City Centre Masterplan
Peterborough’s City Centre was transformed from that of a market town to a centre of regional importance during the period of New Town expansion from 1968 to 1988. It is now time to revitalise parts of the centre and prepare plans for several key areas on its periphery.
The City Council has commissioned a framework plan for the city centre to guide the statutory planning process, stimulate investment and give a real impetus to the regeneration of the centre. The Masterplan has been produced by David Lock Associates.
The Civic Society agrees fully with the need for the plan, supports the vision, recognises the need for a comprehensive approach and is a keen stakeholder participating in the plan making process. With others, we are concerned that design proposals coming forward are accompanied by comprehensive proposals to address both existing traffic congestion arising on Bourges Boulevard as well as new demand generated by the master plan developments. Its views, in summary, on the component parts of the plan are as follows:
South Bank
This major area bounded by the River Nene, Bridge Street, the Peterborough United football ground and Frank Perkins Parkway has been awaiting redevelopment for some time. The plan proposes a development centred on Mill Square (alongside the existing flour mill) and including riverside homes, offices and conference hotel and new workspaces. The football ground could serve as a focus for new leisure developments.
The Civic Society welcomes the participation of the East of England Development Agency (EEDA) in planning, land acquisition, and infrastructure provision on this major and complex site. The opportunity of regenerating the City’s south bank and opening the river frontage for public access to a range of attractive uses has the potential to revitalise a unique asset. It is important that the public space alongside the river frontage is maximised, that development should not be purely residential and that the area is a vital part of city life, and not merely an inner city suburb. We welcome the protection and incorporation of listed buildings and will press for the relocation of the Mitchell Engineering relief on Bridge House into the scheme.
East Embankment
This is a large triangular grassed area east of Frank Perkins Parkway bounded by the Parkway, the River Nene, and the industrial development south of Fengate. A new community is proposed centred on a marina with a riverside park, new homes and local facilities. New access would be constructed off the parkway.
The Civic Society is supportive of this development. The land was originally envisaged (in the 1970 Town City Centre Plan) as open land connecting the Fens directly to Peterborough Cathedral. However the building of the elevated Frank Perkins Parkway has broken the continuity, and now the priority is to maximise the advantages of developing this area of land so close both to River and City Centre. We are especially excited by the prospect of the tourism stimulus arising from a new marina, and quality residential space created so close to the City Centre.
North Westgate and Queensgate
North Westgate, between Bright Street, Queensgate and Bourges Boulevard has been awaiting redevelopment for some time. Proposals are under way to develop the area for retail and leisure uses with a strong link across to the Queensgate Centre whose western end will be radically restructured with new shopping, a relocated bus station and car parking. The developers, Morley Fund Management and Hammerson are pressing ahead with public consultation on a draft scheme, inviting comments on their scheme at www.northwestgate.com.
The Civic Society welcomes the integrated approach, the restructuring of a major part of Queensgate, and its effective linkage to the new Westgate development. Not only will it provide the opportunity to modernise Queensgate, but also Westgate itself will be revitalised. We await resolution of highway, circulation and parking issues, and feel that there needs to be greater integration with the undeveloped land around the railway station if access and circulation is to work. We feel that the quality of the major facades, and corners of the scheme needs particular attention and echo CABE’s view that at this stage the Queensgate end of the development may be too closed in on itself. We look forward to seeing these issues addressed as revised plans emerge.
Station Quarter
Extensive areas of land either side of the East Coast Main Line around the present station provide a major opportunity. A mixed-use quarter is proposed with new homes and workspaces, local retail facilities, new rail and bus stations and station related car parking.
The Civic Society considers that a major and comprehensive redevelopment of the station is needed to produce a gateway to Peterborough that is worthy of the city’s role as a major regional centre. We feel that the undeveloped land around the station has potential for development in its own right and, with imagination, could ease the straight-jacket to western expansion to the city centre created by Bourges Blvd and the railway. Any plans for the area should retain the Great Northern Hotel, one of the few remaining operational quality railway hotels.
The Hospital Site
Peterborough District Hospital occupies land bounded by Thorpe Road, Midland Road and Aldermans Drive with associated units lying further to the west. The hospital is due to relocate to the Edith Cavell site on Bretton Way, so releasing the core hospital site for development. New homes and local facilities are proposed.
The Civic Society is concerned that adequate public transport is provided to the new hospital site. Any redevelopment should retain buildings of merit in the urban fabric, and be well connected to the city centre for pedestrians by means other than Crescent Bridge. We are concerned that tidal flow traffic management may be introduced on Thorpe Road to accommodate traffic arising from this and other city centre developments. As Thorpe Road is currently two-lane along much of its length, the introduction of a third lane and overhead signing gantries is considered quite out of character with the nature of the road as an attractive radial road serving the city.
Conclusion.
The Civic Society is pleased that Peterborough City Centre’s future is so actively being addressed by the City Council, EEDA and landowners and developers. It looks forward to continuing to participate in the evolution of plans that improve Peterborough’s competitive role as a retail leisure and cultural centre, form a worthy part of the City’s identity for visitors and residents alike, and become a valued part of the heritage of tomorrow.