Stuart Mills has replied to the sudden influx of submissions to AVDC ++++++++++++++++++++++++++++++++++++++++++++++++ MARSWORTH YARD REDEVELOPMENT PROPOSALS There has been a lot of discussion recently about proposals by British Waterways' partnership (H20) to redevelop Marsworth Yard, much of it untrue. We have consulted throughout the planning process with local residents and the local council. However, both British Waterways and H20 acknowledge that we could have done more to discuss the plans with a wider audience, and some of the current misunderstandings stem from this oversight. This paper has been drafted to reassure anyone concerned about some of the issues raised. Stuart Mills, property director 26/11/09
Background H20 - a partnership between British Waterways and private sector company bloc - has submitted a planning application to redevelop Marsworth Yard on the Aylesbury Arm of the Grand Union Canal. The site is currently underused and blighted by a post-war concrete batching plant. It does however provide office space for British Waterways staff as well as facilities for boaters. Both British Waterways and H20 are committed to ensuring that any proposal enhances both the local environment and its facilities. H20's proposal is for a new environmentally-friendly housing scheme which enhances the area while providing much-needed investment in the canal network and in local staff and boaters' facilities. In keeping with British Waterways and English Heritage's policies and the promotion of high-quality waterside regeneration any new scheme should respect the historic canalside location, without creating a pastiche. In summary: · Marsworth Yard is underutilised and blighted by a disused concrete batching plant (see image)[clipped] · The site has been subject to a thorough heritage assessment to ensure that no significant heritage features would be compromised (for example the assessment determined that the historic crane and wharf must be retained). English Heritage has confirmed that no buildings on the site merit listing · British Waterways is committed to retaining and improving boaters' facilities locally and we are currently developing proposals for a new facility at nearby Red Lion Bridge. These will include a new Elsan, water, rubbish and recycling station which will be available before the existing facility closes down. We are also looking at developing further facilities at Startops · If it goes ahead the scheme will provide funding for the refurbishment of the Grade II-listed Tringford Pumping Station on the nearby Wendover Arm, creating improved work facilities for British Waterways staff and a sustainable use for an important historic building · H2O are determined that the scheme includes `green' housing, with a reduced carbon footprint and reduced traffic impact on local roads · Other options were considered such as a small office scheme, leisure and industrial uses. Advice confirmed that there would be limited or no demand for such proposals and they would also have a detrimental effect on traffic movements. BW would also not want to undermine the nearby Bluebells Tea rooms. · 14 dwellings on the site are below national policy guidance of a minimum of 30 dwellings per hectare. H2O did not want to intensify the location. · The contemporary design is in keeping with planning guidelines, government policy and supported by English Heritage. · 50% of any profits from the development will go to British Waterways, all of which will be reinvested in the care of the waterways. Around half of British Waterways' annual maintenance budget is currently funded through property-related activities. Key Facts Site Use The site was until recently predominantly used as a concrete batching plant and builders merchants. Most of the buildings on site are derelict or of low grade industrial use. We could not find an occupier for the buildings and the site was starting to become hazardous. Development was needed to ensure the site did not fall into further disrepair and blight the surrounding area. Heritage Prior to working up any designs in detail BW commissioned a report by Lathams Heritage Consultants. Their view and that of BW was the buildings on site were of limited or no historic value and the lack of any significant heritage of the site was a clear factor in determining the layout of the scheme. The Cowans Sheldon & Co crane on the site, which was identified as being important, will be retained, overhauled and relocated to a more prominent position on site to reflect and celebrate the wharf. Traffic and Access In terms of traffic generation, it has been analysed that the change of use from the existing industrial use to residential would in fact have a positive effect on the local road network. There is an existing unclear public right of way through the site which is being maintained and enhanced within the scheme, increasing public access to the waterways. Boater facilities will be retained and enhanced There will be no loss of service and a new Elsan, water, rubbish and recycling facility is proposed at nearby Red Lion Bridge. The existing moorings will also be unaffected The existing strategic wharf on the site is retained and relocated to the corner of the site. There is no loss of facility for BW or third parties. Public Consultation Throughout the design process the project team has consulted with Aylesbury Vale District Council planners, who have been supportive of development in the location and contributed to the development of the plans. The development team presented the scheme at a public meeting to Marsworth Parish Council in April 2009 and full details of the application and all supporting documents have been on the Aylesbury Vale District Council website since the application was validated on the 27th October 2009 Notwithstanding this, the development team and British Waterways acknowledge that more could have been done, to consult with a wider range of local stakeholders and that increased consultation would have mitigated against some of the subsequent misunderstandings around the scheme. The project team has undertaken to review its consultation guidelines to ensure that any lessons are learnt for future schemes. BW Staff BW staff currently using Marsworth Yard will be provided with a new facility within nearby Tringford Pumping Station. Sustainability This development has been designed to achieve the `Code for Sustainable Homes Level 3' designation. This ensures the dwellings are built to virtually the highest standards of sustainability that current technology will allow. The project team aims to create high quality residential accommodation in an attractive and sustainable architectural design that respects the character of the local area and reflects the historical importance of the site by using sympathetic and where possible local materials. Environment Despite the rural surroundings, the current industrial nature of the site itself does not promote bio-diversity. The change of use to residential which also includes the creation of gardens and hedgerows will help the potential of the site to support an enhanced ecological bio-diversity. Mitigation proposals are included to ensure the local bat population is enhanced. The site is also partly vacant, underused and potentially dangerous. Tringford Pumping Station The Grade II Listed Tringford Pumping Station is underutilised. Through the development at Marsworth this building will be refurbished and safeguarded for the future. Enables investment into the network The developer is a joint venture that reinvests money back into the waterways. In addition to the physical improvements the development will bring to the site, funds generated will also enhance and upgrade boaters' facilities. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ The normal load of %$£" from BW, where they really don't know what their own property dept is doing. It does not distract from the fact that the proposed development looks hideous from the canal side.probably what you would expect from H2O Urban....but Phew we all breath a sigh of relief because the boaters facilities have been cobbled together at the last moment, somewhere else..but have they? Either BW is very stupid, or very clever in playing the boaters like this. The "proposed" relocation of the facilities should have been mentioned in the design and access statement of the planning application to enable a legal agreement to be drawn up to ENSURE re-provision elsewhere. For any such agreement to be binding, it would need to be signed by BW and any other land owners concerned. The obligation to provide such replacement facilities would therefore be binding on any subsequent landowners should BW dispose, or be forced to dispose of their property portfolio (somewhat topical at the moment!). In the absence of such a legal agreement the re-provision of the facilities is no more than a hollow promise. Any re-provision of facilities will require planning permission in a Conservation Area. How do BW know this will be given? Although English Heritage may have confirmed the existing buildings are not worthy of listing, in their consultation letter dated 17th November they state they are concerned that the current proposals fail to preserve or enhance the character of the area as part of the environs of a historic canal. They go on to say that the evaluation submitted with the planning application underestimates the historic value of the building, which is of local interest that contributes to the character of the Conservation Area. EH considers insufficient evidence has been put forward to justify demolition of the building, which comprises flexible space capable of conversion. In summary they recommend the application be refused, This places a very different slant on the issue. Nigel Crowe states that H20 are committed to green housing - they have to be by law! I would be interested to hear how the houses will have reduced traffic impact when each house is shown with at least 2 parking spaces for cars and there appears to be little public transport provision nearby. Incidentally, one of the existing modes of transport to and from the site - by water to the wharf - is eliminated by the proposal! As stated above, the design of the scheme is not supported by EH - who state that it fails to preserve or enhance the character of the area in its context of a historic canal location. The public right of way is quite clear through the site. I cannot see how putting it through the centre of a housing estate will improve its clarity. The Code for Sustainable Homes goes up to Level 6. The proposed (Level 3) is only the mid point of the range, and is no more sustainable than the code to which the government currently requires all social housing (affordable housing) to be built The site is identified by H20's consultants as potentially contaminated, with further investigative work recommended. Nigel Crowe also states that the site is potentially dangerous, yet on the planning application form the 'no sensitivity to contamination' box is conveniently ticked. Residential development is particularly sensitive to contamination, as some recent high profile press cases have demonstrated. Yet one more reason for not building housing on this site. I could go on. -- Neil Arlidge NB Earnest TNC http://www.tuesdaynightclub.co.uk/tour.html ------------------------------------ Yahoo! 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