Minutes:
Tom Pike (SBC Strategic Director) introduced this item and explained that the Borough Council, County Council, Hertfordshire LEP and Hertfordshire Growth Board had commissioned the Gunnels Wood Road Study. The aim was to work with businesses, local partners and others to create an ambitious vision for the Gunnels Wood area towards 2040. The Study would set out how this significant and prestigious employment area in Stevenage should be intensified and enhanced as a state of the art, walkable, climate resilient and thriving Innovation District that was home to many of the world’s leading edge global businesses.
Erin Byrne (Arup) gave a presentation on the vision for the Gunnels Wood area. The intention was to build on current momentum in Stevenage, including the Stevenage West residential development, the Towns Fund projects, and the plans for extension of the GlaxoSmithKline life sciences campus.
Erin commented that the Study would include a high level vision for Gunnels Wood that dovetailed with the wider vision and ambition for Stevenage. A practical, delivery-focussed, market-facing urban design and public realm framework would be developed that could attract funding and drive delivery. High level design guidance that raised ambition and design quality would also be produced.
In terms of engagement with local stakeholders throughout the process, Erin drew attention to the list of these set out in the presentation. It was proposed to create a Business Working Group from Gunnels Wood Road stakeholders to help influence the vision for the area and the direction of the framework.
Erin advised that it was intended that the Business Working Group would meet three times during the nine month commission period. The Group would assist in the understanding of Gunnels Wood inherent strengths and challenges; influence the vision, framework, design code and delivery plan; and provide long term stewardship of Gunnels Wood as a potential Innovation District.
Board Members commented as follows:
· there was an opportunity to re-establish the Pan Sector Collaboration Group to widen participation from businesses in the Gunnels Wood area, in order to dovetail into the work of the Study;
· consideration should be given during the Study to the creation of a safe pedestrian and cycle link across the A1(M) Junction 7 from the Gunnels Wood area to the Novotel Hotel/Knebworth Park;
· SBC was in the process of proving legal safeguards for the Gunnels Wood area to remain for employment/industrial (as opposed to residential) use;
· Historic England would be keen to engage with and support the Study in respect of the high level design guidance element;
· The Chair confirmed that it was intended that the Business Working Group would report regularly to the Stevenage Development Board;
GlaxoSmithKline (GSK) Development site
Tom Pike (SBC Strategic Director) advised that the project to provide an additional 1.4Million floorspace on the GSK life sciences site was in its early stages, with UBS providing the funding and Reef being appointed as the developer. The pre-planning application process was progressing, and County Council Highways was looking at a re-configuration of the roundabout at the entrance to the GSK site for the benefit of the wider Gunnels Wood Road area.
Town Forum Development
Tom Pike (SBC Strategic Director) informed the Board that the pre-planning application process had also commenced on this scheme, with the aim of providing a mixed use development for retail, life sciences, new restaurants and possible cinema. As with the GSK development, the funding would be provided by UBS, with Reef as the developer. The construction phase would support 540 jobs per year (with the aim of 5-10% of the workforce being Stevenage residents). The completed scheme would generate 1,850 additional jobs, together with estimated additional economic output (GVA) of £98Million.
Investment Zones
Tom Pike (SBC Strategic Director) advised that the Government had, on 2 October 2022, published guidance regarding the concept of Investment Zones, and had invited bidders to submit expressions of interest by 14 October 2022.
Tom explained that the bids were aimed at Upper Tier Authorities (eg) Hertfordshire County Council. Investment Zones were intended to drive growth and unlock housing, with sites benefiting from tax incentives, planning liberalisation, and wider support for the local economy. They would need to demonstrate value for money, minimise displacement and bring forward new development. Investment Zones would particularly support regeneration of undeveloped and under-developed areas. The precise number of zones would depend on factors, such as their overall geographical spread and the fiscal costs of the programme, in the context of the Government’s medium-term fiscal plan.
Tom stated that the Borough Council was working with the County Council and Herts LEP to look at an area of Stevenage (possibly the Station Gateway area) being promoted as a potential Investment Zone. If any Board Members had other ideas, Tom asked them to contact either himself or Adam Wood (Herts LEP).
County Councillor Richard Roberts commented that he understood that Investment Zone areas would be very narrow in their scope. He hoped that should an Investment Zone proposal come forward from the Stevenage area it would not adversely affect any of the excellent work (Glaxo redevelopment, Town Fund projects, SG1 development, etc.) already happening in the Borough.
Councillor Sharon Taylor (SBC) supported the comments made by County Councillor Roberts. She was concerned that the Government guidance had not been accompanied by a proper prospectus, and hence the details were unclear.