Following a meeting of the Urban Space Group, held on Thursday 19 February 2009 at the Royal Hotel, Scarborough; the following comments are submitted for the consideration of the Cabinet of Scarborough Borough Council, with respect to the master plan proposals for the Mere and Oliver’s Mount:
Mere & Oliver’s Mount Country Park Proposals
1. Commercial Development
On balance, the USG recognised the need for a commercial operator to be involved but were concerned that the critical mass of the lodges was not too big and that they were designed appropriately. The USG was also concerned about the prospect of over development and would prefer the Lodges to be limited in number and in smaller groups rather than 260 in one site which they considered would be an over intensification of use.
In addition, it was stressed that it will be important to carefully plan and layout any such development, so as to avoid creating the appearance of a gated community within an area that has been set out as a public country park for the benefit of the people of Scarborough and its visitors.
It was apparent that this was potentially the most contentious aspect of the proposals presented; and whilst tentative support was offered given the reality of funding such a project, it is expected that the Council will pay particular care to ensure that a proper balance is maintained between the public realm and commercial interest, and this can be demonstrated.
The USG would also be interested to hear from the Council if there were any other plans to seek commercial involvement, such as within the area dedicated to extreme sports and outdoor pursuits, or visitor centres.
2. Land Ownership and Council Assets
There was some expression of concern over the potential transfer of land and other Council assets into commercial ownership. It was suggested that perhaps ideas such as leasehold agreements involving 30 year short-term leases and partnership profit sharing schemes should be considered instead.
However, as with all matters pertaining to aspects of the site’s commercial development, it was understood that no detailed consideration of such matters can have yet been undertaken, as this will only become possible once approaches have been made to the commercial sector seeking expressions of interest.
Once there is a better understanding of the commercial reality of sustaining the project, there is an expectation that the Council will exercise due care in all such decisions and will explain why those decisions were taken.
3. The Mere
The users of the Mere want assurances that it will be maintained to a required standard, having regards to its fishing and recreational uses including removal of silt and algae growth and maintain the investments the angling club have made to date.
4. Traffic
The USG requested due consideration of access by traffic to and within the area. A Traffic Impact Assessment will be required and facilities for cycling and walking must be an integral part of the product on offer. Off-road cycling was supported and reference was made to fitting in with Scarborough Cycle Strategy routes.
It expected that particular attention will be paid to the impact of the resulting increase in traffic to the site due to the presence of residential lodges and other commercial activity. It was suggested that consideration should be given to providing some means of access to or extended use of the park & ride, such as the provision of taxis or perhaps more preferably a shuttle bus service to the centre of the site.
5. Middle Deepdale
The USG wanted careful consideration of the links and green belts associated with the Middle Deepdale development. They did not want to see the proposed Middle Deepdale Link Road severing or impeding the links with Oliver’s Mount. Careful design of the proposed road bridge was advocated. Again footway and cycle links will be important.
6. Eastfield
The USG supported the provision of a green corridor to link to the existing residential areas to the south of site.
7. Project Management
The USG agreed with the Chairman that good project management, to include a clear phasing agreement, change management procedures and ongoing consultation, was necessary to ensure that the scheme was delivered in-line with stakeholder aspirations.
8. Design Review
Although there is yet to be established a formal pre-application design review procedure as part of the Council’s planning control; it is recommended that both Council and developers, should wherever possible, take advantage of any opportunity to consult with any like body or organisation prior to the actual submission of any planning application; to seek advice, guidance and support on all matters relating to the planning and design of all buildings, public space and other facilities.
9. Auto 66
The USG noted the aspiration of Auto 66 for a helicopter-pad, but wanted it to be carefully designed and located.
Summary
The general ethos of the Masterplan was supported however the USG wanted assurances regarding the above and that the outcomes of the consultations would be fully articulated and acted upon by the Council.
