News, News, News, News
Lessons from the 1960’s not heeded
on Waterside development
The lessons from the 1960’s have not been learnt by developers with their proposals for the new Waterside shopping mall, and a golden opportunity to give the town car parking, a department store and additional shops but in a scheme sympathetic to the history and fabric of the town have been lost. The scheme is inappropriate for Aylesbury and is a gross over development of the two sites. It has no empathy for our historic market town. Furthermore the scheme does not reflect AVDC’S approach of development design as it does not reinforce local distinctiveness, local character, historic context, spaces scale and materials. The Society believes that development would be better suited to Milton Keynes, Reading or Woking and indeed would make our distinctive town a clone of one these provincial centres.
Comments on the proposal in detail
Exchange Street - Supermarket site
- The protection of the amenities of the existing residents in the Highbridge Walk area is a material consideration. The scale and massing of the proposed development would be overbearing in terms of its relationship with the neighbouring properties.
- The proposed development, by virtue of its bulk, design, materials and proximity to the adjoining residential area of Highbridge Walk is an overdevelopment of the site and an intrusive form of development out of keeping with the locality and detrimental to the visual amenities of the area. It would be a dominating and oppressive in relation to the neighbouring residential properties of Highbridge Walk resulting in a material reduction in residential amenity.
- We would question whether a sun path analysis has been carried out to ascertain the effect the scheme would have on the light for the residents of Highbridge Walk.
- The proposed bridge and canyon effect of the opposing stores would increase the noise by upto 3 decibels which is a doubling of the sound energy.
- We would contend the scheme is contrary to AVDC Local Plan policies GP35 and GP8
- We pose the question is their a need for another supermarket particularly as Sainsbury’s hope to develop their existing site? So far there has been a good response to their proposals with no opposition. The development of their site will reinforce the link between the town and The Junction shopping mall and anchor trade at the Kingsbury end of town. In addition Aldi have permission for a store in Cambridge Street and Lidl will be opening in Cambridge Close in September. An argument has been forward by some District Councillors that an up market food store is needed in Aylesbury. A recent survey, however, by HIM reveals that the proportion of ABC1 – professional with high spending power – visiting discount stores like Lidl, Aldi & Netto has risen by 13% over the pat four years. Aylesbury is in fact graded C2 – skilled manual - in marketing terms. Additionally we question whether it is ‘green’ to travel distances for supermarket shopping. Waitrose and M & S Simply Food – supermarkets that tend to open in A &B towns - have stores in Tring, Thame, Leighton Buzzard and Princes Risborough. The residents of these towns would certainly not want to travel to Aylesbury for food shopping.
- The original plans from Crest Nicholson for site B (south side of Exchange Street) showed a mixed development of residential, leisure, workshops & studios. This new scheme from Warner will compromise and plans for the canal basin. The Society still believe that the Electricity Showrooms could be incorporated into the scheme as a pub/restaurant which would complement the new theatre.
Shopping Centre – fronting Exchange Street
- The design is dated and is reminiscent of early Friars Square. At night the open areas will be desolate and threatening. The mass of the equivalent of a six storey building damages the streetscape of Exchange Street and coupled with the 4 storey supermarket and car park creates a canyon effect to a much greater effect than Friars Square and the County Offices car park. It is generally agreed that when the original Friars Square development took place in 1966/67 it was a mistake. The closeness of the proposed buildings and the bland architecture will continue the theme into an otherwise pleasant street.
- The Society has always felt that the town centre lacked trees and green areas and here is a chance to keep the chestnuts and green space and set the planned shopping area back from the road whilst making use of the slope of the site.
- The area of green with the Chestnut trees is all that remains of the former Recreation Ground. We notice that it has been missed from the Green Spaces list by AVDC despite the fact there are covenants restricting the use of the land to recreational use only. This allowed the building of the former indoor swimming pool in the early 1970’s.
- Other than a connection to the existing Warner Estates shopping centre, Hale Leys, the new centre has no links to Market Square, Friars Square, the High Street or indeed the rest of the town. We believe this is pure economic selfishness on the part of Warner Estates. Pedestrian routes from Market Square to the new theatre and canal side, as shown in the previous Crest Nicholson proposals incorporating water features and decent landscaping now appear to have been abandoned. In its place is a narrow passageway between the cinemas and the over powering spiralling car park ramps. We believe that Warner have no concept of natural shopping circuits other than to serve their own economics.
- With the increase in internet shopping and the expansion of goods sold by discounters and supermarkets we question the need for more retail space in the town centre given that there are empty shops in existing shopping malls and streets in the town.. Some household names such as W H Smith and Boots are struggling and may not exist as we know them in 10 years time. In recent weeks we have also witnessed the demise of local shops particularly in the High Street. Many vacant units are eventually taken up by mobile phone shops, sandwich bars, charity shops and estate agents. We would prefer to see the type of shop that waterside hopes to attract atke on thses vacant leases.
Shopping Centre – Leisure area
- We are totalling opposed to the scale and design of the proposed leisure area which will consist of pubs and restaurants on the site of the Civic Centre. The scheme has no respect for the adjacent listed buildings namely the Corn Exchange Arches and Judges Lodgings. We would also add that the proposed development is adjacent to a conservation area and the design and scale should reflect this. When the Civic Centre was built in 1973 the design, scale and materials reflected the adjacent livestock auction rings and listed buildings. We also challenge on safety and security grounds the proximity of so many drinking facilities and the distance from the new theatre.
- It is very disappointing that Long Lionel will only consist of a ‘back passage’.
- This is a golden opportunity to create an interesting open street with shops on either side or at least entrances to the existing Hale Leys shops. When it was trading in Hale Leys, Martins had a useful rear entrance which was later closed when Next took over the lease.
- In the original plans for Waterside submitted by Crest Nicholson, Long Lionel appeared as a shopping street with character design adjoining the Corn Exchange arches. Surely it must be possible to come up with a similar plan. The new proposal is a narrow back lane with blank windows on the new buildings. Almost certainly a no go area at night.
In conclusion, we shall not be commending the scheme to our members in its present state.
Subway set to stay thanks to member
The Society has never been happy with the Bucks County Council’s transport hub scheme which would see the closure of the Morrisons/Friarage Road subway. Member Malcolm Nickolls has lobbied the Bucks County Council to keep the underpass open when it builds the new Southcourt bridge and adds a bus lane. It was intended that the underpass would be filled in and a petanque rink built. The County Council told Malcolm that it had decided not to pursue the closure of both underpasses. As a result the larger subway will be extended and stengthened.
Society calls for action in Kingsbury
The Society has always been pleased with the regeneration of Kingsbury but is now calling upon the District Council to move to the next phase and to take action against shopkeepers who are changing shopfronts which are not in keeping within a conservation area. This would improve the overall appearance of the area and by implementing their own Shopfront Design Guide the District Council would enhance the streetscapes and whole ambience of the place.
In particular we are concerned with 25. Kingsbury (Yellow Parrot off-licence), The shop front has been repainted a bright yellow and a neon back lit sign installed over the frontage, all without planning permission. It has been badly installed and is not aligned to the building. This frontage has no regard for the area.
Keith Robinson has also written to the District Council regarding ugly temporary signs and banners that adorn the buildings in Kingsbury, some of which have listed status. So far his pleas have fallen on deaf ears and the signs remain
Kingsbury has a chance of regeneration and it appeared to be going in the right direction but poor shop fronts ruin the streetscape and make the area look seedy and down at heel.
Members set to endure a tightening of tarmac girdle
Work on the second phase of the new public transport hub in Aylesbury started in April. Members have had to put up with disruption on the western and northern sides of the town, have had to endure poor and confusing road markings, difficulty in crossing the road with the removal of the central reservation in Oxford & Friarage Roads will now see a repeat performance in New Street and Exchange Street.
Bucks County Council says phase two is the next step in implementing the project that aims to improve public transport services in and around the town and improve facilities for pedestrians and cyclists. This new phase involves work on the High Street, Britannia Street, Anchor Lane, Exchange Street, Whitehill and New Street.
The improvements will include:
* A Whitehill superstop
* Conversion of the Cambridge Street/New Street roundabout to an all entry and exit junction
* Modifications to High Street, Britannia Street and Anchor Lane to facilitate the smooth passage of buses and provision of 'Super Stops' in the High Street
* Removal of the central reservations and installation of a bus lane on the town centre side of Exchange Street
* A new bus lane on the town centre side of New Street by widening the existing carriageway
* New signalised crossings at either end of Exchange Street and in New Street
* Segregated cycleway along the town centre side of New Street
The apparent aim of the hub is to create a traffic free zone for Kingsbury and Market Square and to support measures to encourage people to use the bus service, cycle and walk to the town centre. In effect what will happen is that a tarmac girdle will enclose the town centre and isolate it from the other parts with almost continuous streams and queues of traffic. In many other towns inner ring roads are being softened and the town centres are being reconnected to the rest of the town.
The Aylesbury scheme, including the Southcourt Bridge, is being funded by central government and will cost approximately £18.7m. This sum of money has been allocated on the proviso that it is spent within a certain time frame. This phase is being done now to ensure completion before December so as not to affect the Christmas retail period.
Further updates on the work will be sent as the programme progresses plus the latest road closures and diversions. Residents are also asked to check the Aylesbury Vibe website www.aylesburyvibe.co.uk for traffic updates
Members of the Executive Committee attended a presentation by local consultants GKA and organised by Aylesbury Town Council on a proposed scheme for a new Sainsbury’s store. The plans include a new 35,000 sq ft store to the east of the existing site, a basement car park with 268 spaces, six new retail units facing a pedestrian walkway between Buckingham Street and Cambridge Street, 40 new town centre homes in Cambridge Place and highway improvements in New Street. An amended scheme shows improved facades in Buckingham Street as suggested by the Society. The Executive committee feels very positive about the scheme as it will keep the supermarket in the centre of town. A formal planning application should be posted in the next few weeks.
