Negative Sounding Housing Developments

Having seen a lot of the housing plans going through rather speedily of late, I have spotted some very familiar things about them and questionable aspects as to whether they're as beneficial as certain bodies make out.

The Chatsworth Gardens Development

I mentioned this on an earlier post, but after reading a couple of articles from the Visitor Newspaper here and here, made me all the more suspicious.

Quote from The Visitor (2015): PlaceFirst said the scheme will target lower-income families but potential tenants will need to provide references and pass credit checks, and sign a neighbourhood agreement to reward good behaviour.

The thing is the above sounds very familiar to what happened with the old Poulton Market site many years back.  It's almost like those with the power feel the need to impress these statements on us in order to make us think it to be true and nothing to worry about.  Yet, hearing that, I just get suspicious that things are not as they are said to be....

So the question is how is this going to be an improvement to an area already suffering from many problems?

Is more rented accommodation really the best solution here?

Would owner occupier accommodation not be better?  That is, if people owned their own homes on an individual basis, then they might be more likely to take care of them and bring some positive individuality to the area.

It's difficult to say what the original intentions of the Chatsworth Gardens development was (rented accommodation, owner occupied or mixed) without evidence, but it would appear there was much more emphasis on green space.  Apart from some 'creative' rear areas, the current development shows little of this.

The big question should be then, what exactly is this development intended to achieve and will it be a positive addition to the area? 

It seems odd that many housing developments in this area appear to be concentrating on only the rented market and only housing.  So much more could be made of this area but it appears to never be encouraged.

For example.  Why the need to ALWAYS fill a site with housing?  Why not leisure, entertainment, parkland, arts, art and craft studios, offices or some work related businesses, sports etc.  You can't have JUST housing and nothing else to support it or in reach of it.  Otherwise, what are people supposed to do and/or engage their minds in?  All that housing crammed into one area with little to offer leisure or work wise seems somewhat negative to me and therefore not right.

The King Street Housing Development

Now this is another interesting one.  The intention of the development seemed to spring up somewhat quickly and it got past planning in a very short space of time.

Details of this development can be found on this page.  Including is the highlighting of council documents that state the housing is to be 100% affordable and be operated by a registered social housing provider.  And yet, according to The Visitor I seem to remember one councillor stating that they'd not seen anything to suggest that.  Me wonders if either the Visitor is mistaken, someone hasn't actually 'read' the documents or someone is fibbing...

Land Next to Globe Arena

This is the latest piece of land in the area that is to be filled with housing it seems.  Again with 100% affordable housing.  I was always under the impression that affordable housing was supposed to be provided mixed in with other housing types not wholly consisting of.  So considering the amount being provided (90 units) in isolation from other housing ownership types, wouldn't a mix be better thereby allowing various ownership type residents to mix rather than being in isolation from each other?

The designs seem to be very basic apart from some end block features.  Even as a new development its overall feel seems to be one of negativity designed to make people feel miserable.  Can't we have development that is beautiful, nice and bright with positive bright and radiant elements and features for a change, rather than dark and bland?

Again I would ask if this development is the best use for the site.  Would something job related not be better, or may be leisure or sports; considering the close proximity of the football ground?

Also, it is claimed it is in a good site for public transport.  Apart from bus route that is restricted in terms of end destination, it offers little in providing other transport links.  Despite being a railway line running past the site there are no suggestions for a station to be provided there.  This, and better bus routes, should be HIGH priority before any development takes place.

So here we have a development that is greatly cut off through lack of decent public transport, possibly not the right type of development and a development of that could have negative effects on its potential residents.

Is it the right development the area?

Answer: Doubtful

Does it contribute positively both to the area and provide a positive atmostphere for potential residents?

Answer: again, doubtful.

Is the public transport in the area suitable for new development?

Answer: Highly unlikely considering the points discussed above.

Will it get passed for planning despite all this?

Answer: Knowing the current district council, probably very likely...

Let us see what the outcome of this is before drawing too many conclusions.

Chatsworth Gardens. Really as beneficial as originally envisaged???

For such a significant development it is has been seemingly been quickly rushed through the planning process leaving little time for consultation.

Current Application

The current application was received on the 3rd  of December 2013.

Background Information

The site was first mentioned in the West End Masterplan and defined as a Housing Exemplar.  The original idea was to remodel and refurbish the existing properties with demolition of those in the centre and creating green space where they stood.  Later a design competition was held and several designs were mooted by private developers.

The one that won was a design by Peter Barber Architects and was to be delivered by Places for People and involved complete demolition and replacement with a new style of housing; not unlike some of the art deco/30's modernist styles.

Chatsworth Gardens

Information on E-Architect

Visualisation 1

Visualisation 2

Now, although it would have meant losing the Victorian premises, it does look rather positive and striking.  It even included business uses fronting onto Regent Road.

The application for this development was made in 2008 and can be found below:

2008 Application Details

2013 Application

The whole site is located in the West End of Morecambe on land bounded by Regent Road, Albert Road, Westminster Road and Balmoral Road; Chatsworth Road runs through the middle of it.  It is currently made up of large Victorian Terraces and this application concerns properties on the northern half.  The site is in part ownership with some belonging to Lancaster City Council and some by a company called PlaceFirst.  The latter is a company who develops accommodation for private rent.  So rather than being an exemplar of housing as it was originally meant to be, this is going to be a development of 'rented' accommodation.

This is even made clear on page 9 of the Design & Access Statement that the development is aimed at the rental market.

Design & Access Statement

The current plans contain no elements of anything else other than housing with remaining other uses being converted.  No opportunities for new businesses or employment then.

It is currently on the agenda for the 3rd of February 2014 with a recommendation of approval. 

Feb 3rd Planning Meeting

Committee Report

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So rather than an attractive development of good quality housing that could have been a positive example to the whole area and brought new people in, we are now presented with a scheme which is little better than what is already present.  It is also noted that in this scheme the green space is significantly reduced.  How this can still be classed as an 'Exemplar' I'll never work out.  Judging by the plans and visuals it seems to be delivering more of the same.  A wasted opportunity to create something more positive for the area....

Also, the fact that it's such a significant development, it looks like it's being rushed through in order to get approval without giving people time to look at and scrutinise the plans properly!

Poulton to get yet MORE social housing???

An application had been submitted to Lancaster City Council for the erection of 10 houses (2 bed) and 8 flats (1 bed) on land at the end of King Street off Euston Road.  The land is currently vacant apart from one small disused dwelling.  Part of the land near Wellington Terrace had at one point been designated open space.  The land also forms former railway land which was used to access the old Euston Road Station (now demolished.

The application details can be found here:

Land Surrounding 24 King Street Morecambe

According to the design and access statement for the above application, all the housing provided is intended affordable and run through supplier of social housing.

The information concerning this can be found below.  The statement in question is on the Affordable Housing section on page 4.

Design & Access Statement Incorporating Sustainability Statement, Utilities Statement,Affordable Housing Statement & Flood Risk Assessment

If you cannot access the above, the section in question can be found below with the significant text highlighted.  (Click on the image for a larger view).

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What should be asked here is, is this ‘really’ the best development for this area? 

Would open space or something more community beneficial, like allotments or community gardens, not be better for the site?

Why is there a sudden need for more housing in the Poulton area? Do more one bedroom flats effectively mean bedsits?

D-Day For Central Promenade Development

It has been announced that the Outline Planning Application for the Morecambe Central Promenade Development by Urban Splash will finally be heard at the next planning meeting on Monday the 4th of February.

The plans were originally submitted in 2007 which in turn received many letters of objection.  Revised proposals were submitted mid 2012, though they differed very little from the original 2007 application.

Notes:

This is an application by Urban Splash to develop the central promenade site previously occupied by the Bubbles Complex, Harbour Bandstand, The Dome, Promenade Gardens, War Memorial Gardens and the events arena.  It also includes a site on the landward side currently occupied by the Goods Car Park next the entrance to the Poem Path.

The application stems from a winning design by FLACQ architects in 2005 as part of an international competition to redevelop the site.  The original winning design featured four finger blocks and a large tourist attraction building.  The design was unique in having curved roofs to all the blocks.

The 2007 Outline Application included several significant changes.  The finger blocks now number 6 with a 7th (a much smaller and reduced tourist attraction building).  Also included were various changes to the layout of the promenade gardens and controversially, demolition of the Midland Hotel boundary wall.

The blocks are mostly residential in the upper floors and have lost their curving roofs.  One block is proposed as hotel use, though it is suggested that the one nearest the Midland could also be used as an annex to the Midland (though details are sketchy to say the least).

The revisions in 2012 included a new route through the centre to the promenade and reduction in height of some the blocks.  It also included further reduction of the tourist attraction or summer garden building (it makes one wonder if such a small thing would really be viable if they keep reducing its size).

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Ed Comments.

Well, should this go ahead in its current form?  I certainly have concerns about it.  Why so much residential and why was a building, which could have been something of a huge tourist draw, been so reduced in size to make it's final use somewhat limiting?   It seems it's reduction in 2012 was to enhance viability from the Winter Gardens.  Well, this being the case, would it not have been better to move it further towards the Midland and allow it to occupy a much larger footprint to allow it to be used as a bigger tourist attraction?

Extra accommodation for the Midland could be welcomed, but since the designs of the blocks has changed from nice curving features to angular sloped blocks it's difficult to see how these will bring much needed enhancement the the Central Promenade area.

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Update

Planning permission was refused for this development in February of 2013.  Urban Splash have since pulled out of the resort leaving a large area of land on the promenade with no firm development plans.  We await to see what the City Council comes up with next...  It's also 2014 and we're 'still' waiting....

News For 2013

Not much as yet.

But if you'll kindly bare with me until something interesting occurs.  I mean, it has to at some point hasn't it :-)

You may of course have noticed I haven't done much with this blog for quite some time ;-)

Well, I'm hoping to try and make a better job of it this year, that is assuming I don't get too get bogged down with other things...

Oh, we'll see, we'll see :-)

Watch this space and have a lovely new year :-)

Elms Hotel to be DEMOLISHED!!!

Plans were resubmitted this year to demolish the popular resort hotel and build assisted living apartments for the over 55s. Despite numerous objections Lancaster City Council has once again given approval to a controversial development.

The Elms Hotel is popular with residents and visitors alike; as a place for staying and as a venue to provide numerous functions for which there is no substitute nearby.

This historic building started out life as a Gentleman's Home and has slowly been enlarged to the building you see today.

The original plans to demolish the Elms also brought numerous objections. This was initially refused, but yesterday (Monday 29th June), resubmitted plans were approved by a sweeping majority on Lancaster City Council's Planning and Highways Regulatory Committee.

So what do we have here? In a time when Morecambe is crying out for decent accommodation the local council is doing all it can to remove all our big hotels. First it was the Grosvenor (now sadly demolished), then the Broadway (this still standing but permission has already been granted to demolish and build new apartments). Now it is the Elms turn. What next? The Strathmore? Surely not the Midland! With this council one cannot be certain of anything.

We also have to ask what the new Morecambe Town Council makes of this decision. Were they even asked?

Watch this space...

Charity Event Success!

On Thursday the 21st of May the Charity Garden, Growing Matters, held an open day at its main site at Lancaster & Morecambe College.

There were a number of different attractions including Ye Olde Smiling Penguin Cafe, exotic plant stall, crafts and mosaics, a plant swap and various green information displays. Piccadilly Garden also had a stall in the greenhouse.

Overall the event was a huge success with lots of people visiting. Despite the recent showers the weather was excellent with lots of warm sunshine. This was the first event of its kind for Growing Matters and because of the recent interest it could well be doing more in the future.



Growing Matters is a charity garden centre providing voluntary work for people with mental health difficulties. It is based at Lancaster & Morecambe college and is open to the public selling plants, seasonal fruit & veg, crafts, mosaics and garden furniture. All plants and produce are grown using environmentally friendly methods. Being a charity allows Growing Matters to sell its products at very reasonable prices.

The Garden Centre is open Monday to Thursday, 9 am to 3:30 pm.
Call 01524 581405 for further enquiries.

LANCASTER CITY GETS A HAUNTING TRIBUTE

Local TV Presenter JASON KARL and ADELE YEOMANS, authors for Lancaster based publisher ‘Carnegie Publishing’ are set to spend a spooky Spring in Lancaster city for the third title in their ‘Haunted Heritage’ series of books, to be published at Halloween!

Well known as a face of paranormal television around the world, Jason has presented countless television programmes and series focussing on the strange and the unusual including Discovery Channel’s ‘Ghost Hunters’, Living TV’s ‘Most Haunted’ and ABC’s (America) ‘Diana – Spirit of a Princess’ . For his next project, he joins co-author and Tarot Specialist Adele Yeomans - owner of historic and haunted Mains Hall near the Fylde coast, to scout the Lancastrian landscape for all things ghoulish and ghostly!

The book will be a collection of true accounts of encounters with ghosts and spirits throughout the city and its villages within a ten mile radius. Already included are Lancaster Castle, a haunted autograph shop, and the strange tale of a roman ghost in a council house.

Jason, who lives in a village 6 miles out of Lancaster, said “Lancaster is such an historic and architecturally beautiful city, with so many lanes, ancient buildings and monuments I am sure we will find a few skeletons in the cupboards!”.

Adele, who owns and lives in the haunted hall with her husband Roger, is used to dealing with the dead and has always, had a fascination with the haunted realms. She said “as a full time Tarot Consultant and now as a Ghost enthusiast, I am looking forward to exploring the stranger side of Lancaster – we have already had some amazing encounters while writing this series of books, and we are looking for more”.

The paranormal pair are seeking stories of ghosts and hauntings from Lancaster, or anywhere within a ten mile radius for inclusion in the book. Hotels, public houses, private houses, shops, workplaces and more are all being sought for inclusion in what will be a ‘spirited’ read.

Anna Goddard, MD of Carnegie Publishing, based in Galgate, is excited about the prospect, she said “We are very excited to be working on this third publication in the ‘Haunted Heritage’ series with Jason and Adele, the paranormal has an enormous and ever-growing appeal and Lancashire seems to be a rich source of strange events combining tales of the paranormal with local history”.

The authors are now appealing to anyone who has seen a ghost, or had any kind of supernatural encounter in the area to contact them via email: stories@jasondexterkarl.com Those who do not wish to be identified can have their name altered to protect privacy.

The book will be published at the end of October to coincide with the festival of the dead – Halloween!

What we could have had...

As you know there has been a lot of controversy over the Central Promenade Site this last year or so. This is because the development is mostly residential, very large in height and seriously lacks the attractions needed to bring people to the town.

In 2005/6 a design competition was held to find an architect to redesign the site. There were about 100 entries and this was later narrowed down to 6 designs.

The question that has to be asked is why these 6 were considered the best. The public certainly had no involvement in this decision and non of these other designs were on display to the public.

If you look across the Internet you will find many of these proposals that other architects submitted. Some very different to what was chosen. I'm not saying these were any better than the ones which were eventually chosen, but it does raise the question as to why there was no public say on the alternatives.

Some of the alternative designs are as follows:

http://www.loosarchitects.nl/projectpages/mixeduse/MOR/MORmaorcambepromenade.html

http://www.spacelab.co.uk/node/83

http://www.schemataworkshop.com/site/plan_morecambe.php

http://www.hgp-architects.co.uk/london4.html

http://www.barrgazetas.com/main.html - You'll need to look at their projects page to find theirs.

http://www.patricknicholson.co.uk/projects/project6.htm

http://www.urbed.coop/journals_show.php?j_id=97

http://www.esa-ltd.com/think/1/12/

http://www.stephengeorge.co.uk/future/morecambe.asp

http://www.3w.org/index.php/projects/project/36

Child Graddon Lewis Architects

These are just a few of the competition entries which were submitted. Unfortunately whether you prefer these or not, they were never on view for the local population to inspect.

Midland Hotel Boundary Wall Under Threat

Phase 1 of the Urban Splash proposals to develop the central promenade area include demolition of the boundary wall in front of the Midland Hotel to create a new setting for the building.

The Midland is a Grade II listed building and that includes the boundary wall and spiral entrance piers. These are unique in the setting for the Midland and would be of great architectural loss if they were to be removed.

As far as can be seen, no planning application has been submitted to demolish part of the listed building; but plans for Phase 1 have already been submitted and therefore the wall would have to go if they were to proceed.