Liverpool 6 kp, nk, pk

OPPORTUN[C]ITY

LIVERPOOL

MArch 7004.3 Urban Design Analysis | Report Group 12: Krupal Patel Nikolaos Karagiannis Panagiotis Konikkos

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CONTENT PAGE

INTRODUCTION............................................................................................................ 4 SITE ANALYSIS............................................................................................................... 5 EXISTING CONDITIONS.............................................................................................. 7 DESIGN PRINCIPALS..................................................................................................... 8 CHANGES ON THE SITE............................................................................................. 11 MASTER PLAN.............................................................................................................. 12 SECTIONS....................................................................................................................... 14 ACTIVE FRONTAGES................................................................................................... 16 QUEEN’S DOCK WATERFRONT ................................................................................ 17 POLICY CONTEXT....................................................................................................... 19 SUSTAINABILITY.......................................................................................................... 19 COST PLAN.................................................................................................................... 19 DESIGN STRATEGY...................................................................................................... 19 APPENDIX...................................................................................................................... 19 POLICY CONTEXT....................................................................................................... 20 SUSTAINABILITY.......................................................................................................... 21 COST PLAN.................................................................................................................... 22 DESIGN STRATEGY...................................................................................................... 25 BIBLIOGRAPHY............................................................................................................ 26

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INTRODUCTION

Residential District

Baltic Triangle

Liverpool City Centre

The brief of this project is based around Liverpool City Council working with local developers who aim is to accelerate the socio- economic development within the Balti Triangle with the belief that it is an essential link between the southern residential district and the city’s centre. This project recognises the current development that has occurred in parts of the Baltic Triangle, especially along Jamaica Street; such projects as the Contemporary Urban Centre and the Camp and Furnace. This project takes influence from these contextual developments alongside the belief in “The Rise Of The Creative Class: And How It’s Transforming Work, Leisure, Community And Everyday Life”[1].

Presently, the area of concern (within the Baltic Triangle) consists of small commercial businesses and many unused warehouses that are connected by uninhabited and narrow streetscapes which do not have the same flow of life as the surrounding main streets.

Dockside

The aim is to establish theses underdeveloped sites and transform them into spaces that contribute to Liverpool’s renaissance in becoming a 21st century beacon of enterprise.

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SITE ANALYSIS Main Streets Surrounding the Site The first figure ground drawing demonstrates the site within its surrounding context. There is a clear contrast between the city’s centre (to the left of the diagram) and the southern residential district (towards the right) with regards to density. The Baltic Triangle area exists between the two with Parliament Street (leading into Chaloner Street (also known as The Strand)) and St James Street at its perimeter. Two streets that are particularly busy with vehicular traffic and can be described as ‘pass through’ routes. Jamaica Street (cutting through the Baltic Triangle) has also, within the last few years, developed into a main route. It is important to note that, the secondary routes that have been identified indicate the predicted direction of development from Jamaica Street.

MAIN STREET

SECONDARY STREET

Scale of Built Environment A study of building heights within the site and its surroundings indicated that there was a transition from the high density city centre towards the site of interest. The diagram shows that the existing built environment within the Baltic Triangle tended to be of medium to low scale compared to the city’s centre which was predominantly large scale buildings. The medium to low scale built forms within the Baltic Triangle allowed the area to be perceived at a human scale. It was important that this characteristic was preserved when developing the master plan. over 25m

6th-7th 4th-5th 2nd-3rd GF-1st

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Land Use

COMMERCIAL

As can be seen from the diagram, the Baltic Triangle area is comprised of industrial warehouses.

Several in use such as the Cain’s Brewery, others are partly used as motor repair garages and other remain in disuse. It is important to note that recent developments within the Baltic Triangle have been the creation of cultural places replacing old warehouses. The proposal of this project takes direct influence from this, with the belief that the area will benefit greatly from such developments with regards to socio-economic growth.

BUSINESSES

CULTURAL PLACES

INDUSTRIES

OLD WAREHOUSES

MIXED USE

GREEN SPACES

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EXISTING CONDITIONS The first impression, walking around the Baltic Triangle is the existence of warehouses. Most of them are abandon these days, but still they remind the old days of the area. These warehouses will play an important role to the development of the area as we tried to keep the existing character of the area.

This series of images shows the existing circulation around and in the Baltic Triangle. It is quite obvious that there are two types of street.

The first type is the one that has the most traffic , (first two images) and are around the Baltic Triangle and the second are these streets that have almost no traffic and are in the Baltic Triangle, (last three images) The last part of the photographic analysis shows the existing street conditions and some important views, like towards Nelson street and the Anglican Cathedral. They also shows small streets between buildings and the voids that created between them

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DESIGN PRINCIPALS

CURRENT DEVELOPMENT: JAMAICA STREET (KEY LINKING ROUTE TO THE CITY’S CENTRE PREDICTED DIRECTION OF DEVELOPMENT FROM JAMAICA STREET POTENTIAL AXIS CORRIDOR (LINKING INNER CITY WITH DOCKS) KEY NODAL POINT TO INSTIGATE ACTIVITY ALONG BOTH AXIS ROUTES POTENTIAL SECONDARY AXIS ROUTE FOR FURTHER DEVELOPMENT ALONG HORIZONTAL AXIS

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The Scenario

Aims

Liverpool City Council alongside local developers purchase a number of strategic sites in close proximity and require a strategy to maximise their potential. It is in the interest of Liverpool City Council to connect the Queen’s Dock area with the central parts of the Liverpool.

Bridgewater Street is an extension of Nelson Street which acts as a direct link from a well-established tourist area to the front end of Queen’s Dock.

The surrounds of Bridgewater Street hence become essential in making this connection.

The aim of this project is to develop a master plan ‘built around knowledge, creativity and innovation’ Liverpool Vision.

To develop the quality of the existing public realm by: 1.

2.

3.

Creating distinct and wel- coming spaces to encourage public usage and increase public flow.

Creating an environment which feels safe and pleasant to work and socialise.

Combining adaptable spaces with resourceful facilities which act as an incubator for economic development.

Further Design Considerations will be to encourage a bicycle culture by providing clear bicycle routes through the site; develop a network of green spaces which connect individual development zones and create vistas over Queen’s Dock as visual connections.

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Vision The vision is to create small to medium scale enterprising and productive, commercial communities based around a development strategy that encourages an open-source business model which provides a library of technological resources within the city. Ultimately creating a platform for individuals to learn and progress in enterprise.

BUILDINGS IN USE SITES FOR DEVELOPMENT BUILDINGS FOR DEMOLITION BUILDINGS FOR RENOVATION PROPOSED ROAD OPENINGS EXISTING BUS STOPS PROPOSED BUS STOPS MAIN CONNECTING STREET MAIN STREETS SECONDARY CONNECTION PROPOSED BICYCLES ROUTES MAIN VIEW

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CHANGES ON THE SITE Improvements on existing traffic conditions in the Baltic Triangle

Analytical schedule of demolitions and renovation in the Baltic Triangle area.

Based on the program, we decided as group to make some improvements on traffic conditions. First it is added two more bus stops inside the Baltic Triangle to improve public access by public transportation and to bring more people closer to the new developments. The light blue dots indicate the two new proposed bus stops.

The aim of our group as discussed at the early stages of the design process, was to keep the costs down as well as the existing fabric as much as possible, with renovation of existing abandoned buildings and warehouses in the area for new purposes. Also the demolitions were kept to the minimum, with only buildings that were blocking views or direct access to important parts of our proposal from important roots.

Demolitions of existing buildings: • Demolition of existing sun shelter at the car park alongside Blundell St. for the contemporary arts and crafts facility to take its place.

• Demolition of existing McDonald building on the corner of Chaloner St. and Blundell St. and KFC building on the corner of Bridgewater St. and Chaloner St. for the new gastronomy building to take its place.

• Demolition of Campanile Hotel on Chaloner St. (waterfront area) due to blocking view and public access to the proposed waterfront area. The new arts & crafts exhibition spaces and galleries will take its place. The design of the new building will keep the views and access open to the public.

Another improvement was the introduction of bicycle lanes. The idea behind that decision was the general lace of bicycle lanes around the area. The proposed bicycle lanes will increase the arrival of more people to the Baltic Triangle, general, and to the new developments. The light blue dashed line shows the proposed bicycle lanes.

The last improvement to the site about the traffic is some road openings that would increase the traffic flow in the area. These road openings are indicated in the map with the orange frame boxes.

Schedule for renovations: • Renovation of abandoned warehouse at the corner of Bridgewater St. and Jamaica St. The building is being renovated as a low cost residential block.

• Renovation of existing building as mixed use studio spaces on Flint St. • Renovation of abandoned building as the creative multimedia quarter on the corner of Flint St. and Parliament St. • Renovation of abandoned building to become part of the gastronomy quarter between Kitchen St. and Bridgewater st.

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MASTER PLAN

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Proposed Programme of uses and activities

CREATIVE MULTIMEDIA(right) Open Source Digital Media: Music Research Laboratories Recording Studio Facilities Filming Facilities Digital Fabrication Workshops (Mixed scale work spaces)

The programme is based around a Gastronomic intervention at the end of Bridgewater Street. It is predicted that people from around the city will be persuaded to visit the development area if a variety of eateries were to be introduced. This area becomes a metaphorical gateway to the front of the Queen’s Dock.

The front of Queen’s dock works together with the Gastronomic Gateway by proving a place of destination or an events space. The part of the site introduces Art, music and exhibition spaces which stretch along the waterside.

This leisure based programme is also injected with a commercial based plan (as outlined previously in the ‘Vision’). An Open Source Business Incubator will exist alongside facilities which provide opportunity for Creative Multimedia and Contemporary Design Crafts. The aim here is to provide a place for both the local community as well other creative from around the city to work and potentially embark on entrepreneurial enterprise. Low cost housing and shared work studios are also introduced to encourage a working community to develop.

GATEWAY Gastronomy: Restaurants Street Food Pavilions Designated Temporary Vendor

CONTEMPORARY DESIGN CRAFTS(left) Open Source Traditional Crafts: Ceramic and Glass Workshops Woodworking Workshops Metalwork

DESTINATION/ EVENT Leisure Hub: Small/medium Music, Film and Performance Spaces Themed Clubs/ Bars/Cafés

OPEN SOURCE BUSINESS INCUBATOR Business Start-up Workshops Rentable Work/ Meeting Spaces Low Cost Residential Park/ Playground Space

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SECTIONS SECTION AA

SECTION BB

SECTION CC

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SECTION DD

SECTION EE

Section AA demonstrates the Gastronomic Corridor that is to run through towards the Business Incubator. It outlines the strategy of wider street zones produced by inset store fronts and active frontage zones. It was thought that such an intervention would allow markets and food stalls to inhabit the pedestrian zones and populate the area with activity.

Section BB is an example of how store fronts along Bridgewater Street (Gastronomic gateway) would create active frontages to create an interaction between the street and the internal activity.

Section CC and Section DD exemplifies the human scale development that this project has adapted to preserve the existing characteristic of the site. They both show the elevation treatment of the Creative Multimedia buildings and their surroundings.

Section EE shows a view along Queens Dock, it illustrates the Destination/Events spaces that are to exist.

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C

B

D A

A

C

B E

D

E

ACTIVE FRONTAGES The 3D massing studies show the relationship between the existing fabric of the site and potential new development of the gastronomic gateway (pic. 4,5), creative multime-

dia (pic. 1,2) and contemporary design crafts which is to be introduced

1

2

to encourage public activity. The massing also considers the idea of introducing active frontages. Active frontages will work together with wide frontage zones.

The area of active frontages lies on Bridgewater street (pic. 4) including a number of boutique restaurants and cafĂŠs. Another place that lie active frontages is Simpson street (pic.

1,2) including an active corridor leading parallel to the street on the other site of the street.

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4

The proposed active frontages in the surrounding area have been introduced to encourage the opposite street fronts to open up to public activity and effectively rendering the present quite street as an active pedestrian route.

The street is seeming widen by inserting the ground flour, this will allow for weekend food/ gastronomic markets (pic. 4,5) to take place within the street.

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QUEEN’S DOCK WATERFRONT The Queen’s docks waterfront are site provides great views to the docks and the water as well as an opportunity of designing something unique for the benefit of the locals and the visitors.

The waterfront site is occupied by private sector including a casino, two hotels and a marine storage building.

The potential of the site could be turned into the public’s benefit rather just individuals, and also unused space with great potential was another important factor of choosing the waterfront site to be the leisure and performance area, including the proposed open source multimedia building, the art and exhibition building as well as restaurants, bars and cafés, and a waterway, giving people the opportunity of a unique walkway in the Queen’s dock area.

The waterway runs all the way through the dock creating different perspectives and views to the proposed site, the docks and the water, as well as an opportunity for the visitors to walk through art exhibition spaces and galleries and also live music venues, multimedia performance spaces including cinemas, and also leisure spaces like cafes, restaurants and bars.

Finally, part of this unique provided to the public, will be the small scale vertical urban farm which will provide the waterfront restaurants with fresh food and vegetables, and people will have the benefit of exploring how the food they eat in the area is treated and grown as well making sure that they consune the freshest possible food.

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APPENDIX

POLICY CONTEXT SUSTAINABILITY COST PLAN DESIGN STRATEGY

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POLICY CONTEXT

Our proposal strongly works towards achieving the part of Governments Planning Policy which titles Building a strong, competitive economy.

With reference to the UK National Planning Framework – currently the government is, “committed to securing economic growth in order to create jobs and prosperity” [1]. Our proposal aims to develop a strategy for the site which, “positively and pro-actively encourages sustainable economic growth” [2] through the use of an open source based business model.

The proposal also facilitates flexible working practices through the integration of residential and commercial uses within the same unit; an example of this is the idea of inclusive residential units within the Bridgewater Restaurant spaces.

The government also encourages that future designs “plan positively for the location, promotion and expansion of clusters or networks of knowledge driven, creative or high technology industries” [3]. The proposal, through our integrating programme aims to fulfil this. An example of this can be seen in the way the Creative Multimedia facilities are connected to both the Contemporary Design Crafts as well as the events spaces along the Queen’s Dock area. The facilities are laid out in close proximity as, their location is crucial in the promotion of this connection.

The government also encourage that future design ensures the vitality of town centres, with regards to this, our site analysis shows how our proposal set out to connect Liverpool City Centre with the southern residential districts through the development of our chosen site.

Notes:

1. Communities and Local Government, National Planning Policy Framework, March 2012, p.6.

2. ibid.

3. ibid, p.7.

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SUSTAINABILITY

Analysis of the Baltic triangle has shown that crimes and footfall were increasing recent years in the area and the safety, public realm, and pedestrian movement were some of the first aspects to consider.

The most important routes in our proposal, including Bridgewater Street an Wapping, have been subject to major improvements of public realm and quality of the streets, with improvements of pavements, addition of bicycle lanes and also green lanes, as well as a subway for pedestrian crossing connecting the end of Bridgewater St. with the waterfront area.

Also, reduction of CO2 emissions on the main pedestrian route (Bridgewater St.) will take place with the closure of the street only for pedestrians during the weekends.

Further, the lack of green spaces in the Baltic area was another important factor to consideration, with addition of green spaces in every proposed site to improve air quality in the area and also add to the leisure and quality of the proposed sites, along with the green space/park opposite the new residential block at the entrance of Bridgewater Street.

Additionally, to get the most out of the site, the roof of the residential block will be used as a private urban farm for the residents as well as a vertical urban farm which will provide the local markets with the freshest fruit and vegetables. Also green roofs are proposed on the new waterfront buildings which will blend the water with the green quality spaces.

Furthermore, part of our sustainability strategy was to reduce demolitions as much as possible and renovate more abandoned buildings, along with the consideration of the cost of building materials as well the use of recycled and recyclable materials such as steel structure frames and glass.

North glass faรงades will be added where possible to maximise natural light within the spaces and reduction of artificial light use along with south facing shading devices such as light shelves that will keep the temperatures within the building stable as well as adding to the natural light by indirect sunlight.

Sound and heat ventilations will be included within the faรงades of the proposed designs to minimise heat loss as well as reducing the noise within the buildings especially in designs close to Wapping and the waterfront.

Also, Cross ventilation within the design of all buildings will be considered to minimise the use of artificial ventilation systems as well as increasing fresh air flow through the proposed spaces and add to the air quality within the buildings.

Finally, renewable energy such as photovoltaic panels was a major part to consideration, giving residents the opportunity to reduce their bills and also by adding to the quality and the sustainability of the developing site.

Rainwater collection and recycling is another important part of the strategy in every new proposed design, including rainwater collection systems, grey water recycling systems, as well as reduce of water waste by eco-friendly plumbing systems, later in the development.

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COST PLAN

Development Construction Costs Type

Office Shops Residential Café/Bar/Restaurant Workshop/Exhibition Pavement Car Park Green Space Water Way

Area m2 gross @

Cost per m2

Total Cost

4,943m2 2,456m2 14,736m2 11,571m2 30,768m2 5,706m2 2,771m2 3,648m2 5,208m2

£750 £450 £580 £450 £750 £1700 £50 £650 £2500

£3,707,250 £1,105,200 £8,546,880 £5,206,950 £23,076,000 £9,700,200 £138,550 £2,371,200 £13,020,000

Total Construction Costs

£66,872,230

Additional Costs Contingencies @ 3% Letting & sales Fees @ 15% of Income Advertising & Marketing Say Short term finance @ say 10% per Annum for 4 years

£2,006,166 £1,537,380 £100,000 £6,687,230

Total Development Cost

£86,565,118 22

Rent Properties Value of Proposal Income Type Office Shops Residential Café/Bar/Restaurant Workshop/Exhibition Car Park

Area m2

Income

4,943m2 loss 10% (494) 4,449m2 @ £200/m2 2,456m2 loss 10% (245) 2,211m2 @ £150/m2 14,736m2 loss 10% (1,473) 13,263m2 @ £200/m2 11,571m2 loss 10% (1,157) 10,414m2 @ £200/m2 30,768m2 loss 10% (3,076) 27,692m2 @ £150/m2 2,771m2 @ £50m2

£889,800 £331,650 £2,652,600 £2,082,800 £4,153,800 £138,550

Total Income

£10,249,200

Yield at say 7% of Construction Cost

£14.2857

Total Capital Value

£143,297,200

Return for risk and profit say @ 15% of Capital Value

£21,494,580

Expected total cost of development

£108,059,698

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Demolition Costs Type Restaurant Hotel

Area m2

Cost per 1000m2

Total Cost

2,060m 32,000m2

£30m £30m2

£61,800 £960,000

2

2

Total Demolition Cost: Return for risk and profit say @ 15% of Capital Value Expected total cost of development

£1,021,000 £21,494,580 £108,059,698

Total Cost of Demolition & Development

£30,575,278

Total Land Value Total Capital Value – Total Cost of Development £130,575,278 – £143,297,200 = £-12,721,922 – 2.5% = £ 12,721,922 - £ 318,048 Total Land Value: £ -12,403,874

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DESIGN STRATEGY Our design approach is based round a current emerging idea of community based urban design known as open source cities. Our masterplan, thorough the programme, encourages the notion of providing open source facilities for creative communities in Liverpool to be able to thrive. However, it is hoped that this would develop into a larger strategy in the future which suggests that the community can become a collective source of knowledge, an emerging idea that is becoming known as ‘crowd sourcing cities’. The City 2.0 Project exemplifies such an idea: “‘The City 2.0 is the city of the future … a future in which more than 10 billion people on planet Earth must somehow live sustainably, together. The City 2.0 is not a sterile utopian dream, but a real-world upgrade tapping into humanity’s collective wisdom. The City 2.0 promotes innovation, education, culture and economic opportunity..’”[1]. It can be argued that this apparently new idea is simply an evolved form of historic precedents which gave the community more control over their environment, especially during the years when Margaret Thatcher removed the metaphorical ‘iron hand of bureaucracy’ and allowed the community to be more involved in the design of housing.

The aim of this project is to develop a master plan ‘built around knowledge, creativity and innovation’ Liverpool Vision.

To develop the quality of the existing public realm by creating distinct and welcoming spaces to encourage public usage and increase public flow. Creating an environment which feels safe and pleasant to work and socialise. Combining adaptable spaces with resourceful facilities which act as an incubator for economic development.

Further Design Considerations will be to encourage a bicycle culture by providing clear bicycle routes through the site; develop a network of green spaces which connect individual development zones and create vistas over Queen’s Dock as visual connections.

Notes:

1. http://opensourcecities.tumblr.com/ 25

The vision is to create small to medium scale enterprising and productive, commercial communities based around a development strategy that encourages an open-source business model which provides a library of technological resources within the city. Ultimately creating a platform for individuals to learn and progress in enterprise.

BIBLIOGRAPHY

Farrelly, Lorraine, Drawing for Urban Design, Portfolio Skills Architecture, London 2011.

Hall, Peter, The Cities of Tomorrow, Chapter 8, The City of Sweet Equity.

Florida, Richard, The Rise of the Creative Class, Basic Books, New York 2002.

Planing Advice Note Master Planning, The Scottish government, 2008.

Baltic Manifesto, Liverpool Baltic Triangle, 2012.

Strategic Investment Framework, Liverpool City Centre, 2012.

Communities and Local Government, National Planning Policy Framework, March 2012. http://opensourcecities.tumblr.com/

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