So what are the objections to cross subsidising the new stadium, community facilities and athletics centre (which is to be located on Hull Road) from the profits of a commercial development involving new stores for John Lewis and Marks and Spencer (homeware).
Essentially there are two.
The first relates to traffic generation.
There are fears of increased congestion near Monks Cross even prompting some Labour Councillors to favour charging for shopper parking at Monks Cross to deter car borne access.
The answer to this objection rests in history. In 1997 a traffic study concluded that York would be gridlocked within a decade. Draconian measures to deter car use were advocated by some. Although car parking charges were dramatically increased in the early part of the last decade, traffic patterns did not generally accord with projections. Some residents opted for different transport modes (cycling, public transport) but the main change was in the time of day that people chose to make their journeys. “Rush hours” spread into a 2 hour period. Traffic levels peaked and have been stable in the City for nearly 5 years now. The grid lock has not materialised.
At Monks Cross the same will happen. Drivers do not deliberately head for locations where they face long delays. They choose their journey times carefully. York is unlike many of its competitors in that it is relatively compact. The park and ride journey from Monks Cross to the City centre usually takes less than 15 minutes. Travellers will opt for the quickest way of getting to their destination.
The second concern relates to the business which may be taken from York City centre shops by the magnet effect of the John Lewis and Marks and Spencers stores.
Marks and Spencer has already decided (before the Monks Cross development was floated) to close its Coppergate store. Like it or not, bulky items are more often than not now bought at locations easily accessible by private transport or through the internet. Inevitably this means a reduction in City centre sales.
John Lewis may have considered a City centre location a decade ago when the Coppergate 2 development was a possibility but times have moved on and their commitment is to Monks Cross. If that fails, then he focus of their investment is likely to switch to the new Leeds shopping developments. (more…)