1 Twickenham Rediscovered
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TWICKENHAM REDISCOVERED – TRANSFORMING TWICKENHAM NEW HEART FOR TWICKENHAM A RESPONSE TO RECENT PUBLIC CONSULTATION July, 2017 INTRODUCTION As a resident of the Borough since 1948, as a resident of Twickenham since 1983, as a chartered architect working in Twickenham, and as life-member of the Twickenham Society, I set out below my response to the recent public consultation ‘Twickenham Rediscovered – Transforming Twickenham - New Heart for Twickenham’, referring to the material displayed in the Clarendon Hall at York House, Twickenham in June and July; to the 17-page, A.3-format document available at the exhibition; and to the separate, one-page ‘Twickenham Rediscovered: Frequently Asked Questions (FAQs)’ document. I have also had the opportunity of a useful conversation with the Project Manager, Darren Jacob at the Clarendon Hall. In part, these comments draw upon my observations of December, 2015 responding to the Council’s consultation on the original proposals for the Twickenham Riverside site prepared by Quinlan and Francis Terry Architects, and my observations of December, 2016 responding to the Council’s consultation on the revised proposals for the site prepared by Francis Terry and Associates*. Many of my earlier comments in relation to those previous proposals remain relevant in relation to the latest proposals. However, in submitting these comments, I have had regard to the changes effected to the original and subsequent proposals shown in the latest proposals prepared by Francis Terry and Associates. Once again, the Council’s carrying-out further public consultation on emerging proposals for the future development of a key and long-unresolved part of Twickenham’s riverside adjacent to Water Lane and The Embankment is to be keenly welcomed. However, it is clear that the latest proposals are still substantially deficient and still require substantial revision before they can form the basis of a sound application for Planning Permission that properly meets the local community’s entirely reasonable aspirations and expectations for a site of such outstanding strategic and heritage significance and the relevant, formally adopted national, London-wide and local planning and conservation policies and the Council’s supplementary planning guidance. SETTING THE SCENE Once again, there is little evidence in the material displayed in the Clarendon Hall and in the accompanying document of any real attempt to assess the particular, special architectural and historic interest, character, appearance and significance of the proposed development site and its setting. Very sadly, the opportunity has been missed to identify the scale, configuration and 1 character of the area between King Street, Church Street and the Embankment before the damaging property-clearances and street-widening undertaken during the 20th century, and to use such historic precedent to inform the shaping of the proposals for new development. THE BRIEF AND PROCUREMENT OF THE PROJECT Whilst noting the statement about financial viability and delivery on page 17 of the consultation document, the Council remains silent about the shaping of the brief in terms of the desirable land-use mix and the floor-space figures for the proposed retail, restaurant, business, residential and other uses. Whilst welcoming the advice provided in the separate, one-page ‘Twickenham Rediscovered: Frequently Asked Questions (FAQs)’ document that ‘the upper floors of the development will provide a number of 1, 2 and possibly a small number of 3 bedroom flats’, and noting that ‘the total number and mix of units is still to be determined’ and that ‘the proposal is likely to deliver between 35 and 40 flats’, no indication is provided on the critical issue of the maximum size of the residential, retail, restaurant and business units in the development. Once again, the Council remains effectively silent on the critical issue of the proposed approach to the funding and implementation of the development and its ownership on its completion – not least, if a lease or the freehold interest in the site is to be sold-on after Planning Permission is obtained or development completed. It is to be assumed that the Council has secured detailed professional advice regarding the valuation and costs aspects of the project, and has already agreed an appropriate strategy for its funding and procurement. All these matters should be shared with the local community if there is to be any confidence in the project and in the scope for its effective delivery if approved in due course. In the present circumstances, it is once again difficult to see how any architect can provide sound and realistic options for the development of the site in the absence of such a brief, including an independent analysis of the site and its broader setting, identifying their particular architectural and historic interest, character, appearance and significance. Without such a brief and site assessment, the exhibited sketch-proposals cannot carry any real conviction. It is quite extraordinary for any prospective developer, let alone a local authority, to give an entirely ‘open-brief’ to an architect to explore the development potential of land in public ownership - not least, land of such strategic and heritage significance and potential commercial value. It is to be hoped that the appointed architects have been encouraged or required to adhere to relevant national, London-wide and local planning and conservation policies, and to the Council’s supplementary planning guidance, and to the relevant, published guidance of Historic England and CABE. The assurance provided in the separate, one-page ‘Twickenham Rediscovered: Frequently Asked Questions (FAQs)’ document that ‘the development will provide affordable housing’ and that ‘the Council is committed to delivering affordable housing on site’ is to be keenly welcomed. However, it is to be noted that ‘the number of affordable (units) is still to be 2 determined. It is to be hoped that this commitment should not be withdrawn at a later stage and affordable housing provision transferred to another site or omitted altogether in favour of a payment in lieu to the Council. Of particular concern is the lack of clarity regarding the location and extent of floor-space within Blocks A and/or B intended for business and community-related uses. Given the past history of the site, previous but aborted development proposals, and the continuing and substantial interest in reinstating a publicly accessible lido facility on the site, it is disappointing that greater attention has not been given to defining the scope to incorporate appropriate community facilities in the development. Finally, given the Council’s stated intention to submit an application for Planning Permission by the end of October, further to pre-planning consultation in September, there is a vast amount of detailed work that needs to be undertaken by the Council’s professional team to review, revise and develop the recently exhibited outline drawings and other material in sufficient detail to provide the basis for further public consultation – let alone to support a sound application for full Planning Permission. THE DESIGN ASPECTS OF THE LATEST PROPOSALS Given the fundamental deficiencies of the original proposals presented for consultation in November and December, 2015, and the clearly expressed critical comments raised by the local and broader communities, and the deficiencies in the revised proposals presented for consultation in November and December, 2016, which drew similar critical comment, it is disappointing that the latest proposals retain a number of the unresolved or unsatisfactory aspects of those earlier schemes. Not only does the external design of parts of the proposed buildings lack authenticity and conviction, and thus requires substantial review and revision, but the quality and sensitivity of the landscape design of the extensive open areas within and adjacent to the site has still to be demonstrated. Disappointingly, despite the sound reputation of Quinlan Terry, reflected in key aspects of the work of the Erith and Terry practice in the award-winning Richmond Riverside Development of 1984-1988, the scale and design of the earlier schemes and of the latest scheme for the Twickenham Riverside Site prepared by Quinlan and Francis Terry and Francis Terry and Associates respectively, do not share the same quality of classical design clearly discernible in the Richmond scheme. If a traditional architectural approach is to be adopted, then it should demonstrate a sound understanding of the scale and design of the local vernacular, and of the English Georgian architectural tradition in particular. Such an understanding is still not discernible in many parts of the latest proposals. Importantly, too, the scheme fails to retain the existing, modest scale of the upper part of Water Lane, let alone to reinstate the historic, modest scale of its lower part. 3 THE DESIGN OF THE PROPOSED DEVELOPMENT FRONTING KING STREET Fundamental deficiencies are reflected in the excessive scale of the proposed four-part development fronting King Street (Block A) which rises by the equivalent of almost two- storeys above the deeply projecting eaves of the existing, three-storey, 1930s, retail and residential building immediately to the south-west (nos. 3 to 33 (consec.), King Street) and dwarfs the two-storey historic and other buildings at the corner of Water Lane and Church Street, and the modestly scaled and sensitively designed, modern housing that extends down the north-eastern side of Water Lane (no. 5 and nos. 7 to 21 (odd), Water Lane). Ironically, the former, three-storey, 1930s King’s Head Public House that stood on the site at the corner of King Street and Water Lane until demolished about thirty years ago, performed a very much more successful townscape and architectural role than the presently proposed buildings. The proportions and design of the ground and third floor storeys of the proposed two-bay building adjacent to the existing, three-storey, 1930s building fronting King Street are entirely unsatisfactory.