Exeter store move threat over traffic plan
RETAIL giant John Lewis would be unlikely to open a major new store in Exeter if two-way traffic is reinstated in Paris Street, it has emerged.
Opinion is strongly divided over allowing traffic to again flow in both directions through the city centre, according to feedback collected during the county council’s ongoing consultation.
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Paris Street in Exeter
But store bosses and council officials claim the move would seriously jeopardise the bid to bring John Lewis to Exeter.
Talks are continuing with the retailer about opening a large department store at the current Exeter bus station site.
And the city remains hopeful of attracting the prestigious retailer following years of careful negotiations.
But in correspondence sent to the county council’s consultation, which has been seen by the Echo, developers involved in the deal have warned that John Lewis would be reluctant to occupy the site if Paris Street reverts to two-way traffic.
They fear the increase in vehicles would effectively cut off the store from the High Street and Princesshay and would not appeal to the retailer.
Nick Davis, development director for retail for Princesshay developer Land Securities, which is also landlord for 30 shops in Paris Street and Sidwell Street, said: “We are in dialogue with all the major retail operators and in particular John Lewis.
“We very much understand Exeter’s desire to see John Lewis in the city.
“It has to be said they are very demanding in their expectations that pedestrian and vehicular movement is substantially segregated.
“We would be concerned in terms of the longer term regeneration of the bus station area if Paris Street reverted to two-way.”
He added that if the city was intent on securing a major anchor store — including John Lewis — to this location, the authorities would need to think very seriously about further measures to reduce traffic through the heart of the city.
He said: “This is to ensure that pedestrian footfall is high enough to justify the investment.”
His view is backed by Andrew McNeilly, centre manager for the Guildhall Shopping Centre, who called for the complete pedestrianisation of Paris Street.
He said: “If traffic continues to be allowed in Paris Street — and if two-way traffic is reinstated, the commercial viability for a developer to invest in the bus station site is significantly negatively affected.
“Land Securities has talked to John Lewis on many occasions about the bus station site.
“It is clear that one of their significant reservations is this traffic barrier on the upper part of Paris Street. Ideally, the investor would wish to see all traffic removed, or alternatively creating a bus only street the same as the High Street.”
John Rigby, director of economy and development at Exeter City Council, recently revealed in the Echo he wanted to see much wider pedestrianisation of the city centre.
In his submission to the Paris Street consultation he said: “In order to ensure that a scheme for the redevelopment of the bus station site is viable, it is important to remove the traffic barrier to ensure that the bus station site is properly tied in to the rest of the city centre.”
Paris Street was temporarily made one-way in 2006 during the building of Princesshay, which became permanent once the shopping area was opened.
But the decision has proved controversial with residents and councillors divided on the issue.
Many believe that it has added to congestion in Sidwell Street, with traffic no longer having a straight route through the city from New North Road to Heavitree.
A report produced by the county council has since claimed the one way system has reduced traffic approaching the Sidwell Street/High Street junction from both new North Road and Paris Street by 30 per cent.
But this figure has been disputed by city taxi drivers, who have constantly complained about traffic backing up along Sidwell Street.
It is understood that it would cost up to £200,000 to make the road two-way again.
City centre manager John Harvey strongly urged highways bosses not to reinstate two-way traffic.
“The key issue to come through is the importance of connectivity between both sides of Paris Street and Sidwell Street and the bus station with the High Street and Princesshay,” he said.
“It is critical that we work together in creating the pedestrian-friendly city centre that will help us to ensure we secure the much-needed inward investment to allow the process of city centre change and renewal that we have been steering through over the last decade to continue.”
A John Lewis spokesman said Exeter was a major retail centre and it was monitoring what was happening in the city.
The responses submitted during the consultation will be discussed by councillors in April.
Tomorrow the Echo looks at the arguments for reinstating two-way traffic to Paris Street.
19 Comments
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by John, Exeter
Thursday, March 11 2010, 1:39AM
“£26 million!!!Just seen this on BBC-what happens when they hit Exeter???
A £26m programme has been agreed to tackle traffic congestion in Exeter when a new town is built nearby.
The Devon County Council plan includes a £5.5m pedestrian and cycle bridge over the M5, connecting the proposed new town of Cranbrook and Exeter.
It also includes changes to junction 29 on the M5 and better access to Exeter's business parks.
Devon planners hope the scheme will keep traffic moving despite an increase in residents, commuters and businesses.”
by Stuart Sims, Exeter
Wednesday, March 10 2010, 10:13PM
“What a load of hogwash - it never stopped Debenhams occupying the site oppsite when that was 2 way and it doesn't stop shoppers using that end of town. The planners have messed up in making it one way, and rather than admit it, they are blaming a company that may or may not bother to come to Exeter.
We nearly got an Ikea down this way but the planners messed that up too, stores that want to be here will come if they think they can make money regardless of the site. Plus it will have to be redeveloped anyway so why not install an under pass like our "enemies" the French do.
A tiny price to factor in to make Exeter more attractive to big stores.”
by Kim, Exeter
Wednesday, March 10 2010, 9:13PM
“Using Sidwell Street as the only route between New North Road and Heavitree is undoubtedly a pain - but we do need more jobs in Exeter - so if leaving the one way system as it is would be a condition for John Lewis etc to come here, I think that would be a reasonable trade-off. The bus station (and associated staff) would relocate - so new and prestigious stores on the current bus station site would both increase opportunities for employment, and raise Exeter's profile, while improving the look of that (now) dated area of the city.
I think it makes sense to extend the (largely) pedestrian area to where new stores may locate - so leave the one way system where it is, and if that encourages more major retailers to come to our city .... bring it on!”
by claire, St Leonards
Wednesday, March 10 2010, 8:57PM
“They really didn't think about any of this properly, when they decided to alter Paris St. Had they not widened the pavement, you wouldn't get congestion everytime a bus stops in Paris st. This is a then felt on the Paris St roundabout, so blocks all cars using Sidwell St, trying to get to Heavitree. And how come Princesshay carpark can bring the city to gridlock, by people queuing right down to the roundabout, and blocking anyone getting passed. This completely blocks off businesses in Dix's field. The whole area traffic wise is a shambles, and the officials should be very embarrassed by the mess they have made.”
by Derek Headon, Exeter
Wednesday, March 10 2010, 5:04PM
“Either John Lewis want to open in Exeter or they do not, we have managed without them for several hundred years!
When it comes to being told where they want to be situate and how we should alter our traffic flow to oblige them, that is just too much to swallow and I would remind the city employees concerned that the very large percentage of council tax payers obviously want to see Paris Street two way without any further procrastination!”
by Matt, Exeter
Wednesday, March 10 2010, 2:34PM
“I agree with Pablo - the city should be doing all it can to attract investment and big stores like this. Ideally bypass traffic from the city centre altogether. I'll also second knocking Debenhams down!”
by Michael S, Exeter
Wednesday, March 10 2010, 1:58PM
“Suggest buses and all traffic use the route a one way route - One way round Paris St, New North Road, Queen St., North St., South St., Western Way.
Take the buses out of the High St.”
by Bob, Exeter
Wednesday, March 10 2010, 1:11PM
“I actually read the artical in the paper.
John Lewis seem to indicate that the issue is not with the 1-way/2-way traffic, it's about footfall at that end of town. If the road went back 2-way, JL said they feared that less people would walk to that end of town.
Well thats rubbish, people go because it is there, not because there is a road in the way. - For goodness sake, buses run up and down the high street - That stops me from shoping in Tesco's as I can't cross two way traffic!!
What the issue really is, is that that end of town is old, run down and in desparate need of attention.
The council should use this as the opportunity to regenerate that end of town (flatten from Debenhams to St Sidwells church ( the church opposite Summerfield/CoOp, then flatten from matching piece on the other side of the road.)
Then flatten the bus station and re-develop the whole lot, roads, shops, houses, pubs. The lot.”
by Pablo, St Leonard's
Wednesday, March 10 2010, 1:07PM
“The city should do what it can to bring John Lewis, and Waitrose, here - the right sort of stores for an ambitious city. Make Paris Street, and that end of Sidwell St, for buses and cabs only and ban buses from the High Street.”
by H, Exeter
Wednesday, March 10 2010, 11:35AM
“"Opinion is strongly divided" ... between whom, I wonder? Would I be too cynical to think that the two camps are the planners, and then there's pretty much everyone else who uses this part of Exeter?
How much more "ongoing consultation" is needed for the planning department to develop some humility and realise that they did make a mistake in the first instance, and the time is now nigh to rectify it? And as a side note, I also wonder how much this consultation is costing....”