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Tewkesbury Civic SocietyProtecting Tewkesbury's Architectural Heritage and ensuring today's developments add positively to it.
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Issues
Riverfront
THE BACKGROUND
In all of the several public consultations over recent years the state of the riverfront and the use made of the rivers in Tewkesbury have featured high in peoples’ list of concerns and priorities. There was invariably a feeling that both were greatly in need of improvement, and that should be done.
After the last war there was determined effort to make a decent riverfront and the Riverside Walk concept was born. In the first rush of enthusiasm many of the old and often semi-derelict ex-warehouse properties along the town side of the Mill Avon were either bought by or donated to the project and subsequently levelled in a frenzy of demolition.
Had the initial enthusiasm continued, no doubt we would have had a complete Riverside walk for many decades. In reality both the enthusiasm and the money dried up soon after the demolition splurge and for several decades the area along the riverside was a bit of a wasteland.
Even when sites began to be redeveloped, the Riverside Walk was not always considered in the planning, it may be in the Local Plan now as something to be complied with, it may even have been then, but several developments ignored the requirement to leave a couple of riverside metres clear of obstacles to facilitate a future Walk!
Over the decades the areas alongside the river slowly improved and started to become attractive places to visit but it was still impossible to walk from the Victoria Gardens to the Borough Mills area without having to go onto Church Street via St. Mary’s Lane then back to the riverside via Post Office Lane or Tolsey Lane. The name “Missing Link” was given to the riverside area mostly behind the Hop Pole inaccessible to the public.
Only in 2015 was the “Missing Link” found! Through the efforts of this Society and the Historical Society as lobbyists and TBC who exploited the grant opportunities, match funded, negotiated with land owners and managed contractors, people could finally walk along the length of the Mill Avon on the town side without having to use any main street. It took six or seven decades but we got there.
The original concept was to go right through to King John’s Bridge and the Local Plan probably still keeps this concept alive. However, we think it more realistic and even desirable to forget that short leg extending Red Lane and concentrate on the other side of the river, through the Hangings and over the lock, already accessible to the public.
So, the present Riverside Walk is a quite pleasant one, it uses the Lanes sometimes, it has to leave the riverside here and there to go round some properties that have river frontage but that does not detract too much from its charm. What does detract is the state of certain sections of the Walk and it is these areas that the Society will focus upon.
In all of the several public consultations over recent years the state of the riverfront and the use made of the rivers in Tewkesbury have featured high in peoples’ list of concerns and priorities. There was invariably a feeling that both were greatly in need of improvement, and that should be done.
After the last war there was determined effort to make a decent riverfront and the Riverside Walk concept was born. In the first rush of enthusiasm many of the old and often semi-derelict ex-warehouse properties along the town side of the Mill Avon were either bought by or donated to the project and subsequently levelled in a frenzy of demolition.
Had the initial enthusiasm continued, no doubt we would have had a complete Riverside walk for many decades. In reality both the enthusiasm and the money dried up soon after the demolition splurge and for several decades the area along the riverside was a bit of a wasteland.
Even when sites began to be redeveloped, the Riverside Walk was not always considered in the planning, it may be in the Local Plan now as something to be complied with, it may even have been then, but several developments ignored the requirement to leave a couple of riverside metres clear of obstacles to facilitate a future Walk!
Over the decades the areas alongside the river slowly improved and started to become attractive places to visit but it was still impossible to walk from the Victoria Gardens to the Borough Mills area without having to go onto Church Street via St. Mary’s Lane then back to the riverside via Post Office Lane or Tolsey Lane. The name “Missing Link” was given to the riverside area mostly behind the Hop Pole inaccessible to the public.
Only in 2015 was the “Missing Link” found! Through the efforts of this Society and the Historical Society as lobbyists and TBC who exploited the grant opportunities, match funded, negotiated with land owners and managed contractors, people could finally walk along the length of the Mill Avon on the town side without having to use any main street. It took six or seven decades but we got there.
The original concept was to go right through to King John’s Bridge and the Local Plan probably still keeps this concept alive. However, we think it more realistic and even desirable to forget that short leg extending Red Lane and concentrate on the other side of the river, through the Hangings and over the lock, already accessible to the public.
So, the present Riverside Walk is a quite pleasant one, it uses the Lanes sometimes, it has to leave the riverside here and there to go round some properties that have river frontage but that does not detract too much from its charm. What does detract is the state of certain sections of the Walk and it is these areas that the Society will focus upon.
THE OPPORTUNITIES
Most of the areas in question are owned by TTC, TBC or GCC, one or two are owned privately.
Most of the areas in question are owned by TTC, TBC or GCC, one or two are owned privately.
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1. Starting from Victoria Gardens, where an exemplary effort has been made by volunteers, probably the only improvement that might reasonably be made is repairs to the steps to the riverside where they have crumbled away – a TBC responsibility. Pity to spoil the ship for …..
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2. Continuing northwards past the Abbey Mill, the grassed area alongside the road (St Mary’s Road) between it and the river, from the TTC owned Jetty for a hundred feet or so, is used very unattractively as a parking lot. The area is attractive with high walls to the right and the river to the left but the parked vehicles spoil it in our Society view. Even when cars not actually there the ground is exposed and heavily rutted by vehicle tyres, muddy in winter.
The smaller part is owned by TTC, the larger privately. The Society feels that both owners should not allow such parking on their land, TTC should perhaps take responsibility and lead the way by excluding vehicles from its property. |
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3. A little further north TTC owns a stretch of the riverside land alongside their moorings. This area has the potential to be very attractive by offering public access to a grassed riverside area. At the moment it is a weed wilderness bounded by an ugly wire fence and the public is not given access. There is a new interpretation board on that area viewable from the road but spoilt by that same fence.
The Society feels the fence should be replaced by a suitable demarcation of the area which is permeable to people but does not allow cars to enter, some form of bollards perhaps. The area needs to be re-grassed and security access to the moorings created by the use of three bar metal fencing close to the riverbank, as used elsewhere along the riverside and giving a unified feeling to the Riverside Walk. |
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It seems the Victoria Gardens Group is considering taking responsibility for maintaining this area as a public garden should TTC allow it, which would then provide an excellent amenity for visitors and locals alike.
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4. Right next door is a piece of the riverbank owned by TBC, this couple of metres wide strip sits in front of the newish apartments (Tannery Court) that replaced the old Halifax Works and is an ideal place to view further upstream.
Access is between bollards from St. Mary’s Lane but pedestrians largely ignore it, probably thinking it private property! It is separated from the previous TTC owned strip by an old quite attractive wall that could be perhaps penetrated to allow access between these two attractive but presently underutilised areas. It would be great if TBC and TTC would work together to improve these two areas. |
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5. Continuing the Walk, one has to leave the riverside to follow St Mary’s Lane past the old Friends Burial Ground and the Stocking Makers cottages. A little further on is the TBC owned car-park. There is a seat viewing the river but it is not exactly a pleasant spot to linger. Should TBC ever consider changing the use of this area it would make a lovely little garden or park? Until that is done the Society feels this seat is redundant now that the more attractive seat is provided at the southern end of the “Missing Link” replacement. It now serves no purpose, is scruffy and degrades the area, TBC should consider removing it.
More attractive is the newly finished “Missing Link” replacement at the rear of the Hop Pole culminating in the Gazebo now converted to a Summer Tea Shop and terrace which is a great addition to the facilities offered on the Walk. Note the use of the three bar metal fencing - it was great that TBC recognised its unifying quality. |
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6. Beyond the Gazebo things go downhill again, the Walk along the rear of Priors Court is marred by an ugly wired fence on the river side and a crumbling wall on the town side. The surface of the path is also very poor. TTC own the moorings here and the Society understands that they have plans to improve these and some time ago cleared away the post 2007 flood damaged finger moorings but there it has rested with the ugly fence dominating the scene, we urge TTC to complete their plans.
However, priority must be given to the views walkers on the Riverside Walk may enjoy here, no high fence must be erected to replace the existing one that obscures the views of the River and Ham. The fencing here should be thee bar as is found at Mill Bank, the Walk behind the Hop Pole, at Back of Avon and round the Hangings slipway. This is the unifying “standard” identified in the Public Realm set of standards drawn up under the Riverside Partnership in which TTC was a participant. |
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The pathway is of indeterminate ownership, this needs to be clearly established (TTC or TBC or GCC?) and attractive repairs made, maybe blue brick to match other parts of the Walk and Alleys?
The ownership, consequently responsibility, needs to be established for the crumbling wall and repairs made there too? We encourage TTC to be the driving force behind resolving these issues.
Beyond this area the Walk takes us to Back of Avon, passing the only slipway directly onto the Mill Avon.
The ownership, consequently responsibility, needs to be established for the crumbling wall and repairs made there too? We encourage TTC to be the driving force behind resolving these issues.
Beyond this area the Walk takes us to Back of Avon, passing the only slipway directly onto the Mill Avon.
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7. The Back of Avon area has in a rather unplanned way become the focus of most exploitation of the rivers here in Tewkesbury; here the trip boats are based along with more moorings, for both permanent and visitor boats. Ice Cream and Burger stalls service visitors in summer too. A pedestrian bridge crosses onto the Ham from here, one of only two such accesses onto the Ham.
The area is marred visually and in other ways by the car-parking which occupies the space between the road and the pavement adjoining the walled river edge. This car-parking however is free, although timed, and is valued by some. |
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There have been suggestions in the recent past that the area be redeveloped in a planned way perhaps by making it the subject of a competition? It has great potential as a riverside public space complimenting in many ways the eventual redevelopment of the Borough Mills site opposite which theoretically will contain up to one hundred residencies as well as hospitality venues and perhaps some car-parking?
In the absence of any other planning for the area except that contained in the MasterPlanning SPD, perhaps TTC should focus on it in a yet to be developed Neighbourhood Plan? The Society will encourage this and offer to assist in that process.
In the absence of any other planning for the area except that contained in the MasterPlanning SPD, perhaps TTC should focus on it in a yet to be developed Neighbourhood Plan? The Society will encourage this and offer to assist in that process.
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8. At the point where the Walk turns over the Borough Mills Bridge (rather than continuing down Red Lane) fly car-parking rears its ungainly head again, a few owners repeatedly park their vehicles on the bridge itself inserted between bollards placed there to protect pedestrian rights of way and actually stop such parking, ineffectually it turns out.
This is a listed structure and devalued by such use as a free car-park as is the general visual aspect thereabouts. Once the Mill site is redeveloped no doubt this fly-parking will not be tolerated but meanwhile it helps spoil the area. One Authority or other must be able to prevent this and should do so, but local councillors are perhaps best placed to seek action? We’ll talk to them. |
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9. The Walk continues over the Borough Mills bridge and follows the west Mill Avon river bank. It first crosses an area of concrete surfacing which is owned three ways, TTC a strip on the Mill Avon bankside, GCC a strip forming the actual footpath in the centre and the Mill site owners (St Francis Group) a strip on the lower Avon bankside. So, any improvements to this area has to accommodate three ownerships which makes it a little harder but not impossible!
The area has recently been improved by removal of high ugly fencing both around a slipway there and adjacent to the Lower Avon Quay. Three bar metal fencing was the replacement which we applaud as it conforms to the agreed standard and helps unify the Riverside Walk. All this was the result of heavy lobbying by this Society and the co-operation of the Avon Navigation Trust (ANT). |
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The Society believes this area, already used by events like the Water Festival, could be made much more attractive as a public space perhaps furnished with a few historic artifacts to recall the importance of this and kindred areas around there in the period when Tewkesbury was a key inland port. Again, we believe this could feature as a TTC priority in any Neighbourhood Plan.
The Walk then crosses the Hangings (named after past net drying activity there) which is much improved by ANT who took ownership after it was declared a Village Green, goes over the lock and follows the riverbank to end at King John’s Bridge.
The Walk then crosses the Hangings (named after past net drying activity there) which is much improved by ANT who took ownership after it was declared a Village Green, goes over the lock and follows the riverbank to end at King John’s Bridge.
BOROUGH MILLS
This site is covered in detail elsewhere under ISSUES.
Suffice it to say, the jewel in the Crown of Riverfront redevelopment would be this site. Any waterside redevelopment incorporating older buildings like this tends to be very successful, there are many examples around the Country, the closest being Gloucester Quays.
However, several decades ago unfortunate works by Allied Mills, spoiled the Town Quay which was a major historical feature of the site. By erecting a high flood barrier there they removed any sort of access to the Lower Avon at that point. Any redevelopment needs to remove that structure to expose the old quay and again allow easy public access and boat mooring. TBC should make this a condition of Planning approval for any redevelopment.
This site is covered in detail elsewhere under ISSUES.
Suffice it to say, the jewel in the Crown of Riverfront redevelopment would be this site. Any waterside redevelopment incorporating older buildings like this tends to be very successful, there are many examples around the Country, the closest being Gloucester Quays.
However, several decades ago unfortunate works by Allied Mills, spoiled the Town Quay which was a major historical feature of the site. By erecting a high flood barrier there they removed any sort of access to the Lower Avon at that point. Any redevelopment needs to remove that structure to expose the old quay and again allow easy public access and boat mooring. TBC should make this a condition of Planning approval for any redevelopment.
MOORINGS
As to moorings, some are privately owned and the rest are in the ownership of TTC. TTC own all moorings on the lock side of the Mill Avon upstream of the Borough Mills bridge to the lock; these are leased to ANT who have made an excellent job of maintaining and improving them in order to deal with flood conditions.
TTC own four blocks of mooring downstream of that same bridge which they manage themselves. TTC have embarked on a very slow maintenance and improvement programme for these moorings, which the Society applauds but would like to see completed rapidly.
One of the decisions TTC has to make and keep under review is about whether to make them available to resident boats and/or visitor boats. The advantage of visitor boats is the contribution their crews can make to the economy of the town during their visit, also, there is less need for security fencing because the boats are mostly occupied during their stay. Visitor boats also add to the feeling of movement and activity on the water. Resident boats make little economic contribution bar the rent paid to TTC, being often unattended for weeks or months! So, on that basis the Society encourages their use for visitor boats and only if visitor traffic is low should they be used by resident boats we feel.
One particular mooring, the Jetty at Mill Bank, was used for most of its existence by pleasure boat operators and the Society feels this should not become a resident mooring in the absence of current boat operators. It is the only place boat visitors to the Abbey and Victoria Gardens areas can disembark. Also, more recently there has been more canoes and paddleboards that need a place to disembark and sometimes take their craft out of the water to carry them round the Mill and launch them on the lower Mill Avon, and vice versa. We feel this jetty should be kept for these purposes only. Time moored restrictions might be applied sensibly.
Visitor boat traffic is encouraged by the attractions that Tewkesbury has to offer and then by it being astride the joining of Rivers Avon and Severn and so offering three routes in and out. The Society feels these attributes have been greatly under-prioritised and undersold and that needs to change. The Society will encourage TTC to take the initiative here and offer to help?
However, before a visiting boat decides to moor up in Tewkesbury the crew has to be attracted to the immediate moorings offered and so the condition of the adjacent river-frontage becomes important, it needs to be attractive enough to encourage a stay. So here we have come the full circle.
Local businesses, local residents, pedestrian visitors and boat crew visitors all benefit from improving the riverfronts.
As to moorings, some are privately owned and the rest are in the ownership of TTC. TTC own all moorings on the lock side of the Mill Avon upstream of the Borough Mills bridge to the lock; these are leased to ANT who have made an excellent job of maintaining and improving them in order to deal with flood conditions.
TTC own four blocks of mooring downstream of that same bridge which they manage themselves. TTC have embarked on a very slow maintenance and improvement programme for these moorings, which the Society applauds but would like to see completed rapidly.
One of the decisions TTC has to make and keep under review is about whether to make them available to resident boats and/or visitor boats. The advantage of visitor boats is the contribution their crews can make to the economy of the town during their visit, also, there is less need for security fencing because the boats are mostly occupied during their stay. Visitor boats also add to the feeling of movement and activity on the water. Resident boats make little economic contribution bar the rent paid to TTC, being often unattended for weeks or months! So, on that basis the Society encourages their use for visitor boats and only if visitor traffic is low should they be used by resident boats we feel.
One particular mooring, the Jetty at Mill Bank, was used for most of its existence by pleasure boat operators and the Society feels this should not become a resident mooring in the absence of current boat operators. It is the only place boat visitors to the Abbey and Victoria Gardens areas can disembark. Also, more recently there has been more canoes and paddleboards that need a place to disembark and sometimes take their craft out of the water to carry them round the Mill and launch them on the lower Mill Avon, and vice versa. We feel this jetty should be kept for these purposes only. Time moored restrictions might be applied sensibly.
Visitor boat traffic is encouraged by the attractions that Tewkesbury has to offer and then by it being astride the joining of Rivers Avon and Severn and so offering three routes in and out. The Society feels these attributes have been greatly under-prioritised and undersold and that needs to change. The Society will encourage TTC to take the initiative here and offer to help?
However, before a visiting boat decides to moor up in Tewkesbury the crew has to be attracted to the immediate moorings offered and so the condition of the adjacent river-frontage becomes important, it needs to be attractive enough to encourage a stay. So here we have come the full circle.
Local businesses, local residents, pedestrian visitors and boat crew visitors all benefit from improving the riverfronts.
