Clone town mall is not the answer

Your article refers to a joint briefing by David Ward (for Wilson Bowden) and Joe Baconnet (for Warwick District Council). It is evident that there has been very close liaison between the district and the developer. Which does beg the question as to whether the council is able to make a genuinely impartial decision on the merits of this application.

In 2006 the WDC Expression of Interest document set out some guidelines. The first of these is worth quoting “..a retail scheme that is in harmony with the character of the town and does not detract from its unique architectural character. Design, scale and massing must be carefully and sensitively considered.”

The Clarendon Arcade proposal does not meet these guidelines. With its height and bulk it is comparable to imposing a huge warehouse on the historic centre. It will loom massively over surrounding streets and is certainly not in harmony.

The developer likes to compare the Clarendon Arcade with the Royal Priors. But while the Priors is spacious and well lit through its attractive arched roof, the Clarendon scheme crams in maximum retail alongside a narrow mall; it is poorly lit, being dominated by the huge flat slabs of parking deck.

A serious problem with the Priors is that it is locked shut by 7pm. The Clarendon Arcade would similarly extinguish all evening life from another large swathe of central Leamington. There is widespread concern for the survival of town centres. A growing theme among policy advisers is the need for diversity, with activity as far as possible around the clock. Along with this, the high street should be flexible and adaptable to future change. This does not suggest another monolithic retail mall as the answer to Leamington’s future.

Mr Ward claims to be creating over 700 jobs. He conveniently forgets to mention that he first plans to destroy a thriving vet centre, an auction house, a restaurant, etc etc. Then the much trumpeted anchor store may well turn out to be Marks & Spencer, leaving a big hole in the Priors. Suddenly that figure of 700 looks distinctly dodgy.

This plan was dreamt up in a recent past when it was assumed we could generate prosperity by ever increasing shopping, funded by credit card. The last year or two have shown that fantasy to be unsustainable.

The survival and prosperity of Leamington as a town centre will depend on the distinctive character, quality and diversity of its shops and services. This will not be achieved by wiping out small streets and business in favour of another clone town mall. - Richard Ashworth (Chairman, Leamington Society)