Views on Simons’ latest plans for Churchgate redevelopment

I visited Simons’ Churchgate exhibition this evening at the community shop at 27, Hermitage Road, Hitchin. It will also be open tomorrow (Saturday 5 January 2013) from 10 am to 5 pm.

I tried to consider it with an open mind and discussed it with (and considered arguments made by) a representative of Simons. However, on the walk home I felt that there were too many issues with the development which mean that I remain opposed to it.

To read my views on the following aspects of the proposals:

• strategy for the retail development of Hitchin;
• future of the market;
• public transport; and
• view of St Mary’s church,

click on the link below.

1. Strategy for retail development of Hitchin

I was told that the current shops in Churchgate are unattractive to retailers as they are too small. It was argued that if we didn’t attract a flagship retailer and other retailers who want larger stores then Hitchin risked going into decline. There may be something in this (I do not have the expertise to know), but I have several reservations:

(a) The development will mainly attract large chains and I think that this could harm, rather than help, independent businesses in the town, especially the larger stores owned by local families. Hitchin thrives because our family-run businesses invest in the town and actively support the Hitchin Town Centre Initiative. Because of this the town has some resilience in an economic downturn. Losing (or weakening) these stores would change the character of Hitchin considerably. It will be important to find out what Hitchin Town Centre Initiative and owners of stores like Brookers and Hawkins think about the plans.

(b) In my view the UK economy is likely to be sluggish for some time. That, combined with the ongoing growth in online shopping, suggests to me that we don’t need more shops in the town. Building new shops could be an expensive mistake looking 20-30 years ahead.

(c) We could improve the attractiveness of shopping in Hitchin by refurbishing  Churchgate. The Simons representative argued that it would not be commercially viable for Hammersmatch (the current leaseholder) to spend a large amount on refurbishment given the limited number of retailers who are prepared to use shops of the current size. That may be true, but my strategy would be much cheaper.

The council could improve the paving (and make various repairs) in the area and, in partnership with Hammersmatch, commission art from within the local community to display on the outside of buildings to make them visually interesting. This has already been successful on the side of the former public conveniences in Bancroft (but I think we can do even better than that and consider scultures as well as paintings).  This would be a relatively cheap way of making Hitchin an attractive and interesting place to shop.

We have an opportunity to see what Hammersmatch have in mind as they will also be exhibiting from Wednesday 16 January 2013 to Friday 18 January 2013 (11 am to 4 pm) at 1 Churchyard.

2. Future of the market

If the plans are successful then there is a risk that the market would change in nature. Looking at the artist’s impressions on the Simons website, I suspect that it would become more upmarket. The current market seems to serve people on lower incomes very well. In doing so it brings together people from different backgrounds. I feel that there would be an adverse social impact on the town if we were to lose that.

3. Public transport

There is provision for some bus spaces in the plan, but it looks to me as though bus provision will be reduced rather than enhanced by the development. In the next few decades I think we will have to reduce reliance on cars and I feel that not planning for increased use of public transport is a mistake.

However, even if I am wrong, consider the following. I was told that the plans allow for the same number of car parking spaces (mainly in the multi-storey carpark) as at present. That doesn’t make sense to me: there often aren’t enough spaces on a Saturday morning or other busy times. If the plans are successful then more people will want to visit Hitchin, but if they can’t park (and if there isn’t adequate provision for public transport as an alternative) then they won’t.

That also raises the question, would there then be pressure to remove the market from its new position in what remains of St Mary’s Square to provide more parking spaces in the town centre?

4. View of St Mary’s Church

This isn’t as important to me as it is to some people, although it is a consideration. The church will only be visible down Hollow Lane. We pay a price for losing the view from other angles. I don’t think the development compensates for this so this is another negative.

As always, comments are very welcome. Please let me know if you disagree with any of the above or have additional thoughts.

What next?

Whatever your views, if you wish to get involved here is what you can do:

1. Consider the proposals and send Simons your comments via their Churchgate development website. I was told they need comments by the end of the weekend (Sunday 6 January 2013).

2. Attend the Town Talk at Hitchin Area Committee on Tuesday 8 January 2013 at Benslow Music Trust, Hitchin. This lasts from 6.30 pm to 7.15 pm and it is a chance for the public to express views to Hitchin councillors.

3. Attend the Churchgate Liaison Forum at 7.30 pm on Wednesday 9 January 2013 at Church House, Churchyard, Hitchin.

4. Attend the Hammersmatch exhibition between 11.00 am and 4.00 pm from Wednesday 16 January 2013 to Friday 18 January 2013 at 1 Churchyard, Hitchin.

5. Contact your local NHDC councillors with your views in advance of (and you might wish to attend as an observer) the NHDC Full Council meeting at 7.30 pm on Thursday 31 January 2013. This will be held at the Gernon Road council offices in Letchworth. Councillors will be deciding whether to grant Simons an extension to submit a planning application.