eastgate Street Site
The development at present proposed on the Eastgate Street site would mean the loss of a semi-detached pair of houses (permission to demolish them was unfortunately granted several years ago), a smaller characterful building and the somewhat dilapidated structure that older members might know as the old "Fads" building. Some would say these - and particularly the last - are in such a knocked-about condition that they are not worth keeping, and this is probably true in financial terms. But the character of this end of Eastgate Street and the setting of the statue of King Alfred would suffer considerable damage from the disappearance of the two buildings at present lacking planning permission for demolition. This would be especially so if this scheme were built, for the straight lines of the two new terraces pay no respect to the present curved frontage of the road leading into this important junction, and the design of the southern terrace apparently has no care as to how the new structure would connect with Eastgate House, the building that would remain on this corner. The Trust considers the proposed development would not only destroy the character of the immediate local environment, but would also be very detrimental to views across River Itchen in both directions, as well as from St Giles' Hill and other viewpoints around the City, and has therefore objected to this scheme.
The proposed conversion of the Pumping Station, Garnier Road, has a more caring approach that aims to conserve the external character of this interesting building. We understand the Planners would prefer not to have residential use on this site and that there are also Public Health and Highways objections to the scheme, and it may be that some other use, perhaps as workshops and an arts and crafts centre, might on the whole be better for Winchester. The Trust is also concerned that this scheme is being presented for a decision without consideration of the adjoining site, the present Recycling Centre which is due to be relocated in the near future. The development would have no visual affect on the local environment, but a permission given for the Pumping Station would clearly have a bearing on any scheme proposed for the adjoining site, where new buildings would be clearly visible from a variety of vantage points, such as St Giles' Hill and across the water meadows. The Trust feels these two plots of land should be considered together and that great thought should be given as to what would be the best type of development here, and has objected to this proposal until the officers and councillors have had a chance to consider this more fully.
The Pumping Station, Garnier Road
Ideally, the Planning Department should prepare planning briefs for both these important sites, but we gather they have insufficient resources (presumably both time and finance) to be able to do this. The fact that such important tasks cannot be undertaken due to lack of resources should go some way to explaining why the Trust does not chase the City to take action against the traders who temporarily occupy vacant shop premises. These traders flit in and out with such speed that it is extremely difficult for any legal action to be instigated before they disappear into the night, as they do at the first whiff of trouble. Sadly, legal departments, of both City and landlord, would say they have better things to do than chase ephemeral beings who will be gone long before anything can be done about them.
29 High Street, the ex-Hush Puppy shop adjoining The Pentice is currently housing one of these traders while various applications are being considered. One, to alter the shopfront and install a singularly unpleasant fascia and hanging sign for a travel firm (not Thomas Cook trying to extend their premises next door!), has been refused. Another puts the shop's existence under threat again. Last January we delightedly reported the dismissal of the appeal made by the Portman Building Society against the City's refusal to let the premises be used for offices, the first time this had happened to a building society since the Abbey National's successful 1992 appeal allowed them to take over a retail High Street site. The Woolwich now want to move here from their present premises on the other side of the street, and the indications are that the Planning Department is giving this proposal serious consideration. The Trust feels most strongly that to allow this would be a very great mistake because of the ambiguous signal it would give future applicants seeking similar changes of use, especially as the inspector at the Public Inquiry took particular account of the fact that the premises have one of the largest shopfronts in the area and occupy a prime location in the core of the town centre conservation area. He also noted that the shop is sited where the greatest number of pedestrians pass by, so reflecting the principally comparison-shopping nature of the street and confirming the prime location of the shop. He went on to say that the premises must clearly be of interest to any business relying on attracting passers-by (which is not important to a building society) and that a wide range of retail shops provided a chance of comparing prices, so giving greater consumer choice and beneficial competition, as well as an attractive shopping environment, something he did not feel could be provided by a building society, however good its window display. The cash dispenser and many signs shown in the application confirm that the new shopfront would be unsympathetic to both the listed building and the adjoining Pentice, and the Trust has urged in the strongest terms that this change of use should be refused.
The proposal to build a sports pavilion and form playing fields in St Cross on White's Field, Five Bridges Road has been withdrawn, and at the time of writing no alternative scheme has been suggested. We will keep members informed of any future proposals made for this sensitive site.