Westgate development

SENDRA

WESTGATE

Ian Green, SENDRA Planning representative.

For more than five years, SENDRA closely observed – and participated in – plans to re-model and extend the Westgate shopping centre.   The original centre had been built between 1970 and 1972, designed by Douglas Murray, the City Architect and Planning Officer.  From as early as 2011, remodelling and extension discussions were held and planning proposals submitted.  Eventually the centre was closed in February 2016 for comprehensive redevelopment, and it reopened on Tuesday 24 October 2017. 

SENDRA’s broad concerns were that the shopping centre was not appropriate at a time when on-line shopping was quickly gaining support and that the relationship with the existing city centre shopping was not well researched and thought-through.  SENDRA was also keen to see the development oriented to the anticipated development of the station area and the Oxpens. 

More specific to the design, SENDRA was concerned about the frontages of the development to the east, west and particularly the south, which faced the SENDRA area.  out.  Initially these were designed to be more or less blank walls with no windows and doors.  The designers would not move from their view that shopkeepers wanted outlooks into internal courtyards and did not want dual aspect shops.  SENDRA campaigned hard for windows and at least one access door in the south elevation.  We were successful in gaining something, but not nearly enough for the centre to be considered well-designed.

Other concerns were about access and SENDRA campaigned to ensure that the centre had an effective transport plan which required incremental achievement of fewer cars being accommodated and more bus, cycle and pedestrian access achieved over time.   The developer’s feet were held to the fire when the centre did not mention access by Park and Ride in its early marketing.  SENDRA has monitored the effectiveness of the design of the car park access and has made comments to the County Council about the design deficiencies.

Associated with access was concern with air quality and this is only now being addressed effectively by the City Council.  With deep excavations being made for the underground car park, SENDRA was concerned about increased flood risk in the SENDRA area and challenged the developers and the EA to confirm that the flood management plans of the new centre would not increase downstream risk.   SENDRA was eventually satisfied although with some remaining concern about the operation of the system which should flood the car park in extreme flood conditions. 

SENDRA’s successful lobbying involved regular discussions with the City and County Councils and with Sara Fuge, the on-site executive manager of Land Securities’ Westgate development project. She was taken on a ‘walkabout’ tour of SENDRA’s neighbourhood so as to have a realistic sense of our concerns and pride in our local patch.  Councillor Bob Price was an invaluable link between the City Council, as the relevant planning authority and ourselves.  

During 2015-16, Oxford Archeology took over the site and a massive ‘dig’ took place with several guided tours, including by SENDRA members, of the medieval, Franciscan remains of the original Greyfriars Friary.  It remains an indictment of the development that the remains were totally destroyed – this was not necessary.

SENDRA was well and ably represented by John Miller, Luke Gander, Ian Green, Rosemary Fennell, Dario Salvi and several others. This was an excellent example of the association’s representative role in ensuring that our local environment is as high quality as possible.

SENDRA

WESTGATE….another view

Margaret Maden

Ian Green has provided, here, a clear account of how SENDRA was involved in the development of Westgate; a consultation of high quality.

My own views about Westgate, then and now, differ perhaps? I believe the consultation was effective, even if we didn’t succeed in everything we recommended.  Having a ‘back door’ into John Lewis is a good for us and everyone approaching from the city’s southern neighbourhoods? Having a large shopping mall which is accessible, clean, sheltered and well provided with seating is a welcome addition to Oxford’s city centre? One SENDRA member, when consultation started, expressed a commonly held view – ‘we don’t want a bog standard shopping centre’. We haven’t been landed with this have we?

20% of the ‘retail outlets’ are restaurants and  the roof level variety is impressive, with great views, from Norwegian KUPP in particular, of our estate and the HInksey Hills beyond. Views from the roof’s eastern side of Oxford’s ‘dreaming spires’ are rewarding. Having a good quality cinema is a singular asset, as is a Blackwell’s bookshop, and our refurbished County Library at the main entrance; a welcome civic element.

The information panels distributed around the Centre, describing Westgate’s Franciscan origins are well constructed, illustrated and written, even though less engaging or impressive than the real in situ remains. Key artefacts and displays from the excavation are available in the County Museum.

The four reputable architectural firms employed for 4 sectors promised more than was delivered; the ‘dreaming spire’ over the main entrance is a joke? The centre still has a ‘fortified castle’ feel to it with its south and east frontages particularly off putting, but the open ‘24/7’ walkways into and out of the Mall are helpful and  welcoming.

During the pandemic, the shelter offered during bad weather and the availability of seating for social encounters and chats were clear benefits. Sainsbury should be awarded a medal for managing to stay open before, during and after both Westgate’s construction and the pandemic.

However, the pandemic has emphasised how the further rise of online shopping threatens all physical shops and high streets. The future of Westgate is further questioned by this large scale trend. Sad that a (mainly) well designed and conceived centre should be thus out of time; an anachronism perhaps – as Ian Green suggests?

What exactly, will we instead have as our ‘back door’? Perhaps, at least, the weekend traffic jams – cars awaiting access to John Lewis’s underground car park will end. Should we petition the Franciscan order – its return might be the best solution?

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Meet the builder event

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Over 20 of us visited the Westgate site on 17th May. Ian Jolliff , Senior Construction manager organised the visit and accompanied us, answering lots of questions. Almost 500 men …and very few women*…work on site every day. A canteen and shower rooms are provided.

There is a weather station on one of the 6 hi-level cranes (2 more to come) and many public bodies use the reports to augment other forecasts and data capture. Every Thursday there is a project progress review, highly complex, using 3D mapping and multiple team data reports. At the time of our visit, some 460 m3 tonnes of concrete were being poured into one rather large hole….accessed by ‘our’ Gate 4, which will be closed later this summer.

Margaret Maden.

 

* There is a female welder and a reserve female crane driver and approx. 10% of office, project review, staff are female.

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Comments on pedestrian crossings and traffic management

Introduction

Our Association, SENDRA, represents the residents of an area of the city which is a direct neighbour of the Westgate re-development and which is directly affected by the proposals for the new and amended pedestrian crossings.  

We find the documents presented with these proposals very inadequate – the drawings appear to be incomplete and those that are provided lack clarity and the supporting text does not help us to understand the proposals.  

We have made a series of comments on the proposals and because of the weak presentation  we have also asked a number of questions.  We will very much appreciate a response to the questions.  

 

Westgate Development proposed new and amended pedestrian crossings – Oxfordshire County Council consultation (closing date May 20th 2016)

The proposal¹

The following new and amended signalled and zebra crossings are proposed (in order of interest to SENDRA):  

  • Thames Street – a new signalled crossing approximately 10 metres south east of its junction with Blackfriars Road
  • On the proposed new public highway between Speedwell Street and Castle Street – a new zebra crossing constructed on an extended flat top road hump (road hump to be 100mm height with ramp gradients of 1:20);
  • Castle Street / New Road junction with Bonn Square – an amended zebra crossing layout

¹ Notice has been given by Oxfordshire County Council under the Road Traffic Regulation Act 1984 and the Highways Act 1980 to provide as part of the Westgate development

Comments on the proposed Thames Street signalled crossing

 

The Plans 0006 (Drawing 4) and 0008 (Drawing 6) (both labelled as revisions 102) show a new ‘toucan’ crossing² which appears to be at the site of the existing pedestrian crossing some 10 metres to the south-east of the Blackfriars Road junction with Thames Street.  This enables pedestrian and cycle crossing between the south side of Thames Street and the north side of Thames Street.

Comment 1a: It needs to be confirmed that a linked toucan crossing is provided for pedestrians and cyclists between the south and north sides of Speedwell Street, as Speedwell Street will be carrying two-way traffic including buses, taxis and also commercial vehicles gaining access to / egress from the Building 1A service entrance on Speedwell Street.  Such provision is essential.

Comment 1b: It is assumed that the ‘toucan’ crossing³ is proposed because it facilitates continuity of the national / local cycle route – we very much support this.   

Comment 1c: Toucan crossings are normally 4 metres (13 feet) wide, instead of the 2.8–metre (9 feet) width of a pelican crossing or puffin crossing.  The dimensions of the ‘toucan’ crossing are not provided in the consultations document / drawings.  The dimensions should not be less than 4 metres wide.  

Comment 1d: Please also confirm that on the proposed ‘toucan’ crossing a “green bicycle” is displayed next to the “green man” when cyclists and pedestrians are permitted to cross and that a red bicycle and red man are shown at other times and that before the lights for vehicles go back to green, a steady red and amber are displayed.  

Comment 1e: Please confirm the type of crossing proposed across Old Greyfriars Street and across the access to the service entrance to the Westgate on the south elevation of Building 2.

² The labelling ‘toucan’ appears on the ‘overview’ drawing

³ A ‘toucan’ crossing has special provision for cyclists

Comment on additional issue: Thames Street / Blackfriars Street traffic light removal

 

Comment 2: we understand that the traffic lights at the junction of Blackfriars Road and Thames Street are to be removed.  We believe that even with traffic flows along Thames Street and Speedwell Street (see Comment 1a) interrupted by the ‘toucan’ crossing(s), we consider that difficulties will be encountered by traffic from the direction of the Ice Rink  turning right from Thames Street into Blackfriars Street and traffic turning right from Blackfriars Street into Thames Street.  We recommend that the traffic flows around this junction are carefully monitored with a view to re-installing the traffic lights if shown to be required. We would appreciate it if the monitoring arrangements and evaluation could be shared with us.

Comment on the proposed new public highway between Speedwell Street and Castle Street – a new zebra crossing

 

Comment 3: Plan 0005 (Drawing 3) (revision I02) is incomplete as it does not show arrangements for crossing Thames Street.  The ‘overview’ drawing shows a Thames Street crossing general location (on the southern side of Thames Street it is approximately at the junction of the Castle Mill Stream footpath and Thames Street). It is also noted that the existing pelican crossing at the Ice Rink on Oxpens Rd. will be removed.

This proposed crossing will be heavily used by pedestrians enroute to / from the City of Oxford College and the Ice Rink and, it should be noted, from the imminent medium / high density mixed-use development on Oxpens. It appears that on the northern side of Thames Street the pedestrian crossing traverses the entrance / exit to the underground car park and it is suggested that this will be a dangerous crossing for pedestrians: the junction is complex even without the proposed zebra crossing.  Plan 0005 (Drawing 3) (Revision I02) shows a pedestrian crossing across Speedwell Street travelling to / from the new crossing traversing the car park entrance.  It is assumed (but not clear from the documents provided) that all these crossings are ‘zebra’ crossings.  It is doubtful if the ‘general rule’ that pedestrians have the right of way at a zebra crossing will be readily accepted at the difficult access point to the underground car park and across the very densely used Speedwell street with a high frequency of bus movements. Perhaps light controlled pedestrian crossings would be safer?

Plan 0005 (Drawing 3) (Revision I02) also shows a cycle waiting zone across Thames Street at the point where vehicles will be turning into the underground car park.  Does this mean that this junction is light controlled? A plan which shows the whole junction west of the area shown in Drawing 3 would be very helpful.

We have no comments on the proposed Castle Street / New Road junction with Bonn Square – an amended zebra crossing layout

 

 

Oxford, Controlled Parking Zones – Removal of the fixed Permit Expiry/Renewal date from each Zone

 

We have no comments on these proposals other than to make the general point that cycle use along the bus link road is on the one hand welcomed as cycle access demand needs to be met, but will this route be safe for cyclists?

 

Submitted by SENDRA Chair

May 17th 2016.

 

UPDATE

Further comments from Malcolm and Elaine Ryder

 

We cannot express our concern strongly enough about this proposal for the following reasons.

Blackfriars/ Thames St interchange – traffic lights are an ESSENTIAL requirement at this junction because:

a) VISION : if turning right into Thames Street, you cannot SEE the traffic coming from the right properly until it is almost on you. This has happened to us on several occasions as we ‘inch out’ to turn right…traffic comes speeding down Thames Street despite any speed limit.

b) CYCLISTS/PEDESTRIANS: this is such a busy junction where cyclists and pedestrians cross the top of Blackfriars Road – a pelican crossing is ESSENTIAL – cyclists must dismount – a toucan crossing would result in a ‘free for all’  where pedestrians/cyclists will be weaving in /out of the cars, trying to concentrate on entering Thames St.

c) CARS – a significant number of cars come to this junction to turn into Thames St from many parts of the estate and the traffic lights are an essential means of enabling the traffic to move  – without traffic lights, serious congestion will occur.

The ‘part’ re-instatement of Old Greyfriars Road plus the extension of Speedwell Street along Thames Street to John Lewis’, will significantly increase the volume of traffic that we will have to traverse.

d) BUSES/TAXIS/DELIVERY vehicles – these will increase the traffic foot fall on an already dangerous stretch of road – another reason why a pelican crossing is essential. In addition, it is unclear whether there will be a mixture of pedestrian/cycle track along Old Greyfriars Street

Primarily our concern is the safety impact of the situ if there are no traffic lights – from our experience over the last months – we are convinced that without a pelican crossing there will be ‘ an accident waiting to happen’ – this junction cannot be ‘compared’ to other junctions as it has its own unique problems which MUST be taken seriously.

(Malcolm and Elaine Ryder 30/04/16)

SENDRA

SENDRA meeting with Laing O’Rourke

SENDRA members have been invited by Laing O’Rourke, the construction company that is building the new Westgate center, for a short discussion about environmental monitoring.

The meeting took place on the 11th of March (2016) at the site offices. There were the Project Liaison Officer, the Sustainability Manager and two members of SENDRA.

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SENDRA explained that there were concerns about possible worsening of noise, vibration and air quality due to the presence of the constructions. Laing O’Rourke representatives showed how the site is being constantly monitored thanks to two electronic equipments. Details about noise levels, dust and vibrations were discussed. All the figures and graphs shown by Lang O’Rourke proved that the measurements were below the fixed thresholds. The data was shown as daily or weekly averages, which do not exclude the possibility that occasional peaks get over the thresholds. SENDRA members were assured that, when peaks are detected, an alarm is produced so that corrective measures can be taken.

In conclusion, SENDRA members were satisfied by the levels of dust, noise and vibration being shown and were reassured by the monitoring measurements being put in place. Laing O’Rourke promised to publish regular updates about the measurements and to mention if any “exceptional” event might produce spikes and what actions are taken to keep them under control.