At the weekend, proposals were exhibited for a redevelopment of the former Reading police station with a residential led project of 205 build-to-rent apartments. I went along and asked a few questions, so read on for some further details, images of the proposals and a link to the developer’s feedback survey.

The police have relocated from their 1976 HQ, after considerable delay, to a new base to the south of town near the stadium, freeing up a highly prominent corner plot at the junction of Castle Street and the IDR. Thankfully the site does not seem set to lie derelict for too long with the proposed redevelopment due to be submitted for planning in the coming weeks. It could have been sooner, with the developer at the exhibition explaining they’d tried to wait for more detail on the former civic site for optimal alignment. But with that scheme queued up behind the already-delayed Broad Street Mall project from the same developer, the owner here – S2 Estates – has decided to press on with a design aimed to act as a gateway to the wider Minster Quarter regeneration area.

The Flint Street name is interesting and unfamiliar to most. Swathes of old streets and alleyways were swept away years back to develop the civic/mall area, and of course the IDR. The local nostalgia Facebook groups offer a few references to a Flint Street, so it must have existed in this area, although my quick searching of old maps only finds a Flint Court. The 1879 maps above – of course we’re right on the fold so there’s two images – show the Alms houses at the bottom and therefore we can pinpoint the police station site directly opposite. You have a coach manufactory and a “Grape Passage” – but perhaps I can see why they’ve not gone for that. Flint Court and Boarded Lane appear to me to be slightly further east of this site. But nevertheless, the concept of looking back for naming inspiration and of reconnecting some lost links is laudable, even if this project is by no means a resurrection of the history of its precise plot. I’m just surprised they didn’t go with the optimism of Hope Street, after another lost lane just the other side of the site.

The new Flint Street will be a pedestrian link inbetween the two residential buildings making up the scheme, and should act as the natural route into the new civic area/Minster Quarter for those arriving by foot across the peril of the Castle Street roundabout. Festoon lighting and outdoor dining feature in the visuals, but the specifics of the ground floor layouts, and any occupiers, will come much further down the line. Resident facilities such as gyms and communal areas might yet be the more likely uses, but nevertheless, it looks set to be a pleasant enough thoroughfare, perhaps not too dissimilar in nature the new Friar’s Walk link within the Station Hill area.

Proposed building heights vary considerably across the site – a contrast to the 11-storey monolith designs cropping up elsewhere. Here the graduation is from a mere four storeys on Castle Street, seeking to impose no further than the doomed police station on the conservation area and the view from the Alms houses, up to 16 storeys at the northern end, which is screened more heavily by the IDR and, in the future, taller buildings mooted for the civic site.

Castle Street will also have the potential for retail, community and resident facilities on the ground floor, as will Cusden Walk. No word on any possibility of the magistrates courts next door coming forward for redevelopment – that would really help enhance this “modern stretch” of Castle Street. The Police will have the option of returning to the site in the form of a small unit to act as a town centre operational hub, and there seemed to be a rumour they will do similar as an interim in one of the shopping centres until the Flint Street project lands… unless anyone knows whether that’s already happened?

The uppers floors will consist of 205 apartments, of a variety of sizes. The big appeal of the scheme for the council will be the commitment to 30% affordable housing. A prominent property consultant in town was recently quoted as saying that the current economic climate renders anything above 10% unviable. Clearly they might have a vested interest in making that case, but the number of schemes around town still stranded without the finance to proceed supports the claim that viability is a major issue, with current global events unlikely to help. Here, the developer believes they can make it work, and it will certainly be a significant boost to their chances through the planning process, with the desire for policy-compliant affordable housing quotas consistently dominating committee debate in recent years. And after the same developer had a protracted saga with planning at the Drew’s site on Caversham Road a few years ago, they’ll be wanting a smoother ride this time around.

The development is presented as “net zero”. Ten trees will be retained at the western fringe, in an area termed “Coachmakers Gardens” in another nod to the past. Forty new trees are proposed in and around the site. The greenery-rich courtyard shown below is at a podium level and would be exclusive to residents.

There is a consultation website here where you can view the details for yourself. There is also a feedback feature where you can physically pin your views to the appropriate part of the plan – a new one…

My view is that we need to see this prominent site come forward, and whilst the “yet more flats” argument is always in play, we clearly need more accommodation and brownfield sites like this can help meet the demand whilst supporting a vibrant town centre. But what do you think? Have you high hopes for Flint Street, or do you think the plans for the Police Station are a crime scene? Let the developer know on the link above, or leave your thoughts below – no registration required.

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