Planning Appraisal Group - TrustNews Sep 05
Worrying about possible developments in Chilbolton Avenue has almost become a way of life for members of PAG's viewing panels, and at present there is no indication that this will change. Whatever decisions are made, its character is going to alter considerably over the next few years.
Other roads are undergoing similar pressures for development, the approach int Winchester along St Cross Road being one. This important route into the City is very special, primarily because the first large structures to be seen to the east are the Hospital of St Cross complex of buildings, and in certain evening lights the church can seem almost magical when seen across the open spaces of the cricket ground and St Cross Park. Travelling along the road, the ribbon development to the right does not obtrude because of the hedges and the domestic scale and siting of the buildings, many of which are at a lower level than the road.
This could change if two current applications were granted. The Trust has objected to both.
The large development proposed on land adjacent to Little Orchard, St Cross Road, involving the demolition of four houses has been refused. However, another proposal has been lodged by the same developer, to demolish two of these houses, Overcombe & Rothiemurchus, to make way for two blocks of flats, four 5-bedroom detached houses, and two 4-bedroom and two 3-bedroom terraced dwelling. Technically, this half of the site originally considered for development - the two houses closest to the new bridge over the railway - is part of the parish of Compton and Shawford. Physically, it is an important component of this entrance into Winchester, and the Trust considers the two 4-storey blocks of flats that are proposed for either side of the entrance into the site would be more in keeping with the approaches into Bournemouth than an ancient city such as Winchester. The development would also be clearly visible from across the valley and from St Catherine's Hill, where it would impinge on the character of the water meadows and the views of St Cross and Bushfield. (This application has now been refused.)
These views would also be affected by a second proposal to demolish St Cross Lodge, St Cross Road, to build a block of 13 flats. The previous scheme for a block of 1 4 flats was refused a year ago because of its bulk and scale, and because of the detrimental effect it would have on the adjacent Area of Special Landscape Quality. Although the design has changed, the second block is still much too large, and should not rely on the existing boundary trees to hide it from view, as is suggested in the application. Trees are an ephemeral screen at the best of times: they are subject to disease, natural disaster and human activities, and in winter they tend to shed their leaves. Many of the trees on the site are deciduous, so it will be important that any structure here does not depend on greenery to hide it, but can stand on its own merits of acceptable siting, mass and design. Because the site can be seen from across the water meadows, it would be impossible for a building on this scale - whatever its design - to merge into the background, as is suggested by the applicant. The present house is clearly visible, but its scale is domestic and its appearance elegant, neither of which would be the case with the proposed structure.
City Road is also entering a period of change, with two new residential developments due to be built, facing each other at the station end of the road. The Trust has been involved with both at the pre-application stage, which is when we prefer to have our presentations, because it is then possible to make constructive suggestions instead of carping criticisms.
The schemes are at very different stages. At 23 City Road, the plan to replace the Winchester Tyre & Exhaust premises with flats is reaching the end of its journey, with the number of flats and the height of the building reduced to 11 flats in a 4-storey building. This scheme, which should do much to improve the street scene, is now awaiting a decision. The other development, involving the demolition of 16 & 16A City Road for a development of ground floor shops and 14 flats, is still near the beginning of its travels. Its general design and approach is still under consideration, and it was good to see that the original concept for the scheme was along what we thought were the right lines. Its design is of particular importance, because any new building on this site will set the precedent for the other developments along the north side of City Road and the south side of Swan Lane that will surely happen at some time in the future. Successfully carried out, these two schemes should provide some much needed enhancement to this part of the town.
University College Winchester is also doing its bit to improve its local environment. The Master's Lodge, West Downs School, Romsey Road, is to undergo major refurbishment and alterations, and a change of use to a postgraduate academic centre; the Trust welcomes the attention that is at last being given to this sadly neglected Listed Building. An application for a New University Centre on Sparkford Road has also been put forward, to replace the building that was given planning permission at the beginning of 2004, because it has been found that the University requirements have changed since then. The initial response of the viewing panels that saw the plans was very positive, and at the end of August members of the Trust's council are to have a presentation of the proposals for this exciting building.