Devon town's 'cultural jewel' plan under threat

Plans to save Newton Abbot’s Alexandra Theatre and transform it into a “cultural jewel” have been thrown into doubt after planners recommended refusing the scheme. The Alexandra Theatre Newton Abbot Charitable Community Benefit Society had put forward grand plans to revitalise the cinema and theatre and make it a new live entertainment venue.

The Society’s proposal includes a new entrance atrium providing a link to the market hall, bar, café and ticket office. It also shows the possibility for a first-floor eatery and food hall within the market hall. Up to 265 seats would be available, reduced to 240 for larger dance performances, orchestras and other community uses.

The plans would restore a single theatre/auditorium space within the existing two-screen cinema/theatre in the heart of the town, and build an atrium-style extension to the southern side of the building for use as a bar/café. 122 letters were received in support, with only two objections.

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From an initial scheme, the plans were modified to retain the existing structure with an upstairs auditorium in which films can be shown throughout the year – and a separate main auditorium below in which both films and live performances can be staged. The plans could become a reality only if Scott Cinemas - who decided against moving into the planned four-screen cinema - pull out of the Alex.

The Alex would be able to show new release, live stream and art house films while also hosting a range of live performances including theatre, pantomime, concerts, stand-up comedy, tribute bands and many others. But Teignbridge District Council planning officers have recommended refusal when the scheme goes before councillors next Tuesday.

They say in the report that the proposed atrium-style southern extension constitutes less than substantial harm to the significance of the grade II listed Alexandra Theatre as a result of its large bulk and form, which would unbalance the symmetry of the building and be overwhelming to the existing relatively modest structure. The report adds that as there is no clear case for the extension’s need, nor evidence that alternative provision could not be pursued elsewhere, the scheme is recommended for refusal on heritage grounds.

The report says: “Officers recognise and support the applicant’s intention to provide a restored single Theatre which could offer wider cultural and visitor benefits for the town, as well as offering heritage benefit through the loss of the upper-level 1990s cinema screen. Officers support the applicant’s aim to provide a commercially-viable facility which would support itself through cross-subsidisation via additional floorspace in the southern extension.

“Officers also appreciate the likely significant cost and time commitment involved in putting together these planning and listed building consent applications, which have brought fresh-thinking to the wider town centre regeneration proposals

“But the reason the application is recommended for refusal is not because officers do not agree with the broad intention and ambition of the proposal, but because the specific detail of the proposal fails to address planning policy adequately. To justify harm arising from the southern extension, which will overwhelm the existing listed building in architectural terms, the decision maker needs a clear and convincing justification of the public benefits.

“Yet the applicant provides no evidence that the southern extension is in fact necessary to the commercial viability or deliverability of the theatre restoration project, particularly in light of the land owner’s wider holding in the town centre, and ownership of the adjoining part of the building (the Market Hall), the financial argument for the southern extension is not there. It seems feasible to officers that the internal theatre restoration works could take place without the southern extension. If that is the case, the application taken as a whole cannot be recommended for approval.”

Responding to the recommendation, John Pike, from the Alexandra Theatre Newton Abbot CBS, said the verdict is disputed and conflicts with that of the Theatres Trust, the national body that is the statutory consultee on planning applications for listed theatres, which considers that the atrium would cause “less than substantial harm” and is justified because it ensures that the building can have a viable future as a theatre.

Mr Pike added: “The planning application is being made by the Alexandra Theatre Community Benefit Society. It is a type of co-operative and wants the Alex to be a ‘community theatre’. All local people would have the opportunity to become involved in it, both as volunteers and also by making a financial contribution – however big or small – for ‘community shares’ and becoming ‘members’ enabling them to influence how the venue is run.

“The plans for the Alex would help to fulfil an exciting vision for the ‘Market Quarter’ of the town. This extends into the Market Square, which would be revitalised and linked to Market Street and the Library by a wide passageway.”

Teignbridge District Council’s planning committee meets next Tuesday to determine the fate of the application. The scheme, as well as a linked listed building condition application, are both recommended to be refused.