Watchdogs over Chester’s built-environment have raised grave concerns about the ‘fortress-like’ design of the proposed Northgate Development but the council is in listening mode.
Cheshire West and Chester Council has delayed submitting the planning application until later this month allowing time for alterations after criticisms the city centre scheme was being rushed at the 11th hour.
There was a perception among some of an over-eagerness to deliver the long-awaited retail, leisure and housing regeneration vision before it was ready.
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Chester Civic Trust contacted The Chronicle about its fears concerning how the revised project will interface with the St Martin’s Way inner ring road, describing this aspect as ‘a sheer wall of development’ with tall buildings including the replacement Crowne Plaza hotel, new department store and residential block.
Chester Archaeological Society raised a similar point in its comments, saying: “Far from creating a ‘strong and attractive’ frontage to St Martin's Way, the buildings give a defensive, ‘fortress-like’ impression.”
The society is also bothered about the project being too 'visually dominating', failing to respect historic street patterns and destroying buried archaeology.
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In a damning statement, Dr Peter Carrington, on behalf of the group, wrote: “The 2015 revised scheme (H2) includes some improvements but in most ways constitutes a significant step backwards from the 2013 Concept Scheme that this society welcomed.
"It represents an inward-looking, visually dominating development; it is destructive of buried archaeology and the historic street plan, wholly insensitive to the scale, built character and skyline of the city, and integrates poorly into it, in disregard of at least twelve clear council policies and guidance statements.
“It poses the greatest threat to the historical character of the city centre since the abortive ‘High Cross’ scheme of the 1980s. Nevertheless we believe that a scheme is perfectly feasible that would work well for the present while preserving, blending into and enhancing the past and creating local distinctiveness.”
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The council welcomes feedback from local interest groups and comments made at two public exhibitions which have already led to alterations. For example, an additional ramp has been designed into Hunter Street at a lesser gradient to offer an alternative pedestrian access into the scheme other than by lift for the elderly and less abled as well as wheelchair and pushchair users dropped off at the bus stop in St Martin’s Way.
Council leader Cllr Samantha Dixon, who is also City ward member, said: “We have received comments and suggestions from many consultees, following the two public exhibitions, website feedback and presentations. The plans to be submitted will be aiming to find the best balance between all the views expressed.
“Our Council Plan highlights investment in regeneration in the Northgate Development to support economic growth. The development will create more than 1,000 new jobs, and support retail investment in the borough.”
David Lewis, chief executive of the council’s development manager, Rivington Land, added: “It is our view that this development will significantly enhance and preserve the site’s historic fabric and that Northgate as a whole will make a very positive contribution to the area, especially when compared with what’s there now.
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“Since the recent exhibition, we have been working further on the design of the scheme and in particular on the topology and the treatment along St Martin’s Way – and this work seeks to address the concerns of the interest groups that have made these comments. We are at present producing updated images to illustrate these changes and these will soon be uploaded to the project website – www.chesternorthgate.com – and will accompany the planning application."
The forthcoming application and accompanying environmental impact assessment is expected to be submitted at the end of May - a month later than scheduled - and it is hoped the planning committee will consider the application this September.
