Urgent Action needed – Gilesgate Baths Footpath Diversion Order (Public Footpath 52)

DEADLINE FOR COMMENT 10th AUGUST

Many Hexham residents will have recently received a letter advising them that the objections which they made to the proposed Diversion Order for Footpath 52 has now been withdrawn. This is because the Secretary of State advised the Council that their application to divert the footpath was ‘fatally flawed’ because its wording referred to its purpose being ‘to enable development to be carried out in accordance with the planning permission granted…’ However, planning permission was not granted until 2nd February 2015, after the Diversion Order had been made.

Proposed Haugh Lane elevation - 7 Storey 'Tower of Mabel' - Image Copyright Planning Bureau Ltd

Proposed Haugh Lane elevation – 7 Storey ‘Tower of Mabel’ – Image Copyright Planning Bureau Ltd

So on this semantical note, the Council has made a fresh Diversion Order. Alex Bell, NCCs Footpaths Officer advises that objectors to the original Diversion now make their objections afresh. This of course also enables those that did not object to the original order to do so now.

Hexham Civic Society believes that it is important to object to the Order, and to cause the Diversion Order to be referred to the Secretary of State, because the new footpath will be less practical, more dangerous and less convenient to users than the present arrangement. We believe that the developers did not consider adequately a layout for the site which retained a good selection of the fine mature trees already present, and reconstructed the present footpath as part of their development in approximately its present location.  We believe that they assumed a blank site, and that footpath users would be happy to be forced away from the present route into a narrow, chicaned and we believe dangerous ginnel. We do not believe that NCC, owners of the site, pressed the prospective developer sufficiently to achieve the best design solution.

What we would really wish to see is the applicants reconsider their scheme and produce one with a suitable scale, design and layout appropriate to its conservation area location – keeping more of the existing trees and creating a safe pedestrian route through the site, on a similar alignment to that there at present.

Gilesgate RoW4

Hexham residents wanting to see footpath retained – 2014

We would encourage those with views regarding this to make them know to the footpath Officer Mr Bell. This should contain text such as ‘I wish to object to Hexham Town (public footpath) no 52 Diversion Order for the same reasons identified in my letter / email dated (insert date) objecting to Hexham Town (Public Footpath No 52) Diversion Order 2014’ 

Mr Bell can be contacted by email at: alex.bell@northumberland.gov.uk

Details of our reasons for objecting can be viewed on the Hexham Civic Society Website here:

https://hexhamcivicsociety.wordpress.com/2014/03/06/designing-in-crime-tunnel-vision-proposes-danger-footpath-on-mccarthy-and-stone-site/

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Newsletter Draft Spring 2015.qxdCivic Society Members should now be receiving their copies of the new Spring 2015 HCS Newsletter. With updates on the proposed ‘Great Council Buildings Sell-Off’; the scrapping of the West Area Planning Committee and the centralisation of planning decisions to Morpeth; Hexham Shopfronts; Planning and more.

 

The previous Autumn 2014 edition of the newsletter can now be downloaded free from here –  HCS Newsletter Autumn 2014.

West Area Planning Gilesgate Pool13/02291/CON and 13/02289/FUL

STOP PRESS: The Gilesgate Swimming Baths ‘McCarthy and Stone’ apartment scheme has apparently been pulled from the agenda for Planning Committee 16/04/14. This is apparently due to procedural problems with notifications.

It is possible that it will eventually come to committee 21st May 2014. HCS hopes that the opportunity will be taken by the developers to withdraw the present proposal and address the concerns of the Conservation Officer, English Heritage, HCS and others who have offered their constructive criticism on the proposal.

Rob Cowan Copyright Cartoon

Copyright Rob Cowan

Proposed Haugh Lane Elevation Image C Planning Bureau Ltd

Proposed Haugh Lane Elevation Image C Planning Bureau Ltd

Hexham Civic Society is sad to report that the McCarthy and Stone  retirement complex planned for the site of the former Henry Bell Wool Warehouse, and latterly Gilesgate baths in Hexham is set for approval this coming Wednesday. Castigated as the ‘Tower of Mabel’ by HCS, we support the proposed use of the site but consider the design wholly inappropriate.

Despite objections from a diverse range of opponents including the County Council Conservation Officer, English Heritage, Hexham Civic Society, numerous individuals and Hexham Town Council, planning officers will recommend that West Area Planning Committee approve the seven storey towers.

Proposed Gilesgate Elevation Image C Planning Bureau Ltd

Proposed Gilesgate Elevation Image C Planning Bureau Ltd

First mooted by the developers in 2012 at pre-application meetings, the scheme has sadly not developed in any meaningful way and HCS views it as a gross overdevelopment of this sensitive Conservation Area site, in close proximity to a number of important listed buildings and Hexham’s unique Grade I listed Abbey. With a cheap and cheerful materials palate including PVCu windows, rubber membrane roofing, render and fake stone we do not believe that the design has taken account of the unique nature of the site. HCS has continually sought to engage with the developers to constructively suggest how the design can be moderated and made appropriate to its setting but sadly without success.

Our hopes are now with the members of the West Area Planning Committee who we are urging not to approve the scheme in its present form. The Committee will review the scheme at 18:00 on Wednesday 16th April at  Prospect House Hexham and a number of objectors are expected to make their views known.

Planning References are NCC 13/02289/FUL AND 13/02291/CON for development at the former Gilesgate swimming pool site and Haugh Lane, Hexham. Any comments you wish to make can be sent to the west area planning office at:- west.planning@northumberland.gov.uk  FAO Mr G Robbie, or via the Council’s planning web-site. A report in the Newcastle Journal can be viewed here.

The saga of the proposed McCarthy and Stone 7 storey residential development proposed for the site of the former baths at Gilesgate grinds on. In order to achieve their desired scheme the applicants need to relocate the present footpath that crosses the site, linking Gilesgate to Haugh Lane.

ImageThe footpath (ref Footpath 52) is now the subject of an NCC application to make a ‘Diversion Order’. Hexham Civic Society believes that  while the proposed use of the site is acceptable, the proposed development is poorly designed and out of scale with its surroundings.  See our report on the ‘Tower of Mabel’ here.  We believe that a better scheme could be achieved if the footpath were left more or less where it is at present and improved. This would allow the trees on the site proposed for felling to be retained, and would avoid the narrow and potentially dangerous ginnel that the applicants wish to replace the present path with.

The proposed path lacks the good levels of visibility that the present route achieves and will risk ‘designing in crime’ rather than designing it out. We think that a tight ginnel with poor overlooking and a set of steep steps will invite anti social behavior. It will also fail to connect to the existing pelican crossing on Haugh Lane which will make pedestrians more likely to risk not using the lights to cross the road (the crossing is unlikely to be able to be relocated due to proximity to road junctions).  We would like to see McCarthy and Stone reconsider the entirety of their proposal and to come up with a scheme appropriate to Hexham Conservation Area which all residents can support.

If you have a view on this proposal please make it known to the Northumberland County Council Definitive Map Officer Mr Alex Bell . Mr Bell can be contacted by email at Alex.Bell@northumberland.gov.uk or in writing at : Alex Bell (Definitive Map Officer – Sustainable Transport), Local Services Group, Northumberland County Council, County Hall, Morpeth, NE61 2EF. Telephone: 01670 624133

At its meeting on Monday 3rd March Hexham Town Council objected to the proposed footpath diversion, primarly citing safety concerns over the proposed new arrangement.