Town councillors vote 3-0 to throw out Bircherley Green plans – No!!

It was with a wry smile that I read in the Hertfordshire Mercury that Hertford Town Council had voted unanimously to reject the planning application to redevelop Bircherley Green.

This would be fine if it wasn’t so wrong or, far from the truth. It was the Planning sub-committee that voted to reject the plans.

There are or were, eight members of that sub-committee. One has since resigned as his seat is now subject to a by-election. Of the remaining seven three left the meeting room owing to a conflict of interest. Comments were reported by the Mercury from three councillors so it can be extrapolated that the seventh councillor did not turn up as the vote was in their words – unanimous, with no one abstaining.

This was not a three man judging panel as found at boxing matches or a jury of twelve good men and women deliberating on a verdict at a High Court trial. It was three councillors on a reduced sub-committee taking a joint decision. It is taking the concept of democracy a bit too far.

Even so Hertford Town Council is not the Planning Authority. East Herts Council is. Hertford Town Council’s comments will have the same weight as anyone else who chooses to respond to the planning application whether for or against. The case will be assessed by a Planning Officer and whether recommended for approval or rejection will still be heard by the Development Management Committee at the earliest opportunity. This could be May but possibly as late as June or July before a final decision is made.

I do wish the Mercury could get it right sometimes.

Returning to the sub-committee I am pleased that Cllr Haddock has the interests of Folly Island at heart but I am sure the matter of the sun rising in the east and setting in the west was discussed with residents and later addressed by Wrenbridge with their consultancy team.

On the other hand I have known Cllr Ruffles for a long time. He has always been a good friend of Folly Island. I talk to him and ask his advice and opinion on all sorts of things from floods and local history to the state of the alleyway at the back of my house. Our paths have crossed at the many committees, forums and focus groups that exist in this part of the world. He knows where I stand on all things political and once found great pleasure in leaving me alone in the middle of Salisbury Square on a particularly windy Saturday morning holding on to a very large Conservative Party umbrella whilst he went and collected something else from the Castle.

But on the matter of Bircherley Green I have to disagree with him.

I know Hertford Town Centre is a Conservation Area and that the majority of the buildings within its borders are Grade II listed as they of significant historical or architectural interest. I have the Department of Heritage bible to refer to but my 1990 version does not include Bircherley Green even though it was built in 1981.

Waitrose from the river
Waitrose from the river

Bircherley Green Shopping Centre is not something I would wish to preserve or enhance. It has no historical or architectural interest at all. The rear of Waitrose is far from being a welcoming feature to anyone coming into Hertford by boat, or walking through Folly Island. Any premises built today would be river facing.

There is no one to take Waitrose space. It has been offered to every other supermarket chain (and other retailers) and they have all turned it down for one overriding reason in that it does not have parking on the flat. Without a main A* tenant Bircherley Green will dissolve into a black hole.

The only chance Hertford has of attracting High Street names is to offer space that is suited to their modern day requirements. People used to ask me why can’t we have a River Island or a Next or so on etc etc. The reason is that you can’t go knocking listed buildings about just to make space to accommodate a name.

Having a vibrant centre with all the famous names in one place might make Hertford a place to visit again and once shopping is done enjoy the bars, restaurants and pubs and perhaps stay overnight in one of the many hotels. Leaving Bircherley Green as it is will ensure that many shopkeepers comment that ‘there is nothing in Hertford to come for’ moves even closer to the truth and what was a ‘challenging’ environment will be one that will enter its final death throes.

A more detailed version of the above will form part of my own letter to Planning Department to support the application along with a host of other observations made during my years as Town Centre Manager.

Bircherley Green planning application

Finally after many months of bated breath a planning application has been made for the redevelopment of Bircherley Green Shopping Centre. Both are long overdue.

If you cannot wait any longer this is the link to the the appropriate page: https://www.publicaccess.eastherts.gov.uk and enter 3/17/0392/FUL into the search box. There are pages and pages supporting the application but the Planning Statement, Public Realm Statement and Heritage Statement are the best places to start.

My first impression is that the new design is at best utilitarian (something that is useful or functional) rather than ‘a jewel in the crown’ as some have recently tried to market it. It will make no difference what I think as the plans have been well battered having been tossed between Wrenbridge and East Herts Council for some time so I expect that it is something upon which they are all agreed and can be approved.

The Planning Statement says: 163. The starkly visible, hard and uninviting ‘back of house’ landscape along the north is replaced with a new, high quality, pedestrianised public realm, active frontages and a distinctive ‘feature’ pavilion. Rather than turning its back on the river frontage, as the existing centre, the proposed development marks the new key nodal point and celebrates the new riverfront square. This aspect of the proposed development constitutes a considerable enhancement and it is exactly the kind of exciting, vibrant redevelopment referred to as desirable in the draft Hertford Conservation Area Appraisal.

This is quite true. This is the ‘back of house’ now.

Waitrose from the river
Waitrose from the river

 

 

 

 

 

 

 

This is how it was presented to residents in 2016.

Waitrose from river as proposed 2016
Waitrose from river as proposed 2016

 

 

 

 

 

 

As presented in the Planning Statement 2017

Waitrose from river 2017
Waitrose from river 2017

 

 

 

 

The Statement goes on to say: 162. The proposed development is a non-traditional form of development which does not attempt to mould modern building types into traditional forms. Instead the development takes the form of modern buildings. However, the rhythm picks up on the traditional street grain and the use of compatible materials subtly references to the traditional materials in Hertford, combined with modern materials—something which can be seen in many modern buildings in the conservation area.

However recent developments along the river have maintained a uniform style, although modern they pick up on the traditional features of sloping roofs found in historic buildings such as the Seed Warehouse, the new Hertford Library and Lombard House (the Hertford Club – out of shot below).

dophin yard
Dophin yard

 

 

 

 

 

 

A feature that the old Waitrose building carried forward. It may be ugly but it did at least try to blend in with the existing riverfront scene.

Any comments on these plans may be made on-line using the link above or in writing no later than 30 March 2017.

So at last things have started to move in Hertford. Things that have been mentioned in previous posts (see right) are mentioned again here with no comment from me whatsoever.

Following the publication and acceptance of the Vision and Design Strategy as developed in consultation with Tibbalds and others one or two of their proposals were taken up by the three Councils. On 7 September 2016 the Hertfordshire Mercury reported that:

Improvements in Hertford town centre to the tune of £1million look set to be on the way after councillors agreed to fund half the project.

East Herts District Council’s executive committee agreed to put £500,000 towards key improvements
to The Wash, Maidenhead Street and Bull Plain. Hertford Town Council is looking to contribute £300,000 to the project, while Hertfordshire County Council has also given its backing.

Resurfacing roads and improving pedestrian access are among the key proposals, which the authorities believe will better public space and traffic flow.

The district and town council will now seek further funding for the project.

Then on 1 February 2017 they also reported that:
A £225,000 government grant will help build new health centres and regenerate town centres,
according to County Hall.

The money will be given to Hertfordshire County Council by central government under the One Public Estate model.

The council did not reveal which projects would benefit from the funding.

In the Planning Statement it mentions that negotiations are still on-going with the North and East Herts Trust for a NHS walk-in or GP surgery to be sited in the new development. If talks are successful then space could be made available in the office space now vacant within Centurion House.

On Friday 24 September some residents of Folly Island (most probably those most affected) received notice from East Herts Council under the Town and Country Planning Act of the application for the development of Bircherley Green Shopping Centre.

On Saturday 25 September my good wife and I took a stroll through our home town and from Folly Bridge, through Bull Plain, Maidenhead Street, Mill Bridge and to Old Cross the pavements and roads were covered in lines and squiggles of every colour in the style of a modern Jackson Pollock.

At first these seemed quite confounding but we decided that these were markings by Highways for the improvements to the public realm as mentioned above. So, there is a fairy godmother after all!

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