Glow or blow?

Depending on your point of view, a shopping centre proposed for Swansea could either radiate positive effects or be a disaster, reports Helen Osborne Take one flagging city centre, a developer and a council proposal to revitalise it. Throw in a public campaign that is vehemently opposed to the plan. It’s a sure recipe for fireworks. The city in question is Swansea and the development is Castle Quays shopping centre. A proposed joint venture between MEPC and Simons Estates for the 37,160m2 (400,000 sq ft) scheme came to an end last year when MEPC withdrew from the scheme, claiming Castle Quays “did not meet our financial requirements”. MEPC’s proposals came under heavy criticism from the People’s Swansea Campaign, a group formed two years ago by members of the local Art Forum. So now, Simons Estates and new funding partner Centros Miller are drawing up a revised scheme, which is due next month. The city is clearly not living up to potential, having slipped in retail rankings to a mere 59th place. John Devereux, head of estates for the city and county of Swansea, believes: “What the city centre needs is a 21st-century shopping centre.” Not quite of this opinion, the People’s Swansea Campaign feels that the development, far from producing a “glow” – its supposed positive effects on the surrounding area – could be the death of the city if not handled properly. The group – which has lobbied, met the council, Welsh Development Agency and Welsh Assembly, walked the streets with banners and collected about 2,000 signatures – represents a sector of the population that regards Britain’s high streets as soulless replicas filled with predictable multinationals. It believes a mall development would “take Swansea back to the 1970s”. Yet its concerns run beyond mere dissatisfaction with today’s retail offer. It is worried that city development lacks overall vision. The campaign’s Eileen Walton says: “We don’t have a problem with new developments, but with the way in which the city centre is constructed – putting profit before sustainability without caring about the long term.” With specific regard to Castle Quays, the campaign’s major contention is that Princess Way – at present a street cutting through the centre – would be built over. The campaign believes that, were this to happen, it would block traffic coming from the marina to the other side of the city. Centros Miller says that its scheme will incorporate a through route, which will be roofed because the scheme is on two levels. Director of development John Laker says: “The challenge for architects is to create a covered scheme that doesn’t feel covered.” Laker, who hopes this measure will go some way towards a compromise, is loathe even to call the scheme a shopping centre. He wants to create a seamless effect, so the scheme feels like “just another street in the town on which you don’t realise you’re going to Castle Quays”. Centros Miller proposes to include a restaurant area around Castle Gardens at the back of the scheme, basement parking, and a housing element – bringing residential life back to the city is a primary objective of the People’s Swansea Campaign. Bridging the gap If realised, these objectives may go some way to bridging the gap between developer and campaigner, Laker believes. An outcome unlikely to be as satisfactory for the People’s Swansea Campaign concerns the Kingsway roundabout at the end of Princess Way. Fears are that original proposals to build a four-lane system would cause traffic to become gridlocked. Instead, the campaign would like to see the area turned into a public space. It argues that it is difficul to see where the city centre is, as it lacks a focal point. It would make geographical sense for the Kingsway roundabout to perform this function, as part of a walkway in the style of Barcelona’s pedestrianised area, Las Ramblas. The campaign’s Walton says: “They should be considering reducing cars in the city centre and shifting them to the periphery of the city.” However, under Centros Miller’s proposals, Kingsway will probably not be pedestrianised. The People’s Swansea Campaign is also infuriated by the number of boarded-up shops in the centre. Local agents are concerned by the amount of leakage. Devereux says of the People of Swansea Campaign: “Their overall view is not quite the same as the council’s original brief. We’re looking for a major retail scheme. There are fundamental differences in approach but we will take on board everyone’s view.” However, the People’s Swansea Campaign will not be easily deterred. The campaign’s Walton declares: “We haven’t even started.” Major office developments – under construction or complete The office sector has been the most active in Swansea Development Size (m2) Developer Available Waterside Business Park, Swansea Enterprise Park, Swansea 4,000 Ironbridge/Highbridge Immediate Telelink, Swansea Vale, Swansea, phase five) 2,800 Sandringham Ready Source: King Sturge March 2001 Swansea: key facts Office sector is very active ” Office sector successful during 2000, in terms of overall volume in all sectors ” There is a lack of product in the investment market ” Yields have improved: industrial – 10%; retail – 8%; offices – 7.5% ” Call centre market is active. Thannet House in Phoenix Way was let to NHS Direct as a call centre at £81-£86m2. The south-west of Wales is more cost-effective than the east of Wales, that is, the Cardiff area, which offsets the south-west’s “perceived geographical handicap” ” Other significant deals include hi-tech manufacturer Pure Wafer, which will develop 4,645m2 at Swansea Vale for its HQ, and International Rectifier, which is taking 9,290m2 at the site Average rents Offices (£ per m2) Prime 108 Secondary 81 Industrial Prime 35 Secondary 27 Retail Quadrant, zone A 1,399-1,507 City centre fringe 151-161 Out of town (enterprise park) 75-113 ” Overall, the average size of transaction is down, but volume is up. This year there has been a shortage of product Source: Poolman Harlow Swansea: development sites An athletics stadium is proposed Swansea Vale 190ha urban village concept Morfa Stadium Advanced proposals to develop the existing athletics stadium into a 25,000-seat sporting complex City Centre Castle Quays Joint venture between Simons Estates and Centros Miller for a 37,160m2 edge-of-centre retail centre. Awaiting proposal Maritime Quarter 6.9ha, marketed by Alder King. Proposals for mixed-use scheme to be decided upon shortly Wind Street A preferred developer has been selected for a mixed-use scheme of around 1.2ha Swansea Bay A blend of sites and funding is needed A simultaneous supply of development opportunities and funding to support implementation over the next six years are conditions which Darren Parker of Chesterton believes will result in a boost for the Swansea Bay area. He hopes that funding is not spread so thinly, in order to meet local objectives, that there is a reduction in funds spent on the five sites identified in the Swansea Bay area. He says: “Some of the sites in Swansea Bay, such as the former oil refinery at Llandarcy (150ha) enjoy considerable potential and will contribute to the development of a dynamic zone within Wales and the UK.”