Opinion: Guildford – A Town On The Brink

Published on: 17 Apr, 2015
Updated on: 23 Apr, 2015

By John Rigg

John Rigg, GVG Chairman

John Rigg is a founder and chairman of the Guildford Vision Group (GVG) who have released, exclusively to the Guildford Dragon NEWS, their masterplan and election manifesto. Here John explains why he feels Guildford is on the brink of some critical decisions and says how he feels they should be faced.

Guildford is at a critical point in its history. It is crucial that as a town, as a borough and as a community we make the right decisions so that Guildford can become an even better place to live, a town that retains its historic heritage and wonderful setting but also improves and becomes equipped for the rest of the 21st century.

It is well known that Guildford has severe constraints. There is little development land available. But society’s needs and market pressures continually generate the need for growth .

There are clearly strong feelings about the amount of growth, especially in terms of the number of new houses that are really necessary, or acceptable. While it is perfectly understandable that everyone has an interest in what goes on in their back yard, there will be some tough decisions to face up to if necessary planning objectives are to be met.

Those in the villages want them to remain attractive places to live with all the best things preserved but some sympathetic development could help maintain or even improve the life of their communities, especially by providing some extra homes for younger families.

I believe that most of us accept that some growth might be absorbed if, and it is a major if, the necessary infrastructure changes are made. I think we can all agree that brown field sites should be used first and that our green belt setting should be protected. What we don’t want is mayhem, uncontrolled development, Woking style high rise and even more congestion.

The government’s instructions to councils requires local authorities to deliver an approved Local Plan, with sensible growth for homes and jobs, through delivery in the first five years, then in the second five years and so forth until the target is reached. If a council complies the planning inspector will approve the plan and with it the planning restrictions and controls incorporated for the whole area.

If Guildford Borough Council (GBC) does not produce a credible plan for growth or if their plan is rejected then in the absence of an approved Local Plan developers will be given planning consent on a presumption of growth.

Nationally, it does not appear likely that the Labour Party or the Liberal Democrats will be very different from the Conservatives in their wish to increase the supply of housing. And irrespective of whether we favour growth or not, pressure on the South East will continue – the private sector, with land owners, will bring forward proposals.

Guildford is already facing the two largest proposals in its history.  A large retail scheme on North Street for three quarters of a million square feet of shopping and a high rise block on the station, for three quarters of a million square feet.

There are countless proposals close behind and they appear unlikely to include any material infrastructure or environmental improvements. So if you or employers thought current congestion was not good it is not about to get better.

What does the Guildford Vision Group believe?

GVG are local residents, mostly with a background or career in planning, architecture, development, transportation or related areas, plus other Guildfordians passionate about a better Guildford.

With the current debate of where to develop – town or country – we believe ‘absolutes’ are wrong and unnecessary. Everywhere is capable of absorbing some change and with good planning and design; we really believe change can be for the better.

The big threat is bad, uncontrolled, ad hoc development. This is likely with the lack of an adopted Local Plan for the whole Borough, or if we do not have a bold “masterplan” for our town centre and riverside .

Worse still would be a weak masterplan which fails to address the big issues such as removing traffic from the centre and allows schemes which will prohibit transport and other solutions in the future.

One of the masterplan versions produced by architects Haskoll for the Guildford Vision Group. Please click on the image to see it in detail. Key – The circular symbols represent trees. Colours indicate: blue – existing; purple – leisure (restaurants, cafés etc); green- anchor retailer; yellow – pedestrian priority; light blue – new retail.

Above all, we believe Guildford town centre needs to remove the all pervasive “gyratory”. It is bad on every measure. A four lane gyratory crossing the River Wey, not once but twice, is bad traffic management, bad planning and bad land use. Environmentally it blights one half of our town centre.

Equally, we recognise every successful town or city needs to be a successful transportation hub.  Once it is, then our town needs to be a proud home for community and visitors alike with markets, shops, cafés, squares, entertainment, culture and education.  It  must also be a successful place for business.  It must not be a ghost town after 6pm.

A GVG public consultation event held in 2014

GVG believe all of this is possible by bold masterplanning with community support.  There is a need to understand the possibilities and to consider the options, then have the leadership to select and deliver the optimum solution.

We have set out our manifesto for those that are interested in our ideas for the rebirth of Guildford. Residents may wish to use it to quiz their candidates about their appetite for change.

GVG has met some councillors and leaders. We have had a permanent open invitation to all councillors for some time to meet with us, sadly only a few have responded.  Nonetheless, our invitation stands to all candidates to meet us for discussions and an explanation of our ideas and options explored in the attached plan.

It is hoped that any historic lack of interest in meeting to discuss the town centre will change with new candidates after the council election.

We recognise that councillors may not have an understanding of delivering the “built environment” let alone how to achieve a quality built environment but voters can still ask candidates: why they are standing; what they think can be achieved for the town and the countryside, both so important; what they know of the town’s needs; and their appreciation of the potential to deliver a truly “stellar” town – something I know is possible.

Delivery – What is required?

1. Release the town environmentally from heavy traffic.  This will be transformational for the existing sites and new ones which can be created from dual carriageways.

Guildford’s Wharf area viewed from the west. GVG’s vision is for this car park to be redeveloped as a riverside leisure area.

2. Reunite Guildford Wharf on the riverside with the town, High Street and North Street.

3. Create a better town centre, more homes, more business space, more cultural and leisure activities, town squares and boulevards and pull together the eleven or so sites which could be available for this transition.

4. Create a better transportation hub at the station for passengers, buses, cyclists and motorists.

5. Create a new green environment throughout the town, extending along Walnut Tree Close and the River Wey to Ladymead with new homes and schools.

How do we achieve this financially? Where will the money come from?

All types of development, retail, office, leisure and business space are profitable in Guildford due to its strong local economy and position in the South East. But to deliver this project we need a major new crossing from York Road to the west side of the station crossing  the railway.

This would unite the west and east of Guildford and enable traffic to be diverted away (as can be seen in our outline plans).  Without this, we fear any solution will be a missed opportunity .

We need infrastructure funding through CIL (Community Infrastructure Levy) and to take advantage of other means to pay for the crossing. Thirty years, or so, ago this same cross route was on offer and could have been constructed, instead they went for the gyratory.

You will still hear the same negative arguments today that were put forward at the time. ‘Walnut Tree Close can’t be freed from flooding’, ‘anything to do with rail bridges is impossible because Network Rail will be unhelpful, even obstructive’, ‘this will create major delay and massively increase cost’ .

Undoubtedly some developers will tell you this is their expectation. However, Guildford’s proven importance to the UK economy and its unique problems as a gap town need unique solutions. This is why we need to be bold.

Importantly we need Guildford’s new MP, once elected, to be on side and assisted by those from surrounding constituencies the residents of which also stand to benefit from a better county town. Together we will all need to help fight the battle.

Crucially we will need strong, visionary leadership of the borough council and cooperation and support from the county council.

GVG’s plans are only illustrative possibilities; we are pleased to say that the council are preparing their own ideas through Allies & Morrison. We are looking forward to seeing them.

Whatever options are presented, this will be a once in a lifetime opportunity for us to open up the river, provide new homes to relieve the pressure on green belt and deliver a wonderful town centre with improved transportation.

Guildford could be on the brink of making this a great town, a great community and a great place to live and share with visitors. We must grasp the opportunity.

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