Transcript Craig O`Brien, Head of Planning, Savills

City Centre Regeneration in the South West
Craig O’Brien, Head of Bristol Planning
Savills
10 November 2016
savills.com
Urban Regeneration
 Why:
 Sustainable
 Economic
 Social
 Environmental
Urban Regeneration
 How:
 Assess need /the
opportunity
 Plan / Strategy
 Fund / prime
 Land assembly / CPO
 Deliver
More locally: Bristol’s strategy
 Post-war planning after WW2 bombing
resulted in a fragmented city centre
 1970/80s: post-industrial decline, but not as
extreme as Northern cities due to the influx of
financial services from London in the 1980s
 1989: Formation of the Bristol Initiative (now
part of Business West) which helped to bridge
the divide between the public and private
sector
 1990s: New sources of public investment:
National Lottery and the Millennium
Commission
 1997: Bristol Local Plan and the City Centre
Strategy (SPD) was published
 3 key regeneration projects
Temple Quay
 Office-led development
 Primarily professional service industries
 Former Urban Development Corporation
(UDC) site
 Taken over by the South West RDA who
brought the site forward with Castlemore
Securities
 The figures:
 7.4 ha
 61,000 m2 office space
 495 units
 7,000 m2 retail and leisure facilities
Harbourside
 Mixed use: office, residential, leisure and cultural
 Aim to create a new hub for the arts, leisure, tourism and
creative industries
 Flagship projects
 @Bristol
 IMAX (now an aquarium)
 M-Shed
 SS Great Britain
 Key tenants
 Aardman Animations
 Lloyds Bank
 Watershed Media Centre
 Arnolfini
 The figures
 27 ha
 1,400 units
 70,000 m2 office space
 80,000 m2 leisure and cultural space
Broadmead
 Retail and leisure led regeneration
 High-end retail propelling Bristol up the
retail rankings
 BCC looked at expansion options
 The figures:
 15 ha
 92,000 m2 retail and leisure space
 300 Residential
 13 screen cinema
 2,600 space car park
Bristol – Cabot Circus
Delivery Timescale
 Development Plan 1997
 City Centre Strategy 1998 + updates
 Broadmead Expansion Strategy 2001
 Developer Competition 2001
 Scheme Options Consultation 2002
 Outline and Detailed Applications 2002 / 3
 Reserved Matters 2005 - 2006
 CPO 2003 - 2005
 Construction 2006
 Completion 2008
 Opened September 2008
Cabot Circus:
Issues
 Retail need: City Centre v Cribbs
 Deliver Regeneration / Integration
 Consultation: Adjoining communities
 Quality Design (CABE)
 Scheduled and Listed buildings (EH)
 Call – in / CPO / RCO
 Highways (HA/BCC) – new road / capacity
 Environmental Impact
 Frome / Flood Risk (EA)
 S106 / affordable housing
Cabot Circus:
Process
 Consultation
 Outline pl application
 Detailed at Quakers
 Masterplan / parameters
 Detailed road
 EIA / RIA
 LB / SM consent
 CPO / RCO
 S106
 Referred to SoS
Consultation
Public
Consultation
Design
Ongoing
Planning Implementation
mgmt
Local community, business and planning authority
Investors, Shoppers, Non-government organisations
and interest groups
Local, national and international retailers, leisure
operators
National planning bodies
Complex and involved process
Flexible Masterplan Approach,
Mix of Uses and Architects
Reserved Matters
18 March 2013
Design:
Architectural Diversity
 Individual Buildings
 7 Different Architects
 CABE
 Destination
The Roof / Public Art
Placemaking
 Connectivity
 Civic Squares
 Internal to External
Design:
Integration with historic environment
 Grade 1 Listed (LB Consent)
 Scheduled Monument (SM Consent)
 Graveyard
Mixed Use:
Complimentary Uses
 Offices
 Hotel
 Student Accommodation
 Affordable Housing
 Car Parking
End of 2006 Programme
End of 2007 Programme
Cabot Circus Impact
 Over 3500 new jobs were created.
 Significant retail and leisure expansion
 60% of these jobs were held by people who lived
within 5km of the site
 On opening: Cabot Circus attracted over
120,000 customers. In 2015, visitor numbers are
still far higher than in Broadmead before 2008.
 Visitor numbers grew year on year from 20082011 at the height of the recession.
 Cabot Circus now has an average annual footfall
of 18m.
Cabot Circus Conclusions
 10 year process
 Need base line Local Plan / SPD support
 Flexibility is key (due to timescale)
 Minimise Risk of Call – in / JR
 Consultation / community support is essential
 Integrate with historic environment and rest of
city
 Maximise community benefits and deliver quality
 Managing cash flow is a key risk
Bristol CC current strategy
 More detailed but headline points:
 Temple Quarter (EZ): Resi / Business / Cultural
(Arena)
 Transport: Metro Bus and Temple Meads (NR
electrification)
 Priority for Housing (2000 per annum) Set in
JSP
 Tall buildings / density – new SPD
Castle Park View, Bristol
Site: Former Bristol Ambulance Site,
Castle Park View, Bristol
Client: Bouygues Development Ltd
Hereford Livestock Market: Case Study
 Mixed use retail-led regeneration proposal for the
Livestock Market in Hereford.
 Wide ranging engagement process involving liaison with
Herefordshire Council Planning Officers and Committee
members, Hereford Futures, MADE, stakeholder
consultation and a public consultation event.
 Co-ordination and submission of the Outline and
Reserved Matters applications, as well as input to the
Environmental Impact Assessment.
 Applications were also made for partial demolition and
alterations to the listed Old Market Inn and Scheduled
Monument Consent for work within close proximity to
Hereford City Wall.
 Outline planning permission was granted in March 2011
with subsequent Reserved Matters permission granted in
October 2011.
Exeter Stagecoach, Exeter
 Exeter Stagecoach Bus Depot
relocating to Marsh Barton Trading
Estate
 Policy support for student
accommodation in the city centre
(Policy CP5)
 Grecian Quarter SPD
 Detailed planning application
submitted in March 2016
 578 student bedrooms, (sui generis),
along with 1,900 sq m of ground floor
retail / leisure and supporting
landscaping and public realm .
Exeter Stagecoach, Exeter
Planning Process – Exeter Stagecoach, Exeter
 Pre-Application Meetings throughout
2015
 Public Consultation in December 2015
 Design Review Panel – November
2015
 Application submitted in March 2016
 Application approved at planning
committee October 2016
Kings Quarter, Gloucester: Issues
 Development Plan Status
 Retail Need: DPDS Study
 Heritage : Cons Area / LB setting and SM – EH
 Consultation
 Highways / Bus Station – HA
 Flood Risk
 Design / Views – EH / CABE
 S106
 CPO / RCO
Kings Quarter, Gloucester:
Key Planning Issues / Risks
 Development Plan
 Status / Timing
 SEA
 Alternatives
 Form of development
 Scheduled Monument: EH
 Extent Unknown
 Archaeological Investigation: Consent required
 Preservation
 Highways / A430 / Bus Station - HA: TR110
 Flood Risk: EA
 CPO / RCO / Call – in / JR
Savills Planning
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in the UK
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 Local Expertise in Commercial
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Contact: Craig O’Brien
E-mail: [email protected]