Cheltenham Plan & JCS in relation to North Place

Cheltenham Plan & JCS

In Relation to North Place

The development of North Place should consider various aspects of the Cheltenham Plan to support the city's future.

The overarching visions of the plan encompass:

• Community & culture
• Employment & education
• Sustainability & tourism

The key focal points for the design of North Place include:

• Connectivity: encompassing community, transportation, live-work balance, cohesion, neighborhood centers, amenities, and crime reduction.
• Sustainability: promoting active transport, supporting start-ups, maintaining a sense of centrality, and addressing climate change through formal and informal green spaces.
• Future-oriented design: incorporating adaptable reuse of buildings, modular functionality for future adaptability, expanding opportunities for young people, managing flood risk, and enhancing tourism.

The JCS's principles of urban design (table SD46) emphasize "good design" in broad strokes, adaptable to the needs of considered design proposals. Contrasting with the poor design exemplified by the new flats on Monson Avenue to the east of North Place.

Policy HD9 in the Cheltenham Plan directly relates to North Place and Portland Street (along the western edge), with specific requirements for the site:

• Approximately 143 dwellings
• Layout and form respecting the setting, character, and significance of the conservation area and heritage assets
• Safe pedestrian and cycle links

While there are minimal heritage assets to constrain design within North Place, there are opportunities to respect the broader Regency heritage of the town and enhance its future aesthetic without resorting to pastiche.

Clause 15.11 within the CP states that to avoid congestion, there will be no increase in parking density within the principal urban area.

Regarding trees, Clause 16.17 of the CP mandates that any felled trees must be replaced where practical.

Additionally, both CP and JCS NF5 emphasise renewable energy, albeit in a broad-strokes manner with few specific targets. Wind power is stated as not being feasible within the CP due to the built-up nature of the area covered.

Overall, while the policies outlined in the Cheltenham Plan are positive in wording and wide in scope, but they lack tangible targets beyond increasing dwellings. As we can see from the flats built recently on Monson Avenue or the facade of the Brewery quarter, this document is only as good as the council members using it. There is a sense that the plan falls short of pushing Cheltenham forward in a significant way, with a piecemeal approach that fails to capitalise the city's potential beyond its heritage and existing attractions.