North Swindon Year 2000

Building Thamesdown Drive extension starts to open up Priory Vale

 

 

 

 

Swindon Link ten years ago reported two important developments in North Swindon - the start in October on the multi-million road project to extend Thamesdown Drive from Lady Lane in Abbey Meads westwards through green fields to join Purton Road close to Taw Hill.

This led to the opening up of land on either side of the road for new housing at Priory Vale (Redhouse, Oakhurst and Haydon End) to continue the town’s northern expansion beyond the first phase of Abbey Meads, Ash Brake and St Andrew’s Ridge which started in April 1994.

Since mid-2001 nearly 6,000 houses have been built at Priory Vale and the area is nearly complete with an education campus and two primary schools. However commercial facilities at Redhouse Village Centre still seem to be a long way off.

We also reported that plans for the North Swindon District Centre were available to view. They were passed in early November and building started immediately with the first elements of the site opening by Christmas 2001.

(Pictured above a pan across North Swindon, three years into the development of Redhouse, Oakhurst and Haydon End)

September 2000

 

Go ahead for Haydon 3
After months of delay whilst landowners worked out the details for the next phase of the North Swindon development, the 5,500 home Haydon 3 development has finally been given the green light and two public exhibitions are being prepared to show off the details.

Approval means that building the dual carriageway Northern Orbital Road (NOR) from Lady Lane to Purton Road can start in late October or early November. The nine month programme will commence at the roundabout next to the Friary, moving West to Taw Hill. A new junction at Cricklade Road and turning Thamesdown Drive to the Friary into a dual carriageway will follow.

No housing in Haydon 3 can be occupied until the road is completed in mid-2001. But developers must first submit a framework plan for the area to Swindon Council. A public exhibition is planned for October or November.

Between 25 and 29 September, a framework plan for the North Swindon district centre which shows proposals by Asda Wal-Mart, will be displayed for public comment (see advert below).

In January The Link exclusively revealed that the US retail giant had bought the district centre site which is as big as the Greenbridge shopping centre.
In the April Link Jean Saunders of Swindon Friends of the Earth expressed fears that the Wal-Mart development could suck the commercial life out of the town centre and surrounding towns and said the organisation nationally was watching the development closely.

Until Wal-Mart reveals its proposals, it is unknown if there will be any community or leisure facilities. The May Link featured a 'Wal-Mart wish list' where we gave North Swindon residents the chance to say what they wanted to see at the site.

Mother of three Helen Prowting from Abbey Meads said she would like a range of retail shops and market stalls, and facilities such as a library, swimming pool and gym. She was also keen for a place where young people can go.

Even more houses coming?
Swindon is so successful economically and has so much potential that a planning report in August proposed that up to 6,000 more houses should be built in the town by 2016.

This is in addition to the 5,500 agreed for Haydon 3 and the 6,000 proposed houses, which includes 3,800 on the Front Garden.

The South West Planning Panel recommends that future growth between 2011 and 2016 should take place within the Borough of Swindon, to the east of the A419. No specific numbers are given, but Jean Saunders of Swindon Friends of the Earth estimates that this could amount to 5,000 to 6,000 houses over the five year period.
The report recognises that the town has poor community facilities for its size and states that the development of shops, leisure and higher education facilities should be encouraged. It makes little of the fact that there are extensive brown field sites in towns across West Wiltshire.

It also dismisses Environment Agency concerns that there will be not enough water to supply the area after 2015, but encourages positive planning by other agencies to provide better infrastructure for Swindon. Thames Water has already identified six square miles of land near Abingdon to build a new reservoir.

Leader of the council Sue Bates said, "we're pleased the report recognises Swindon's important role in the region. I'm especially pleased there is support for a sub-regional study focused on Swindon as this will give added momentum to the 30 Year Vision work we've already begun."

However Jean Saunders commented, "there appears to be a serious conflict of opinion between what Swindon Council politicians want for the town and what the people of the town feel they need. Swindon deserves a period of rest from continued growth so that effort can be put into improving facilities - the things that make a town a good place to live."

 

Also in the September 2000 edition - Council consults on North secondary school
Swindon Council is proposing a public meeting on the design, content and timing of the secondary school for North Swindon towards the end of September, but details could not be confirmed as The Link went to press.

Our August front page asked when the school would be built and featured worries by North Swindon residents Dave Pymer and Helen Brittain that it might be delayed.

By 2004 there will be some 1,620 eleven to 16 year olds requiring secondary education, far too many to be accommodated at the current feeder school Hreod Parkway.

Although Swindon's director of education Mike Lusty told The Link that the council is aiming to have a new school ready by September 2003, he admitted that the date might actually be 2004. Dave Pymer is concerned that the first houses in the Haydon 3 development, where the school will be located, will not be occupied until the middle of next year and that an economic recession might slow down the programme.

The Link understands that house developers are keen to see the school built soon so that the area is attractive to house buyers. A leaflet with meeting details will be distributed house to house.

 

October 2000

New northern road gets underway
The North Swindon Development Company is pleased to announce that construction of the Northern Orbital Road (NOR) will commence in October to create a link from the Wacky Warehouse roundabout in Abbey Meads to the Purton Road adjacent to Taw Hill. The work will take approximately one year. Jeff Davis of Project Management Consultants Trench Farrow & Partners writes.

The purpose of the road is to enable the start of the Haydon III development. The first phase of house building - commencing Summer 2001 - will be to the north of the NOR. The full details of the proposed housing and community facilities will be available at a public exhibition later this year and will be publicised in The Link.

Plans for the North Swindon District Centre are available for inspection at Swindon Borough Council’s offices at Premier House. Illustrations of the Wal-Mart Asda scheme, which were on display in North Swindon during the last week of September, can be seen on page 12. The NOR will provide the main access into the district centre.

The road will be a dual carriageway with seven junctions. These will be traffic light controlled with a pedestrian crossing phase. Environmental issues have been considered throughout the design and planning of the new NOR sections.

During the past two years, the route has been subject to extensive ecological measures, including the relocation of wildlife to suitable alternative habitats in consultation with English Nature and Swindon Borough Council.

Along much of its length, a combination of carefully designed earth bunds, sometimes incorporating acoustic fencing, will be constructed on both sides of the road, to visually screen it from adjacent housing and act as noise barriers. These will be landscaped with substantial planting of native species of trees and shrubs which will act as corridors for wildlife.

Areas of grass will also be sown thus creating additional habitats. Badger and reptile fencing and tunnels will be provided at strategic locations. At the road junctions, attractive shrub planting and a distinct range of more ornamental trees will add colour and year round interest.

Planting will generally be undertaken in the first suitable season after the road has been completed. Wherever possible, existing trees and hedgerows will be retained, but some will require removal.

Whilst construction will have an immediate environmental impact, the measures described above are designed to quickly clothe it with a green mantle, and to ensure it has appropriate noise screening and wildlife measures.

The tie-ins at the Wacky Warehouse (junction 5) and Taw Hill (junction 11) will require significant amendments to existing roads. Our contractor, Edmund Nuttall Ltd. is at present finalising traffic management designs with Swindon Borough Council and the police to ensure that any disruption is kept to a minimum.

The traffic management system at the Wacky Warehouse roundabout will require the existing roundabout to be removed and a temporary mini-roundabout constructed. This is shown in the adjacent sketch. The objective is to ensure that any disruption to public traffic is kept to a minimum. Temporary traffic lights will be avoided and only used if absolutely necessary outside peak traffic hours to minimise disruption.

The modifications to Purton Road at Taw Hill will have little affect on the existing road during the early stages of the project, as most of the new road can be constructed off-line, as can be seen from the adjacent drawing. Again the use of traffic lights at this junction will be kept to a minimum.

We would like to take this opportunity to remind all parents that construction sites can be extremely dangerous. During the construction of the North Orbital Road our contractor will be using very large earth moving equipment, excavating very deep trenches and controlling a large number of construction vehicles. It is not a safe place to play. We would be very grateful for any assistance in keeping children away from the site.

A representative from Edmund Nuttall will be happy to visit schools or community group to discuss the dangers associated with construction sites.

 

Friary Pub to be demolished?
Barely 3 years after it opened the Friary Pub and the popular children's Wacky Warehouse play den are destined for closure and demolition to make way for a hotel.
New owners Bass Breweries have applied for planning permission to replace the existing building with a thirty bed hotel and a 200 seater restaurant, with a mock Tudor elevation.

Residents living next to the site fear the new car park will encroach on the planting belt that acts as a noise buffer and are worried a historic hedgerow could be damaged. Swindon Council senior planner Martin Trewhella said his department had concerns which will be raised with the applicants before the plans go to committee. For details and to comment on the project, visit the Planning Department at Premier House, Station Road, Swindon.

 

North Swindon District Centre due for completion by Christmas 2001
Plans for the district centre to serve North Swindon were put on display in Abbey Meads and Haydon Wick during the last week of September and will be available for inspection until 9 October at Swindon Council's planning offices. Councillors on the Planning Committee will consider the proposals and public comments at a meeting provisionally set for 30 October.

The project by Asda Wal-Mart will cover 37 acres on a site to the north of Haydon End Lane, west of Lady Lane, and accessed by vehicle from junction 6 of the new Northern Orbital Road (see drawing on page 14), and from Lady Lane.

In total there will 360,000 square feet of retail space, equal to the size of Greenbridge retail park.

The buildings are arranged in a V shape facing a large car park. Two major retail outlets will occupy the ends of the V; the main Asda food-superstore will cover 100,000 square feet.

Smaller shop units will be clustered around a central public square with cafes, restaurants and a play area. Close-by will be a library and a health centre, plus a health and fitness centre. A garden centre with 20,000 square feet of sales area is also proposed. Additional support facilities, such as banks, building societies, restaurants and a petrol station are likely to be provided. The two arms of the V will be separated by a tree lined traffic calmed bus-only street which will bring people from a new roundabout on Lady Lane.

To avoid the impression of one large building mass, roof lines will be arranged at different heights with openings to create a varied appearance. Heavy planting will surround the site to create buffer zones from housing areas, and there will be safe pedestrian and cycle routes leading to and from it.

Planners at Swindon Council are seeking public comment on:

• the form and architectural design of the district centre

• the completion of Thamesdown Drive between Lady Lane and Purton Road (see drawing on page 14).

• leaving Lady Lane south of Elstree Way open to vehicular traffic, linking Westfield Way with Thamesdown Drive, Elstree Way and the district centre

• access and car parking arrangements, including pedestrian routes and the provision of a bus link into the central square

• landscaping between the district centre and adjoining houses, including the possibility of tennis courts and a play area on the southern boundary

• the large public square with associated play provision and health and fitness centre, and the library and a health centre close-by.

Comments will be welcomed until 9 October. The exhibition can be seen at the planning offices, Premier House, Station Road.
If the plans are passed building work will commence immediately with completion by Christmas next year.

 

 

 

 

 

November 2000

It's coming by Christmas 2001
Swindon Council's planning committee considers the detailed plans for the 37 acre North Swindon district centre site at its meeting on 30 October. Providing there is no hold up, the first phase will be open for trade by Christmas next year.

This will be the 150,000 square foot Asda Wal-Mart supercentre, almost twice as big as Tesco on Ocotal Way (82,00 sq.ft.). In total there will 360,000 square feet of retail space, equal to the size of Greenbridge Park.

Other big high street names will be found at the centre, as well as small shop units, cafes and restaurants. A 20,000 square feet garden centre is proposed plus support facilities: banks, building societies and a petrol station. There is provision for a library and a health centre, and a private health and fitness centre.

At the public exhibition concern was raised at the lack of general recreation facilities and places for young people. Keith Gool from Thames Avenue, Haydon Wick said people in the north of the town were envious of West Swindon with its combination of shopping, sports and entertainment facilities. "The shops will serve the area because it is growing. But a private fitness club is not good enough. It is disappointing that there only seems to be shops."

Pete Bird from Haydon Wick said he was worried about the effect on the Safeway supermarket. "A lot of people rely on Safeway because it is very local to their homes, especially elderly people."

Julie and Barrie Card from Ash Brake were impressed by what they saw in the plans, but were concerned that the private fitness club would be restricted to those who can pay. "We welcome the shops but it's worrying that the centre could be a gathering place for youth which might lead to problems," said Barrie.

Pictured right, the front page of the November 200 Link magazine featuring the public consultation meeting on the North Swindon Centre. Page 44 and 45 refers to the two contributions below.

 

But what will be the effect of such a large development on businesses in Swindon and the surrounding region?

Below Mark Taylor from Asda Walmart hails the arrival of the North Swindon Centre, whilst opposite Jean Saunders spells out the potential disaster for business elsewhere.

 

Building on Asda value in Swindon
Mark Turner, Senior Development Surveyor, Asda, writes
One of the fastest growing towns in Europe, Swindon, continues to go from strength to strength with the recent announcement of visionary new plans to regenerate the town centre.

It is against this backdrop of continuous growth and innovative development that Asda awaits the final go ahead for proposals to create a thriving community focused district centre for the north of the town.

Asda is delighted that it will be the anchor for the exciting new mixed-use development which will create more than 1,000 new jobs for local people.

Recently praised by the Competition Commission for our low prices and national pricing policy (which means that all our customers pay the same prices in every store regardless of age or location), the new store will enable us to bring our legendary Asda value to a wider audience.

The principle of a superstore of this size has long been established by the planning permission granted by the borough council. However, it has been important to all concerned to ensure that the final design of the development meets not only the needs but also the aspirations of the local community.

To this end, Asda has consulted closely with the council during the evolution of its design. In addition, the public exhibition giving details of the proposals held during the last week in September allowed local people to have the chance to say what they would like to see included within the scheme.

The new store will encompass the best of Asda and Wal-Mart under one roof, and offer shoppers in North Swindon a unique product range at incredible prices.
The interior layout will be based on the successful formula of our first ASDA Wal-Mart Supercentre in Patchway, Bristol. The external design of the Swindon store reflects and compliments the specific needs of the local surroundings.

Careful consideration has been given to such details as public transport links and landscaping, as well as the other proposed uses within the centre.

If planning permission for the Framework Plan is granted, the scheme will contain a state-of-the art Asda store which will act as an anchor for the development, together with some 17 other retail units. These are likely to include uses such as hairdressers, drycleaners and so on, as well as a large non-food retail unit and garden centre.

A public square and canopy will provide a central focal point, and the scheme will also provide a library, creche, fitness centre, bar/café and restaurant to meet the wider leisure needs of the local community. The final result should be a vibrant local facility of which we can all be proud.

Beware of Wal-Mart
If you run a retail business in Swindon - or Faringdon, Highworth, Lechlade, Cricklade - ‘be afraid, be very afraid,’ writes Jean Saunders of Swindon Friends of the Earth.

The coming of Asda Walmart to the North Swindon District Centre by this time next year will have a powerful effect on established businesses in supposedly strong areas like Swindon. It could be devastating to traders in small towns, up to 50 miles away.

At 150,000 square feet in the main shop and 210,000 in the other units, this is a huge amount of retail space. With cheaper fuel, 1,900 free car parking spaces and probably a subsidised bus service, it will prove a major attraction.

Compare this to the Asda Walmart in Bristol: 93,000 square feet and 1,300 car parking spaces.

As I wrote in the April (2000) Link, in America Wal-Mart has a reputation for selling anything and everything at knockdown prices, often using unethical practices, until they have shut down competition and cornered the market.

This may sound good for the consumer in the short term, and many jobs will be created, but if it means that smaller shops in Swindon and further afield have to shut down because of loss of trade, is it so desirable in terms of job losses and harm to the environment as people get in their cars to drive to North Swindon?
What we have is a legacy of the Thatcher Government of the 1980s when planning laws were passed to reduce restrictions on development opportunities. Nothing was to stand in the way of the private sector, nor the car driver.

In 1989 Swindon Council (then Thamesdown) objected to expansion in the north and a planning enquiry was held. However the then Secretary of State permitted the growth of the town by another 10,000 homes, which included the North Swindon District Centre, without any survey of the environmental impact.

Once a plan is passed, it is very difficult to change it without incurring huge cost. I do not know the figures for Swindon town centre but a Government study ‘The Impact of Large Foodstores on Market Towns and District Centres,’ published in October 1988 by Department of the Environment, Transport and the Regions, stated:
“our research identified impacts on market share of between 13% to 50% on the principal food retailers in market towns and district centres as a result of large foodstores in edge-of-centre and out-of-centre locations. The decline in market share for the town centre convenience sector as a whole ranged from 21% in St Neots to 64% in Fakenham and 75% in Warminster.

"Contrary to the widely held perception, our research indicates that impact is not confined solely to other supermarkets. Edge-of-centre and out-of-centre large foodstores sell an increasingly wide range of convenience and comparison goods, and often include other services such as a Post Office, pharmacy, dry cleaner and cash point.

"Our research shows that (such) developments ... can lead to a decline in the turnover of town centre foodstores (38% impact in the case of Tesco in Cirencester). This can and has led to the closure of some town centre food retailers.”

By today’s planning standards the North Swindon District Centre would be restricted to a large supermarket, not something the size of Greenbridge. No leisure or cultural facilities are planned - such as to be found at the West Swindon Centre. We shall have to wait to see if those provided at the secondary school will be big enough to cope with the needs of the 10,000 homes in North Swindon.

I am sorry to say that ‘City for the 21st Century,’ the slogan for Abbey Meads, is a legacy of the twentieth where corporate greed and savage competition prevailed, no matter what the consequences on communities elsewhere.

 

Haydon 3 plan gets the go ahead. Priory Vale to be opened up (We are not able to access the text version of this page from the archives so we have saved it as a jpg)