tesco broadwater

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Tesco BroadwaterTesco Broadwater

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Tonight’s meetingTonight’s meeting

►Chairman: Terry Mitchinson Chairman: Terry Mitchinson Editor Welwyn Hatfield TimesEditor Welwyn Hatfield Times

►Presenters: Shaun O’Reilly, Malcolm Presenters: Shaun O’Reilly, Malcolm Day and Will Davis for the Day and Will Davis for the Welwyn Garden City Society Welwyn Garden City Society

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Tesco current Tesco current applicationapplication

Application submitted Application submitted 04/10/1004/10/10

Period for objection ends Period for objection ends 03/11/1003/11/10

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Current position of Current position of WGC SocietyWGC Society

An initial analysisAn initial analysis


Overview: in whose interest?Overview: in whose interest?

► Is this proposal driven by the Is this proposal driven by the economic interest of a supermarket…economic interest of a supermarket…

►Or the public interest of our town?Or the public interest of our town?

►Any agreed development plan should Any agreed development plan should strike the right balance between these strike the right balance between these factors.factors.


Our approachOur approach

►We look at Tesco’s stated We look at Tesco’s stated opportunitiesopportunities

►We look at Tesco’s stated objectivesWe look at Tesco’s stated objectives►We touch upon a few factsWe touch upon a few facts

►We make some comparisonsWe make some comparisons

……and we draw some conclusions.and we draw some conclusions.


Tesco’s stated opportunitiesTesco’s stated opportunities

►New development can link the two New development can link the two sides of the town togethersides of the town together

►Railway bridge can provide new links Railway bridge can provide new links and connections across townand connections across town

►““Through the integration of the Through the integration of the redevelopment, a new centre will be redevelopment, a new centre will be established to benefit the town as a established to benefit the town as a whole”whole”


The irritatorsThe irritators

►Hatifield, Bassemer Road, Park Way, Hatifield, Bassemer Road, Park Way, Louis de Soissions; where is Louis de Soissions; where is Debenhams; Morrisons is in WGC not Debenhams; Morrisons is in WGC not Hatfield, etc, etcHatfield, etc, etc

►““a considerable amount of interest in a a considerable amount of interest in a doctor’s surgery connected to the doctor’s surgery connected to the town centre”town centre”

►Extra care homeExtra care home


Tesco’s stated objectivesTesco’s stated objectives

►Overall aim of “proposed retail is Overall aim of “proposed retail is intended to enhance the intended to enhance the attractiveness of WGC as a retail attractiveness of WGC as a retail destination”destination”

►Securing the listed buildingsSecuring the listed buildings►Better linkage to Peartree wardBetter linkage to Peartree ward►New homes and new leisure facilitiesNew homes and new leisure facilities►All within the WGC ethosAll within the WGC ethos


Tesco’s stated conclusionsTesco’s stated conclusions

► It will have no adverse effect on townIt will have no adverse effect on town► It will enhance the town centreIt will enhance the town centre► It follows the WGC ethos It follows the WGC ethos


Some factsSome facts

► Tesco store 4,646 mTesco store 4,646 m² (² (gross 8,027mgross 8,027m²)²)► Town’s need for another supermarket not Town’s need for another supermarket not

provedproved► Apparent local dominance issue not addressedApparent local dominance issue not addressed► Most customers will come by carMost customers will come by car► Footbridge length reduced by 30%Footbridge length reduced by 30%► Still half a mile walk from Tesco to John LewisStill half a mile walk from Tesco to John Lewis► Town centre retail space increased by 6.4%Town centre retail space increased by 6.4%


Benefits of edge of Benefits of edge of town supermarkets town supermarkets

►University of Southampton paper says University of Southampton paper says that edge of town supermarkets that edge of town supermarkets enhance the attractiveness of town enhance the attractiveness of town centres as a retail destinationcentres as a retail destination

►Not with a mainline railway between Not with a mainline railway between and a inadequate bridgeand a inadequate bridge

►The site will remain an island unless it The site will remain an island unless it is properly linkedis properly linked


Challenge to the CouncilChallenge to the Council

►Everyone was consulted over the planEveryone was consulted over the plan► Input was invitedInput was invited►Plan now challenged as “unviable”Plan now challenged as “unviable”►Viability not raised beforeViability not raised before►Plan suggests an expensive legal Plan suggests an expensive legal

challengechallenge►Financial justification made is Financial justification made is

incompleteincomplete


Community involvementCommunity involvement

►Tesco stated its commitment towards Tesco stated its commitment towards consultation and engagementconsultation and engagement

►The current application bears little The current application bears little resemblance to the original outlineresemblance to the original outline

►The original and only consultation was on The original and only consultation was on regeneration of the siteregeneration of the site

►Little notice has been taken of the Little notice has been taken of the original comments from the publicoriginal comments from the public

►No changes following Development No changes following Development ForumForum


Comparison with Comparison with Sainsbury’s developmentSainsbury’s development

►WGC Society was involvedWGC Society was involved►Many exchanges of emailsMany exchanges of emails►Multiple meetingsMultiple meetings►Most Society comments, including Most Society comments, including

many involving complete redesign, many involving complete redesign, successfully incorporated.successfully incorporated.


The goodiesThe goodies

► In the original outline plan the In the original outline plan the Shredded Wheat production hall Shredded Wheat production hall contained a 50m swimming poolcontained a 50m swimming pool

►The production hall is now the The production hall is now the supermarket and the pool has shrunk supermarket and the pool has shrunk to a 25m leisure poolto a 25m leisure pool

►Heritage MuseumHeritage Museum►YMCA building YMCA building


Access to the siteAccess to the site

►Access to the supermarket enabled by Access to the supermarket enabled by new roadnew road

►Footbridge over the railway is weakest Footbridge over the railway is weakest linklink

►Footbridge is shorter but with a liftFootbridge is shorter but with a lift


The bridge: Tesco pictureThe bridge: Tesco picture


The bridge: the realityThe bridge: the reality


The planned linkThe planned link


Access (cont)Access (cont)

►The other access problem not addressed The other access problem not addressed by the submission is the strip of land by the submission is the strip of land between the Tesco site and the railwaybetween the Tesco site and the railway

►There is right of access across the public There is right of access across the public recreation area to the old BRS siterecreation area to the old BRS site

►The current owners are not playing ball on The current owners are not playing ball on this or the footbridgethis or the footbridge

►We think this is a show stopperWe think this is a show stopper


A flight of fancyA flight of fancy


DesignDesign

►Silos beautifully exposedSilos beautifully exposed►Office buildings well enhancedOffice buildings well enhanced►New buildings on site appear New buildings on site appear

uncoordinateduncoordinated►Dubious architectural linkage to the Dubious architectural linkage to the

originaloriginal►Association with WGC ethos unconvincingAssociation with WGC ethos unconvincing►Housing style – “moderne” rather than Housing style – “moderne” rather than

“neo-georgian”“neo-georgian”►Density more ghetto than gardenDensity more ghetto than garden


WGC StyleWGC Style

►Trees and green space alone do not Trees and green space alone do not define what this town stands fordefine what this town stands for

►Some vistas are poorSome vistas are poor►Housing compared with Newham Housing compared with Newham

College, Cambridge, Holland Park College, Cambridge, Holland Park MewsMews

►Where exactly is the WGC idiom?Where exactly is the WGC idiom?


Main pointsMain points

►High quality submissionHigh quality submission►Case not made for enhancement to Case not made for enhancement to

town centre tradingtown centre trading►An island site cut off from the town An island site cut off from the town

centrecentre►Does not follow or develop the Garden Does not follow or develop the Garden

City styleCity style►Danger of a “Tesco town”Danger of a “Tesco town”


The way forwardThe way forward

►Pressure for rejection has to come on Pressure for rejection has to come on two frontstwo fronts

►By By everyoneeveryone putting in their objection putting in their objection to the Planning Dept by 03 Novemberto the Planning Dept by 03 November

►By putting pressure on your local By putting pressure on your local councillor. The application is expected councillor. The application is expected to go to the January Planning to go to the January Planning Committee.Committee.


Line to take with councillorsLine to take with councillors

► Technically the application should be thrown Technically the application should be thrown outout

► Councillors are concerned over the possibility of Councillors are concerned over the possibility of a continued wasteland if they do not approvea continued wasteland if they do not approve

► …….And getting the blame.And getting the blame► The land is valuable and will be developed at The land is valuable and will be developed at

some time, either for housing or small scale some time, either for housing or small scale industry, science park etcindustry, science park etc

► We must push councillors for the right decisionWe must push councillors for the right decision


Meanwhile back in the Big Meanwhile back in the Big SocietySociety

►Changes are coming for town planningChanges are coming for town planning►Local communities are to have a Local communities are to have a

bigger say in local planning decisionsbigger say in local planning decisions►Our local MP Grant Shapps is Housing Our local MP Grant Shapps is Housing

MinisterMinister►Pressure needs to be applied to both Pressure needs to be applied to both

the local MP and the Council Cabinet the local MP and the Council Cabinet by us allby us all


Response to this applicationResponse to this application

►Essential that everyone who wants to see Essential that everyone who wants to see the plans improved must send in an the plans improved must send in an objection by 3 Novemberobjection by 3 November

►Society will lodge a comprehensive Society will lodge a comprehensive responseresponse

►Numbers speak volumes to PlannersNumbers speak volumes to Planners►Object by letter or online on Council Object by letter or online on Council

websitewebsite►Sign our online petitionSign our online petition


The decision is in The decision is in your handsyour hands

Act now to throw out this Act now to throw out this planning applicationplanning application


Tesco BroadwaterTesco Broadwater

tesco broadwater

Documents

town centreit

edge of town supermarkets

attractiveness of town

attractiveness of wgc

town centreextra care

town togetherrailway

wgc ethos

retail destinationsecuring