Elengorn on the Twickenham Area Action Plan

• [June 13] Cllr Martin Elengorn* writes: THESE outline proposals, which build on the Core Strategy adopted by the Lib Dem Council in 2009, deserve serious study by residents in Twickenham and the rest of the borough.

Fundamental to making Twickenham a better place is to reduce the dominance of traffic in the town centre, particularly King Street and, given the lack of alternative routes, this cannot happen without modal shift to public transport, cycles and walking. It is therefore disappointing that the consultation leaflet is illustrated by a picture of the King Street of the future without a bus or bus stop in sight! Equally proposals to enlarge the Saturday capacity of the Holly Road car park by relocating the Farmers' Market suggest an intention to increase not decrease traffic.

The tentative proposal to close York Street from 10 a.m. to 4 p.m. (except to buses) needs further thought as a similar proposal 20 or so years ago came to grief over the diversion of traffic into Arragon Road and the likely impact on St Mary's school.

More thought also needs to be given to the place of new housing, particularly affordable housing, partly over shops, in the revived Twickenham. Equally sustainability and biodiversity need more attention. There is however much good in the proposals and Opposition Councillors will be making a positive contribution to this important exercise.

* Opposition Spokesperson on Environment

• Twickenham Area Action Plan [June 13]

• Final consultation leaflet

• Online questionnaire

• Proposals for future of Twickenham to be unveiled [Council press release Jun 10]

From the Sustainability Appraisal:

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'Twickenham - SWOT Analysis

As part of the first stage of the Twickenham Area Action Plan, a town centre analysis has been carried out, which was informed by a SWOT (Strengths - Weaknesses - Opportunities - Threats) analysis:

The key strengths are:;

• A significant proportion of the local community live within 1 mile of the town centre; large student population (4,000);

• Active community;

• It has attracted relatively high levels of investment in the past and this is anticipated to continue;

• It has good public transport links (bus and train);

• It has significant heritage assets and a rich history;

• It is accessible by car;

• It is well served by public car parks;

• Large retail centre, albeit mostly serving residents in nearby areas;

• Relatively high quality food offer;

• Shops, boutiques and restaurants on Church Street and near the riverside;

• The riverside;

• Twickenham stadium generates significant income visitors (1.7 million visitors) and additional economic activity which is set to increase with the World Cup in 2015;

• Variety of arts and cultural events including the Twickenham Carnival.

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The key weaknesses are:;

• Evidence of empty office space, shortage of new/high-quality stock on the market;

• It has a loose and ill-defined shopping area;

• King Street is a "pinch-point" for cars, heavy goods vehicles, pedestrians, cyclists and buses;

• Lack of connection with the river, which is not visible from the centre;

• Lack of defined entry points into the town centre (station/ Heath Street);

• Lack of focal point/ heart;

• Lack of higher-end retail stores and national multiples in the town centre;

• Lack of identity/ brand;

• Large number of small retail units, not fit for modern retailer requirements;

• Number and visual impact of rundown sites;

• Poor architectural merit of more recent developments detracts from historic nature of area (Santander building)

• Poor impressions and image of King Street;

• Poor quality facilities provided by the rail station;

• The town centre does not provide the variety of shops and services that would be expected from a town of its size;

• Traffic domination and congestion on London Road/King Street/Heath Road which detracts from environmental quality, has associated environmental impacts (noise and pollution) and makes it difficult for pedestrians to cross the road;

• While many local businesses benefit from the RFU, it can also be disruptive to others.

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The key opportunities are:;

• Availability of development sites in visible areas;

• Creation of useable civic space;

• Increase tourism with better and more legible signage, information points, activities, marketing, rugby experience/festival in the town centre;

• Interest and investment from developers in sites within the AAP area;

• Maximise usage of York House and gardens;

• More focus on cultural and historical identity of Twickenham;

• Need to create more links with the river and re-establish it as a major asset to the town, which links the cultural assets (including with Richmond and other areas);

• Need to make use of empty properties and vacant shops;

• Non-drinking-focused evening economy (i.e. bowling, ice rink, cinema, arts centre etc);

• Potential, particularly with the launch of the Promote London Council and Rugby World Cup, to identify Twickenham as a sports destination;

• Relocate farmers market to more accessible location;

• Remove cars from the riverside;

• Slowing down of the traffic and improving conditions for pedestrians, i.e. widen pavements, reduce road width, consider pedestrianised area and making Church Street car-free.

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The key threats are:;

• Capacity of the wider road network;

• Colleges in general face an uncertain future, both in terms of expansion/redevelopment;

• Competition from larger, nearby retail centres - Kingston anticipating significant growth which could draw further trade from centre, out of centre developments (including existing in Hounslow) increase in e-retailing;

• Issues regarding high costs of floor rental and high business rates;

• Lack of comprehensive approach to developing key sites - Royal Mail/ Station/Heatham House;

• Securing investment in the town centre in order to improve the urban fabric whilst respecting the town's built environment;

• The timing of planning applications may mean that applications are received and need to be decided before the AAP is finalised;

• Third party interests - ability to assemble sites though negotiation or use of CPO;

• Traffic congestion worsens.'

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