Background information
Introduction
Recent history
Site context and analysis
Description
Proposed uses
Retail
Hotel
Office
A3 and other uses
Access and parking
Introduction
The site, which is the subject of this competition, is situated on the south-western corner of the junction of Mount Pleasant Road and Church Road in the heart of the town centre of Royal Tunbridge Wells and in a key location in the Conservation Area.
The site currently comprises a vacant three-screen cinema, together with a number of units fronting both Mount Pleasant Road and Church Road occupied by a range of shop and restaurant uses, and an extensive area of parking to the rear. The cinema ceased operation in October 2000.
The site is situated within the Primary Shopping Area, as defined in the adopted Local Plan, and is located within a cluster of established entertainment facilities in the vicinity including the Assembly Hall, Trinity Arts and the former Opera House and other public houses and restaurants.
The site lies within the extensive Royal Tunbridge Wells Conservation Area and has an eclectic mix of Listed buildings nearby.
The site is available for development and clearly it is important that the best possible use should be made of this key town centre location.
Recent history
- October 2000 Cinema use ceased
- November 2001 Application submitted for mixed use, incl. retail, A3, nightclub and residential
- April 2003 Application refused – basically for lack of cinema
- December 2004 Appeal allowed
- 2006 Ownership changes
- 2007 Negotitions on new proposals
Site context and analysis
The development site lies at the heart of the town centre of Tunbridge Wells on the south west corner of a busy junction, on the main east-west and north-south traffic and bus routes.
This is an important site, by virtue of it being:
- A key focal point, and natural meeting place;
- A prominent corner site with important splayed front;
- A landmark visible both in short and long views;
- A provider of urban scale to this part of town.
Description
The site is approx 0.54 hectares in area and falls steeply to the south with approximately 8 metres difference in height on the Mount Pleasant frontage (eastern edge) and a cross-fall across the middle of the site, falling from the west to the east by approximately 3.5 metres. (See previous level survey.)
The site is currently occupied primarily by a single development, built in 1934, which comprises two-storey shop units fronting onto Church Road and Mount Pleasant Road, with a large fletton-brick cinema auditorium behind. Entrance to the cinema foyer is from the splayed corner – in typical 1930s styling, reflecting and complementing the Town Hall on the diagonally opposite corner of the junction. On the southern part of the site is a restaurant constructed in the early-mid 1980s with a range of further 1930s retail units further down. Between the two buildings is a pedestrian access from Mount Pleasant road to the rear of the site.
To the rear (west) part of the site is an open area currently used for car parking. During weekdays these parking spaces are leased to local businesses, but are available as public parking at weekends. There is also parking and servicing area to the rear of the restaurant, and the Surgery. Both these areas are accessed through Lonsdale Gardens and Clanricarde Road, which are private roads not adopted by the Highway Authority. There is a narrow vehicular access to the rear part of the site onto Church Road.
As a corner site, it is important in townscape terms, being particularly visible when approached from the north and from the east. It sits on the escarpment at the transition point between the northern part of the town centre and the sloping Mount Pleasant Road and the rest of the town, including High Street and The Pantiles, to the south. The building on the site, together with the Gothic-style building opposite, frames the vista of the town to the south and the landscaped ridge beyond. From the eastern approach along Crescent Road, the view of the Common is framed by the existing cinema corner and the Church tower of Trinity Arts Centre. The immediate area is urban in scale and character with buildings of 3 or more storeys built to the back edge of pavements.
The buildings immediately surrounding the site are varied in style and character. To the west along Church Road, a series of mid-Victorian villas and terraces predominate. These are finished in stucco, generally decorated in cream light stone colours. Other buildings include Wellington Gate, a re-faced office block, and the former Holy Trinity Church, now an arts centre, which was built in local sandstone in 1829 and designed by the architect Decimus Burton as an early part of the Calverley estate.
To the north, Mount Pleasant Road presents a wider space with buildings set back. A turn-of-the-century, neo-Georgian block in brick on the north-west corner is set back from the junction. The Town Hall on the opposite, north eastern, corner of the junction, built in 1939, is constructed from brown brick. Designed by Percy Thomas and Ernest Prestwick, it forms part of a Listed civic complex.
To the east, on the opposite side of Mount Pleasant Road, are a stepped series of 4-storey, stuccoed, mid- to late Victorian developments, set back from the frontage with 1- and 2-storey shop extensions to the front. This character terminates at the corner with the Listed, late 19th century stone Gothic-style bank. This part of Mount Pleasant Road has a strong boulevard character with wide, tree-lined footways.
To the south, there is a series of stepped 1930s red brick shop units with some higher developments behind. To the south-west, behind the site, is a quiet enclave of early 20th century Edwardian houses with typical red brick and steep gables. These are now predominantly converted to office use for legal and financial services. Approximately 250 metres south on Mount Pleasant Road is the mainline railway station. It should be noted that the railway tunnel is beneath the eastern edge of the site.
Proposed uses
This key town centre site offers the potential for a mixed use development, which would enhance the overall vitality and viability of the town centre, strengthen the Primary Shopping Area and support the evening economy.
The sponsors would wish to achieve a scheme that maximises the development potential of the site and must provide significant retail floorspace (comparison goods). They are seeking a mix of uses that is attractive to investors, tenants and users. It is considered necessary that this mix should also include office and hotel, together with ancillary A3 uses.
Retail
Given the key location of the site within the Primary Shopping Area and position between the northern and southern retail areas, it is considered that a key provision on the site should be comparison retail (i.e. clothing, footwear, etc).
The role of Mount Pleasant Road in linking the linear town centre would be enhanced through significant retail provision on the site. The vitality and viability of both Mount Pleasant Road and the Primary Shopping Area as a whole would be enhanced.
The redevelopment of the site should provide a significant quantum of new comparison retail floorspace over two or three levels, taking advantage of the sloping topography of the site. A total retail floorspace of 7,000 sq.m should be provided for in the design, with the majority of the floor levels with active frontage onto Mount Pleasant Road being in retail use. In particular, large retail floorplates (i.e. over 1,500 sq.m) should be provided as there is currently only limited accommodation of this type available within Tunbridge Wells town centre. There are limited opportunities in the town centre of this scale, which allow for such a gap in the market to be redressed.
Hotel
A recent hotel needs study indicates the attractiveness of Tunbridge Wells for a hotel location, particularly at the upper end of the quality range. It is considered that the provision of this could take account of the leisure business potential of the area, and also contribute to the evening economy. The sponsors therefore wish to include a 100+ bedroom, quality hotel together with ancillary space and health suite. Also, associated parking provision should be included.
Office
There is also a desire to include a quality, office content as part of the development mix, possibly as a HQ with other smaller tenants. Approx 6,000 sq.m therefore should be the level of floorspace included.
A3 and other uses
The ‘evening economy’ profile of Mount Pleasant Road, coupled with the site’s links to the station and its proximity to a large group of offices and the shopping area, mean that this location is considered well suited to the expansion of A3 facilities.
In addition, the provision of restaurant facilities would complement the proposed other uses. It is considered appropriate for restaurant facilities to possibly be provided on upper floors. Such uses overlooking the central junction in Royal Tunbridge Wells’ town centre would give an interesting view from within and an additional ‘active edge’ to the development.
Access and parking
The site is accessible on foot from Tunbridge Wells central station to the south, nearby bus stops and is within walking distance of public car parks at Crescent Road and the Great Hall. The development site is located on the main public transport spine within Tunbridge Wells
The junction of Mount Pleasant Road/Church Road/Crescent Road is an important travel intersection within Tunbridge Wells and must continue to function for all users. However the junction acts as a barrier to pedestrian movement along the shopping spine of the town centre and opportunities should be promoted as part of any scheme to improve pedestrian facilities and priority in the vicinity of the site.
The primary pedestrian access to the development should be located at the corner with good access and permeability to units fronting Mount Pleasant Road.
The site is located within the Tunbridge Wells Central Parking Zone (Commercial) and Central Access Zone (Residential). Car parking should be restricted to operational parking for retail and one space per room for the hotel use.
The main service access for large goods vehicles should be located within the Church Road frontage to proposals. The access and egress will need to have regard to its position relative to the signal-controlled junction at Mount Pleasant Road/ Church Road.
Secondary access may be achieved via Lonsdale Gardens and Clanricarde Road. Note that this is a private road and therefore any additional impact should be minimised.