Town centre plans a ‘waste of once-in-a-lifetime opportunity’
IT’S been years in the waiting, and finally, just before Christmas, Rossendale Council submitted its formal plans for what it wants to build on Rawtenstall’s Town Square.
An early Christmas present for the borough? Well... I’ve read through the planning documents published, as have plenty of other people, judging by the overwhelmingly negative comments made in response.
My over-riding feeling was that, if the proposal of a hotel, spa, a couple of mid-sized clothes retailers, a cinema and bakery – something it’s impossible to say Bank Street is short of – is what comes to pass, it’ll have been an opportunity lost.
In short, the proposal from Rossendale Council and Barnfield, their partner developer, is underwhelming at best, and downright disrespectful to a town on the up at worst.
The design just looks glum.
That doesn’t strike me as right for a town centre like Rawtenstall, where old buildings in good condition surround you at every turn.
For some reason, the documents seek to draw comparisons with St Ann’s Square in Manchester, a magnificent focal point which combines open space and celebrates the heritage around it.
I’m not sure what the point of the comparison is but to me the proposed development in Rawtenstall is the opposite of St Ann’s Square.
It takes away open space, and hides what space is left from the attractive buildings around it.
Interestingly, Historic England has drawn a similar conclusion about the development’s impact on Rawtenstall’s heritage.
I can see why the Labour leadership in Rossendale is so keen to push on with this project – they staked a lot on it and came to power partly on the back of promises to solve the Valley Centre problem once and for all.
The fact they solved it by diverting money meant for a new swimming pool in Haslingden to buy the old Valley Centre was the unfortunate route they chose to take to make that election promise happen.
I imagine Tories in Haslingden can’t believe their luck at the planning application – Haslingden’s swimming pool is paying for Rawtenstall’s new spa is an election slogan waiting to happen.
But there can be no denying – in my opinion – that the intention behind this new development is well meant.
It’s just a wasted opportunity.
The biggest omission is explaining what the strategy is for Rawtenstall, beyond securing investment in whatever form it takes.
Labour in Rossendale have created a once-in-ageneration opportunity to reshape the town centre, but haven’t said what they want Rawtenstall to be.
The town is at a cross-roads, so to speak.
Should it follow the route of places like Hebden, Skipton and Clitheroe and celebrate its heritage and focus on independent traders or local markets.
Or does the future lie in becoming a bit more like Accrington, or Nelson, with bigger stores creeping into the town centre.
For me, the future is far brighter if they were to focus on the former option, and the arrival of new smaller shops, a string of micro pubs and restaurants all suggest Rawtenstall is a good place to invest in at the moment.
The new development feels over-sized for the space available, and out of keeping with the area.
It feels a wasted opportunity to help cement Rawtenstall’s place as somewhere special to visit.
The volume of opposition on the council’s planning application website needs to be noted, and if I was running Rossendale Council, I’d be going back to the drawing board.