Kettering Civic Society
Planning Applications
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Kettering Civic Society Planning Applications |
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KETTERING TOWN CENTRE TRANSPORT STRATEGY Introduction Kettering’s town centre has remained almost static since the redevelopment of the Newland Centre. Time has moved on and it is now important for Kettering’s town centre to reflect this. The themed concept by consultant Savilles to encourage the structuring of the town centre into “Quarters” has been comfortably accepted and the next stage is to develop a Transport Strategy. The consultant’s scheme now under consideration aims to develop a “two way” inner ring road to embrace the Quarters reinforcing their overall sense of place. It is important to see this town centre network of roads as embracing the centre and not being part of any through traffic route. The purpose is to bring local people easily to the town’s employment, socialising and shopping niche. Shopping niche is a collective description for the whole shopping experience which needs special development. Very important is the need for providing convenient, safe and affordable parking. Whilst concepts can be little more than dreams, it is important for the town to accept the concept that Kettering is a progressive town and a massive drive made to secure the funds to translate the dreams to reality. Especially important is to have learned from the experiences of the last 50 years. Those lessons are crucial. Five plans illustrate the various roles the road network is designed to achieve to which the Civic Society makes the following response. 1. PARKING The parking proposal is demarcated by light or dark blue circles indicating new or proposed car parks. Two points are important:- a) the car parks are practical and convenient b) they are affordable both in terms of driver’s means to pay and that the fees are in line with those charged in neighbouring towns such as Corby. Parking Partnerships It is suggested that priority be given to the convenience of parking as drivers approach Kettering from each side of the town. 1. Approaching from the North along Rockingham Road it is suggested that a Partnership be explored with Sainsbury’s to create a multi storey car park in place of their present one. 2. Approaching from the East along Stamford Road it is suggested that School Lane car park be increased to being a multi storey with links out to Montagu Street and Silver Street. (The Socialising Quarter). 3. Approaching from the West along Northampton Road it is suggested that Commercial Road car Park be increased in capacity. Morrison’s already have a good sized (underused) car park and the present Newland Car Park requires encouragement to make it used. The proposed car parks on either side of Lower Street may not be needed as retail development could be planned to take advantage of existing ones. 4. Approaching from the South along London Road, the existing Corn Market Hall Car Park is well used but there is a difficulty in suggesting a new alternative. Planners are aware of this difficulty. TOWNS INTERCHANGE The proposed car park at the Railway Station falls into the Partnership category. To link road, rail and pedestrian travel, a purposeful new multi-storey car park is seriously supported. It suggests serious consideration of Councillor Malin’s shuttle service up into town. NOT SO WELCOME Parking charges for railway commuters have prompted ‘on street’ parking including Lake Avenue, Bowhill, Northampton Road, Headlands, the Crescent, Queenserry Road, Station Road. A response to this has been a proposal to develop a parking facility at Lake Avenue situated at a dangerous road junction, close to a narrow railway bridge and occupying a pleasant landscape area including Ise Brook. This is not well sited and should not be supported. A similar view is taken on the developed parking on the opposite side of the railway line in Northfield Avenue. The landscape area, part of which is suggested as a site for half of a double roundabout is important as a landscape/wildlife area. OTHER CONSIDERATIONS Some people come to Kettering’s centre for employment and in this context; Park and Ride arrangements may be good and link with the Shuttle Bus Service. The Civic Society did not identify any parking sites but considered in the context of the expanding town that this may be important. It is clear that there are parking problems at the General Hospital and a site for that use would be valuable for staff, patients and visitors alike. At present every available patch of land is being parked on. 2. PUBLIC TRANSPORT The present public transport systems which include Stage Coach buses, shuttle buses, taxis and trains all feature well as services. There is constant criticism about cost to passengers, but strong feeling that given the appropriate custom, they could respond. Of special concern was Newland Street which has become a terminus. In summary, the dirty state of the pick up area, inconsiderate waiting by passengers who block the pavement has dramatically run down this part of town. As a bus terminus, it is not fit for purpose. Discussion took place on the Bus Depot being relocated and secondly, a proper bus terminus being created. A possible site for the terminus could be part of the London Road car park and the depot could move to Northfield Avenue leaving the approach into the towns Heritage Quarter open to more suitable redevelopment. 3. PEDESTRAIN & CYCLYSTS Careful thought has been given to the routing of cycle paths and some are already being implimentented. There are concerns as highlighted by Councillor Bayes that some cyclists using pedestrian pavements “are dangerous” and need their own routes. The pedestrainisation of part of the town centre may be qualified by describing the proposal for London’s Exhibition Road where shared use is a criteria, would be visually attractive and a positive way forward. 4. PUBLIC REALM The public realm needs reference to ‘Exhibition Road’ as a model example of a design solution. Kettering is already aware of the possibilities of pedestrian/vehicle sharing which Gold Street safely achieves. Motorists wishing to use the public realm routes are aware of the driving care needed to use such routes and can plan journeys accordingly. The Newland Street Bus Terminus should be considered as part of the public realm as previously mentioned. Importantly are the paving, lighting and landscape. It would also be valuable to know how walk ways are planned to good advantage. The Parish Church footpath is a perfect example and no doubt more could be developed. Whilst not in the town centre, the Northfield foot path leading to the Conference Centre has potential. The London Road car park has a long history. Originally, iron ore had been quarried and later it became the Cattle Market. Now it is a car park with fine plane trees forming part of the Heritage Quarter. Whilst it has been suggested that part of the car park could become the bus terminus, and which would bring new life to the area, it should not be developed for any other reason and certainly not an ASDA supermarket. 5. ROAD NETWORKS As a part of the road network plan, no mention has been made of Kettering becoming a “traffic light free zone”. Various presentations have not made this point clear or that every junction should be a roundabout. The jargon phrase, “high quality junctions” keeps appearing without mention of examples of what high quality is! Several points are important accepting the principal of the road network as the way forward. 1. Northampton Road Councillor Freer rightly highlighted the difficulties the railway bridge has created and which will probably always remain because of its limited height, width, no possibility of raising it or lowering the road. The heavily used Lake Avenue traffic experience access difficulties for much of the day. It is not clear how many issues should be handled. 2. Victoria Street It is proposed that the use of Queen Street be abandoned. New flats are built close to the road, and the sense of enclosure the properties help to provide at the Horse Market end is important as is the historic use of the road. The suggestion is that Green Lane be the preferred route. This will require the purchase of some properties at the top of Mill Road and negotiation with Beddows Motors. A new junction at the Horse Market as well as making vehicle movement much safer. 3. Newland Street It is proposed that Newland Street become a ‘Public Realm’ street without a bus terminus better linking the shops on both sides of the road whilst still allowing cars to use the road with respect! 4. Business Deliveries Marks & Spencer Store demonstrates the way in which goods can be delivered and customers can enter the store without difficulty and without annoying users of the High Street. Using this as a working example, the road plan shows no rear delivery routes to High Street/Silver Street (including the Yards) and Silver Street/ Montagu Street/Victoria Street rear access to premises along these roads is very important in terms of avoiding conflict between pedestrians and deliveries. It is not reasonable to expect deliveries over night. November 2009 ............ ~ ............ |
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MARKET PLACE CANOPY
Kettering Council was granted planning permission at the Planning
Committee Meeting on 26th May 2009 for the canopy to be erected in the
remodelled Market Place. The Society believes that the design and shape of the canopy should reflect its setting both in plan and elevation if it is to be a credit to the town centre developments. A design idea continues the “mill pool” ripple effect originating from the corner of The Royal Hotel and flowing across the new paving and including the steps enclosing the Market Place level area. The fully glazed top would then take the form of an umbrella made up of various shapes of glass including fans and diamonds which lead the eye to the church with its diamond pained windows and spire.
A sketch of the suggested design development by Kettering Civic Society Please see the Council Planning web site for a coloured illustration of the canopy
KETTERING NORTH INDUSTRIAL DEVELOPMENT The Tesco Appeal The following statement was published in The Evening Telegraph, voicing the opinion of the Society concerning Tesco's plan to increase the size of the "out-of town" store on Carina Road. Such a development threatens the livelihood of commercial activity within the town centre. "Kettering Civic Society welcomes the decision of the Planning Inspectorate to refuse Tesco's application to extend their present store and recognise the relief of the town centre traders. "Our concerns are that the town centre needs revitalising before further expansion happens out of the town boundary. Many of our members shop at Tesco and we welcome their presence in the town and with their undeniable capability in operating successful stores would have welcomed seeing them investing in the town centre, before the town boundary. "We all know how lively the town centre becomes late on several evenings a week and how nice if it could become this lively through the day. A regular comment often heard is that there is no life in the town. Planners are now putting together a new Local Plan for Kettering and we urge your readers to take an interest in contributing to this plan and specifically the town centre." A report on the Public hearing that took place on Wednesday 21 st October 2001 at Kettering Council Chamber, chaired by Govt Inspector Peter Watson, (and attended by representatives for Tesco, Morrisons, and Kettering Civic Society) appeared in the January 2002 KCS newsletter. It can be viewed on this website, under planning applications: The Committee has entered into dialogue and much discussion has taken place with various bodies concerning the Rectory Development in Kettering and the proposed Prologis site for industrial units next to the A14 near Rothwell. The following articles are the society's response to such developments: Industrial Development on the A14 near Rothwell The Kettering Civic Society has been approached to express concerns and views over the Prologis Park. They are aware that a committee of the Kettering Borough Council reviewed several possible sites around and in Rothwell and after serious consideration, supported this site which lies to the south of the A14. They are further aware that the Rothwell Town Council consulted throughout the Town and lent support to the sites development. Both Borough and Town Council appreciate that it will if put into effect be a major change to the Approved Structure Plan and run counter to the Public Enquiry. Such a proposed change would call for wider advertised public consultation accordingly. There appear to be two major issues. Firstly the site lies in Open Countryside and secondly, should an employment/job creation opportunity be supported? The subject of development in Open Countryside is serious in Planning terms and in the normal course of events, because of this, Kettering Council would either have to overturn its own policy or reject the proposal. Already an inspector has given a ruling which is not clear but does mitigate against development on the site which is "part owned" by the Council. At present, the land, which extends to some 50 acres, is bordered by the Slade Brook and the A14, supports some trees, shrubs and basic agriculture. The land is sour and part has been used by "unknown Travellers" to rear horses of which some have died on the land. (The Evening Telegraph has featured an article on this). Rothwell has been presented with an environmental difficulty from the A14. Traffic noise persists through the whole day to a greater or lesser extent. It may be argued that the road is too close to the town to add a commercial site and parking would be a problem. It would also preclude the widening of the A 14 if required. The deposited site plan incorporates a planted pathway to capitalise upon and reinforce the presence of Slade Brook. This is enthusiastically supported and local comments that the whole area from roundabout to roundabout could be a "Pocket Park" would in the Society's view be a wonderful idea. Rothwell people have already begun planting on their side of the A14 and the whole scheme with an inter-linking pathway could be a valuable environmental contribution to Rothwell. The building proposals although very carefully thought through, would intrude into the countryside and be visible to nearby Orton, mourners at the cemetery and particularly Rothwell. The illustration shown on local Television News on Saturday l7th February this year with balloons flying at the height of the building tops and their dominating effect was disturbing. A14 users would simply see countryside invaded and perhaps use that as a precedent for something similar elsewhere. Such wildlife, as now exists would almost certainly disappear, whether that be birds, flowers or animals. It is also probable that sound from the passing vehicles will reflect off the new buildings and the reverberations will further pollute Rothwell. In a statement prepared for Orton Village Meeting, the Nature Conservancy Council identified a range of birds and animals that exist on the site and can be supported there. There is also a natural link with the adjacent fishery. The case for defending the countryside is indeed very great. Employment as a local topic is also important. Clearly, if the site is seen as an employer for people from a 25-mile radius, this is simply not acceptable. But if it sets out to provide opportunities for Rothwell, Loddington and Desborough, that would be valuable. The Civic Society is aware of the few companies now trading in Rothwell and note that it is ironic that MacDonald's should be the biggest single private employer. The Review of the local Plan, which is now taking place, includes a massive house-building programme at Rothwell and Desborough and some of these people will need employment. Any opportunity to help would be welcome. It is apparent that new finance will be important to future development and if it is seen that the site is attracting outside investment for local employment that is welcome. The serious question then is one of "site". It may be argued that the proposed site is on "the wrong side of the Al4" for Desborough and Rothwell to share in its benefits. It is however realised that Rothwell/ Desborough bypass will become available shortly. This will have good access to the A14 and could serve a commercial site. The Civic Society suggests that a site in the vicinity of Montsaye School may be a far better option for local people. (This idea is in line with the planning Inspectors view.) Landscaping could integrate the site into Rothwell's north-west top corner. This location would protect/preserve both existing and new housing and may also link with the new road Springfir Estates are proposing. Mention has not been made of the Hotel and at this time, it is considered that could be sensitively built on the site near the cemetery. In summary, the Civic Society consider that Prologis should be encouraged to invest in Rothwell but that this site should remain Open Countryside, possibly a pocket park, that industry be located beyond Montsaye School and that a hotel could be built on the site subject to change in planning policy.
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As "green issues" more and more colour the way we live, our travel, communication and lifestyles are gradually changing. In line with this, people who might have looked for a new home in a village because equivalent town settings rarely become available are now looking more carefully for this option. They would like to stay in town but in a country setting that has security with rural tranquillity. When Kettering Rectory was offered for sale the site presented this rare opportunity. The Civic Society took a careful interest in the Rectory site for these social reasons and awaited with interest developers proposals for the redevelopment. They supported quality development, preservation of the rectory, even if that meant dividing it into flats and tastefully preserving many of the trees and the old boundary wall. Sympathetic materials like stone and slate could further compliment the setting. The style of the Rectory suggests certain design principles. The proposals that Kettering Planners have decided upon, include much of what the Society could support, but the number of dwellings far exceeds what could be considered a comfortable density. The Police and County Council rightly made that point in consultation. Scholar's Mews in Northampton is a fair comparison.
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| Planning Committee Councillors all made valuable points at their meeting and the Civic Society hope Westbridge Developments will bring a further scheme to Committee with developed ideas knowing they already have the Council's support |
