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18 December 2002 PUBLIC INQUIRY CANCELLED The Government Office for London have notified MacCormac Jamieson Prichard, as the agents for Dawnay Day, that because they failed to submit an Environmental Statement (that is, an Environmental Impact Assessment), the Inquiry into the Dawnay Day scheme will be cancelled. The possible planning permission granted by the previous Council is now void.Click here for the full text. 13 December 2002 TERRACE GROUP'S RESPONSE The first part of the Council's short-term scheme is to demolish only the pool changing room building which fronts the river. This provides a paved terrace in place of the building at street level, with other landscaping works to an area of the site at the side of Wharf Lane. Public access will only be to these areas, approximately one quarter of the site.Our interpretation of the Council's short term plan:
We've also looked closely at the Council's sketches: The estimated cost is £505,000, with the proviso that instructions to proceed are given in Dec 2002. The timescale is given as 15 months assuming a satisfactory planning permission is granted in June 2003. Most of the rest of the site will remain closed. There will be no work to any of the other buildings or the existing toilet block. This scheme should be judged in relation to the Terrace Group's own already published plans and the planning permission, already obtained, for a first floor terrace overlooking the river. This requires only the demolition of the upper storey of the pool changing rooms. We would keep the staircase, in order to create a unique view from a terrace overlooking the river frontage. (See below.) In addition, we've allowed for landscaping works to the whole site, creating a biodiversity garden, and installing lighting, fencing and gates. Our cost of £650,000 includes the cost of providing the enabling development by working with the existing buildings. That would bring in revenue to maintain and improve the site, and the site could be used by the community. If given the go-ahead, we could start now. We intend to take the challenge, having worked hard to get this far. Our scheme is infinitely adaptable since it has the benefit of minor construction costs. It produces best value from adapting an existing resource, in the best tradition of recycling for today's use. 11 December 2002 COUNCIL DECISION 6 December 2002 TERRACE GROUP SUBMITS REVISED PLANS
TO THE COUNCIL
The plans have developed from those shown
at the public meeting on 25 October, and consultation with
Council planning officers.
NEXT STAGE: The Council will be looking at the scheme, and others, at the Cabinet Meeting at York House, at 7.00 pm on 10 December. The Officer's report on the Riverside is on their site, with the meeting Agenda. (The meeting is open to the public.)4 December 2002 Twickenham Riverside Terrace Group, at their
weekly meeting on Wednesday, night welcomed the new submission
to The Council from the Twickenham Society Group on the development
of the Twickenham Riverside. 25 November 2002 Mr Stearman showed the plans of scheme that received the planning consent, as already held by the Group. He took the audience through the phases of thinking about the Terrace, ending with drawings and illustrations of the intended public use of the site in the scheme that is now going forward to the Council. Mark Boggia explained how the project would be viable and
he presented the business plan. He said that the Terrace
could be constructed in 15 months or over a period of a maximum
of 5 years as funds became available. Rental income from
the limited amount of cafe and bars now proposed would be
sufficient to run and maintain the Terrace, with the the
community organisations only needing to cover the running
cost of the accommodation they occupied if they could not
contribute anything more. After a very interesting and informative discussion from the floor, the audience voted almost unanimously for the scheme as presented by the Group. Only three people voted against it, because they had some reservations, although they agreed in principle. As the meeting closed, John Reekie, group chairman, explained
how a charitable trust fund on behalf of the people was being
formed with prominent local people as trustees. Over 30 people
said that they're prepared to make donations when the fund
is set up and the council grants full planning and the 'go
ahead' is given. Update 12 October 2002 The
Terrace Group's Submission to the Council 23 September 2002 RETHINK ON THE RIVERSIDE - the discussion paper prepared by the Twickenham Society Group of Local Societies and interested individuals - is on the Twickenham Riverside website.4 August 2002 It's not clear whether Dawnay Day intend to go ahead with the Planning Inquiry, and we're still waiting to hear whether they have agreed to carry out the mandatory Environmental Impact Assessment that was called for by the Government Office for London. Letters regarding the scheme will be accepted by the Planning Inspectorate until the date of the Inquiry is announced. The Council report for the meeting on 30 July indicated that it is unlikely to be before January 2003. See below for the address. The Planning Inspectorate has agreed that the local opposition groups, led by the Twickenham Society and including members of the Terrace Group, will be able to have a presence at the Inquiry, with the right to call and question witnesses. An Environmental Impact Assessment covers much more than the effect a development will have on the flora and fauna in an area. It requires a thorough assessment of the social impacts, including the effect on the population, the emissions of noise and light, and the amount of water and air pollution resulting from both the construction and the operation of the development. Results have to be delivered in clear, non-technical language, and once an EIA has been ordered it must be completed and delivered before planning permission can be granted. Information and a copy of the Guidelines on producing an EIA are on the Office of the Deputy Prime Minister's website: The Index to the Guidelines The Guide to Procedures - this is an Adobe Acrobat file and may take a while to download New Notes on the Regulations - this page also has an address for the printed version of the Guide 31 JULY 2002: RICHMOND COUNCIL TERMINATES NEGOTIATIONS WITH DAWNAY DAY At a special meeting on Tuesday 30 July, Richmond upon Thames Council's Cabinet decided to terminate negotiations with Dawnay Day Structured Developments on its scheme for the redevelopment of the Twickenham Riverside.The Cabinet has requested a detailed report for its September 2002 meeting setting out potential options for the site. The meeting was in response to a resolution made at the May 2002 Cabinet meeting, that the implications of continuing or withdrawing from the Dawnay Day scheme for developing the site should be explored. The report set out three options which were:
Councillor Tony Arbour, Leader of the Council stated: "Having
explored this matter in detail, I firmly believe that the Cabinet's
decision is in the best interests of the people of Richmond upon
Thames. I look forward to receiving the September report and to
selecting an option for redevelopment which will bring the troubled
history of this site to an end. My administration will work to
ensure that this site will be something that future generations
can be proud of." 22 July 2002 - Update
It would appear advisable to concentrate the objections to that which the Secretary of State considers important. His letter says, "On the information so far available to the Secretary Of State the following are matters which the Secretary of State wishes to be informed about for the purposes of his consideration of the application: (a) whether an element of affordable housing should be provided on the application site as part of the proposed development. In particular, how the proposal relates to the current and emerging development plan policies on this issue, to PPG3 and circular 6/98 "Planning and Affordable Housing" and how it relates to the Governments objective to encourage mixed and inclusive communities. (b) the suitability of the design and scale of the proposal (PPG1) having regard to the Twickenham Riverside Conservation Area (PPG15) and the impact on and views from the River Thames (RPG3b). (c) any other relevant matters" Please write: all letters do count. If you want a response from the Planning Inspectorate sent to you, please remember to include your address. 20 June 2002 Press Release: Biodiversity study of Twickenham PoolsiteWhile the site has lain undisturbed, it has become home to a variety of endemic and exotic plant species. Further research and modelling is required, and these findings underscore the need for an Environmental Impact Assessment of the site (which the previous Council refused to carry out). Full report... 24 May 2002 Briefing Paper for LBRuT Council The TRT Group's full submission to Cllr Tony Arbour, to assist in preparation of the new Council's Review Report on the Riverside Golden Jubilee Park? Speaking at the supper after the first full Council
meeting since the election, the new Council Leader Tony Arbour
said, "The Conservative Group didn't support the scheme for Twickenham
Riverside. It is a matter of record that the Conservatives wanted
to see a public open space on the site, as an interim stage to
a different type of development. In the year of the Queen's Golden
Jubilee, a park would provide a much requested public amenity." |
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| 27 April 2002 - REVISED RIVERSIDE
PROPOSALS: The Need for a Review of Proposals |
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| As the Dawnay Day scheme may now be "called in" by the Secretary of State, the Terrace Garden Group, in consultation with the Co-ordination Group representing the wide range of interested groups and societies who object to the decision of the Council to approve the Dawnay Day scheme, we have decided to review and update the Alternative Scheme for a public garden. | |||||||||||||||||||||||||||
| We have concentrated on reducing the initial
capital cost of bringing the old Swimming Baths site back into public
use. By this method an opportunity for public and private investment can be created within a framework that can accommodate many of the ideas put forward during the consultation and working group sessions prior to the Dawnay Day scheme being submitted for Planning approval. Ideas and Vision |
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| The basic concept remains that of providing a landscaped
terrace garden, that is accessible and safe for public use, but also
provides serviced (water /electricity) locations for cafe, bar or
shopping or other activities to operate from the site in a temporary
or flexible way. We have endeavoured to retain the essential elements of the Pool site that make it unique. |
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| New views and vistas of the Thames and
Twickenham Riverside will be revealed when the existing first floor
parts of the Old Baths Building are removed and remodelled to provide
the Terrace. The existing functional toilets are retained, as are
the existing Bath House and Pool Restaurant buildings, so that incoming
café or bar operators can renovate them. The pool itself can either be filled to provide a paved and grass area, or only partially filled with the material removed from the pool buildings, or even dredged from the river, to form a sunken garden that with limited additional investment could become an open air auditorium. The ideas illustrated also show how the area at the end of Water Lane could be paved to make the area more pedestrian friendly. Ease of public access is essential from all directions. New steps and ramps are provided as part of the general repair works to the retaining walls and other structures around the site. Cost and Funding This revised approach is based on a minimum-cost enabling works contract that prepares the site for future activities which will be offered reduced rentals on the basis of the incoming operator investing in temporary facilities, be they tents or lightweight structures. Details of the costings and potential income are being worked on, but the initial capital cost of the demolition and construction works can be reduced to significantly less than half the previous estimate. We believe this could make the scheme viable provided the site remains in public or charitable ownership. Other parts of the scheme could be achieved by sponsorship, lottery type funding or by organisations with there own funds but needing a location for their accommodation needs. BULLETIN, 28th FEBRUARY, 2002: At their meeting on 28th February, Richmond
upon Thames Council's Development Control Committee APPROVED the
proposed Dawnay Day development. Opposition: Seventeen members of the local community spoke against the scheme, showing clearly how the it fails to meet many planning regulations for the conservation area and the riverside (including not providing 40% affordable housing). It also contravenes the conditions set out in the 1991 Marks & Spencer Inquiry report. Seven spoke for it, of whom only
one has not at some stage been directly involved with the Council
or the Developer.
Newsletter 15 February 2002: ACTIONS REQUIRED BEFORE 28TH FEBRUARY DEVELOPERS REVISE SCHEME INTO TWO PHASES - NEW STRATEGYThe Dawnay Day planning application was revised on the 4th February. It comprises a new 29-page Supplementary Planning Statement. The most significant factor in this is the proposal to phase the work so that the building work flats, fitness centre, cinema, are Phase 1 and the environmental works are Phase 2. It is now possible for there to be 95% restaurants and bars on the site ground floor. This new planning strategy by the developers gets over their problems of sorting out the parking and the provision of certain public amenities such as the toilets, pontoon and landscape works which actually comprise most of the public asset. Everyone who wrote to the Council planning office objecting to the original plans should have been already notified in writing of this revision. It is understood that the rules provide for a period of 21 days for replies to be made objecting to the new proposals. Therefore, to meet the scheduled decision date of 28 Feb, everybody who objected first time round should have been notified by 7 Feb. If not, then take it up NOW with: Mr David Barnes Planning & Building Control Division LB of Richmond on Thames, Civic Centre 44 York Street Twickenham TW1 3B Fax No 8891 7702 Email: envprotection@richmond.gov.uk The Council's Planning department is currently preparing its report
and recommendations on the revised Dawnay Day Application. The
Council has scheduled a meeting of its Development Control Sub-Committee
for 28th February to make the decision on this application. If
approved, the Council will sign a private contract with Dawnay
Day Structured Finance Ltd, their preferred partner. By not seeking
the highest price by going out to public tender, the public benefit
claimed in this scheme would need to be shown to be equal to the
land value. We would urge anyone concerned about the future of the Twickenham
riverside to write without delay to The Secretary of State: (a) the Twickenham Riverside is of significant importance /
benefit to everyone (not only to the immediate locality) Letters, Emails, and Faxes should be addressed to: THIS NEW REVISION TO THE DEVELOPERS' SCHEME MAKES IT MORE IMPORTANT THAN EVER TO WRITE TO THE SECRETARY OF STATE IF YOU HAVE NOT DONE SO, PLEASE DO IT NOW BEFORE THE 28TH FEB TWISTING THE TRUTH AND WE GET IN RETURN? WHO ARE WE? YOU BE THE JUDGE LOSS OF PARKING ELECTION IMMINENT PROJECT NEWS Update 2 December 2001 Enquires from Riverside Terrace Scheme [TRT] blocked by Council Work on the Riverside Terrace Scheme has been hampered
by the Council's Policy of dealing only
with the selected partner ie the Dawnay Day developers. Three acres of unique Riverside public land for £750,000? In The Richmond & Twickenham Times 2 Nov, Cllr. Serge Lourie claimed that the Dawnay Day Development "will produce more public benefit than the value of the land, and in addition will provide at least £750,000 to be spent on projects around Twickenham."On behalf of the Riverside Terrace Scheme, Mr Peter Boardman challenged the so-called benefits as illusory, and went on to point out that "£750,000 is the price of a semidetached house in several parts of Twickenham, and to speak of that as a significant benefit in exchange for the development of three acres of prime riverside land is quite ridiculous." The value of the site to Dawnay Day can be readily calculated as one third of the sale value of the finished development. This is because developers estimate, as a rule of thumb: one third for construction costs, one third for land and one third for profit and finance costs. With 46 luxury flats, leisure club, cinema and retail areas the final value must be at least £30m, with the land therefore worth £10m. This however is likely to be a low estimate, particularly as Riverside land allows higher residential prices and is usually worth 40% of the final value ie £12 million. The £750,000 plus the questionable benefits claimed by the Council is therefore totally out of line with the value of the land. Twickenham Riverside Terrace: The Residents' scheme To ensure that this beautiful and unique riverside site does not pass from public to private use (such a change could never be reversed).The Riverside Terrace plan, created in response to the demands of Twickenham residents, won planning approval in July. It is low key and totally in keeping with the riverside surroundings. It recycles some of the existing buildings on site; the first floor of the old pool buildings makes a large terrace with balustrade overlooking the river and the lower part is used for riverside facilities, such as a café, boat hire, information centre and public toilets. The terrace leads onto a landscaped open park / garden, with places to sit and areas for children to play, while at the same time preserving the mature Hornbeam trees on site and incorporating new plants. The Riverside Terrace & Garden will be Twickenham's new heart; a place for everyone to appreciate our unique and beautiful riverside. "Inappropriate Development of Riverside" say GLA Green Party Mr Darren Johnson, Leader of the Green Party on the Greater London Council, visited the derelict baths site on 30 Nov, where he met representatives of the TRT.He said "It is incomprehensible that the Liberal Democrat Council, who often trumpet their environmental credentials have chosen to promote the Dawnay Day development in preference to the residents Terrace Scheme." He was very supportive of the residents' wishes and said that he hoped to raise the issue at the General Assembly in his conviction that the Mayor would be interested in such a sensitive riverside site. Environmental Issues - not fully considered by Dawnay Day ???
No Guarantees for continued Public Use of Pool or Public Arts space Richmond Council's main public benefit argument in favour of the "commercial / residential development" of the Twickenham Riverside cannot be guaranteed, as the operator in agreement with the Council, would have the annual decision whether or not to allow limited public use of the pool and limited free community use of one of the three cinema auditoriums. The continued provision of these facilities will not be guaranteed.With the Dawnay Day Commercial / residential scheme, the public use of the pool and cinema would be:
Moreover, far from being a remote outcome, present doubts on the general economy and also environmental considerations could well influence the developers to retain the structural option to convert the fitness centre, pool and cinema areas to other uses at some future date. Likewise, the retail shops could be redeveloped as luxury accommodation at a later stage if they fail to attract sufficient revenue from letting. Handing over the ownership of the riverside to the developers and operators, with no long-term guarantees, means losing any real control of its use and access forever. And the benefits to the public would be minimal. The wishes of the Residents can be implemented Last month, residents of Petersham won a 125 year renewable lease on Petersham Meadows safeguarding its future against development. This was an inspiring victory for the community, the environment and for future generations. Members of the TRT committee have met Christopher Brasher, the Chairman of the Petersham Trust who said, "that it had taken ten years and a lot of hard work".But people in Twickenham have been working and campaigning for twenty years for our riverside site. The crunch time is NOW to make our wishes felt, because in January the commercial development comes up for approval, and next May when there are Council elections. Mr Brasher was quoted as saying, as he looked around at the meadow, "this really is the essence of Richmond". Hopefully, when we look at the Riverside site in a year's time and say, "this really is the essence of Twickenham", we are looking at the Terrace & Park / Garden for the residents of Twickenham and not at some intensive luxury commercial development, built on our Riverside - and given away for ever. Actions TO BE TAKEN BY YOU NOW if you wish to keep your Riverside If you have not already done so, object NOW to the Dawnay Day planning application of 28 Sept 2001 Ref 01/2584/FUL & 01/2583/CAC to develop the old swimming bath site on Twickenham Riverside, by letter / fax / email to:David Barnes Planning & Building Control Division LB of Richmond on Thames, Civic Centre 44 York Street Twickenham TW1 3B Fax No 020 8891 7702 Email: envprotection@richmond.gov.uk Write to your local councillor NOW protesting against the Dawnay Day Scheme and ask him / her to support the Riverside Terrace Scheme Ref. 01/0540/FUL if you wish it to be implemented. Encourage your neighbours / residents' groups / local associations to do similar, and make them aware of the critical time scale, and to do something now. Write to the editors of the Richmond and Twickenham Times and other local press voicing your opinion for and against the two schemes. Equally important as writing to the Council is to write NOW to the Secretary of State requesting that this planning application 01/2584/FUL and 01/2583/CAC be called in to be determined by his Department on the basis that:
The Planning Officer's Report on the Terrace Scheme The recommendation that the project receive planning permission is available here, with agreement from the author. The report is in Adobe Acrobat format and it may take a little while to download.
More information on the Twickenham Riverside Terrace can be seen on the Twickenham Rivercentre website, with the results of the consultations and residents' letters to the Council opposing the Dawnay Day scheme. Further letters and debate supporting the Riverside Terrace can be seen on Twickenham Online To contact us, email us, or fill in our form and post it to us, to go onto the mailing list. ^top |
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