I have a number of concerns with the scheme, which will transform a huge area of the city and because of its scale, could come to define perceptions of Leeds, perhaps as the Victoria Quarter did, but not as in that case in a positive way.
My main concern is the loss of the Bookends at the End of Eastgate, these buildings offer a distinct and grand gateway to the shopping core, which would be a shame to lose. The replacement of one bookend with a John Lewis (JL) store driven by Commercial greed. I also worry about the rear of the JL store backing onto George Street, which will I fear will make this street more depressing and will not offer a great first impression for visitors coming into the city by bus or coach.
The retention of the ugliest building on Eastgate is Inexcusable if the Southern Bookend has to go, while the drawings of the Templar arcade do not fill me with confidence.
The Templar arcade building will be massive and involve the destruction of a number of Historical structures, which if renovated could provide a handsome district, instead there are two token refurbishments, both patronizingly incorporated into the mammoth structure.
The scheme is also amazingly one dimensional, and despite the advice of planning policy incorporates little more than retail units, which will only ensure the area dies after 6pm.
Where is the City Centre park that is so desperately needed? perhaps Liverpool is the example here with the excellent Liverpool One scheme, which through good design has managed to incorporate a Park, with car parking provided below, this scheme also includes a hotel, Open streets, a mixture of architects leading to a mix of styles and a new transport interchange. The location of the Eastgate Quarter to the Bus and Coach station and even the markets makes me wonder why it could not have included improvements to these areas, as the Bullring scheme in Birmingham does so with the markets so magnificently.
The reasons for much of this is of course commercially driven and the need to accommodate so much retail floor-space in order for the developer to get a maximum return and the need to accommodate the JL empire, while the lack of architects on the scheme is worrying cost cutting as we come out of the recession.
Although short term investment would surely be welcomed, I feel a long term approach needs to be taken here, and if that means telling the developer where to go, than so be it. Cities are primarily for living in, they should be unique amongst each other, all this scheme offers is a ubiquitous shopping centre at the expense of a real City district. Is this really progress?
Further Information:
The Masterplan can be viewed at:
The website for the development, including details on how to give your views:
http://www.eastgateleeds.co.uk/
http://www.eastgateleeds.co.uk/
Update: One month on, seems I am not alone with my concerns with the following article headlined 'Eastgate quarters needs improving', appearing on the BBC website last week http://news.bbc.co.uk/local/leeds/hi/people_and_places/newsid_9107000/9107545.stm
ReplyDeleteIn the piece Leeds Civic Trust have spoken out, and agree with my view that George Street would simply become a serving yard for John Lewis, and of the loss of the southern Bookend, stating they feel it is 'very important the character of the existing grand avenue is retained'.
Lets hope Hammerson listen