Developer ‘welcomes’ Eagle Quarter appeal rejection

The developer behind the quashed Eagle Quarter Kennet Centre redevelopment says the planning inspector’s rejection of their appeal into West Berkshire Council’s refusal of the scheme is good news for its other plans.

The inspector said the design of the various blocks of buy to rent flats would be “overly dominant” and would “jarringly stand out against the skyline”.

“I am disappointed with the decision,” said Lochailort director Hugo Haig. “It just goes to show that we all can look at things differently.

“I don’t think it helped that I had submitted a volumetrically different scheme whilst at appeal.

“But what the decision does do is reinforce the merits of the Old Town proposal, and it reinforces the positive affirmation of the scheme by Heritage England.“

Conservationists at the Newbury Society, who had launched petitions, as well as a robust defence of Newbury’s heritage being ruined by the plans, has applauded the decision yesterday (Thursday) by the government inspector, who heard evidence for and against the scheme at an appeal hearing in Newbury.

In fact, the inspector’s report was ultimately damning of the design.

“Despite the Weavers Yard development opposite the blocks either side of the new north/south route would also be the largest buildings by some margin along Market Street,” it said.

“The existing facades are referred to as ‘impermeable’ and ‘faceless’ but this would be replaced by overly repetitive window arrangements giving too much vertical emphasis that for such an important gateway would result in an institutional appearance on buildings of significant height.

“Sited directly on the street frontage and over such wide and box like buildings the appearance of Blocks S and D would be uninspiring and appears justified on the basis of other modern developments opposite.

“Rather than creating a strong identity it is the very type of ‘of its time’ modern architecture that has been allowed in and around the conservation area that are not as positive contributors as perhaps once intended or envisaged.”

The council’s decision notice to refuse the application prompting the appeal set out a total of six reasons for refusal.

The inspector said there were two themes to his inquiry: Whether the proposal would preserve or enhance the character or appearance of the Newbury Town Conservation Area (NTCA) and the effect of the proposal on the setting of listed buildings.

And the effect of the proposal on the living conditions of future occupiers, with particular regard to noise and the provision of acceptable private amenity space.

“For the vast majority of people, heritage is something which is enjoyed kinetically as people move through and around places,” the inspector added.

“It is often only the more committed heritage enthusiast or inquiry witness who will study heritage assets in much greater detail than this and I have very lengthy and detailed analysis before me, including from two Rule 6 parties.

“I have been mindful of this in coming to my findings but have not found it necessary to address every single academic or other point made in evidence and at the inquiry, focusing on those matters that remain in dispute between the parties and on which my considerations turn.

“The scale and height of the blocks looming behind would dominate the townscape in views from Bear Lane.

“The design may well bring to mind an industrial past and was the intention but I am not convinced it is suitably reflective of Newbury’s because such blocks would not be read or seen as part of the former industrial uses and buildings on the site or in the immediate area.”

The developer Lochailort said the decision was “a little depressing” but good news for its other plans for the plot called Old Town.

Old Town  – which is a low level individually styled mews house quarter – is currently lodged with the planning department at West Berkshire Council, but is yet to be assessed.