Comments on Application 25/01099 – Nicholsons Centre
Hybrid planning application for comprehensive mixed use redevelopment of the site. Commercial, Business and Services (Class E) up to 11000 m2. Retail, cafes, restaurants, assembly and leisure. Parking and Plant space. Demolition of all existing buildings except Nicholsons House and Brock House. Construction of three buildings (part 4/10 storeys, part 10/13 storeys and part 15/20 storeys). Construction of a 17-storey residential building and a 4-storey office building. Provision of a new public open space and landscaping. Provision of a multi storey car park.
This application is a revision of the previous application (20/01251) which was permitted in 2021. It is intended to reflect modifications which have been discussed with RBWM planning department and/or elected representatives. Whilst there are some identifiable improvements these are outweighed by significant areas of concern.
This proposed scheme does not represent the hoped-for regeneration of Maidenhead Town Centre. It is primarily a very large residential development with a number of small retail units at street level, some open space and an office block. The failure to address the needs of the “wider” town centre is highlighted by the abject failure to provide adequate parking for shoppers and other visitors.
The positive aspects are:
A major investment in the future of Maidenhead.
A reduction in the height of the “landmark” tower block from 25 to 20 storeys – although the Fire Statement refers to “ground floor plus 20 storeys.
The introduction of a second staircase in the landmark block
An increase in the public realm open space from 1.3 acres to 1.65 acres.
The introduction of areas to dwell and linger.
The level of streetscaping – including the introduction of 102 trees (hopefully adequately mature).
The provision of 900 cycle spaces – will there be adequate routing /access for cyclists?
The reduction of Senior Living units to 101 is more realistic.
Now for the areas of concern:
The total number of 856 dwelling units (including 101 Senior Living) is excessive.
The mix of 1 bed flats within the accommodation schedule should be reviewed. Maidenhead has an oversupply of 1 bed flats. More 2 and 3 bed are required.
With the prevailing height of the blocks there will be a lack of natural light at street level and the likelihood of wind tunnel effect.
The landmark block would be preferable with mixed use rather than solely residential.
The town will lose any area of covered shopping and several larger retail units.
With the introduction of 55 smaller retail units there is a risk of insufficient small retail operations being available.
There will be over dependence on café/restaurant/other hospitality which is already established in the Chapel Arches area and in One Maidenhead.
There will be an ongoing reduction in Working from Home in the years to come. A thriving town centre requires a mix of economic activity. It is concerning that the office element has been reduced to one block of 128,600 ft2.
There is no evidence of Public Toilets within the scheme. Currently these are provided within the existing Nicholsons Centre.
There will be a need for a town centre Post Office to be maintained during and on completion of the project.
More community activity should be provided as a focal point in the public realm especially within Nicholas Winton Square.
The town centre will endure severe disruption during the 5-year build. A detailed Construction Management Plan is essential to mitigate the impact of the building activity on the functioning of the town during this extended period.
There will be a need for contractual agreement between RBWM and the developer regarding the long-term/ongoing maintenance and security of the public realm.
PARKING: The previous scheme permitted in 2021 included the provision of 885 spaces within a new MSCP to service the town centre. This was primarily a replacement for the (now demolished) Broadway Car Park. It would serve the wider town centre as well as the newly developed Nicholsons Quarter. This current application has reduced the number of spaces to 452. Only 100 spaces are intended for public use, of which 21 are for Blue Badge holders. Thus only 79 are park and pay – of which a number are electric-charging bays. The proposed MSCP has a significantly reduced footprint with an average of 23 spaces per level over 20 levels. Levels 7 to 20 are restricted to residents/offices, The ground level does provide a much-needed ShopMobility Hub, but public parking ceases at Level 6.
The developers have supported the reduction in parking provision by reference to anticipated declining car usage in the future. It will surely not be on this scale. There is a grave danger that with 5 years of major building disruption and ongoing inadequate parking the town will suffer and not recover when the redevelopment is complete. When The Landing (now One Maidenhead) was granted permission, it was identified that the under-provision of parking spaces within that development would be alleviated by taking 60+ spaces of contract parking in the MSCP. What has happened to that arrangement?
The design of the new MSCP is also of concern. The proposed coloured brick lower elevations are combined with metallic pineapple effect above, which is very intrusive, considering the proximity to the Queen Street Conservation Area. A tenuous link with the long defunct Pineapple Brewery at Dorney is a distraction. The whole MSCP element of this application requires a rethink. More land area is required for a larger footprint to create a substantial increase in shopper/visitor parking capacity.
We are surprised if such a reduction in parking provision has been agreed in discussion with RBWM. With the failure to provide an adequate parking element to this application we have no option than to object to the scheme.
