Tesco man put on the spot at inquiry

Nov 21 2008 by Richard Down, Liverpool Daily Post

A PLANNING inspector has questioned whether Everton FC and Tesco’s joint £400m plans for Kirkby are based on “sound urban design principles”.

Paul Jackson, who deputised for the unwell Wendy Burden yesterday, quizzed the superstore’s planning expert on the quality of the Destination Kirkby plans.

He referred to Knowsley council officers’ own judgments put before members of the planning committee last June.

Mr Jackson read the conclusion of the committee report, which said: “Officers are disappointed that the design does not incorporate stronger urban form based on sound design principles.

“Within the development, the design and quality of the landscaping and public realm, while creating some points of visual interest, disappoints when measured against sound urban design principles and the expectation of policy.”

He then asked John Francis, in his third day of providing witness for the club and supermarket chain: “Weren’t you concerned by this? Do you accept there are set backs in terms of urban design?” Mr Francis said this was just one viewpoint and was not accepted by Tesco and Everton.

But Mr Jackson continued to probe, asking whether the criticism levelled at the scheme by Commission for Architecture and the Built Environment’s (Cabe) was accepted.

Mr Francis said: “The comments were given without a knowledge or key understanding of Kirkby’s needs. I don’t accept their comments that this is a wasted opportunity.”

Mr Jackson went on to point out that a significant part of Mr Francis’s witness evidence, as well as the opening statements supplied by the applicants, spoke of the run-down and disjointed nature of the existing town centre.

He questioned whether the regeneration plans would materially change this.

The planning inspector said: “You have talked about a lack of heart in the old town but where will the heart be once the redevelopment has finished?” Mr Francis pointed to a revolutionised crossing that will be developed between the new south “edge of town” development and St Chad’s Square, in the current shopping centre.

The major superstore and the landmark stadium would be visible from here, he said, marking out a step change in the appearance of the town.

But Mr Jackson said: “There doesn’t seem to be any relationship in an urban design sense to the old town centre. They (the landscaping features and layout of the junction) don’t seem to relate to the importance you have said this junction has.”

Mr Francis argued that it would become a focal point. He said the design would, in fact, revitalise the appearance of the town.

richarddown