• CAMPAIGN “AMAZED AT COMPLACENCY IN FACE OF APARTMENT MARKET COLLAPSE”
• THE 10 ACRES OF WATERFRONT WOODLAND NOW FACE AXE FOR MORE APARTMENTS
• CAMPAIGN WILL “FIGHT ON TO ENSURE DEVELOPER STICKS TO PARK COMMITMENTS”
July 10 2008…Response of the Save the Festival Gardens Campaign to the Inspector’s Report on the Langtree McLean scheme for the Festival Site (Ref: APP/Z4310/V/07/1201807) and the Secretary of State’s go-ahead for the proposed property development:
“The Secretary of State’s decision to give the go-ahead for a series of huge apartment blocks on the waterfront – and for the cutting down of the 10 acres of waterfront woodlands – is clearly a terrible disappointment to us all and a disastrous decision for the future of Liverpool’s prom.”
“The approval of yet another luxury apartment scheme comes at an extraordinary time given the current state of the market for these developments – and given the current state of the construction industry.”
“Two major developments already lie half-started and abandoned on the Liverpool waterfront – and have done for many months. Liverpool Council’s complacency at the state of the market is only equalled by their inability to do anything about the blight on areas of the city caused by half-built projects abandoned by businesses that have gone into administration.”
HARM TO THE PROM
“We note that on many individual points the Inspector has agreed with the campaign’s objections to the development – not least that: “overall, the effect of the proposed scheme on the character and appearance of the whole promenade would be harmful”.
“It is our intention to monitor closely the developer’s handling of the site – especially with regard to the commitment that a Waterfront Park would be delivered ahead of construction work on flats – in the hope of minimizing the harm that is now scheduled.”
“Members will be reviewing the report in detail over the next few days to decide how best to continue our campaign to save the landscape and the wildlife of the Festival Gardens from this unnecessary property development.”
DANGER CREDIT CRUNCH WILL DELIVER ANOTHER BLIGHTED SITE ON WATERFRONT
Two major developments currently lie abandonned on the Waterfront: the nearby 14-storey Columbus Quay scheme (101 apartments – where work had been halted for some eight months with the basic framework of the first six storeys); and the partly-started Baltic Triangle scheme in the City centre (851 apartments work halted in June 2006 with basic concrete foundations and lift wells).
More than 4,756 apartments were in line to come on the City centre market in the first half of this year – with a further 3,653 awaiting planning approval.
The Campaign questioned the sanity of putting at risk all these urban schemes - which are replacing urban dereliction and blight - all for a greenfield development that requires cutting down the City’s only woodland on the waterfront.
It would be a double disaster if the woods are cut down only to be replaced with landscape of rusting scaffolding and rotting concrete foundations.
UNBALANCED SCHEME
Matters are made worse by the fact that the Langtree MacLean scheme has such a disproportionate emphasis on the already over-supplied market sector of one and two bedroom flats.
Just ahead of the Inquiry Liverpool’s Council announced that it was proposing new ‘guidelines’ to limit the over-provision of single bedroom apartments in Liverpool by recommending a 40% maximum on these apartments.
Critics contrasted Liverpool’s tentative approach to that of Salford (Manchester) where the council has a requirement that 10% of apartments have to be three-bedroom units to ensure a proper balance of tenures for sustainable developments.
In comparison with no three-bedroom apartment provision; - and just 66 townhouses offering only 5% provision of equivalent size - the campaign argued that the Langtree McLean scheme was ‘a housing disaster in the making’.
HOUSING A KEY ISSUE AT INQUIRY
A key issue for the Inquiry was whether the scheme complied with Government Housing Policy. This was a much debated point in the light of the government’s move in recent years that planning be far more flexible about the ‘green belt’ to meet the urgent demand for affordable housing.
The campaign argued that the purpose of the Government’s approach was to provide more affordable housing; specifically for the south-east faced with a vast shortage of housing:
• In contrast the Langtree McLean scheme was designed to provide ‘luxury apartments’ without any ‘affordable housing’ provision.
• Liverpool far from having a housing shortage was faced with an over-supply of one and two-bedroom apartments which was beginning to undermine the City’s progress to Urban Regeneration.
The campaign argued that it would be a travesty of the Government’s intentions if a new interpretation of green belt policy was to be cynically used to provide a loophole for developers to build luxury apartments wherever a compliant Council allowed.
REAL TEST OF THE INTEGRITY OF POLICY
The campaign argued that the case of the Festival Gardens was a real test of the integrity of Government policy:
It is a test the Government have unfortunately failed.
• The scheme involved a huge urban development (1300+ apartments) but actually provided no affordable housing benefit.
• Its scale and ‘greenfield advantage’ would damage the process of urban regeneration and housing provision elsewhere in the City – especially the Liverpool 8 area.
• The scheme involved building on a coastal site of great landscape and ecological value – made all the more important by being the only undeveloped area in the 7˝ miles of the Liverpool docklands coast.
If a proven area of great ecological and landscape importance such as Liverpool’s Festival Gardens could be sacrificed to the property developers for such little housing benefit then England’s green belt really does face a grim future.
THE 10 ACRES OF WATERFRONT WOODLAND NOW FACE THE AXE
The trees in the 10 acres of woodland directly alongside the prom – which are now to be cut down for the waterfront apartment blocks – include a spectacular range of some 53 species species providing both a beautiful landscape and food and shelter to more than 100 species of birds – with more than 30 species breeding in the woodlands:
This woodland waterfront – now to be cut down – is the only area on the prom where trees come down to the riverside walk.
Enjoy it while you can - it may well be cut down as preparatory work long before any actual development begins.
It's what Warren Bradley, Liverpool's Council Leader, calls a 'victory for common sense".