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Central Abingdon Regeneration Framework consultation

Vale of White Horse District Council is working with Carter Jonas – an organisation with expertise in regeneration – to help identify parts of Abingdon that have seen better days and consider how they could have brighter futures.

Working together, we held a consultation between 17 June and 15 July 2022 for residents, businesses and visitors alike to give their views on how to help make central Abingdon a thriving place in the future.

The consultation has now closed. However, you can still view all the consultation materials below.

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Introduction and Summary

About the CARF

A plan illustrating the study area of the CARF in the context of the Neighbourhood Plan Consultation area. The Neighbourhood Plan study area includes all residential and suburban areas of Abingdon whereas the CARF focuses on the town centre area and its immediate surroundings only, including parts of Albert Park, Ock Street, Abbey Meadow and Boxhill, alongside open space south of the River Thames.

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“CARF” stands for Central Abingdon Regeneration Framework.  The purpose of the CARF is to create a strategy for change in Abingdon town centre to help guide future development, transport projects and interventions over the next 20 years or so. The CARF has a defined study area which includes the historic town centre as well as parts of neighbourhoods immediately surrounding the town centre.  The project is being led by Vale of White Horse District Council (VoWHDC) and it is intended that the CARF will be approved by the Council later in 2022.  The proposals presented at this exhibition have been informed by local stakeholders.

Other town centre projects are being undertaken at the same time as the CARF.  These include the Abingdon Neighbourhood Plan being prepared by Abingdon Town Council and the Joint Local Plan being undertaken by VoWHDC and South Oxfordshire District Council (SODC). The Neighbourhood Plan (NP) will provide a development plan for the area of the town which includes the traditional parish boundary. In addition, VoWHDC and SODC have come together to work on a new Joint Local Plan which will guide new housing and jobs needed in the area, and set planning policy, informing planning application decisions for the districts.

A timeline with infographics illustrating key dates for the submission of the CARF. They are as follows: October 2021, Stage 1 Analysis and Review. May 2022, Stakeholder Engagement Workshop. June 2022, Public Consultation Event. July 2022, Stage 2 CARF Report. August 2022, Stage 3 focus area development opportunities. September 2022, Stage 4 Action Plan and Completion of the CARF study.

Time frame of Other Studies

The timeline below sets out the key milestones for these projects. At the same time, there are also several transport-focused projects on-going such as the Local Transport and Connectivity Plan (or LTCP) and the ‘Local Cycling and Walking Infrastructure Plan’ (LCWIP), both being led by Oxfordshire County Council (OCC). In addition, Abingdon Carbon Cutters and Abingdon Liveable Streets are preparing their own locally devised LCWIP in the form of the Abingdon Cycling and Walking Network Plan and Sustrans are working on the ‘Abingdon National Cycle Network Missing Link’. Sustrans are an organisation responsible for creating and managing the National Cycle Network, prioritising walking and cycling across the country.

Image of a timeline showing dates of the CARF in the context of other planning framework projects including the Neighbourhood Plan and Joint Local Plan between Vale of White Horse and South Oxfordshire. March 2022, Neighbourhood Plan Public Consultation. May 2022, CARF Stakeholder Engagement Workshop. May 2022, Joint Local Plan Consultation. June 2022, CARF Public Consultation. July 2022, CARF Stage 2 Report. September 2022, CARF Area Action Plan Final Document due. Neighbourhood Plan Document timing to be confirmed, due for later in 2022 or in 2023. October 2023, Joint Local Plan Regulation 19 Consultation. October 2024 adoption of the Joint Local Plan.

You can continue to explore the consultation materials using the arrows above or the links below.

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The Study Area

Study Area sites

 

The CARF covers a 1.13km sq study area around Abingdon town centre. This includes land to the south of the River Thames that lies within South Oxfordshire district.

A key part of the study is to look at sites that provide potential opportunities for redevelopment, including three VoWHDC owned sites.

1. The Charter
2. Bury Street North
3. Abbey House
4. Upper Reaches
5. The Net Youth Centre
6. Coxeter House

*Sites outside of VoWHDC ownership

Plan of Abingdon town centre showing the study area boundary extending from albert park to abbey meadows and Stratton Way to Rye Farm Meadow. The plan shows Abingdon town centre boundary (as determined by planning policy), the potential development opportunity sites that have been identified and the Vale of white horse and South Oxfordshire boundary along the River Thames.

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You can continue to explore the consultation materials using the arrows above or the links below.

Central Abingdon Analysis

Heritage & Conservation

Historic buildings in Abingdon are predominantly Grade II and Grade II* listed. Old Abbey House is Grade II listed and the gardens are a National Scheduled Monument. There is a Grade II listed building adjacent to The Charter site. Part of the building on the Council owned Upper Reaches site is Grade II listed. The Upper Reaches and Abbey House sites fall within the Abingdon Town Centre Conservation Area. The Charter site lies adjacent to this Conservation Area.

The plan illustrates the position of the two conservation areas, Albert Park conservation area and Abingdon Town Centre Conservation area in relation to the CARF study area. The plan shows the buildings that are listed and areas that are scheduled monuments, including Abbey Gardens. An existing heritage trail and points of interest are identified, extending west from Market Place to St Helen’s Church and east towards Abbey Meadows.

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Pedestrian and Cyclist Movement

The plan shows key pedestrian routes and infrastructure within the town centre. Key findings from the CARF Stage 1 analysis have identified Stratton Way as a major barrier restricting movement to the north and west from the town centre, while the junction between Stert Street, High Street and Bridge Street is unsafe for pedestrians and cyclists and could be improved. The LCWIP study found that fully pedestrianised areas are limited in the town centre to Bury Street and Market Place, with the southern part of Bury Street and the area around Market Place benefiting from greater footfall than the northern end.

A plan of the CARF study illustrating key pedestrian and cycle routes and locations of public car parking within the Town Centre. The Sustrans National Cycle Network Route 5 is identified on the plan. The cycle network is 8 miles to Oxford and takes approximately 40 minutes, while to Didcot it is 6.5 miles and takes approximately 35 minutes. Two isochrones at 400m and 800m show that it is around a 2 minute walk from Market Place to Stratton Way or Abbey Close Carpark, and a 5 minute walk to Rye Farm Carpark or Albert Park. The 4 images at the bottom of the plan show photographs of key streets and public spaces in Abingdon Town Centre. These are Stert Street, Old Station Yard, Bury Street and High Street.

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Daytime Land Uses

The map below illustrates the existing land uses within the CARF area. The town centre is dominated by retail led uses, with low rise residential housing around the perimeter and limited residential development within the town centre itself. Several vacant buildings to the north along Stert Street and Bury Street highlight an opportunity to diversify uses in the town centre. This could include new homes, offices and healthcare facilities, building upon the cafe culture and independent retail offering which is popular during the day.

The plan illustrates the existing daytime land uses within the CARF. Uses identified within this area include professional services, industrial, office, healthcare, education, gallery/museum, public library or hall, religious, leisure and community service, retail, pubs or bars, restaurants, cafes or takeaway, hotel, residential, sui generale and vacant uses as well as locations for parking and buildings under construction.

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Night-time Uses

The plan illustrates existing land uses within the CARF area that function as part of Abingdon’s night-time and evening economy, and key streets that link these evening uses together. Although there is no dedicated area for these uses in Abingdon town centre, there is a large concentration around High Street/Bath Street. There is potential to build upon this current provision to attract more evening and weekend visitors and place more emphasis on arts and culture as part of what Abingdon has to offer. There may be merit in exploring whether more pubs, bars or restaurants could be located along the river including the Upper Reaches site, to compliment the various hotels that are located around this area.

The plan illustrates existing land uses within the CARF study area that function as part of Abingdon’s night-time and evening economy. This includes pubs, bars and restaurants as well as hotels and buildings that are used as event spaces. The plan also highlights streets that are activated by these uses including Ock Street, Bath Street, High Street and Bridge Street as well as the Market Place.

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SWOT Analysis Summary

Strengths

• Heritage (but this can also limit the amount of change)
• Attractive riverside setting
• Compact and walkable town centre
• Ample parking provision
• Good bus connections and access to the national cycle network
• Excellent access to green and recreational space
• Strong employment in healthcare, education and retail sectors
• Contained retail core
• Immediate access to key services in under 15 minutes on foot

Weaknesses

• No train station immediately located in the town centre
• Retail and leisure competition from Oxford
• Confusing parking, signage and wayfinding
• Key footfall drivers are located outside of the town centre i.e. schools, retail / leisure uses on Fairacres Retail Park and employment uses on Abingdon Business Park
• One way traffic system / traffic over Abingdon Bridge
• Antisocial behaviour in parts of town centre, e.g. Upper Reaches and The Charter

Opportunities

• Improved library and council services
• Consolidation of car parking
• Diversify the uses within the town centre
• Improved pedestrian safety
• Provision of night-time economy uses
• Reduction of air pollution and response to climate change though provision of new sustainable development and implementation of Electric Vehicle infrastructure in the town centre
• Better connections with existing and proposed communities to the north of Abingdon

Threats

• Heritage (which can limit the amount of change)
• Old Abbey House remains vacant and an under-utilised site.
• Climate change – in particular an increased risk of flooding to the Upper Reaches site
• Over reliance on private car use

The plan illustrates existing key pedestrian, cycle and vehicular routes and carparks in the town centre. Callouts from the plan summarise key findings from the Analysis and Review undertaken at Stage 1 of the CARF. These are: 1. Parking areas are distributed around the town centre core uses. These provide approximately 1000 public parking spaces. 2. Stratton Way is a physical obstacle to north-south movement through the town. 3. There is opportunity to enhance the offer for younger people in the town centre. 4. The primary retail frontage is along Stert Street, Bury Street and High Street, also clustered around the Market Place. 5. There is an opportunity to rationalise parking provision within the town centre and free up land for development. 6. Upper Reaches is a blight on the arrival into Abingdon from the south and fit for redevelopment. 7. Old Abbey House has planning permission for a boutique hotel 8. The parks, gardens and open spaces along the river provide a unique recreation facility immediately accessible from the town 9. Abbey House has potential to once again be a major employment hub within the town centre. 10. The town centre contains a plethora of historic buildings and assets that define Abingdon’s unique sense of place and character. Conservation and enhancement of Abingdon’s cultural offer will be crucial to the town’s economic growth and success. 11. The Charter site is underused, poorly laid out and in need of redevelopment. It acts as a book end to Bury Street with poor pedestrian flow through the site.

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Land Ownership

The plan below shows public sector assets within and around the town centre study area. This includes both public open space and developed sites with a mix of property assets. VoWHDC / OCC owned sites can play a major role in the vision and delivery plan for the town centre, given the desire for their redevelopment and prominence within the town. These sites should not be viewed as development opportunities in isolation, but as part of a broader vision for Abingdon which considers all landholdings within the study area and ensures a comprehensive approach is taken.

Plan of the CARF Study Area illustrating freehold and leasehold interests owned by Vale of White Horse District Council and Oxfordshire County Council.

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You can continue to explore the consultation materials using the arrows above or the links below.

Stakeholder Workshop Summary

A workshop was hosted on 4 and 5 May 2022 at Abbey House for local stakeholder groups.

Approximately 40 representatives of various local groups attended and were asked to provide feedback and ideas on various delivery strategy themes that have emerged from the initial analysis and design objectives on this page.

Design Objectives

Summary of opportunities diagram with supporting infographics identifying 5 key design objective themes and the key opportunities around these themes. Theme 1: Town Centre Economy, with opportunities that include: 1. Enhance the town centre retail/leisure offer aimed at younger people and the evening economy. 2. Improve the hotel offer within the town centre to align with evening economy and cultural events. Theme 2: Access and Mobility, with opportunities that include: 1. Improve signage within the town centre alongside public realm improvements. 2. Increase permeability and pedestrian connections from the town centre across Stratton Way. 3. Integrate the Sustrans national cycle route route better through the town centre. 4. Develop a ‘park and walk’ strategy. Theme 3: Key Regeneration Opportunities, with opportunities that include: 1. Provide a new ‘health hub’. 2. Increase the provision of town centre accommodation. 3. Strengthen the independent retail offer. 4. New flexible workspace for SME’s and Start-ups. Theme 4: Heritage and Culture, with opportunities that include: 1. Identify key attractions within the town that connect to key pedestrian routes. 2. Establish a heritage and cultural trail. Theme 5: Leisure and recreation, with opportunities that include: 1. Establish a leisure loop along the river and improve connectivity over the river. 2. Improve access along the north-side of the river front.

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Concept framework

Concept Framework diagram highlighting existing major green spaces including Albert Park, Rye Farm Meadow and Abbey Meadows. Isochrones show these recreational spaces are accessible within 5 minutes from the Market Place with most of the town centre offer within a 5 minute walk from one end to the other. The plan identifies Market Place as a major public space, with key pedestrian connections from North to South along Stert Street and Bury Street and potential to improve pedestrian connections from east to west at key locations such as Broad Street, Market Place and Thames Street. The plan identifies Stratton Way, Stert Street and Bridge Street as major vehicular routes and shows the National cycle route that runs parallel to the River Thames. Development opportunity sites identified on the plan are: 1. The Charter / Bury Street North, 2. Abbey House, 3. Upper Reaches, 4. The Net Youth Centre, 5. Coxeter House

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The stakeholder workshop feedback to these themes is summarised below.

Delivery Strategy 1:

Town Centre Access and Public Realm Improvements

The main comments in relation to this topic were the need for improved pedestrian and cycle facilities in the town centre, especially around the Market Place; the potential for “park and walk” facilities leading into the town centre; better pedestrian links, especially from the south, including the potential for a new pedestrian/cycle bridge across the River Thames; the need for improved bus priority in some locations; and the need to make the town centre more accessible in general for all user groups.

Plan showing town centre access and public realm improvements, including major vehicular routes along Stratton way and five high incident/casualty areas at: 1. Stratton way crossing to Stert Street, 2. Stratton way crossing to Bath/Broad Street, 3. the corner of High Street and Bath Street, 4. Market Place/High Street, 5. Abingdon bridge and Bridge Street. Stert Street is a key pedestrian corridor and there is potential for connectivity and public realm improvements along Bury Street, Abbey Close and potential to improve access to the south of the river through the Upper Reaches Site. There is potential to improve cycle connections along East Street Helen Street and improve safety for cyclists along the contraflow system.

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Delivery Strategy 2:

River Access and Recreation Provision

Comments raised in relation to this topic included the lack of activities for youth and young adults in the town centre; improved use of, and access to, the River Thames for a variety of river-based activities and leisure; and a greater focus on arts, heritage and culture events and activities including a cultural trail.

Plan showing existing and potential land use areas within the CARF area. The plan shows the retail core formed around Bury Street and commercial and office uses along Stert Street, with the towns heritage and culture core located around Abbey Gate and the County Hall Musuem. The plan shows most of the predominantly residential areas are on the outskirts of the town centre, more than a 5 minute walk from Market Place. The plan shows public parking is accessible with most carparks located within a 2-5 minute walk of the Market Place with potential to enhance the Park and Walk strategy in the town centre.

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Delivery Strategy 3:

Land Use Diversification

Stakeholders suggested several strategies for diversifying land use and activity in the town centre including an improved tourist information centre; the creation of a health “hub” to house existing doctor’s surgeries and complimentary health services; re-housing the library; continued support for independent retailers rather than new large format retail; ensuring mixed use with new residential uses; and improving the visitor appeal, potentially including the provision of new hotel accommodation.

The plan highlights three leisure/walking routes that start from the Market Place. The first connects the town centre to Albert Park through improved public realm along Bury Street. The second begins at Market Place and heads south-west along East Saint Helen Street and loops back across a possible new bridge at Ferry Walk/Wilsham Road to connect to the Thames path along the south bank of the River Thames. The loop returns to Market Place along Bridge Street. The third leisure loop could improve existing walk around Abbey Meadows with potential for a new pedestrian river crossing at the Upper Reaches site, connecting back to Abbey Close. The plan also highlights new or existing open spaces that have the potential to be improved for a better public realm experience. These sites include: 1. The Net Youth Centre site, 2. ‘The Square’ at Bath/Ock Street, 3. Bath/Bury Street entrance, 4. Old Station Yard, 5. Abingdon Town Square/Market Place, 6. Northern Riverfront/Thames Street, 7. Upper Reaches Site, 8. St Helens Wharf/Margaret Brown Gardens.

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Delivery Strategy 4:

Key Opportunity Sites

Feedback received on this topic included the need to redevelop The Charter/Bury Street North area due to the appearance of the area and associated anti-social activities, with the potential for an integrated health hub amongst other uses in this location; the long-standing need to redevelop the Upper Reaches site; the benefit of better youth provision in the town centre, including potential re-established facilities at The Net site; and the desire to consider other opportunity sites for potential future re-purposing, including Abbey House.

A plan identifying potential opportunity sites for development. These are: 1. The Charter site, which is located north of Bury Street and bounded by Stratton Way along its northern boundary, 2. Bury Street North, which is part of the Bury Street retail area, 3. Abbey House, which is located to the east of Market Place and north of Abbey Gardens, 4. Upper Reaches, which is located to the west of Abbey Meadows, 5. The Net Youth Centre site, which is located along Stratton Way, north of Coxeter House, 6. Coxeter House, located at the junction of Stratton Way and Ock Street.

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You can continue to explore the consultation materials using the arrows above or the links below.

Vision and Objectives

A Vision for Abingdon

Our Vision for Abingdon town centre is based on key “themes for change” to help foster and create an attractive, lively, dynamic, sustainable and highly functional location for the benefit of residents and visitors alike.  The themes are also based on the feedback we have received from local stakeholders.

 The key themes for change include:

  1. Improving access and the public realm of the town centre.
  2. Re-connecting the town centre to the River Thames and creating improved links and leisure in and around the river and local green spaces.
  3. A strong economic base for the town centre through a diversified and attractive mix of uses to support working, shopping, living and visiting.
  4. The redevelopment of key sites within the town centre for uses that serve local need and benefit the town as a whole.

Key Regeneration Objectives

  1. Protect Abingdon’s rich heritage whilst better promoting the cultural offer;
  2. Consolidate public parking provision and as a result free up land for development in the town centre;
  3. Improve walking and cycle links through the town which are currently dominated by vehicles;
  4. Enhance bus stops/connections and promote use of public transport, including access to Radley Station to reduce reliance on the private car;
  5. Provide new and co-located healthcare facilities;
  6. Improve the night-time leisure/hospitality offer by creating more floorspace to promote Abingdon as an evening destination for food, drink and entertainment;
  7. Foster and promote Abingdon’s daytime independent retail and leisure offer;
  8. Respond to climate change objectives by cutting down pollution through reduced traffic/air pollution and generate green energy in the town centre through new developments;
  9. Better connect communities to the north and south of the town with the town centre as part of any improved pedestrian/cycle connections, in particular across Stratton Way and the River Thames which are physical obstacles to movement for some users; and
  10. Reduce antisocial behaviour, particularly around The Charter and Upper Reaches areas of the town centre, through redevelopment and town centre management.

 Key Opportunity Sites

 Site 1: The Charter

The Charter area represents an opportunity to remove unattractive, utilitarian buildings housing Abingdon Library facilities, existing Malthouse Surgery and The Charter carpark amongst others, and re-provide them and other uses on-site. This could include a health hub, offices and retail with potential to re-provide some parking on site.

(left) Location plan of The Charter site showing the Site boundary. The site is bounded by Stratton Way to the North and Broad Street to the south. (right) photograph of the 4 storey Charter carpark building.

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Site 2: Bury Street North

Closely allied with The Charter and ideally delivered in a coordinated fashion, the lower and upper floors of shops along this part of Bury Street could potentially be refurbished.  There is also the potential to make better use of the upper storeys through extending ground floor uses upwards or converting to residential use.

(left) Location plan of Bury Street North showing the area considered for redevelopment. (right) Photograph of Bury Street North showing the passageway between Broad Street and the public space at the northern end of Bury Street.

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Site 3: Abbey House

Our vision is to refurbish or re-purpose the new Abbey House and associated car parking area to the north-west of the site. This could support uses that contribute positively to the town centre, which may include office space, residential accommodation, a hotel and a health hub. Any change to new Abbey House should complement the refurbishment of Old Abbey House as a hotel. There is also the opportunity to improve the pedestrian connections from Stert Street to the west through the site.

(left) Location plan of Abbey House. The site is bounded by Abbey Close to the west and Abbey Gardens to the south. The site boundary includes the Civic and Cattle Market carparks. (right) photograph of the entrance of Abbey House.

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Site 4: Upper Reaches

The site provides the opportunity to re-purpose the Grade II listed building to the north-eastern part of the site, as well as provide complementary recreational open space. There is potential for a future new pedestrian/cycle crossing of the river to be positioned in this vicinity.

(left) Location plan of Upper Reaches site. The site is bounded by the River Thames to the south and Thames Street to the north. It includes a vacant Grade II listed building within the site boundary. (right) a photograph of the Upper Reaches site taken from Abingdon Bridge.

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You can continue to explore the consultation materials using the arrows above or the links below.

Town Centre Movement and Public Realm Potential Proposals

The general aims of the CARF are to enhance the town centre environment for pedestrians, cyclists and public transport users, while reducing the dominance of private vehicle movements. This could be achieved through a variety of potential measures including provision of improved public realm, better signage, increased cycle parking provision, changes to traffic priorities and better integration of public transport services.

Increased provision of park and walk facilities on the periphery of the town centre may release car parking sites in the heart of the town and discourage car journeys whilst enhancing walking and addressing climate change objectives.

Supporting image to Potential Major Public Realm Improvements showing the CARF study area and locations of suggested improvements, denoted by numbers that relate to the following list of interventions. A note sits alongside the plan to confirm that further work is required to model the design of potential proposals, and highlights the additional studies underway, such as the LCWIP and LTCP, which will also propose specific improvements.

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Key Public Realm improvements suggested are as follows:

  1. Rye Farm car park and former coach / lorry park could be reconfigured to increase parking capacity to provide an enhanced ‘park and walk facility’. There is potential to provide electric cycle parking here to allow for quicker onward journeys. There is also potential to re-open the coach park.
  2. Potential for a new pedestrian and cycle bridge over the River Thames with associated onward connections.
  3. Widened footways across Abingdon Bridge (where carriageway width allows) to improve pedestrian safety between the town centre and Rye Farm car park.
  4. Areas in the town centre where traffic calming / public realm improvements could be implemented such as raised surfaces or surface materials e.g. block paving to give greater emphasis to pedestrians / cyclists and reducing car dominance.
  5. Proposed location for a mobility hub at the top of Bury Street and The Charter – an interchange between buses, pedestrians and cyclists.
  6. Potential to divert southbound buses through Broad Street to bring them closer to the heart of the town centre. This could also become the main servicing route for redeveloped Charter and north end of Bury Street. *Note – northbound buses cannot be diverted along this route as the section of Stert Street between the junction of Broad Street and Vineyard is too narrow to accommodate two-way vehicle flow.
  7. Existing pedestrian links could be emphasised between Stert Street and Abbey Close.
  8. Potential to remove on-street parking along Stert Street and Bath Street (southern end) and widen footways, provide enhanced cycle lanes and improve public realm / materials choice to reduce car dominance.
  9. Potential to improve the public realm experience around the bus stops on Stratton Way and improve signage to and from the town centre.
  10. Public realm improvements via Old Station Yard to emphasise connectivity between Waitrose and the town centre.
  11. Contraflow cycle lane from Lombard Street to the junction of Bridge Street / High Street / Stert Street as currently cyclists have to dismount.
  12. Allow right turns out of Bath Street to reduce traffic having to traverse the gyratory system in order to travel westbound – minimises traffic passing Market Place.
  13. Ban right-turns from Stert Street to High Street (except for buses, service vehicles and residents) to force traffic to use Stratton Way and thus minimise traffic passing Market Place.

You can continue to explore the consultation materials using the arrows above or the links below.

Sites 1 and 2: The Charter and Bury Street North

The Charter and the neighbouring Bury Street North sites are located at the northern edge of Abingdon town centre adjacent to the Abingdon Town Centre Conservation Area. Broad Street, a key east-west link through the town divides the two sites and currently provides access to The Charter car park. Access is provided for vehicles directly onto Stratton Way to the north. Buildings vary between 2-4 storeys in height across the two sites.

A plan of The Charter and Bury Street North site showing existing access points to the Charter car park off Stratton Way and Broad Street, and vehicular movement along Broad Street, Bath Street and Stratton Way. There is two way movement of buses along Stratton Way and a one way system along Stert Street moving south. The plan highlights the north-west corner of Bury Street as a prominent location and anchor of the retail centre. The plan also shows several Grade 2 and Grade 2* listed buildings near the site that should be considered. Buildings along Broad Street have mostly passive or blank frontage at ground level.

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Opportunities

There is potential to:

  1. Redevelop both sites to create a major new mixed-use development. This may include restaurants, shops, new housing (including later living homes), a health hub, potential employment/office space and a new public library/tourist information centre to replace the existing facilities.
  2. Enhance the public realm along Broad Street and Bury Street and provide a new public square at the entrance to The Charter. This new public square could support a new multi-modal transport hub with space for cycle parking/facilities.
  3. Open up a through route for buses along Broad Street, onto Bath Street connecting with Stratton Way, with a drop-off at The Charter/Bury Street North. This would also serve to relieve the existing congestion along Stert Street.
  4. Create new accessible green space by retaining existing trees around the site and creating an improved urban park setting.

Constraints

  1. Abingdon Library facilities may need to be re-provided on the site or relocated elsewhere, however the future of library provision is to be determined by OCC.
  2. The north-east corner of the site is located within Flood Zone 2.
  3. There are likely to be a number of ownerships and occupational interests to consider.
  4. New development would need to consider the impact of views to / from the east towards listed buildings at Stert Street.

Potential Regeneration Proposals

In order to improve the character, safety and appearance of the area as well as attract people to visit this part of the town centre, there is potential for a comprehensive redevelopment of The Charter and Bury Street North in order to create a new, mixed-use quarter.  This area could support a re-provided library with an all-in-one public service hub including a tourist office and other public services.

An integrated health hub could be part of the redevelopment together with ground floor retail and hospitality uses along Bury Street and Broad Street, improving footfall and activity within the area.

New buildings could be 4 or 5 storeys in height supporting residential uses at upper floors with views south over the town, including affordable, starter and later living homes.

A concept plan of The Charter and Bury Street North sites showing five potential new buildings across the two development opportunity sites connected by public realm and key pedestrian connectivity from the north at Stratton Way to Bury Street to the south. The plan shows the subway crossing at Stratton Way removed and pedestrian crossings at key junctions between Stratton Way/Bath Street and Stratton Way and Stert Street. The plan shows the potential redirection of the bus route through Broad Street and possible residential/services access to the potential buildings off Stratton Way and Broad Street using the existing access points. There are 9 images related to possible uses and features for the site including: 1. Health Hub, 2. New Public Library, 3. Mobility hub, 4. Retirement Homes, 5. New Homes, 6. Hospitality, 7. New Public Realm, 8. Retail Space, 9. Green Space.

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You can continue to explore the consultation materials using the arrows above or the links below.

Site 3: Abbey House

Abbey House is located to the eastern edge of Abingdon town centre adjacent to Waitrose supermarket and Abbey Gardens, a Scheduled Monument bounding the site to the south-west. The neighbouring Grade II listed Old Abbey House has current planning permission for the refurbishment of the existing building into a boutique hotel. Parking is provided to the north and east, with the main building access facing north onto the existing car park. The building is three storeys high and is currently used as offices.

A plan of the Abbey House site showing access points to the Civic and Cattle Market carparks from the north along Abbey Close, and pedestrian movement from Market Square through Checkers Walk. The plan shows Old Abbey House that neighbours the site to the south as under refurbishment, with access to that site from the west off Abbey Close. The plan identifies several listed buildings near the site including Grade one listed Abbey Gate and several Grade two listed buildings. The Sustrans national cycle routes passes to the south of the site along Abbey Close from the east to west.

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Opportunities

 There is potential to:

  1. Refurbish and re-purpose the Abbey House building and associated car parking areas to the north and east of the main building.
  2. Provide a new use which contributes positively to the town centre and complements the neighbouring Old Abbey House. Opportunities include a mixed-use building comprising potential uses that contribute positively to the town centre including office space, residential accommodation, a hotel, a health hub and other community uses.
  3. Consolidate car parking and provide an improved public realm with pedestrians as a priority, including improvements to pedestrian connections from Stert Street to Abbey Gardens and the neighbouring Waitrose site.

Constraints

  1. There are likely to be a number of ownerships and occupational interests to consider.
  2. Any future uses of Abbey House should be sensitive to the adjacent Grade II Listed Old Abbey House and other adjacent Grade I and II listed buildings.
  3. Any future uses of Abbey House should be sensitive to the Abbey Gardens Scheduled Monument and Abingdon Town Centre Conservation Area.
  4. Abbey Close is a narrow two-way street leading to the Abbey Close car park, where there is no through route.

Potential Regeneration Proposals

Abbey House has potential for a range of new uses including office space, residential accommodation, a hotel, a health hub and other community uses.

The building may be suitable for conversion given its relatively recent age and availability of car parking which could serve future uses.  Improving connections west to Stert Street should also be part of any future proposal.  Alternatively, the existing building could be demolished and redeveloped, however this would be subject to confirmation of no alternative viable use for the current building.

A concept plan of the Abbey House site illustrating possible interventions to improve the public realm around the Abbey House building and carparks. This includes shared surface streets along Abbey Close to improve east to west pedestrian and cyclist movement from Market Place to Abbey Gardens and from north to South between Old Station Yard and Abbey Gate. The carparks could be retained with better pedestrian connections from Abbey Close to Abbey Gardens. The building could be of mixed use with potential to refurbish the building and create additional access points at all sides of the building. There are 8 images related to possible uses and features for the site including: 1. Enhanced pedestrian links, 2. Vehicle and Cycle Parking, 3. EV Charging, 4. Residential conversion, 5. Health hub, 6. Improved public realm, 7. Green space, 8. Workhub.

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Site 4: Upper Reaches

The freehold of the Upper Reaches site is held by VoWHDC, however the site is subject to a long term lease agreement to a private third party. The 0.45 ha site is home to a Grade II listed building and a more recent unlisted extension which has fallen into disrepair. Future proposals will need to consider these issues, along with the wider heritage setting, key views from Abingdon Bridge, flood risk and access, all of which makes regeneration of the site complex.

A plan of the Upper Reaches site showing several constraints for the site. The majority of the site sits in flood zone 2 and some parts in flood zone 3. The buildings on the site are vacant and in poor condition. The plan illustrates key views of the site from Abingdon Bridge and along the riverside footpath of Rye Farm Meadows. The plan identifies two possible access points to the site off Thames Street along the northern boundary of the site. Several grade two listed buildings are located along Thames Street and part of the building on the site is also grade two listed.

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Opportunities

There is potential to:

  1. Provide improved pedestrian access into the site using the existing bridge connections from Thames Street.
  2. Improve views of the river frontage from Abingdon Bridge and from Rye Farm Meadow located to the south of the River Thames.
  3. Redevelop part of the site and re-purpose the Grade II listed building to the north-east to potentially provide uses such as a hotel and function space, restaurant and other leisure uses, and possibly new homes.
  4. Provide recreational open space on part of the site that could complement the potential redevelopment of the listed building and any new uses.

Constraints

  1. The majority of the site lies within Flood Zone 2 and partially in Flood Zone 3, which could limit potential development on the site, or at least part of the site.
  2. The site falls within the Abingdon Town Centre Conservation Area and there are several listed buildings neighbouring the site’s boundary that may impact development.
  3. There is a Grade II listed building within the site area that would need to be retained and re-purposed.
  4. The site is bounded on three sides by the River Thames. If the site were to flood, there could be potential access issues.
  5. Under the current lease agreement, redevelopment will need to be delivered by the long leaseholder in partnership with VoWHDC.
  6. Vehicular access onto the site may be limited by the narrow width of the bridge crossing. Thames Street is also very narrow towards it’s eastern end.

Potential Regeneration Proposals

Many people have noted that the Upper Reaches site needs to be redeveloped in order to improve the arrival experience into the town centre from the south at this gateway location. Redevelopment of the site could consider uses such as a hotel and restaurant, function space and other leisure uses, and potentially new homes.

Public access should be delivered as part of any future redevelopment proposal, allowing access for pedestrians to enjoy the River Thames and providing new publicly accessible green space.

Heritage and conservation requirements, including the setting of listed buildings within the Conservation Area, will be key to the success of any future redevelopment or refurbishment proposals.

A concept plan of the Upper Reaches site showing potential uses and public realm improvements on the site. This includes shared surface streets along Thames Street, possible vehicular and pedestrian access through the existing bridge connecting the site to Thames Street, access to the riverfront, a possible new pavilion to the west of the site with potential food and beverage use and partial redevelopment of the existing building to the east of the site as hotel and residential use. There are 10 images related to possible uses and features for the site including: 1. Converted building, 2. Vehicle and Cycle Parking, 3. New green space, 4. Riverside hotel and living, 5. Pedestrian links, 6. Shared surface streets, 7. Public river access, 8. Shared outdoor space, 9. Water activities, 10. Riverside dining and events.

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Other Potential Opportunities

Coxeter House and The Net Youth Centre

 The Net and Coxeter House sites occupy two adjacent corner plots at a gateway location west of the town centre, both are accessed directly from Stratton Way. The sites are in prominent locations, in particular Coxeter House, with key elevations/aspects onto Stratton Way and Ock Street. The Net site is 0.57 ha and the freehold is held by OCC. The Coxeter House site is 0.45 ha and is under third party ownership.

A plan of Coxeter House and the Net showing site boundaries for the two sites under different ownerships. Locations of access points are identified off Stratton Way and Park Road. The plan shows the direction of vehicles and buses along Stratton Way and Ock Street and existing pedestrian crossings at the junction of Stratton Way/Ock Street, Park Street and Stratton Way. Coxeter House has active frontage at the corner of Ock Street and Stratton Way with additional retail shops located to the north end of the building. There is a grade two listed building that neighbours Coxeter House to the west that falls within the same site ownership. Three images below the plan suggest possible uses and features for the sites including: 1. Mixed use, 2. Youth hub, 3. Park and Walk.

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Opportunities

There is potential to:

  1. Create an improved streetscape environment around the northbound bus stops which are located along Stratton Way adjacent to The Net site.
  2. Improve connections to the east and the wider town centre.
  3. Consider whether these sites could form part of the Park and Walk strategy for the town centre, capturing traffic from the west.
  4. Consider new or redevelopment opportunities at either site with a view to increasing site density, including building heights.
  5. Provide new education and youth facilities.

Constraints

  1. The sites are under different ownership and not within the control of VoWHDC, therefore any future change would be at the behest of each landowner.
  2. Acknowledging the presence of established business tenants and ensuring their ongoing operation on site or elsewhere in the town is a key consideration.
  3. The Net site supports significant areas of open space, including mature trees. There are also neighbouring residents to the north, along with Abingdon School.

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