Kettering Civic Society
Kettering Master Plan
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Kettering Civic Society Kettering Master Plan |
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KETTERING CIVIC SOCIETY APPRAISAL OF THE INTRODUCTION Through the period 1960 to 2000, central Kettering has undergone a series of changes and redevelopment, which have taken from the town much of its built history. The most significant changes have been the loss of buildings where the Newland Centre and Police Station now stand. Attempts to improve the central network of roads further eroded the stock of older buildings as Lower Street, Eskdaill Street and Victoria Street were realigned. More recent resurfacing work in the Horse Market, Market Street and Montagu Street further highlighted the change, which was taking place. The Civic Society take the view that this Appraisal is a very responsible approach to re establishing the heart of Kettering and will give an opportunity to revitalise the town recreating character and identity which has been lost over the past four decades. It also provides the opportunity to recognise that the proposed increase in population through the South Midlands Study/Regional Structure Plan can be both accommodated and absorbed into the present town without further damaging it. The Master Plan Vision for the town centre embraces a wide agenda, which the Civic Society approves of. To make this "vision an exciting reality, it is important that the family of components, i.e. housing, places of employment, leisure and cultural facilities, roads, pathways and open spaces are planned and developed together so that no one part outstrips another. This ‘even growth’ approach will enable the present town to expand in a seamless even manner without overstretching any one facility eg 15,000 houses without further infrastructures eg car parks. A DIVERSE COMMUNITY The central theme of the consultative plan is the intention to develop a culturally diverse town centre. “Culturally diverse” can be interpreted in many different ways and to define “Kettering’s Culture” is not easy but necessary for our success. a. Culture may mean ethnic origin with customs and the traditions
of near and far away places. Kettering has all of these social elements and the Plan for the future must stimulate and encourage all these aspects into a coherent whole, which we can know and give us a diverse community. With these thoughts as a guide we have the opportunity to shape our built environment with the view that this environment can shape us. A recent series of building “listings” has taken place and this needs adding to substantially, possibly through a widened conservation area taking in whole rows of property such as the south side of Market Street, the West side of the Market Place (Sheep Street) West Street, High Street on both sides. Gold Street on its south side and much of Montagu Street. From the refurbishment of these properties into the style in which they were first built will bring back some of the old Kettering. The ‘Golden Age’ of Kettering occurred during the period 1860 to 1930
when local brick was the main building material. It is likely this period
contained the prime design ingredient for its future. Kettering people were
independent and self-reliant. New thinking on the Market Place and its management are vital, it is a Charter Market and should not be built on. Reusing the Council Offices if most staff were moved elsewhere could give a chance to show how Kettering brick buildings can be given a new life in a traditional style. It is a key building. We need to avoid short-term solutions here e.g. The Market Place as a depressing car park. The Civic Society suggests that the area between Market Street, Gold
Street, Silver Street and High Street be revisited to make that space “Town
Centre” through its design. BODY AND MIND The reference to a diverse culture needs to focus on both ‘mind’ and ‘body’ in the town centre where a theatre with a flexible plan to allow concerts, and exhibitions to take place and with its own restaurant would stimulate minds: where proposed leisure facilities respect bodies. The need for a cultural dimension cannot be over emphasised. The Churches also provide a range of religious options, which could be added to by other faiths, social opportunities including “night spots” and restaurants are also important. Niche shops are also necessary. Whilst “over the shop” living is encouraged, large residential units are not welcome being incompatible with these other activities. If there is nowhere for children to play or to exercise the dog or park visitors cars and a 24 hour culture takes away hope of sleep. Wheelie bins spilling over onto pavements complete the picture. A PLACE TO SHOP The concept of intentionally bringing shopping back into the town is welcome. Of particular interest are ‘niche shops’. A developed detail of the Plan should include a ‘trading profile’ where specific shop types and value of merchandise play a part. For example, it would be reasonable to have quality jewellery and clothes in one area and inexpensive DIY items in another. This may reinforce aspects of the Plan such as the Heritage Quarter. Criticisms exist over the extended Newland Centre, which could so easily
become a huge amorphous blob reminiscent of many other towns and devoid of
the very diverse culture Kettering seeks to encourage. It must be remembered
that even with its increased population, the spending power of Kettering
will be limited and over ambition may simply create empty shops. The result
regrettably is “depression” which we must avoid at all costs. |
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A LEAD INTO THE EXPANDING TOWN: Were the previous generations of the town inept, silly, uncaring people who knew nothing? Did they build for themselves properties fit only for future demolition? Were their cultures only suitable for ridicule? We think not. Was the Master Plan conceived by people who know and really understand Kettering, its traditions and its culture? We are not sure. The Civic Society considers the need to review the history of the town as a vital element such that in making ‘the vision’ a reality, a built character can emerge by which Kettering can be identified and distinguish it from other towns. VISIONING The concepts of dividing the town centre into specific “quarters” meets in principal with approval and support as it seeks a way of “ re nucleating” the town centre. There is still the lack of a focal centre, which requires further investigation but the creation of new locations such as Meadow Road Park/Northfield Avenue theme development are well received. INTERPRETATION Translating a vision into buildings is the point where town’s people find the greatest difficulty. From the outset and in parallel with “vision” must be a design guide for these buildings. The Rockingham Forest Design Guide is a valuable document enabling the Rockingham Forest Area to be developed with its own identity. Form, features and materials people considered to be intrinsic to the area have been identified. This policy has clearly worked for example in the Cotswolds. Kettering Master Plan needs exactly the same care and consideration. Concerns regarding cost should not be allowed to override these principle values. IMPORTANT IDEAS Three features emerge from the Plan, which have an important value and
the following views are intended to wide debate. A NUCLEATED TOWN Some aspects of the Plan add substantially to the nucleated effect so necessary to re establish the town’s centre. In particular, the residential, hotel and leisure proposals along Northfield Avenue, Lower Street/Meadow Road are very helpful. The suggested use of landscape including the stream adds to the attraction. The development of that landscape all along the railway route brings visual delight to that town edge and may add back some of what could be lost in the Meadow Road Development. The idea of extending the town centre to embrace the western side of the railway and including the leisure village aims to break the divide created by the raised railway tracks and in itself is a sound objective but has difficulties especially getting to the leisure centre. A more creative plan would be to have a link onto the A14. The Leisure Centre is large and well able to host events from across this whole region providing valuable links with the wider community. THE MASTER PLAN AND TOURISM Tourism is seen in two ways. Firstly people visiting existing amenities
such as Wicksteed Park and sporting facilities such as the KLV. Recognising our assets, giving them a valued sense of place is important. The developed plan should make reference to this and identify access to them. KETTERING FEAST A part of the towns’ culture is the tradition Kettering Feast Fair. The loss of the Northampton Road Park would deprive the town of part of its diverse culture unless the vision is to hold it at Wicksteeds Park? ACCESS Linking the part of the town for vehicles, cyclists and pedestrians remains a priority. Transport by either public or private means will remain an issue. Ever increasing vehicle numbers means more vehicles on the roads but should this mean more and wider roads, bigger car parks, pedestrians crossing roads over bridges or through tunnels? There becomes increasing reason to improve public transport and plans for terminus points including the railway station meet with approval. Multi-storey parking at Commercial Street car park possible sunk four storeys into the site with a play deck top may easily bring people into the middle of the town. The footpath links, cycle way and open spaces envisaged in the plan are welcome and could be reinforced in some way to promote safety “usability”. The interlinked out spaces with footpaths are particularly welcome. With a vision covering a 15-year period, it is likely that types of fuel we use will change. Maybe because we run out of oil, possibly because we poison ourselves with fumes, thirdly that invention may provide something totally new. One special route the Civic Society is anxious to see on plans is Crofts Way linking Gold Street and Tanners Lane in a proper and commodious way. With its long history of contention, it is imperative that its troubled past can have a harmonious and useful solution. HOUSING The Civic Society urge care in following the Governments present philosophy of “Multi use – High Density” Development. We are not anxious to see similar effects to the back to back interspersed with factories and corner shops that the 18th-19th C were characterised by. We do however see housing having an important place, which Meadow Road
development could bring. |
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EXPANSION AND AMBITION The vision is not without ambition of which the Railway Station “Office World” is a fine example. At this point in time offices appear unwanted in the town as Station Road indicated. However what the needs may be in 15 years time may have changed and equally companies employing people who come to work in Kettering by train may add to the towns’ economy. This expansion over the railway line and including parking will remove some pressures from the town centre and encourage employment. It is however vital that the towns refurbished Victorian Gothic Railway Station remains as a vital part of the towns history. A PLACE FOR YOUNG PEOPLE The plan now makes specific reference to the needs of young people and provision for their leisure, care and responsible development into adults who can continue “Kettering Culture” into the next generation. TRESHAM COLLEGE, ST. MARY’S ROAD There is a wish to see this building included into the present Hospital site next door. Unwell people are a part of our cultural diversity. The original college building is an example of “Festival of Britain” architecture. SUMMARY The vision for Kettering is very welcome, there are concerns regarding over provision and high investment being necessary. The Civic Society is looking for a town with its own unique built identity supporting a diverse culture possibly taking design inspiration from existing materials. A theatre/arts centre, we believe is a necessity. As are our need for a diversity of niche shopping. Finally the remoulding of the town centre into a thriving town nucleus is the key to the success of the whole project. 20th November 2004 |