Letter to WODC PLANNING.
Original Draft rejected by the Town Council  in December 2003

The majority who opposed endorsing the letter were: Councillors Graves, Grantham, Coles, Burrows, Evans and Jarrett. The minority voting to endorse the letter were Councillors Hannant, Alcock, Galbraith, Wills-Wright and Qadir. Councillors Stephenson and Simmons abstained. Councillors Davidson and Wilkes were absent. Councillor Beacham had withdrawn from the discussion and vote- having declared an interest.

BACKGROUND

We accept that for business reasons Parker Knoll will be vacating their London Road site. This decision will have huge implications for the town – most importantly from the employment point of view and its continued economic prosperity – but also from the point of view of the character of the town and the nature and quantity of future residential development.

Replacing 400 lost jobs is a challenging task which must be approached in an integrated and creative way. We are talking about the need for a major regeneration – on a basis which is sustainable and provides the platform for future growth. It is also important that the character of the town as a place which people really enjoy living in should be positively enhanced by any major developments. We don’t believe that these twin objectives can be achieved in a piecemeal way. We do however believe that we are faced with a fantastic opportunity and if we take an overall, "joined-up" approach to a town plan we can make once-in-a-generation type changes which would underpin the towns’ attractiveness and prosperity well into the future.

It is fundamental that the PK site should not be viewed by WODC in isolation but together with the Cromwell Park site opposite, which is owned by the OCC and is already allocated for housing in the Local Plan.

Consideration should be given to transferring the existing housing allocation at the Cromwell Park site to the PK site and all future Business, B1, Industrial, High- and Bio- Tech Development to be accommodated in workshop-type units on the Cromwell Park site to form an integrated extension of the existing Business Complex.

This provides the possibility of rationalisng the existing road layout by directing London Road traffic via a new link road bordering the Cromwell Park site to join the Banbury Road at a new giratory.

Such an arrangement would create two distinct and logically integrated areas for residential and employment development – with all the consequent advantages of improved traffic management and access from the A44/A321.

RESIDENTIAL

The existing London Road could be blocked off at Parker Knoll greatly enhancing the residential attractiveness of the London Road between PK and the Q8 garage which would become a quiet cul-de-sac. The road could be de-trunked and parking allowed on both sides – vastly increasing parking availability close to the Town Centre. Together with a new residential development on the PK site, careful landscaping around the church and a pedestrian walking route into town down Rockhill, this would become an integrated and very desirable new residential quarter in the town.

This will have the added benefit of allowing a new arrangement of the confusing traffic islands at the Q8 garage junction.

The Town Council should be invited to express a clear preference as to which community benefits it would like to see incorporated into the WODC’s Planning consideration of the sites. The choice would clearly affect any proposals for a more detailed layout of the two sites. The main candidates are: Relocation of Castleview, New Library, Youth Centre, Relocation of the WODC offices (so releasing the Guildhall for refurbishment and use as a museum and gallery)

Clearly what is built for employment purposes must be appropriate for the skills of displaced workers and be in line with the types of business which have been successful in the area recently. There is a strong feeling that small starter units are most appropriate in the very short term. – some with live-above accommodation and some with retail components. These would be aimed at attracting skilled craftsmen, designers and technicians. Displaced PK employees will need help and encouragement to consider starting their own business. Other existing and compatible businesses should be incentivised to move to the new site. Rents would have to be low. In the medium term flexibility must be available for successful start-ups looking to expand. Everything possible should be done to allow "Furniture and Textiles" to emerge as a unifying theme, which would facilitate coherent marketing of the whole site, and which could eventually prove to be a Visitor attraction.

In the immediate short term it will be essential to ensure a planned retreat by Parker Knoll from their present site – ideally allowing the temporary conversion of some of the existing premises for use as Starter Units. Businesses will transfer to new build units on the Cromwell Park site when they are ready. The temporary accommodation would be for up to 3 years. The construction costs of the temporary accommodation could be financed with a loan secured by a WODC covenant and charge over the land until released. The interest payments would be structured on the tenants rental ability and would be based on interest only.

PK should be approached for their co-operation in urgently examining the viability of a Furniture Refurbishment Facility as an early start-up possibility. If possible such an operation would use part of the existing premises for an agreed period. A retained segment of Parker Knoll would allow continuity of production.

William Barton (WODC), and Chris Carr (Oxford Enterprise Agency) are already involved in an early dialogue with business people in Chipping Norton. The potential involvement and help of the South East Regional Development Agency needs urgent investigation, especially as there have been similar closures in the region.

If the WODC decide to appoint a multi-disciplinary project team to pursue these ideas, several local business people - with relevant qualifications and experience – are keen and ready to devote time and skills in support.

A revised version of this letter was produced to take account of some of the points raised in the Town Council discussion. However some obscure procedural rules were dug up to prevent it being re-submitted to the Council. It was eventually sent on Dec 21st and signed by the following people:

Members of the Town Council Business Liaison Committee: Councillors Gerry Alcock. Brian Galbraith, Caroline Wills Wright and Yasin Qadir.
Members of the Guild of Commerce Committee: Messrs Mark Roach, Patrick Neale and Keith Riley
Representative of the Federation of Small Business: Mrs Maureen Shepherd.

FINAL VERSION

Mr J. Lowe - Area Planning Manager

Planning Services
West Oxfordshire District Council
Elmfield, New Yatt Road
Witney
OX28 1PB

21st December 2003

Dear Mr Lowe,

BACKGROUND

This letter is from a number of individuals in Chipping Norton who are deeply concerned about the economic long-term implications of the recent applications by Parker Knoll for a mixed-use development on their London Road site. We understand and support the immediate response of the Town Council to the specific Parker Knoll proposals, which is to resist any change of use from employment on the London Road site. However we also note the comments of OCC in their own response highlighting the benefits of the future development of the Parker Knoll site being considered together with the land directly opposite which has already been allocated for housing in the Local Plan. – thus ensuring an optimum allocation of employment, residential and community uses across the two sites. We believe the District’s thinking is developing in a similar direction.

If the discussion is now moving to considering the two sites on an integrated basis, we feel it is important in this new context to express clearly the considerations which need to be taken into account from the point of view of ensuring the future prosperity and overall balance of the town and even more importantly - maintaining employment in the short-term.

The demise of Parker Knoll would have huge implications for Chipping Norton – most importantly in terms of employment and the town’s continued economic prosperity – but also from the point of view of Chippy’s character and the nature and quantity of future residential development.

Replacing 400 lost jobs is a challenging task which must be approached in an integrated and creative way. We are talking about the need for a major regeneration – on a basis which is sustainable and provides the platform for future growth. It is also important that the character of the town as a place which people really enjoy living in should be positively enhanced by any major developments. We don’t believe that these twin objectives can be achieved in a piecemeal way. We do however believe that we are faced with a fantastic opportunity and if we take an overall, "joined-up" approach to a town plan we can make once-in-a-generation type changes which would underpin the towns’ attractiveness and prosperity well into the future.

It is fundamental to our ideas that the PK should site is be viewed by WODC in isolation but together with the Cromwell Park site opposite, which is owned by the OCC and is already allocated for housing in the Local Plan.

Consideration should be given to transferring the existing housing allocation at the Cromwell Park site to the PK site and all future Business, B1, Industrial, High- and Bio- Tech Development to be accommodated in workshop-type units on the Cromwell Park site to form an integrated extension of the existing Business Complex.

This provides the possibility of rationalising the existing road layout by directing London Road traffic via a new link road bordering the Cromwell Park site to join the Banbury Road at a new giratory.

Such an arrangement would create two distinct and logically integrated areas for residential and employment development – with all the consequent advantages of improved traffic management and access from the A44/A321.

RESIDENTIAL

The existing London Road could be blocked off at Parker Knoll greatly enhancing the residential attractiveness of the London Road between PK and the Q8 garage which would become a quiet cul-de-sac. The road could be de-trunked and parking allowed on both sides – vastly increasing parking availability close to the Town Centre. Together with a new residential development on the PK site, careful landscaping around the church and a pedestrian walking route into town down Rockhill, this would become an integrated and very desirable new residential quarter in the town. This will have the added benefit of allowing a new arrangement of the confusing traffic islands at the Q8 garage junction.

The Town Council should be invited to express a clear preference as to which community benefits it would like to see incorporated into the WODC’s Planning consideration of the sites. The choice would clearly affect any proposals for a more detailed layout of the two sites. The main candidates are: Relocation of Castleview, New Library, Youth Centre, Relocation of the WODC offices (so releasing the Guildhall for refurbishment and use as a museum and gallery)

Clearly what is built for employment purposes must be appropriate for the skills of displaced workers and be in line with the types of business which have been successful in the area recently. There is a strong feeling that small starter units are most appropriate in the very short term. – some with live-above accommodation and some with retail components. These would be aimed at attracting skilled craftsmen, designers and technicians. Displaced PK employees will need help and encouragement to consider starting their own business. Retraining needs will have to be identified and appropriate programmes organised. Other existing and compatible businesses should be incentivised to move to the new site. Rents would have to be low. In the medium term flexibility must be available for successful start-ups looking to expand. Everything possible should be done to allow "Furniture and Textiles" to emerge as a unifying theme, which would facilitate coherent marketing of the whole site, and which could eventually prove to be a Visitor attraction.

In the immediate short term it will be essential to ensure a planned retreat by Parker Knoll from their present site – ideally allowing the temporary conversion of some of the existing premises for use as Starter Units. Businesses could transfer to new build units on the Cromwell Park site when they are ready. The temporary accommodation could be for up to 3 years. We are advised that the construction costs of the temporary accommodation could be financed with a loan secured by a WODC covenant and a charge over the land until released. The interest payments would be structured on the tenant’s rental ability and would be based on interest only.

PK should be approached for their co-operation in urgently examining the viability of a Furniture Refurbishment Facility as an early start-up possibility. If possible such an operation would use part of the existing premises for an agreed period. A retained segment of Parker Knoll would allow continuity of production.

The signatories of this letter are grateful for help and advice already received from a locally-resident consultant architect, the Oxford Enterprise Agency and officers of the WODC. The potential involvement and help of the South East Regional Development Agency also needs urgent investigation, especially as there have been similar closures in the region. If the WODC decide to appoint a multi-disciplinary project team to pursue any of these ideas, several local business people - with relevant qualifications and experience – are keen and ready to devote time and skills in support.