Friarsgate Brief - TrustNews Jun 2003
Consultation Draft Feb 2003
Response by the City of Winchester Trust April 2003
Friarsgate development site
Click to enlarge
The following comments arise from meetings of the Trust's Friarsgate Group before and after the presentation by Steven Bee, Director of Development Services, to an open meeting of Trust members on 3rd April.
The Trust congratulates the Planning Department on the straightforward nature of the Brief and the process of public consultation since its publication, particularly as both contrast markedly with the procedure at the time of the Brooks Development. We are also very pleased that on this occasion the Trust is being allowed to contribute to the process.
General Points
1. Consideration of additional areas by the Master Planner
We appreciate that it is important not to over-extend the scope of the Brief, but there are certain adjoining areas that are so directly related to the development that we believe they should be considered at the same time, as supplementary matters. The need for this is to some extent recognised, but it would be a sadly missed opportunity not to go a stage further and obtain the expert views of the Master Planner on how these areas would be affected by his proposals, and how he would recommend that planning policy might be framed for their future. We therefore recommend that an outer, hatched line be drawn on Fig.1 to encompass the following non-development areas for consideration:
- The Cossack Lane Car Park - the Brief recognises that the Cossack Lane Car Park may in the future be developed once there has been expansion of the park and ride facilities. We believe it important at this stage to consider how development of this large area might fit in with the rest of the plan.
- The Broadway in general, and in particular its frontage from Busket Lane to Middle Brook Street - The Trust would like detailed consideration of all the buildings on either side of the existing bus station regarded as an essential component of the development, and consideration given to the possible future uses of the Broadway.
- The full length of St George's Street - The Brief indicates in Fig.1 that works are likely to extend a short distance along St George's Street so that this length will automatically be considered, but it would be a golden opportunity to obtain the views of the Master Planner on this problematical street as a whole, both in practical and aesthetic terms.
2.The existing Multistorey Car Park
The Trust feels very strongly that the present car park building is wholly inappropriate to the character and quality of the centre of Winchester and should not be retained as part of what we all expect to be a development fully worthy of civic pride. We understand that demolition/replacement has a significant financial implication, but the building will in any case require major expenditure to meet present practical standards, and we suspect that its retention would also compromise sensible planning of the area. Moreover, as the photograph illustrates, it is hard to envisage how the development can achieve the design standards set by the Brief if saddled with this ugly and alien element. The views from the improved Friarsgate Road and from the adjoining future re-development of the Cossack Lane Car Park will be equally important.
3. The role of the Master Planner
The Brief is commendably non-prescriptive, but in one or two respects we believe the presentation might appear to limit the freedom of the Master Planner more than is desirable as, for example, where public open spaces are indicated at each of three major intersections. We appreciate that these are diagrammatic and need not be circular, but we suggest that enlarged open spaces at intersections are not characteristic of Winchester, and that the Master Planner should be encouraged to include public open space in whatever manner he feels most appropriate, rather than follow this illustration.
4. Stages of Public Consultation
At this early stage there is no published programme for further public consultation, and the Trust wishes to make sure that the Draft Master Plan will be available for public examination and comment before it is approved by the City Council. It is important that the people of Winchester should have the opportunity to comment on what will be the second stage of the Brief, before any work is started on the preparation of planning applications.
Comments on specific paragraphs in the Draft Brief include
It would be folly for the scheme to attempt to compete in retail or leisure terms with Southampton or Basingstoke.
Concern to ensure that the existing shopping area extends into the new development rather than that the retail centre of gravity should be moved.
Is there a possibility of servicing adjoining shops outside the development area to solve some traffic problems and improve the pedestrian environment?
Support for the retention of the mediaeval street pattern and for the imaginative use of the streams and small open spaces.
Support for the reuse of the Woolstaplers' Hall for community purposes rather than up-market flats but disagreement with the writing off of the Antiques Market which is an equally important building.
Emphasis on the importance of providing public transport access and short-stay parking for the medical centres and post office.
Welcome for the retention of the street market during and after completion of the development.
The future of the Broadway should be a matter for consideration, including its potential as a market site, and the management of coaches.
Misgivings about the siting of the Bus Station.
Support for the design section of the Brief. Encouragement of the use of the 'pentice' as a design element and the proposal for an avenue of trees along Friarsgate.
Detailed appendices covering Public Art and Retail considerations.
Copies of the full document can be obtained from the Trust's website or from The Heritage Centre on receipt of a S.A.E.