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Briefing Paper for Councillor Tony Arbour
Twickenham Riverside Terrace Garden May 2002
Introduction
This paper sets out our current position with respect to the Twickenham
Terrace Garden Group's proposals for Twickenham Riverside. In addition
it covers briefly some of the organisation and administrative measures
necessary to realise the project. Our approach is based on a co-operative
and enabling Council. To date we have endeavoured to identify the
minimum necessary work to enable public use of this land as a garden.
However it is possible to improve the present concept provided the
will and the funds are available. This improvement can be a phased
in as funds allow.
The Site
The site in this proposal will be the area from the Riverbank to
the service road to the rear of King Street Parade, excluding the
existing car park, with Water Lane and Wharf Lane as its East and
West boundaries. Consultation with the Estates department of the
Council is necessary to define the land owned, the land leased and
the land open to negotiation. It will also be necessary to inspect
all site buildings, landscape, and mature trees in order to realise
the full potential and properly assess costs.
The existing planning consent
The existing scheme approved by the Council and the Secretary of
State is for:
- the demolition of the upper storey of the existing changing
rooms and the existing toilet building facing the river.
- the creation of a raised viewing terrace at the remaining first
floor level of the changing rooms, which is at the same level
as the existing pool ground area.
- the creation of arched accommodation below for community and
river related use and new public toilets.
- New access stairs are to be provided and the existing pool filled
and landscaped into a garden.
Modifications to the existing planning consent
Preliminary Consultation has already taken place with the Planning
Officers with a view to securing permission for the additional facilities
now included. It has been agreed that a further submission will
be made and an illustrated outline application will be made which
will identify the modifications to the facilities now proposed.
The reasons and the principal modifications are as follows:-
- To reduce the cost of the necessary enabling work.
- Occupation of both the old Cafe Restaurant and the Caretakers
house by community charities should have ensured that maintenance
by the Council has been carried out. Only the minimum necessary
decoration work will be carried out internally.
- With regard to the ground floor to the new terrace. The work
carried out will enable the letting of a shell building in conformity
with standard commercial practice allowing a tenant to shop fit
to his own requirements.
- Provision of basic services to the lettable areas.
- Utilisation of the existing pool structure to provide a ramped
terraced area suitable for open air events.
- The existing public toilets will not now be demolished, in order
to save construction costs. The present facilities are spacious
and serve additional purposes for river sports activities that
require use of a changing area not otherwise readily available.
- The existing masonry wall above the first floor of the existing
changing rooms building (pool surround level ) will be retained
to cill height with a new coping in order to provide an adequate
safety barrier.
- The existing ground floor is subject to flooding and therefore
arrangements for suitable flood barriers will need to be incorporated,
dependant on nature of use by the tenants.
By these modifications a considerable saving in both demolition
and construction costs can be achieved. This will bring the actual
cost of realising the terrace garden down to a sum which can if
not supported by the Council can be readily raised. In the event
the money for further improvements can be raised by both public
subscription, grants, and funding from other sources.
Implementation
It is important that the scheme is realised and then improved if
funds permit rather than not realised at all due to ambitious and
costly plans
Our target is to implement the following :-
Stage 1 Carry out an environmental audit
of plants and wildlife. After over 20 years neglect it is important
that any rare species of plant or wildlife is categorised.
Stage 2 Allow public access to this land as soon as possible.
This is achievable once initial demolition and securing the site has
been carried out.
Stage 3 Work on the interiors of the
existing buildings can be progressed.
Stage 4 Letting and negotiation of leases
with prospective tenants.
We aim to be in discussion with Community Groups regarding community
needs. Liaison with the public, Council and local amenities groups
is essential to ensure that the scheme includes the public amenities
on a priority achievable basis.
Establish the trust to administer the site
Administration of the site is proposed by a properly constituted
and registered Trust this will follow the example of the Petersham
Lands. The Trust will lease the site from the Council for a period
of 125 years for a peppercorn rent.
The Trust will invite membership from local community organisations.
The purpose of the Trust will be:
- to run the site
- ensure that the development is for use by arts, community, charity
and leisure groups
- to raise funds
- ensure that public interest is met
- ensure that any development is limited to that sufficient for
the purpose of ensuring community and public use.
Income for the trust will flow from the letting of all existing
buildings, the hiring, letting and sponsoring of space for activities
such as farmers' markets and theatrical events, etc. This will assist
in funding maintenance and improvements.
The Existing Buildings
We propose to retain the buildings and elements which will contribute
to the proposed scheme and result in less expenditure. Improvements
and alterations can be carried out as and when funds permit. In
accordance with the requirements of T1 and the planning Inquiry
of 1991 the buildings will preserve and enhance the domestic scale
and character of the Conservation Area and its riverside setting
within an area of special character. Its emphasis will be directed
towards the river with its historic association from pre swimming
pool days of a public park.
The proposal retains certain elements of an example of a 1930s public
community building erected in 1934 as a consequence of a public
petition. The creation of the terrace garden will ensure the concept
of public trust land purchased by The Twickenham Urban District
Council in 1924 is maintained.
The Terrace Garden View
The existing pool grounds are at the same level as the existing
first floor of the changing rooms building which will become the
public terrace. The terrace will open up a vista of fine views up
and down the river Thames from this vantage platform. The scheme
has many possibilities including a link with the Arcadia in the
City project to restore the original Thames views, with the realisation
of an elevated camera obscura and facilities for projection at ground
level.
Community Amenities
We have consulted with the local amenity societies and the Riverside
Co-ordination Group and kept them informed and have modified our
proposals accordingly.
The projected amenities will be community based and available to
all ages. Environmental planting includes conservation of existing
trees, a children's playground plus a cafe and restaurant. Lightweight
structures on the terrace and along the rear service road, help
to hide the run down rear areas of the King Street properties. These
amenities will be available to all.
Other amenities such as a winter skating facility is feasible as
well as other community events such as concerts, theatrical events
utilising the terrace garden, farmers' markets and exhibitions.
The provision of and funding of an undoubted tourist attraction
such as the pontoon will be vigorously pursued with the relevant
authorities. We will ensure that there is a balance of green area
to ensure that the site does not become over built and lose its
primary purpose as an open leisure space for the public enjoyment.
River Landing Stage
The use of the river and access to Twickenham by river can be promoted
by the construction of a landing stage that would facilitate the
dropping of passengers. The location authorisation, provision of
and funding of an undoubted tourist attraction such as this landing
stage, a basic requirement of the planning brief T1, will be vigorously
pursued with the relevant authorities.
Funding
Dependant on the land gift or leasing arrangement that can be struck
with the Council, investigation of all the available options and
sources will be carried out. Grants from particular interest bodies
to carry out specific parts of the development that will be of value
to the community. Funding will be sought for particular needs, lottery,
green space, play or community action money, and sponsorship.
Security
Security has been discussed on site with the Metropolitan Police
and we will be at their suggestion implementing a "Secured
By Design" policy. In addition the site will benefit by occupation
and will be overlooked by the flats and houses surrounding the site.
The Future
This site did not become unused of its own volition. Parts of it
have been kept alive by community welfare groups who are still in
residence. The site is not derelict: it has enormous potential.
Now is the time to correct that community neglect and lack of will
of 20 years duration and restore this public trust land to its rightful
owners, the public, with tangible public amenities. With such a
view to the river it will no doubt increase the value of all surrounding
property. Keeping the land in public ownership will ensure that
there is a flexibility of use that will enable a perceived public
need enabled by funds to restore original or provide new public
facilities.
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