Issue - meetings

1.       That the concept masterplan process be noted, including the public engagement strategy undertaken by the Regeneration Project Team which has helped to inform the preparation of the concept masterplan for the Station Approach regeneration area which has been undertaken following the Council’s master planning framework process.

2.       That the ‘Connecting Place: Station Approach Concept Masterplan’ be endorsed that is attached as Appendix 1 to report CAB3501 which will then become a material consideration to inform the development management assessment of future planning applications across the regeneration area.

Councillor Porter introduced the report which explained the process undertaken to date in preparing the concept masterplan and sought Cabinet endorsement for this to be considered as a material planning consideration in the assessment of future planning applications across the Station Approach site.

Two members of local groups spoke during public participation as summarised briefly below.  In addition, apologies were received from Cycle Winchester had registered to speak but were unable to attend the meeting.

John Hearn (City of Winchester Trust)

He stated that the concerns had been raised previously in a formal response to the masterplan proposals but did not consider these were reflected in the summary of comments.  The Trust believed that the red line boundary should be drawn wider to show the full context of the regeneration area, including two important public realm connections to the city centre.  The plan should propose traffic should be re-routed to two-way in Sussex Street and the layout and position for the bus interchange should be agreed.  Mechanisms for securing developer contributions for public realm improvements over and above CIL should be set out and the proposed 6-storey building should be reduced in height. 

Phil Gagg (WinACC)

He emphasised the importance of providing an adequate transport interchange and ensuring sufficient space was provided in the development.  As such an important feature of the scheme he believed it should be included in the masterplan.  He also agreed with points made above regarding the importance of the masterplan being clearer on the pedestrian and cycling connections.

At the invitation of the Leader, Councillors Lee and Godfrey addressed Cabinet as summarised briefly below.

Councillor Lee

Councillor Lee acknowledged the work involved in creating the masterplan.  However, he believed that the principles regarding building topology scale mass and layout alongside optimal capacity considerations should be fixed prior to any outline planning application being submitted.  He asked whether a lifecycle and ecosystem services lens has been fully applied in shaping the masterplan and whether a supplementary eco design brief and sustainability charter should also be drafted. As a specific example, he queried whether underground parking solutions had been considered. 

Councillor Godfrey

Councillor Godfrey confirmed his support of the redevelopment of the Station Approach area but agreed with concerns raised during public participation regarding the apparent omission of connectivity to the wider Winchester town area.  He believed that slow progress was being made and although he welcomed the consultation undertaken, considered its usefulness was limited because of the lack of firm proposals set out.  The vision should be made clearer and narrowed down to make it achievable.  In particular, he queried why the land owned by Network Rail was included when it was unlikely to be available?

Councillors Porter and Tod together with the Corporate Head of Planning and Regulatory Services and the Head of Programme: Regeneration responded to the comments made and further questions from Cabinet members.  Points included highlighting the impact of the creation of a new strategic authority for Hampshire on the ability to  ...  view the full minutes text for item 7