Charles Street Project Development, Dorchester

Environmental issues are a concern to many people, and misguided and undemocratic development decisions made by local or district councils, whether in Greece or the UK, naturally lead to fierce opposition and public protest.

One case which concerns the population of Dorset is the proposed Charles Street development plan for the centre of Dorchester.

It is an important issue which does not need to be politicised, because common sense, budgetary and archaeological concerns should be sufficient in themselves to ensure that planning consent is not given to the application, which has just been lodged with West Dorset District Council.

The plan (not the detailed application) can be read as a pdf file at
http://www.dorsetforyou.com/media.jsp?mediaid=89872&filetype=pdf

It claims that it reflects local aspirations as expressed through an on-going commitment to local consultation, and that there is strong local support for a redevelopment of the Charles Street site.

Recent public meetings and a Dorchester Parish Poll suggest that this is not the case. See www.dorchesterforum.com

There is overwhelming (but ignored and dismissed) popular feeling that the budget for such a project is bound to over-run, that many people want to keep the car-parking area much as it is (including the trees and nearby avenues of trees) in spite of the commercial value of the site, that this is not the ideal place for new District Council offices when other more affordable sites are available, and considering that this is a site of considerable archaeological value (Roman remains).

People are not only concerned about escalating costs in a time of recession, they question the need for such expensive new Council offices, for a new hotel and a new library. One can only imagine the chaos and disruption for citizens trying to park in Dorchester if the project goes ahead, even if building work is phased.

There are many other issues. At stake is a site of 1.7 hectares (4.15 acres).

It is as if the central plateia of Corfu, opposite the Liston, were to be handed "on a plate" to developers to build a new town hall, a hotel and a supermarket.

This is what the West Dorset District Council has to say about the project on its web-page:

Charles Street, Dorchester

It is a priority task to seek to implement local planning policy for a retail-led, mixed-use development of the Charles Street car park site in Dorchester.

The redevelopment of the Charles Street car park is a key priority for the district council. It should enhance the vibrancy of Dorchester's town centre by providing additional quality facilities including a mix of shopping and community facilities, housing, car parking, public toilets and a bus interchange.

The council is promoting the development of this important town centre site by selecting a suitable developer who will then take the lead in designing and progressing a scheme through public consultation, planning and construction.

The site

The site is at Charles Street in Dorchester, just to the east of the main retail area of South Street, the prime shopping area of this historic market town. The site, primarily used for public car parking, extends to approximately 1.7 ha (4.0 acres).

Previous archaeological investigations have revealed significant finds, and indications are that these may be best preserved in-situ. The site is in a designated Conservation Area.

The Adopted Local Plan (adopted in 1998) states that the Charles Street site is a key site where shopping and community uses will be permitted. A planning brief for the site was also adopted at this time.

A town centre health check, which gives a measure of a town's vitality and variety, was carried out for Dorchester in 2000 / 2001. This was used when writing the Revised Deposit Plan, which was published in March 2004 and is currently awaiting the outcome of the Inspector's report. The deposit plan states that the Charles Street site should be developed by a comprehensive mixed use scheme, to include a food store, residential development (including a range of tenures and affordable housing), car parking sufficient to serve the town centre, a bus interchange facility, and new public conveniences. The site should be developed in a comprehensive manner and should include appropriate pedestrian links to South Street and the rest of the town centre together with improved public transport facilities. The development will be expected to maximise the use of previously developed land.

The selection process

In 2005 companies across the country were invited to bid for the work, with particular emphasis on their track record of successfully delivering similar schemes.

Four developers were then short-listed and further assessed through written statements and presentations. Councillors and specialist staff visited schemes that the developers have led elsewhere.

The district council chose property development and construction group Simons as its preferred developer. Simons will work up a scheme in consultation with the public and will have to gain planning permission.

More information about progress will be provided by Simons via a special website.

Concerned friends of Dorchester are also advised to consider the many valid points made on www.dorchesterforum.com