Inspector’s doubt over city vision
Last updated 12:31, Wednesday, 23 April 2008

GRAVE doubt has been cast on Carlisle Renaissance plans to redevelop Rickergate by a government inspector.

Patrick Whitehead chaired the public inquiry into the Carlisle Local Plan 2001-16 last summer.

His report, published today, is critical of the city council-led scheme to bulldoze the Civic Centre, police and fire stations, magistrates court and homes in Warwick Street.

Mr Whitehead gives the go-ahead in principle to redevelopment but his criticisms make it difficult for the council to proceed as planned.

The findings are a boost to the Save Our Streets group, which campaigned against the Renaissance scheme.

The inspector says: “I spent some time getting to know Rickergate and learned to appreciate its special qualities that go beyond the buildings, streets and spaces to embrace the community itself.

“They are qualities that develop through time but may be easily swept away."

Taken from The Cumberland News / [Link] / [Back to top]

First views of how Carlisle could look
Last updated 11:40, Friday, 18 April 2008

CLUES as to how Carlisle will look after the city’s Renaissance plans are implemented are revealed in a city council document.

Titled Urban Design Guide and Public Realm Framework it is intended as a handbook for developers.

It deals in detail with schemes to revitalise the city centre after the 2005 floods.

And it specifies materials and design principles right down to paving stones and litter bins, even where hanging baskets should or should not go.

The document says: “Carlisle city centre is a patchwork of distinct character areas, which have built up over time.

“However, over the years, the city fabric has started to show signs of strain. Many buildings have fallen into disrepair.

“The vision seeks to repair the city fabric through quality urban design and inspirational public realm.”

Some of the proposals may raise eyebrows.

Not least the suggestion that Botchergate will become a tree-lined “cultural entertainment destination” hosting festivals and concerts.

But there is encouragement for the Save Our Streets group, opposed to the demolition of homes in Rickergate.

Although the document persists with the idea of creating a new square, Rickergate Plaza, it argues the case for keeping buildings of “significant architectural character”.

It says: “Distinctive buildings should not be demolished unless there is a compelling case to do so and definite proposals to replace them with development that will substantially improve the area.”

The document also cautions against erecting buildings of more than six storeys “unless the need can be justified and the impact understood”.

It calls for the removal of street clutter such as unnecessary signs and bollards.

The authors want to see more pavement cafés, public art and water features.

Central to their design concept are four “city squares” – Court Square, Market Square, Rickergate Plaza and a new square in Viaduct Estate, where the University of Cumbria plans its new HQ.

Transport issues are touched on too, alluding to proposals to discourage traffic from the city centre while making bus travel and cycling more attractive.

Ideas include more cycle parking, including secure long-term parking at Court Square. The blueprint has been drawn by the design consultancy Gillespies. It is still in draft form but will go before the City Council on April 29.

The final version should go out to public consultation for six weeks from mid May.

Taken from The News & Star / [Link] / [Back to top]

Council’s chief hits back over criticism
Last updated 11:23, Friday, 11 April 2008

CITY council chiefs have defended plans to hand over Carlisle Renaissance to a board controlled by unelected business people.

Renaissance was launched as a response to the 2005 floods with promises that it would create 3,000 jobs and bring £160m of private investment.

The council admitted last week that building work on the two main redevelopment schemes for Rickergate and Viaduct Estate was unlikely to start until 2010.

The slow rate of progress has brought criticism from Carlisle MP Eric Martlew.

And some opposition Labour councillors have attacked as anti-democratic plans to hand over control to a nine-person board, five members of which would be drawn from the private sector. But council leader Mike Mitchelson told the executive yesterday that Renaissance was on track.

He said: “Carlisle Renaissance is not delayed. A lot of work has gone in to put the building blocks in place.”

He said the new board would answer to the city and county councils and the Northwest Development Agency. He added: “The board will not have legal powers. These will remain with the city and county councils.

“We need to have the private sector involved because we need the private sector to deliver economic growth.”

The latest proposals will be discussed by a council scrutiny committee on February 4.

The plan also involves the appointment of a £75,000-a-year programme director to lead a development team.

Taken from The News & Star / [Link] / [Back to top]

Regeneration debate to go on until 2010
Last updated 19:37, Thursday, 10 April 2008

THE future of the Rickergate area of Carlisle is unlikely to become clear until 2010.

A government inspector this week published a report deeply critical of the city council’s Renaissance plans for a plaza with shops, offices and a hotel.

Patrick Whitehead chaired the public inquiry into the Carlisle Local Plan 2001-16 last summer.

His findings, which are binding on the council, give the green light to redevelopment in principle.

But they express grave doubts about proposals to bulldoze the Civic Centre, police and fire stations, Adriano’s, the magistrates’ court and homes in Warwick Street.

Mr Whitehead’s report says: “I spent some time getting to know Rickergate and learned to appreciate its special qualities that go beyond the buildings, streets and spaces to embrace the community itself. They are qualities that develop through time but may be easily swept away.

“My conclusions suggest the Renaissance proposals would have serious consequences for the residents of Rickergate, their homes and businesses, which merit consideration.”

His report throws out the council’s proposal to make Rickergate a “regeneration zone”, outlining a precise area for redevelopment.

This zone would have covered Corporation Road and Peter Street even though the council says homes there are not at risk of demolition.

The inspector accepted arguments from the Save Our Streets group, which campaigned against the scheme, that such a zone would blight property, reducing values.

And he questioned if the council’s plans were viable.

His report says: “I was offered no hard evidence that serious negotiations with developers or backers had reached an advanced stage.

“It seems to me there remains a significant element of doubt that the council will secure a private-sector led viable scheme during the lifetime of this local plan.”

City council leader Mike Mitchelson is upbeat about the findings.

He said: “It’s excellent news. We now have a clearly-defined area for regeneration. It’s another piece in the jigsaw. The inspector is critical in a way but the process has always been to get the local plan inquiry result then prepare a detailed development brief.”

But Carlisle MP Eric Martlew and Labour and Liberal Democrat city councillors are calling for a rethink.

The council’s Conservative leadership would need the support of the Liberal Democrats, at least, to get its Renaissance plans through.

Labour group leader Michael Boaden said the proposals for Rickergate were “dead”.

And Simon Osman, formerly a leading light in Save Our Streets, who resigned from its executive to stand as an Independent in the May elections, wants for the council to open talks with campaigners.

The inspector has also limited the size of a proposed new supermarket in Morton.

And Mr Whitehead rejected proposals to use an outlying former RAF 14MU site at Harker for housing and to release land at High Crindledyke for up to 870 new homes.

The inspector’s report can be viewed on the council’s web site www.carlisle.gov.uk. Printed copies are available from the Civic Centre for £10 plus postage and a CD version can be prepared for £5 on request.

Taken from The News & Star / [Link] / [Back to top]

‘We’ve won a battle’ – Rickergate group
Last updated 11:25, Thursday, 10 April 2008

PRESSURE is mounting on Carlisle City Council to rethink its Renaissance proposals for Rickergate.

A Government inspector yesterday gave the green light to the principle of redevelopment.

But Patrick Whitehead, who chaired the public inquiry into the Carlisle Local Plan last summer, was scathingly critical of the council’s scheme.

He said the plans to bulldoze the Civic Centre, police and fire stations, magistrates court and homes in Warwick Street would have “serious consequences” for residents.

And he questioned the council’s ability to deliver the development.

Labour and Liberal Democrat councillors are calling for a rethink, as is the city’s Labour MP Eric Martlew.

He said: “The inspector has no faith in the council to deliver this scheme. That’s a sad indictment of the council but it’s true.

“Something has to be done in Rickergate. Perhaps we should be looking at urban regeneration and housing.”

The council wanted to sweep away existing buildings to make way for a plaza with shops, offices and a four-star hotel/conference centre.

The Save Our Streets group, which campaigned against the proposals, gave evidence at the public inquiry. Secretary Elizabeth Allnutt said they were “jubilant” at the outcome.

She added: “Our members feel they’ve won a big battle.

“They are hugely relieved, immensely proud of what they have achieved and feel their fight has been validated by the inspector’s report.

“However, they realise that the war may not be over.

“The group will continue to fight for their homes and community should any further proposals threaten them.”

Simon Osman, formerly a leading light in Save Our Streets, resigned from its executive to stand as an Independent in the May elections.

He said: “The council should think again. The inspector has been extremely critical of their ideas.

“He’s effectively saying there is no case for demolishing houses.

“The council should now produce a development brief based on Save Our Streets’ ‘option three’ to retain existing buildings.”

Council officials say the inspector’s report has not shut the door to their scheme, although he has ruled against the council’s proposal to designate Rickergate as a “regeneration area”.

But with Labour and Liberal Democrat members of the hung council calling for fresh plans to be tabled, it appears unlikely that the scheme as envisaged can go ahead.

The three Liberal Democrat councillors who represent the area all say that homes in Warwick Street should be retained.

Councillor Kimberley Hunter said: “I was devastated when Ilost my council house in Raffles [to redevelopment] and was devastated when they took it off me.

“I’d done lots of work on it and had a beautiful garden and they gave me three months notice to leave.

“If this means the houses in Rickergate are safe then I’m very pleased.

“The police and fire stations are beautiful buildings and they could become some sort of shopping complex for small independent shops.”

Councillor Jim Tootle said: “The council have been given a clear lead from the inspector’s report that they should go back to the drawing board.”

“There has been a lack of consultation with residents from day one. We should never be in this position.”

And Councillor Olwyn Luckley, who applied for buildings in Rickergate to be listed to protect them, said: “I’ve always supported the residents and I’m pleased the inspector has treated so carefully the case they put.”

Taken from The News & Star / [Link] / [Back to top]

Who will get your vote on May 1?
Last updated 20:52, Wednesday, 09 April 2008

A CAMPAIGNER opposed to the redevelopment of Rickergate is aiming to win a seat on Carlisle City Council in the May 1 elections.

Simon Osman, whose Warwick Street home is under threat of demolition, is standing as an Independent in Castle ward.

Seventeen of the 52 council seats will be contested in what promises to be a keenly-fought election.

A net gain of just one for Labour would probably be enough for them to take control at the Civic Centre for the first time since 1999.

And should Mr Osman, 48, take Castle ward from the Liberal Democrats, he could hold the balance of power.

He has been a leading member of the Save Our Streets campaign but resigned from its executive to stand in the election as an Independent.

He said: “The next two years will determine the shape of Carlisle for the next 30 years. The people of this city should be fully involved when decisions are being made and that’s not happening.”

Labour currently has 25 councillors, the Conservatives 19, the Liberal Democrats seven and there is one Independent.

Although Labour is the largest party, the Conservatives hold power thanks to the support of Liberal Democrats.

The key battlegrounds are likely to be Belle Vue and Yewdale, which the Conservatives hope to win from Labour.

Labour has ambitions of taking a seat in Morton from the Liberal Democrats.

And Dalston, where Liberal Democrat leader Trevor Allison has a majority of just one vote over the Conservatives, could also change hands.

Council leader Mike Mitchelson said the Conservatives would campaign on their record, including the huge increase in recycling rates since fortnightly bin collections came in last year.

He added: “We are a good council delivering major change in Carlisle. Our policy has been to keep council tax increases at a fair level and we have achieved that.”

Labour is calling for a full review of Carlisle Renaissance, a programme to build 100 new homes for rent or shared ownership every year for the next decade.

And it has pledged to create a theatre/arts centre.

Labour leader Michael Boaden said: “We’re not going to have yet another feasibility study. We’re going to get on and do it.”

Mr Allison pledged the Liberal Democrats will campaign against post office closures.

The council’s only sitting Independent, Bill Graham, is defending his Hayton seat. Two more Independents are standing in Botcherby and Denton Holme, as well as Mr Osman in Castle, while English Democrat Stephen Gash is standing in Belah.

The British National Party, whose chairman Nick Griffin visited Carlisle on Sunday, is fighting nine wards.

Two members, Tony Carvell and Brian Allan, have just won places on Wetheral parish council where there were too few candidates to force a poll.

Three sitting councillors are standing down on May 1.

Labour’s John Reardon and Ray Warwick will not defend their seats in Upperby and Yewdale respectively while Conservative Judith Prest is quitting as a councillor for Brampton.

There are no elections in Allerdale, Copeland or Eden this year, or for Cumbria County Council.

Taken from News & Star / [Link] / [Back to top]

Govt inspector’s doubts over Renaissance
Last updated 14:11, Wednesday, 09 April 2008

A GOVERNMENT inspector has cast grave doubt on the Carlisle Renaissance plans to redevelop Rickergate.

Patrick Whitehead chaired the public inquiry into the Carlisle Local Plan 2001-16 last summer.

His report, published today, is critical of the city council-led scheme to bulldoze the Civic Centre, police and fire stations, magistrates court and homes in Warwick Street.

Mr Whitehead gives the go-ahead in principle to redevelopment but his criticisms make it difficult for the council to proceed as planned.

The findings are a boost to the Save Our Streets group, which campaigned against the Renaissance scheme.

The inspector says: “I spent some time getting to know Rickergate and learned to appreciate its special qualities that go beyond the buildings, streets and spaces to embrace the community itself.

“They are qualities that develop through time but may be easily swept away.

“My conclusions suggest the Renaissance proposals would have serious consequences for the residents of Rickergate, their homes and businesses, which merit consideration.”

The report is binding on the council. It gives the green light to Renaissance schemes of a sort in Rickergate, Viaduct Estate and at the Citadel.

But it blocks the council’s proposal to make Rickergate a ‘regeneration zone’, outlining a precise area where compulsory purchase orders can be used to buy property.

This zone would have covered Corporation Road, Peter Street and Dixon Street, even though the council said it had no plans to redevelop these.

The inspector accepted arguments from Save Our Streets campaigners that such a zone would blight their homes, reducing values.

And he questioned whether the council’s scheme for a plaza with shops, offices and a four-star hotel and conference centre was viable.

His report says: “I was offered no hard evidence that serious negotiations with developers or financial backers had reached an advanced stage.

“It seems to me there remains a significant element of doubt that the council will secure a private-sector led viable scheme during the lifetime of this local plan.”

It adds: “History is a harsh critic of large-scale planned intervention and the experience of the Rickergate area is not without its lessons.

“Castle Way and the Civic Centre may well have been born of good intentions and no doubt more than a little civic pride. The resulting developments speak for themselves.”

He goes on to quote council documents describing Castle Way as a “chasm” between the castle and city, and the Civic Centre as out of scale with surrounding buildings.

The city council’s leader, Conservative Mike Mitchelson, put a brave face on the inspector’s findings.

He said: “It’s excellent news. We now have a clearly defined area for regeneration. It’s another piece in the jigsaw.

“He is critical in a way. But the process has always been to get the local plan inquiry result then prepare a detailed development brief.”

Mr Mitchelson added that the council stood by its pledge that homes in Corporation Road, Peter Street and Dixon Street were safe.

And he dismissed the inspector’s doubts that the scheme was viable.

Mr Mitchelson said: “There is interest from the private sector, including hotel operators, and pump priming from the public sector.”

Mr Whitehead’s report allows the council to draw up development briefs for Rickergate, Viaduct Estate and the Citadel area in front of Carlisle railway station.

But his criticisms of the Rickergate plans have prompted opposition councillors to call for a rethink.

Labour leader Michael Boaden said the proposals for Rickergate were “dead”.

He added: “The inspector could not be clearer.

“He criticises the way the council developed its proposals, attacks the uncertainty caused and the blighting of property.

“He is completely unconvinced that the proposals could be made to work.

“This is a damning indictment of the leadership of the council and the thousands of pounds spent on consultants and their grandiose unworkable schemes.”

Trevor Allison, leader of the Liberal Democrat group, which usually supports the ruling Conservatives, said: “Whatever the inspector says we have to have regard to.

“If he’s saying we have to exercise caution, I agree with that. The development brief should be more sensitive [to residents’ views] than what we’ve had in the past.”

Mr Allison also welcomed another of the inspector’s findings, limiting the size of a new supermarket in Morton.

The Dalston councillor had given evidence at the inquiry, arguing that the proposed 54,000sq ft store was too big.

The inspector agreed, limiting it to 27,000sq ft.

This is substantially less than the city’s existing Asda, Morrison and Rosehill Tesco stores and the proposed Tesco in Viaduct Estate.

The inspector also rejected a plan to use one of the outlying former RAF 14MU sites at Harker for housing.

His report says: “The suggestion that replacing the existing buildings with between 100 and 200 houses would improve the visual quality of the landscape was not a convincing argument.”

The Local Plan is a blueprint that guides councillors and planning officers when they consider planning applications.

It lays down precisely what sort of development – housing, shops, offices, leisure or industry – is permissible where.

Taken from The Cumberland News / [Back to top]

‘You’ve a secret plan to demolish streets’
Last updated 11:26, Friday, 04 April 2008

CARLISLE City Council has denied claims that it has a “secret agenda” to demolish homes in Corporation Road and Peter Street.

Save Our Streets, which is campaigning against plans to redevelop the Rickergate area, took its fight to the council chamber on Tuesday.

Warwick Street resident Simon Osman asked why the council was negotiating to buy property in Corporation Road and Peter Street if neither was earmarked for demolition.

He said: “This policy gives no clarity or comfort for residents who think there is a secret agenda.”

The council has set aside £2m to buy property for its Carlisle Renaissance scheme. In Rickergate, the aim is to demolish the Civic Centre, police and fire stations, magistrates court and homes in Warwick Street.

They would be replaced by a plaza with shops and offices, and probably a four-star hotel/conference centre.

Council leader Mike Mitchelson said the council might buy property in Corporation Road and Peter Street but only to make sure that it was managed properly. He added: “Our development framework states that the city council wishes to see the retention of Corporation Road and Peter Street.”

Another Save Our Streets campaigner, Julie Templeton, also questioned Mr Mitchelson under the council’s public participation procedure. But he denied her claim that decisions about Rickergate “were being made behind closed doors and in secret”.

Mr Mitchelson said: “Decisions are in accordance with the council’s constitution. There is open debate and consultation at every stage.”

Taken from The News & Star / [Link] / [Back to top]