The exploration of culturally driven strategies of waterfront regeneration that could help to further develop post industrialised cities. Author: Gabriel Southren-Burns 150125020 Supervisor: Dr Bobby Nisha Word Count: 9886 TRP6424 Design Dissertation September, 2016 Submitted in partial fulďŹ lment of MA Urban Design & Planning
ABSTRACT Culturally driven strategies of regeneration have become extremely common when trying to revitalise post-industrial cities, especially waterfronts with great examples seen in the prominent waterfront cities of Glasgow Liverpool and Gateshead. Through research it has been found that many of these strategies have lost sight of who they are regenerating the city for, often getting caught up in giant profit led developments forgetting about the needs and identity of the local population. This often led to the developments becoming disconnected from the people it was meant to symbolise. The purpose of this dissertation, using Newcastle’s Quayside as an example, is to explore the various methods in which culture based regeneration can be used to further regenerate post-industrial areas whilst at the same time building and maintaining a strong sense of place and the enhancement of the local identity, historical in particular. When exploring the topic, both primary and secondary research methods were undertaken to examine ways to solve the issue, from this four strategies were developed. These were: Mixed Use Developments, Cultural Enhancement, Re-use of Historic Architecture and Public Realm and Legibility. When tested against each other, Strategies 1 and 2 were highlighted as the main landmark developments, both being responsible for much of the footfall to the area. Elements of strategies 3 and 4 however were also incorporated to aid in the regeneration both increasing legibility and building on Strategy 2. These were then combined into the final masterplan. Through this the dissertation demonstrates that culture based developments can at the same time be cost effective, profit making and community empowering.
LIST OF FIGURES 4.4 - Similarities between case studies
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5.0 - Site location within city centre 5.1 - Grain map 5.2 - Figure-ground map 5.3 - Grid map 5.4 - Site specific map 5.6 - Massing of the Quayside 5.13 - Historic maps illustrating changes in urban form 5.14 - Tyne Gorge cross sections 5.22 - Ouseburn Valley cross sections 5.35 - Heritage map 5.37 - Site specific land use maps 5.38 - Wider land use map 5.42 - Wider context road hierarchy 5.43 - Traffic entrances and flow into the research site 5.44 - Legibility map 5.48 - Map highlighting all major landmarks on the Quayside 5.49 - Pedestrian flow, density and permeability 5.50 - Current services 5.56 - Types of activities by the Millennium Bridge 5.57 - Types of activities by Malmo Quay 5.58 - Site Interviews 5.59 - SWOT Strengths and Opportunities 5.60 - SWOT Weaknesses and Threats
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6.1 - Summary of inference gained from various research methods 6.2 - Current section of Lower Steenberg’s Yard 6.4 - Proposed scale of Steenberg’s Yard Development 6.7 - Current section of Malmo Quay 6.9 - Malmo Quay with the addition of the Boxpark 6.12 - Hadrian’s Arches in context with Malmo Quay 6.18 - Hadrian’s Wall path leading to the research site 6.20 - Proposed legibility of the research site 6.23 - Design testing 6.24 - Planned layout for the final masterplan 6.25 - Legibility of the final masterplan 6.26 - Sections of Steenberg’s Yard Development 6.27 - Close up of Malmo Quay Boxpark 6.28 - Types of activities in Malmo Quay Boxpark 6.29 - Sections of proposed Hadrian’s Wall path and Malmo Quay Boxpark
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ACKNOWLEDGEMENTS First of all I would like to thank the entire department of Urban Studies and Planning for giving me the opportunity to study at the University of Sheffield. It has without a doubt been the best educational experience of my life. The course has allowed me to study a range of interesting topics that have helped shaped my future goals and ambitions. I would also like to wish well all of my class mates who have played a vital part in making the experience what it was, I hope to stay in touch with many. In terms of staff, I would especially like to thank my supervisor Bobby Nisha for her advice and support throughout the process of my dissertation. In the beginning I was struggling to come to terms with the idea of a methodology, without her guidance who knows what I would have written. I would like to give a special mention to the Ouseburn Trust, Colour Urban Design Ltd and Newcastle City Council for the resources provided and the fantastic information conveyed. Also, thanks to all the participants that I interviewed along the way, without their inside knowledge it wouldn’t of been able to reach the conclusions I have. Last but not least it’s not possible to finish this without mentioning my parents, who have supported me not just through the dissertation but throughout the entire year.
TABLE OF CONTENTS 1. INTRODUCTION
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2. METHODOLOGY
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3. LITERATURE REVIEW
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4. CASE STUDY RESEARCH
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Research Background Research Rationale Research Aims and Objectives
Cross Case Analysis Case Study Conclusions
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5. SITE ANALYSIS
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6. STRATEGY PROPOSITION
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Strategy Development Strategies Design Testing Final Masterplan
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7. CONCLUSION & IMPLICATIONS
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8. BIBLIOGRAPHY
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9. APPENDIX
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1. INTRODUCTION
1.0 INTRODUCTION
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1. INTRODUCTION
1.0 RESEARCH PROPOSAL 1.01 Background
1.03 Research aim
Changes within urban areas are at the mercy of political and economic factors that are constantly shaping the outcomes of what they can achieve. Consequently urban designers and planners have to respond to these changes in a positive and effective manner.
The primary aim of this research is to explore culturally driven strategies of waterfront regeneration that can further develop post industrialised cities whilst preserving and enhancing local heritage and strengthening existing communities. This will use the Newcastle waterfront as a case study to show how it can become more integrated and accessible to the rest of the city.
In the latter part of the twentieth century the forces of industrial decline had profound negative effects on many waterfront industrial cities in the UK. In Glasgow and Newcastle, much of the urban waterfront became derelict with shipbuilding factories and trading complexes that once dominated the landscape a depressing site to see. With the departure of industry, many cities were faced with unemployment, economic stagnation and growing social problems. In recent decades many local authorities have set up regeneration frameworks to revitalise the economic prosperity and social wellbeing of their cities. Some have already had a positive impact and through this new found prosperity, city centres and waterfront areas are now expanding beyond their original boundaries into the fringe areas. The expansion into city fringe areas by culture led projects has been one of the main strategies of regeneration in the last 20-30 years. This is built on the premise of creating distinctive cities that are attractive and inviting for the investment needed to secure their economic future. Glasgow’s Cultural Strategy for example emphasises the importance of enhancing infrastructure and events programming to enable it to compete globally, giving it the long term goal of supporting and developing culture. Despite Glasgow’s shipbuilding identity disappearing, many culture led regeneration projects have deliberately attempted to preserve its heritage through art installations and architectural styles.
1.04 Research objectives • Review current and past regeneration strategies employed by the UK government policies and practice. • Study existing projects for insight on how to regenerate city waterfronts and riversides • Liaise with tourists, locals and professionals to discover unrealised market opportunities. • Evaluate the chosen site in terms of its strengths, weaknesses, threats and opportunities for future development, integration and connectivity with the rest of the city. • Come up with proposals in order to test their feasibility within the surrounding context. With strengths and weaknesses identified, make preparations for the final masterplan. • The findings from testing will be incorporated into the final masterplan.
1.02 Rationale Extending Newcastle’s Quayside and the further development of the Ouseburn Valley will be the main focus of this design dissertation when exploring the strategies that can be put in place to achieve positive development. Despite there already being successful regeneration schemes along the Quayside much of it still remains derelict, underdeveloped and hard to access. Given Newcastle’s rich industrial and cultural heritage there is great potential for further development to utilise the area and connect it to the rest of the city.
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2. METHODOLOGY
2.0 METHODOLOGY
3
2. METHODOLOGY
2.1 METHODOLOGY
Figure 2.1 - A scale of personal involvement by researcher depending in the research method used (McNeill and Chapman, 2005 pg. 23)
The study will involve mainly qualitative methods however some quantitative methods will be used e.g. using the form of “words rather than numbers” (McNeill and Chapman, 2005 pg. 20). At first glance much of the research can be viewed from an interpretivist stand point as the author creates their own social reality while undertaking the methods discussed, e.g. interacting with local people (figure 2.1). However, a large proportion of the research took an ontological approach so as not to disturb the reality being studied, leading to more accurate data. Research methods undertaken include:
Literature review
As primary research alone cannot answer the research question posed by this dissertation, a literature review was also undertaken. This allows the topic to be narrowed down, giving it a practical aspect (Hart, 2008 cited in UK Essays, no date). This particular review covered: • Opinions and definitions surrounding the role of culture in regeneration. • The UKs national and Newcastle’s local policies and guidelines in urban and cultural regeneration. • Existing research on waterfront and other forms of relevant regeneration. • Theories and methods that help underpin the various approaches to site analysis and urban design.
Case study
In broad terms a case study is an in depth analysis of a particular subject. Whilst not answering the research question completely, they can give some indications and allow for further elaboration. For this dissertation, two types of case study analysis were used, an ontological approach i.e. observing what has been done through secondary research, and an epistemological approach through primary research. Case studies are taken from Glasgow, Liverpool and Gateshead, where substantial waterfront regeneration, both cultural and physical, has taken place in the wake of industrial decline. Undertaking case study research allows the author to gain a deeper understanding of the research question, drawing on their successes and failures.
Observation (Participant Observation, Activity Mapping, pedestrian counting and tracking) First person observations set the foundation method in the process of gaining a realistic understanding of the research site by fully immersing the author into the research site and surroundings.
1. Focused on photographing the area to help better understand the grain, topography and spatial awareness. 2. Based on Jan Gehl’s “Three types of outdoor activities”, this allowed the study of the daily interaction between people and the physical environment. Two activity maps of completely different character were created at different locations, allowing a complete picture of the area to be built up. 3. This helped examine the flows into the site, identifying the most popular entrances. This ultimately helped to recognise the types of new developments that would be successful.
Interview
Interviews have been used as a part of the site analysis in order to the challenges facing the Quayside and the opportunities that exist. For this dissertation, two types of interview were used, semi-structured and unstructured. Semi-structured interviews included talking with planners and urban designers from local council and private firms using a series of open and closed questions. These gathered detailed information from the site area including policy documents and information on future developments. Unstructured interviews with local pedestrians and shop owners. Interpretivist sociologists argue that this type of interview can acquire more in depth information (McNeill and Chapman, 2005). This is mainly because the people interviewed are more likely to be directly affected by the proposed developments.
Three methods of observation were undertaken by the author: 1. Participant observation 2. Activity mapping 3. Pedestrian counting
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3. LITERATURE REVIEW
3.0 LITERATURE REVIEW
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3. LITERATURE REVIEW
3.1 LITERATURE REVIEW Definitions of regeneration - cultural regeneration/culture led.
UK Urban Regeneration policy and agenda
“My own blunt evaluation of regeneration programmes that don’t have a culture component is they won’t work. Communities have to be energised, they have to be given some hope, they have to have the creative spirit released” (Robert Hughes, Chief Executive of Kirklees Council, 1998 cited in Evans and Shaw, 2004).
With the decline of industrialisation, urban regeneration policy and strategy have become the primary focus of local and national UK governments as a way of revitalising stagnant economies and solving the problems of unemployment and deprivation.
The definition of the term “culture” has been a dilemma for the social sciences due to its ambiguity. Theorist Robert Bocock viewed culture as a phenomenon that occurs and evolves over a period of time e.g. “the cultivation of the land, of the mind, to social development, to the meanings, values and ways of life and practices which produce meaning” (Bocock 1992, cited in Miles and Paddison, 2005 p.834), and these in turn would merged together to create an identity. When applying “culture” to the process of regeneration, the Centre for Local Economic Strategies defined it as “An-arts based practice that is grounded in creativity and which seeks to inspire individuals or question current ways of doing things” (Northall, 2010 pg.4). For the purpose of this dissertation, the latter interpretation will be used when referring to culture. Evans and Shaw identified three models in which cultural activity is incorporated into the regeneration process (Evans and Shaw, 2004). These are: Culture-led Regeneration - Cultural activity is seen as the catalyst and engine of regeneration, most likely in the form of a flagship development with a high public profile for public or business uses. Example: The Baltic Art gallery and The Sage in Gateshead. Cultural Regeneration - Cultural activity is fully integrated into an area strategy alongside other activities in the social, environmental and economic sphere. Example: The area including and surrounding Sheffield’s Winter Garden (Lyceum Theatre, Peace Gardens, Millennium Gallery etc.). Culture and Regeneration - Cultural activity usually occurs after the development is complete as it is not fully integrated at the strategic development or master planning stage. The cultural activity that takes place is often small scale e.g. a public art programme for a business park.
In the 1980’s government-sponsored Enterprise Zones, Urban Development Corporations and Garden Festivals all sought to create uses for derelict city centre sites, each incorporating some degree of leisure or entertainment function (Tallon, 2013). A Cultural element was added In the late 1990’s and included art galleries, museums and theatres. New Labour’s electoral victory in 1997 gave birth to substantial change within UK urban policy. One change they introduced was the Urban Task Force, which in 1999 released a report “Towards an Urban Renaissance”, chaired by architect Richard Rogers. The purpose of which was to explore ways in which to build more housing on the UK’s brownfield land. The report stressed the importance of high-quality design, high density and vibrant cultural identity and put the creation of sustainable communities at the heart of urban policy. However the report was criticised for missing a prime opportunity for urban reform as instead of providing a case on which the UK government could found its future policy making and implementation, it opted instead for advocacy persuasion (Cooper, 2000). By the end of the Labour government, many regeneration policies and strategies had or were coming to an end. This was highlighted by the scrapping of the Single Regeneration Budget in 2007, introduced by the Conservatives in 1994, as a result of the global financial crisis. In 2010, the new coalition government plans to reduce the structural deficit by the end of the parliament lead to harsh austerity measures which greatly affected regeneration policy. These measures viewed regeneration spending as expendable (Tallon, 2013). It can be argued that the coalition government had no urban policy whatsoever apart from economic developments and competitiveness policies. The Social Exclusion Task Force was abolished in 2010 along with other social based policies, leaving communities out of the regeneration process encouraged by the previous Labour government. As a result, many people saw this as a return to the Thatcherite policies in the 1980’s.
Throughout this dissertation all three regeneration strategies will be explored. However, for convenience sake, they will all together be referred to as “culture based”. Yudice, 2003 (cited in Miles and Paddison, 2005) stated that the role of culture in the process of urban regeneration has become significantly important in modern times as a tool for resolving political as well as socio-economic problems in the urban context. In support of this Richard Florida sees cultural regeneration as an investment tool whereby regional economic growth is driven by the location choices of creative people who prefer to set up business in places that are diverse, tolerant and open to new ideas (Florida, 2002, p.223 cited in Miles, 2004).
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3. LITERATURE REVIEW
Waterfront Regeneration
Quality of Space – Urban Design
The regeneration of waterfronts in post-industrial cities is so common that it has almost become a cliché of regeneration that “where men once sweated in docks and shipyards, we now have middle-class professionals sipping cappuccinos in pavement cafes and living in converted loft apartments” (Jones and Evans, 2008 pg. 118). Then Deputy Prime Minister John Prescott in 2004 labelled this as a “quiet revolution” where once engine rooms of the industrial revolution were learning new ways to create wealth in a global economy where “brain had replaced brawn” (DCMS, 2004, p.12 cited in Miles, 2004).
In order for an area to be successful it is often recognised that an integrated design needs to be adopted, combining important buildings and spaces, public art and a mix of different uses to create a well-used area (figure 3.1). Journalist Jane Jacobs was a great advocate of this in her novel “The Death and Life of Great American Cities”. In the chapter “The need for mixed primary uses” she quotes;
The pioneers of waterfront regeneration in the UK are usually the result of national government intervention than private developers, the most notable examples being London’s Canary Wharf and Liverpool’s Albert Dock.
“The district, and indeed as many of its internal parts as possible, must serve more than one primary function . . . These must insure the presence of people who go outdoors on different schedules and are in the place for different purposes” (1961 p.152)
One concern of waterfront regeneration is gentrification “a process where affluent groups displace lower income residents, which results in a gain for landlords and a problem for tenants” (Tallon, 2013, p.210). This phenomenon is seen as positive or negative depending on the situation and context. For example, the regeneration of the London Docklands under the Conservatives, despite transforming the area into a world hub for financial services, it did little to integrate the surrounding areas. Instead it turned the surroundings into areas “where acute poverty in crumbling social housing sat side by side with the extremes of wealth generated by the new financial district” (Jones and Evans, 2008 pg.121).
Place Making and Community Empowerment (Newcastle specific) Over the last 15 years there has been a radical re-think about the role that environment and culture play in people’s lives. It is now widely accepted that design quality and heritage are key elements when it comes to place making and the creation of sustainable communities. Theorists such as Jones and Evans (2008) and Middleton and Freestone (2008) have noted that culture-based regeneration projects which ignore the historic identity of the chosen area in the process are ultimately failures as they fail to win over support of local inhabitants, instead causing hostility and resentment. A study of cultural regeneration in Newcastle and Gateshead by Middleton and Freestone (2008) found that despite at first being popular with local residents, many were starting to feel disconnected from the developments as they failed to represent who they were. In response to this, many local authorities have listed place making and community empowerment highly in their Core Strategies. For example, The Ouseburn Regeneration Strategy 2012-2020 (Chapter 9) emphasises this as it strives to strengthen the existing community’s position by including them directly in the regeneration process. The strategy is assisted by the Ouseburn Trust and non-profit, voluntary organisation “Ouseburn Futures” whose aim is to oversee the implementation of the strategy, foster community spirit and ensure that investment, regeneration and development in the area is continued.
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Figure 3.1 - Different designs needs to be integrated into place design. (Gateshead Council, 2012)
As stated above, successful areas need more than one primary function in order to constantly attract people. The concept of “cultural quarters” is often used in these situations as a method of combining artistic and cultural production activities with a variety of leisure and entertainment functions e.g. bars, restaurants and retail spaces. Dublin’s Temple Bar is an example of this where the once “back water” of the city was transformed into an area of discovery, vitality and exchange (Tallon, 2013). Jan Gehl, a distinguished urban designer recognises “activity as an attraction” and highlights the importance of mixed uses in his book ‘Life between buildings’ (2011 pg.23). Elements that attract people are vital to the success of an area. Kevin Lynch’s “The Image of the City” (1960) uses five elements when analysing legibility in the urban setting; Paths, Edges, Nodes, Districts and Landmarks. Landmarks, for example, are seen as an important factor in gaining the observers attention as they “single out one element from a host of possibilities” (1960 p.78). As mentioned previously, flagship developments like The Sage and Baltic Art Gallery do exactly this and as a result have increased the legibility of the Quayside.
4. CASE STUDIES
4.0 CASE STUDIES
LIVERPOOL – Waterfront Regeneration GLASGOW – Clyde Waterfront Regeneration GATESHEAD – Gateshead Quays Masterplan Report 2010 1.
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1. Figure 4.1 - Gateshead Quays Masterplan design proposal (Gateshead Council, 2010) 2. Figure 4.2 - Glasgow Harbour development (Kiltane developments, no date) 3. Figure 4.3 - The Albert Docks and Three Graces (Wikipedia, 2016a)
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4. CASE STUDIES
4.01 CROSS CASE ANALYSIS Visions and Aspirations
Liverpool -
Waterfront Regeneration
Glasgow -
Clyde Waterfront Regeneration
Gateshead -
Gateshead Quays Masterplan Report 2010 (ongoing)
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Cultural Strategy
Strengths
Weaknesses
The overall vision was to create an area that conserved and enhanced the existing architecture thus promoting cultural heritage and economic regeneration designed to stimulate population growth and employment.
The restoration and re-use of existing buildings such as the Albert Docks and Three Graces. Activities, museums for example were also incorporated to highlight the cities past
• Achieved global recognition through “European Capital of Culture” and the designation as a UNESCO World Heritage Site. • Historic character and landscape was preserved and enhanced. • Public Realm was improved. • A mix of project types e.g. the exhibition centre and ACC Arena.
• Developments only benefit the city centre and the middle classes (Boland, 2010). • Connectivity to the city centre. • No provision for social or affordable housing.
The visions of the Clyde Waterfront regeneration was to attract and drive forward the growth and development of modern industry through high quality design. The plan stressed the importance of the new developments benefitting surrounding areas, turning them into thriving destinations for future developments (figure 3.5).
Although the aim was economic, cultural elements can be seen in buildings such as the Clyde Auditorium and SSE Arena. Another strategy was to employ thousands of local people in new industries and offer training opportunities.
• Iconic buildings have helped transform Glasgow’s image. • The provision of mixed use developments. • Improved road infrastructure and improved road connectivity. • New public transport infrastructure such as an LRT system and quality bus corridors.
• Profit driven regeneration. Developers uninterested in wider, long term benefits (Doucet, 2013). • No provision for social or affordable housing. • Too car dependent. • Not walkable connected to the rest of the city (Tiesdell, 2009 cited in Doucet).
• Hybrid retail scheme and arts led functions of The Sage and Baltic Art Gallery. • Utilisation of existing historic features and significant landmarks. • Improved transport connecting the Quays with Gateshead town centre (figure 3.4). • The incorporation of green spaces including ‘green roofs’ and ‘pocket parks’.
• Majority of developments cater for tourists and middle classes. • Ultra-modern architecture, disconnection with historic identity. • No provision for social or affordable housing.
The Masterplans vision is to turn the Quays into a place of international standing through striking architecture and vibrant activities, providing a legacy to be proud of, benefitting people who live, worked and visited the area (Gateshead Quays Masterplan Report, 2010).
To build on the current cultural regeneration projects that are currently in place with an array of mixed use developments and improved public realm.
* Colour code = similarities between case studies
4. CASE STUDIES
4.02 CASE STUDY: CONCLUSIONS The similarities that the three case studies have with the research site are:
Liverpool
Glasgow
Gateshead
• They are former industrial waterfront areas in the UK. • They have undergone regeneration schemes within the last 30 years with emphasis on culture. • A large proportion of the area remains undeveloped.
Factors in which all case studies achieved that should be included in research site: The Use of Iconic Developments These are seen as pioneering and high profile projects with the ability to attract inward investment and promote/create a new urban image. The three case studies, particularly Gateshead and Liverpool, demonstrate the positive effect that this style of development can have when regenerating an area. Enhancing Existing Architecture/Preserving Heritage Regenerating or replicating historic buildings can help reinforce a sense of community and act as a catalyst for improvements to the wider area. Re-using and enhancing the existing architecture was a key element in the regeneration process in the case studies discussed.
Factors in which all case studies failed to address which should be incorporated into the research site:
• The use of iconic developments • Enhancing existing architecture /preserving heritage
• Sustainable communities • Connectivity to surrounding areas • Community involvement and cohesion
Figure 4.4 - A summary of all similarities between the case studies
Figure 4.5 - Connections to Gateshead City centre, land uses and green space (Gateshead Council and PATRIZIA UK, 2010)
Community Involvement and Cohesion This is seen as a failure in all case studies as they did not meet the needs of the communities in the regeneration process with the developments catering mainly for tourists and the middle classes. Involving communities in the process helps to build a better sense of place. Connectivity to Surrounding Areas Due to the location of waterfront areas and their past functions, many of the case studies have poor connections to the city centres, particularly for pedestrians. This issue is often ignored by profit-led developments as it is seen to have no short term financial gain. In order for new developments to benefit the wider city region, connections will have to be adequate. Sustainable Communities Despite some provision for mixed uses, many of the studies favoured a particular type of regeneration too heavily e.g. economic (Glasgow) or cultural (Liverpool). A ‘sustainable community’ is somewhere where people want to live, work and spend their leisure time meeting the diverse needs of existing and future residents. Figure 4.6 - Location of the Clyde Regeneration Plan’s developments and improved road connection to city centre (Glasgow & Clyde Valley Structure Plan Joint Committee, 2004)
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5. SITE ANALYSIS
5.0 SITE ANALYSIS
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5. SITE ANALYSIS
5.01 SITE CONTEXT 3. 1.
2.
Figure 5.0 - Site location in the city centre
1. Research Site
The site is located on the eastern part of Newcastle’s Quayside and the lower portion of the Ouseburn Valley. Due to this location it remains largely cut off from the city centre (figure 5.0).
Areas of Importance 2. Western Quayside
Analysing the research site is impossible without taking this area into consideration. As the site is essentially a part of the Quayside, the factors that influence change and development here will no doubt have a profound effect.
3. Ouseburn Valley
The northern part of the research site occupies the lower Ouseburn Valley. As much activity occurs in the upper Ouseburn Valley, factors that influence change here will affect the research site.
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5. SITE ANALYSIS
5.02 SPATIAL ANALYSIS From looking at figures 5.1 and 5.4 it is clear that the site is not as compact as the city centre. The effect that the ring road has had on the overall block arrangement is profound. For instance, the city centre to the West is characterised by large, densely packed blocks (Eldon Square and Grainger Market) compared to the East which is more fragmented and sparse. When looking at figure 5.3, there is no clear layout present with the majority of roads set out in an irregular fashion. This is owing to the cities industrial past and topography which make it difficult to form a cohesive and integrated road network.
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Figure 5.1 - Built area of Newcastle city centre (own illustration based on the data of Digimap, 2015)
Figure 5.2 - Built and un-built area of Newcastle city centre (own illustration based on the data of Digimap, 2015)
Figure 5.3 - Grid pattern of Newcastle city centre (own illustration based on the data of Digimap, 2015)
Figure 5.4 - Built area of the site close up (own illustration based on the data of Digimap, 2015)
5. SITE ANALYSIS
5.03 MASSING Building heights along the Western Quayside increase West to East, from 4/5 storeys to office buildings of 9 storeys (Knight Frank Offices). This allows for a sense of continuity and familiarity when walking along the Hadrian’s Wall path. The research site, despite being sparsely developed, building heights still average five storeys (Mariner’s Wharf) (figures 5.5 and 5.6).
Figure 5.5 - View from the west along the Quayside HADRIAN’S WALL PATH
KNIGHT FRANK
MARINER’S WHARF
FREE TRADE INN
Figure 5.6 - View from the east along the Quayside
This is in contrast to the Gateshead Quays where despite being less development, buildings are on a much larger scale (figures 5.7 and 5.8), thus offering a completely different skyline to the Quayside. Figure 5.7 - View of the Gateshead Quays skyline
Figure 5.8 - View of the entire length of the Quayside’s skyline
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5. SITE ANALYSIS
5.04 SITE HISTORY Newcastle and Quayside Historic Context Like Glasgow and Liverpool, Newcastle was once a very important industrial city acting as one of the UK’s key exporters of coal and manufacturers of ships. The Quayside was the scene of much trade with many ships docking there and the host of many markets(figure 5.9). The post-war years saw a significant decline in many of these industries, transforming the landscape (figure 5.13). From the 1970’s onwards the Quayside was a ‘no go area’ synonymous with violence and robbery with many police patrols. As a result people tended to avoid the area. From 1991 the Quayside has seen much regeneration. Ouseburn Valley Historic Context Once seen as the cradle ofthe industrial revolution in Newcastle, the valley, like the Quayside, suffered as a consequence of industrial decline. Much of the area had fallen into disuse and dereliction by the mid 20th century. In 1995 the Ouseburn Trust was formed to protect the unique heritage of the Valley from wholescale demolition and re-development.
1. 3.
2. 4.
1. Figure 5.9 - Quayside Market in 1975 (Loud, no date) 2. Figure 5.10 - The Quayside and Newcastle in 1893 (Morton, 2015) 3. Figure 5.11 - Derelict buildings in 1972 on the site of the current Law Courts (Morton, 2014) 4. Figure 5.12 - Postcard of Quayside Market 1908 (Old Postcards And Photographs Of Newcastle upon Tyne)
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Figure 5.13 - Representing the changes in the urban from 1890, 1940 and 1970 (own illustration based on the data of Digimap, 2015)
5. SITE ANALYSIS
5.05 CHARACTER ANALYSIS - QUAYSIDE Western Quayside The area is characterised by the steep slopes of the Tyne Gorge (figure 5.21). Local roads and paths, known as ‘Chares’ link the river to the city centre to the north (figures 5.15, 5.16 and 5.17). Major north/south routes over the Tyne use high level bridges (figure 5.19) which span the gorge and offer unrestricted views over the city. Routes along the river, such as Hadrians Wall path point highlight the previous industrial function that once dominated the area. Eastern Quayside (The Research Site) Once again the Tyne Gorge is a key feature but here the slopes are closer to the river. This results in less land to build on, and as a result the area feels more claustrophobic. One exception is Malmo Quay, a wide open space located at the end of the Quayside, offering a unique vantage point.
1. 2. 4.
3.
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6. 6. 7.
Figure 5.14 - Tyne Gorge cross sections (Newcastle City Council and Gateshead Council, 2003)
1, 2 and 3. Figure 5.15, 5.16 and 5.17 - Steep “Chares” down to the Quayside 4. Figure 5.18 - Tyne Bridge 5. Figure 5.19 - High Level Bridge 6. Figure 5.20 - Entrance to Steenberg’s Yard 7. Figure 5.21 - Tyne Gorge slopes
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5. SITE ANALYSIS
5.05 CHARACTER ANALYSIS - OUSEBURN VALLEY Despite it’s proximity to the city centre the landscape of the valley contributes to it’s enclosed atmosphere, in many ways creating an oasis of calm in an otherwise busy city. Views across the valley are restricted from both the buildings and an abundance of greenery. At present the River Ouse is underused and void of riverine habitat due to the steep banks (figure 5.23) and the relatively poor quality of the water. This due to the change in use of the valley over time, evolving from agricultural use, through light then heavy industry. The self-sustaining community which can be found there today has moved away from direct use of the river Ouse (Newcastle City Council, 2004).
View to the North
View to the South
Figure 5.22 - Ouseburn Valley Cross Sections (Xsite Architecture, 2015) Figure 5.122 - Ouseburn Valley cross sections (Xsite Architecture, 2015)
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1. Figure 5.23 - The Ouseburn 2. Figure 5.24 - Graffiti next to the Tyne Bar 3. Figure 5.25 - The Tyne Bar with Glasshouse Bridge 4. Figure 5.26 - Derelict Steenberg’s Yard and the Malings 5. Figure 5.27 - The Malings 6. Figure 5.28 - The Byker Bridge from Stepney Bank
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3.
4.
5.
6.
5. SITE ANALYSIS
5.06 HERITAGE ANALYSIS Architectural Style
Western Quayside The buildings located around the Tyne Bridge consist mainly of old merchant and maritime buildings and 19th century office blocks built in a Neo-classical style reflecting Newcastle’s previous industrial wealth (figure 5.29). Eastern Quayside (The Research Site) The red brick based architecture demonstrated by the Glasshouse Bridge, Free Trade Inn ,Tyne Bar and Steenberg’s arches all reflect the areas industrial heritage. Developments such as Mariners Wharf have incorporated marine style elements in the design. Ouseburn Valley The predominant architectural style of brick buildings with stone dressings and slate roofing, reflect the areas industrial heritage. The continuation of this style can be seen in newer developments. New Developments that Reflect Character In both areas there are examples of modern developments that which complements the local character. Examples include the Law Courts (figure 5.33) and the new residential complex, The Malings. Refurbishment and Re-use of Existing Buildings Buildings have been re-used where possible including the former Co-operative Society building (Malmaison Hotel), the Toffee Factory (creative and cultural industries, figure 5.32) and the Cluny Warehouses (music venue and Children’s Literature centre, figure 5.34). The re-use of old buildings was highlighted as important in preserving and enhancing the character of the Quayside (interviews conducted with local people).
Grade I Grade II* Grade II
New buildings that compliment character Old buildings that compliment character
Figure 5.35 - Buildings of historical and aesthetic importance
Heritage elements to improve research site: • Build developments in an architectural style which reflects local character and compliments existing architecture, standing out yet blending in at the same time. • Re-use existing buildings and structures where possible.
1.
2.
3.
4.
5.
6.
1. Figure 5.29 - Neo-Classical architecture on western Quayside 2. Figure 5.30 - St Anne’s Wharf and former Co-op Society building within the Quayside skyline. 3. Figure 5.31 - Mariner’s Wharf 4. Figure 5.32 - The Toffee Factory providing office space for the creative and digital sector 5. Figure 5.33 - The Law Courts 6. Figure 5.34 - The Cluny Warehouses
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5. SITE ANALYSIS
5.06 HERITAGE ANALYSIS “Cultural, quirky and bohemian” Local business employee (see appendix 1.01)
“The Ouseburn feels very historic and has a lot of character and charm. I love walking under the bridges, along the river and over the walkways. Every building is special and unique” (Ouseburn Valley News, 2014 see appendix)
The Quayside and the Ouseburn Valley are both characterised as area’s of vibrant cultural activity. The Ouseburn Regeneration Plan 2012 – 2012 describes the valley as “a melting pot of creative activity among the business, residential and visiting communities” (Ouseburn Futures and Newcastle City Council, 2012 p.4). The Ouseburn Trust is mainly responsible for heritage conservation within the Ouseburn Valley. The Trust regularly hold events such as craft workshops involving schools, community groups that celebrate and educate about local history (figure 5.36). Despite making great progress, it was found that many projects and developments in the area lack financial and developmental support to take their businesses to the next level. Heritage conservation and enhancement on the Quayside itself mainly feeds off the regeneration projects located on the Gateshead Quays. Consequently, there are little current cultural activities specifically targeting Newcastle’s Quayside.
Interventions that can be made to further cultural enrichment: • The preservation, enhancement and expansion of cultural activities in the Ouseburn Valley. • Addition of land uses on the Quayside to celebrate the local history.
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Figure 5.36 - All pictures taken from Ouseburn Valley newsletters (Ouseburn Trust, 2014a) (Ouseburn Trust, 2014b) (Ouseburn Trust, 2015)
5. SITE ANALYSIS
5.07 LAND USE Wider Land Use (Newcastle city centre) The city centre to the north west of the Quayside is home to the majority of functions one would expect to find in a major city e.g. commercial, leisure and university facilities (figure 5.38). The A167 acts as a clear boundary, marking the end of the city centre and the beginning of residential areas. Research Site and Areas of Importance Much of the land use located on the Quayside centres around commercial, office and leisure. This thins out to the east so that by the time the Lower Ouseburn Valley has been reached the land use has changed to light industry, residential or derelict land (figure 5.37).
Upstairs Land Use
Figure 5.38 - The wider land use of Newcastle City Centre
Downstairs Land Use Figure 5.37 - Land uses currently on site
Commercial
Leisure
Cultural
Education
Office
Parking
Residential
Light Industry
Transport
Public Institution Student Accomodation
Cultural Land Uses Although few cultural activities are located on the Western Quayside, its proximity to the Sage and the Baltic Flour Mill on the Gateshead Quay has had a positive influence, giving it the impression of cultural importance. With the research site located further away the impression wanes and this very much disconnects cultural activities located in the Upper Ouseburn Valley from the Western Quayside. Issues Raised Local residents and professionals fear the increase in student accommodation may result in the area becoming a ‘student ghetto’ like seen in the Newcastle districts of Jesmond and Heaton.
20
5. SITE ANALYSIS
5.08 TRANSPORT ANALYSIS TO NEWCASTLE AIRPORT TO GOSFORTH
Wider Road Context and Accessibility The western Quayside is connected by the A186 and B1600 from the west (figure 5.42). These both offer substantial routes, serving the many functions and cultural activities located in the area but this does result in congestion during peak times.
TO THE COAST, WHITLEY BAY
The research site has inadequate transport connections. The uneven topography and the outdated design of the road system do not provide adequate access to it. As a result, the large volumes of traffic brought in by cultural attractions in the Ouseburn Valley has caused significant traffic problems. This is much to the dissatisfaction of local residents and business owners. Parking Despite the sparse provision of on-street parking, the Quayside as a whole offers a host of purpose built car parks including Spiller’s Wharf and the Sandgate and Quayside Multi-storeys.
TO WALLSEND AND BYKER
The Ouseburn Valley does provide parking, both on street and formal. However these are inadequate todeal with amount of people that visit the area, particularly on weekends.
TO THE TYNE VALLEY
Forms of Transport The QuayLink bus (figure 5.41) serves both the Quayside and the Ouseburn Valley. Cycling is a major activity as a result of the Hadrian’s Wall path, despite this there are no clearly demarcated cycle lanes. The Cycle Hub on Spiller’s Wharf acts as a main focal point for this activity (figure 5.39).
0
60
B1
Motorway Major road Secondary road Minor road
Figure 5.42 - Road hierarcy in the wider Newcastle context
A193
3
A19
1. 1. Figure 5.39 - The Cycle Hub 2. Figure 5.40 - Private on-street parking in the Western Quayside 3. Figure 5.41 - Quaylink bus
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2. 3.
CITY ROAD A186
Local cultural attractions Parking Traffic movement
AR
TE C DGA
K PAR
SAN
Entrance Nearest entrance
SPILLERS WHARF CAR PARK
Figure 5.43 - Entrance and flow in and around the research site
5. SITE ANALYSIS
5.09 LEGIBILITY ANALYSIS Kevin Lynch’s 5 elements (1960) were used as a guide when undertaking legibility analysis (figure 5.44). Quayside The width of the River Tyne allows maximum visibility. This is coupled with the number of landmarks which offer prime focal points. Many of the landmarks, the Sage and Millennium Bridge in particular, benefit from being surrounded by expansive open spaces which enhances their prominence in the city skyline (figure 5.48). These elements merge together to form an instantly memorable and recognisable location (figure 5.45).
EDGE- A186
The Hadrian’s Wall path provides a clear and defined route along the Quayside, marked by a couple of nodal points which include public artworks. These are frequently used by pedestrians as either resting places or shelter from bad weather (figure 5.46). Research site Despite the lack of landmarks located in the site, it still remains legible as the views along the River Tyne and of prominent landmarks remain clear (figure 5.47). Malmo Quay, the Free Trade Inn and the Tyne Bar all provide strategic nodes. Towards the site, the clarity of the Hadrian’s Wall path declines thourgh the use of only one pattern. Upper Ouseburn Valley Despite being signposted, the steep valley slopes and the abundance of greenery make it difficult to navigate through the area. Also the amount of workshops located in the centre of the valley hide the cultural attractions beyond.
NODE - MALMO QUAY VIEW - FREE TRADE INN
Figure 5.44 - Legibility Map Figure 5.44 - Legibility map Unlegible area
Landmark
Edge
Path
Node
Views
To conclude, the possibilities for improving legibility are: • Provide more nodes/focal points along the Hadrian's Wall path. • Develop new and interesting land uses on Malmo Quay. • Upgrade Hadrian's Wall path through patterns, making the route more defined.
Figure 5.45 - View along Quayside with Hadrian’s Wall path and landmarks in full view.
Figure 5.46 - Modern Artwork on Quayside used by Figure 5.47 - View from the Free Trade Inn (Landmarks) pedestrians as resting place (Node)
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5. SITE ANALYSIS
5.09 LEGIBILITY ANALYSIS LAW COURTS
THE BALTIC
MILLENNIUM BRIDGE
BALTIC-QUAY APARTMENTS
BYKER BRIDGE THE SAGE TYNE BRIDGE
Figure 5.48 - View of the Quayside from the air highlighting all major landmarks along the River Tyne
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5. SITE ANALYSIS
5.10 PERMEABILITY & PEDESTRIAN FLOW Permeability Both the Quayside and the Ouseburn Valley are very porous as there any many streets, chares and roads that connect to them. However, the lack of clear gateways makes it difficult for pedestrians to identify them when entering from the city centre (figure 5.49). This was highlighted as a problem for tourists who are unfamiliar with the city layout (appendix). Despite a number of paths through the site, the rugged landscape of the Ouseburn Valley makes it appear impermeable and undefined. Access These are the main access points to the Quayside from the city centre which the majority of footfall on the Quayside occurs. Flow The majority of pedestrian flow and congregation on the Quayside centres around the Millennium Bridge, connecting to the cultural activities on the Gateshead Quays. Flow is significantly reduced further along the Quaysid e towards the research site. In the Ouseburn Valley much of the flow in the site is concentrated in the north, with pedestrians using the various cultural activities on offer.
Figure 5.49 - Pedestrian flow, density and permeability. Data displayed was recorded on a Saturday lunchtime. 1 dot = one person Pedestrian congregation
Gateway
Pedestrian flow
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5. SITE ANALYSIS
5.11 SERVICE ANALYSIS The Quayside offers an eclectic mix of services from cafés and stylish cocktail bars to music venues that cater for the large numbers of tourists (figure 5.50). Interviews with local residents found that they appreciated the mixed use that the Quayside offered, catering for all ages and income groups (figure 5.58).
“You can eat anywhere from a fancy restaurant to Greggs” Local cyclist, mid-50’s (see appendix 1.01)
The Ouseburn Valley also caters for all ages and income groups. It offers its own cultural theme with a mix of independently run bars, cafes and unusual city centre activities such as the Ouseburn Farm and Stepney Bank Stables, thus promote the “Urban Village” theme promoted in the ‘Ouseburn Regeneration Plan’. By contrast, the majority of the research site currently lacks any active services making the area void of activity and uninteresting. It is poorly served with shops and services e.g. ATM’s (figure 5.51), with the nearest supermarket, Morrisons, a 20 minute walk away in Byker. The Quayside and Ouseburn are home to many temporary functions and services (figure 5.52) These add a new dimensions to the public realm and help to promote culture and act as an incentive for people to visit the area. These include: 1. Ouseburn Festival 2. Ouseburn Market 3. Relaxations Stations 4. Quayside Market 5. Quayside Seaside 6. Evolution Festival
1.
Interviews found that the weekend markets formed a route that led from the city centre to the Millennium Bridge, making the area more legible for people entering from the city centre clearly (appendix 9.2).
2.
“Concentration of special use or activity along a street may give it prominence in the mind of observers” (Lynch, 1960 pg. 50) 6.
Ideas that could possibly solve the problems discussed are: • Small corner store offering basic provisions and an ATM. • Develop a theme/identity for the research site. • Create activities for all ages to participate in. • Provide space for temporary functions. The Ouseburn Market has filled its current capacity and is now looking to expand into new areas, this can also link up with the quayside market.
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5. 4. 3. Figure 5.50 - Current services Figure 5.51 - Location of current ATM’s Figure 5.52 - Location of temporary functions
5. SITE ANALYSIS
5.12 ACTIVITY ANALYSIS Western Quayside The good public realm, the mixed uses and the stunning landscape that the River Tyne offers allows for wide range of activities. This is demonstrated by using Jan Gehl’s ‘Three Types of Outdoor Activities’ analysis (figure 5.56) in his book ‘Life Between Buildings’ (2011) with figure 5.55 showing the frequency in which they occur.
Millenium Bridge @ 13:00
Optional
Necessary
15
26
During the daytime these include office workers taking their lunch break, tourists using the local services and people coming to and from the Gateshead Quays via the Millennium Bridge (figure 5.53). In the evening the area still remains a vibrant hub of activity, radiating from the many bars and restaurants. For many, the illuminated views along the Tyne are seen as an activity in themselves. At present, the services cater mainly for young to middle aged adults.
Social
25
Figure 5.56 - Types of activity by the Millennium Bridge
Malmo Quay @ 13:30
From this it can be said that this area represents a good example of what Jan Gehl viewed in his book ‘as “the is an opportunity to be with others in a relaxed and undemanding way” (2011 pg. 17).
Optional
The Research Site Public realm in the research site is almost non-existent, offering no street furniture. As a result, only necessary activities occur with people walking or cycling to access services beyond the site (figure 5.57). It was obvious that many people come out of curiosity when visiting the western Quayside with all ages present.
Necessary
2
13
Although night-time activity is non-existent, what would be perceived as an unsafe area is eased a little by the presence of the Mariner’s Wharf (residential) creating a sense of “eyes on the street”. Pubs such as the Free Trade Inn and Tyne Bar also provide busy, loud atmospheres which inject life at the site edge. Figure 5.57 - Types of Activity by Malmo Quay
In order to increase activities in the research site:
Sitting Standing
• Inclusion of mixed uses to ensure that people use the site for different reasons. • Improved public realm to allow for more optional and social activities.
1.
2.
1. Figure 5.53 - A mixture of social necessary and optional activities. 2. Figure 5.54 - Strictly necessary activity walking through Malmo Quay.
Walking Cycling
Social Necessary Optional
Figure 5.55 - The frequency of each type of activity in each location
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5. SITE ANALYSIS
5.13 SITE INTERVIEWS When discussing the research site and surrounding areas with business owners/workers, locals and tourists . . .
What did they like? The prosperity and wealth that past regeneration schemes have brought • Facilities that for all ages and income groups • The cultural regeneration that has occurred • The re-use and enhancement of old buildings • The positive, friendly atmosphere • Modern architecture that complemented the areas character • The close knit community between business owners in the Ouseburn Valley •
What did they dislike? • The amount of new student housing developments in the surrounding areas. Students do not feel ‘ownership of an area’ and are less likely to look after and create a community atmosphere. • Tensions between residents of the new housing developments and local pubs because of noise. • They fear that pubs could be closed, altering the character of the area. • The lack of public realm. • Routes to the site and city centre not clearly defined. • The lack of basic services and amenities. • Nice, but unnecessary developments e.g. Malings Pizzeria (Ouseburn). • The petty crime (theft, vandalism) that sometimes occurs in the Ouseburn Valley.
Changes that they would like to see in the Research Site to address problems? • Most people acknowledged that the site acts as a ‘spill over area’ and ‘breathing space’ when the Quayside gets congested at weekends in particular. As a result they did not want it to become too over developed. • A shop offering basic services. • No mainstream commercial businesses, in order to be in-keeping with the local character. • More residential properties to create a sense of ‘eyes on the street’. • New developments that reflect the local character “a cocktail bar would not work here” (Bartender, Tyne Bar). • More public realm and some recreational activities at Malmo Quay. Figure 5.58 - Site Interviews (see appendix for details in full)
27
5. SITE ANALYSIS
SWOT ANALYSIS: STRENGTHS AND OPPORTUNITIES
6. 1.
2.
Figure 5.59 - Strengths and Opportunities
Strengths 1. The proximity to cultural activities and services located in the Ouseburn Valley and Western Quayside.
Opportunities 4. Good location to other services and activities in the Quayside that make it an attractive prospect for development.
2. Good legibility as a result of the enhanced views of landmark buildings along the Quayside.
5. The lack of services opens the door for investment opportunities.
3. Rich cultural heritage that can be built on.
6. A host of derelict land that is prime for development. 7. Government policy which aids regeneration.
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5. SITE ANALYSIS
SWOT ANALYSIS: WEAKNESSES AND THREATS
4. 3.
6. 1.
2. 5.
Figure 5.60 - Weaknesses and Threats
Weaknesses
1. Lack of local services, activities and amenities. 2. Non-existent public realm. 3. The difficult topography and landscape of the Tyne Gorge limit the amount of available land and make connections to other areas difficult. 4. Visual connectivity and permeability to the city centre and adjacent areas.
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Threats
5. Existing character and views in the area may be adversely affected by future developments. 6. Too much development of student housing could create a ‘student ghetto’ populated by people with little sense of attachment to the area. 7. An increase in land prices could encourage developers to concentrate on high profit projects, expensive office space and exclusive housing, at the expense of smaller community based developments.
6. STRATEGY PROPOSITION
6.0 STRATEGY PROPOSITION
6.1 STRATEGY DEVELOPMENT 6.2 STRATEGIES
6.3 DESIGN TESTING 6.4 FINAL MASTERPLAN 30
6. STRATEGY PROPOSITION
6.1 STRATEGY DEVELOPMENT To start off the design process, all key notes from the research methods used were summarised (figure 6.1). When continuing the development of waterfront areas it was found that community and mixed uses were the elements that were held in the highest regard. Place making • Preserving local heritage • High quality urban design • Mixed uses • Good public realm • Legibility • Iconic developments • Preserving local heritage • External connectivity • Sustainable communities •
Literature Review Cultural Regeneration
Literature Review Urban Design
Case Study Conclusions
• Mixed land uses • Small scale development • Public realm • Preserve local heritage • Promote cultural image
Interviews – Pedestrians
Interviews – Professionals
• Sustainable communities • Promote cultural image • Poor internal connectivity • Fading legibility • Poor service provision • Lack of open public space
Site Analysis
Figure 6.1- Summary of the inference from each research method
VISION STATEMENT
The vision is to integrate the research site into the surrounding area using culture as a cornerstone in order to unite what is currently a very sparsely developed area. A series of small scale interventions combined with maximising the potential and preserving the heritage of existing areas will strengthen existing connections, forge new ones, and create a more coherent Quayside. These are:
STRATEGY 1: MIXED USE DEVELOPMENT KEY FEATURES: Creating a mixed use area with good public realm and high quality urban design which will serve local residents in all aspects of “work, rest and play”.
STRATEGY 2: CULTURAL ENHANCEMENT KEY FEATURES: Creating an area which reflects local character as well as forming a new identity and supporting local businesses and tourism through high quality and distinctive designs.
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STRATEGY 3: RE-USE OF HISTORIC ARCHITECTURE KEY FEATURES: The re-use and re-adaptation of existing structures of historic interest thus promoting heritage and culture led regeneration.
STRATEGY 4: PUBLIC REALM AND LEGIBILITY KEY FEATURES: Creating a continuation of the western Quayside through high quality design and the implementation of cultural artwork.
6. STRATEGY PROPOSITION
6.2 STRATEGY 1: MIXED USE DEVELOPMENT Location: The development is located entirely on the derelict Lower Steenberg’s yard, the former site of the cattle sanatorium buildings (figure 6.3). Site Details: It is adjacent to the Toffee Factory and sandwiched in between the Ouseburn, and a retaining wall that faces onto Ouse Street (figure 6.2). Inference from Analysis • The lack of basic service provision. • The need for more community space. • The opportunities for residential expansion. • The lack of public realm. Supporting Government Policy: National Planning Policy Framework Section 8. Promoting healthy communities. • The provision and use of shared space and facilities such as local shops and meeting places. • The creation of safe and accessible environments.
TOFFEE FACTORY
HOTEL DU VIN
THE OUSEBURN
THE MALINGS
Section 7. Requiring good design: • Respond to local character and history. • Create and sustain an appropriate mix of uses. • Establish a strong sense of place. (Communities and Local Government, 2012) Supporting Local Policy: Policy QO1 Quayside and Ouseburn Sub-Area1 1. The development of a mix of housing types, sizes and tenures including family homes. Policy CS9 Existing Communities 1. Maintaining a range of housing types and sizes throughout the plan area. 2. Maintaining and improving facilities, services and the local environment. (Newcastle City Council, 2007)
Residential Commercial Office Developemnt site Figure 6.2 - Current section of Lower Steenberg’s Yard from Glasshouse Bridge
DEVELOPMENT PRINCIPLES • The effective engagement and participation of local people, groups and businesses in the planning and design stages. • A multi-faceted site offering a range of good quality local amenities and public services. • A mix of homes of different types and tenures to support a range of ages and incomes. • Good quality urban design to enhance the existing theme in the Ouseburn Valley.
Figure 6.3 - Current situation of Steenberg’s Yard(Image taken by author)
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6. STRATEGY PROPOSITION
6.2 STRATEGY 1: MIXED USE DEVELOPMENT STEENBERG’S YARD DEVELOPMENT
DESIGN PRECEDENTS OXFORD MILLS, PHILADELPHIA
DEVELOPMENT LAND USES
Residential This will help expand the current community, increasing the amount of people in the area and thus more “eyes on the street”. One quarter of the residential units will be classed as affordable housing, thus creating a more diverse community (figure 6.4). Commercial The ground floor commercial space will house a deli/general store offering basic provision and an ATM. Local business owners stressed the importance of preserving the area’s ‘independent business’ theme. Leisure Leisure space in the form of cultural activities and workshops will help enhance and improve community cohesion and empowerment. Office Office spaces will help form a new dynamic to the area, bringing increased footfall to the site.
DESIGN ELEMENTS
● Five storeys will be the highest point, blending in with the existing Malings development. ● Built to look like a warehouse using red brick architecture, reflecting past developments. ● A bridge connecting to the Malings development increasing fluidity and providing more access points. ● The inclusion of high quality landscaping, improved public realm and riverine habitat in order to create a sense of place where meetings and congregations can spontaneously occur.
SITE ISSUES AND CONSTRAINTS
Noise generated from local pubs , particularly the Tyne Bar which regularly holds outdoor live music, have been cause for complaint by local residents in new housing developments.
Figure 6.5 - A vibrant community (OxfordMills, 2012)
A mixed use development built within an old cotton mill consisting of residential and office space. It offers reduced office space rent for nonprofit organisations that underpin Philadelphia’s educational, cultural, and human service efforts (OxfordMills, 2012a).
LEFT BANK VILLAGE, HEREFORD
SOLUTIONS
Locating the commercial, leisure and office land uses at the front of the development will act as a sound barrier, preventing much of the noise reaching the residential units.
Figure 6.6 - The restaurant facing onto the River Wye (Embleton, 2007)
Office Residential Commercial Cultural Activities Figure 6.4 - Proposed scale and land uses of Steenberg’s Yard Development within the context of the Ouseburn Valley
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Left Bank Village is a single building mixed use development. Local building materials and styles were used to compliment local character and were designed not to be visually intrusive(English Heritage and Cabe, 2001) .
6. STRATEGY PROPOSITION
6.2 STRATEGY 2: CULTURAL ENHANCEMENT Location: Located on Malmo Quay adjacent to Mariner’s Wharf, looking across the River Tyne (figure 6.7). It is wedged in between the vibrant cultural hubs of the Ouseburn Valley, Quayside and Gateshead Quays Site Details: Mainly seen as a “spill over area” for when the Western Quayside becomes too busy. Inference from Analysis • Malmo Quay is currently uninteresting and void of any activity (figure 6.8). • Non-existent public realm. • The potential to fully link the Quayside with the Ouseburn Valley by developing this missing jigsaw piece. • The potential to build on and improve cultural activities in the area. Supporting Government Policy: National Planning Policy Framework Section 12. Conserving and enhancing the historic environment: ● For new development to make a positive contribution to local character and distinctiveness. (Communities and Local Government, 2012) Supporting Local Policy: Policy QO1 Quayside and Ouseburn Sub-Area1: 2. The continued development of creative business cluster for small and medium sized enterprises in the Ouseburn. 3. Leisure, culture and tourism development that complements existing uses. 8. iii - Enhancing the Urban Green Infrastructure Network and the network of public open spaces. (Newcastle City Council, 2007)
MARINERS WHARF
PUMPING STATION
HADRIAN’S ARCHES
MALMO QUAY
STEENBERG ARCHES
TYNE BAR
GLASSHOUSE BRIDGE
Figure 6.7 - Current section of Malmo Quay
DEVELOPMENT PRINCIPLES • Celebrate the area’s history through cultural activities. • Create an area that can be used by all ages and income groups. • The use of low scale and density developments. Figure 6.8 - Current situation of Malmo Quay
34
6. STRATEGY PROPOSITION
6.2 STRATEGY 2: CULTURAL ENHANCEMENT MALMO QUAY BOXPARK
DESIGN PRECEDENTS CASHEL STREET MALL, CHRISTCHURCH
DEVELOPMENT LAND USES
Cultural The addition of a pop-up museum will continue the heritage conservation already undertaken by the Ouseburn Trust. It will house exhibits from professional organisations and local communities which celebrate the heritage of the Newcastle area. Leisure Upstairs leisure facilities such as cafes and restaurants will provide views along the River Tyne as well as providing a night time economy. In keeping with the enhancement of the surrounding areas, no bars will be included as this service is already well catered for. Commercial Cheap commercial units will offer space for both independent and mainstream businesses.
Figure 6.10 - Cashel Street Mall (Frankwah, no date)
SHOREDITCH BOXPARK, LONDON
DESIGN ELEMENTS
● The shipping containers will be constructed in a similar fashion to Shoreditch and Christchurch, New Zealand, helping to retain the areas industrial and maritime image (figures 6.10 and 6.11). ● The low scale aspect will allow the development to blend into the surroundings whilst still having a profound visual impact (figure 6.9).
SITE ISSUE AND CONSTRAINTS
The entrance to the pumping station is located in the middle of the site cannot be moved as the cost of this would run into millions of pounds (appendix 9.2)
Figure 6.11 -Shoreditch Boxpark (BOXPARK, 2016)
SOLUTIONS
In order to integrate the pumping station into the site, the back wall will have public artwork displayed and chairs and tables placed adjacent with a street food or drink vendor, creating a sense of a courtyard.
Cultural Commercial Leisure Figure 6.9 - Malmo Quay with the addition of Boxpark
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Both developments offer low cost commercial space in the form of shipping containers which attract young, independent pop-up businesses. Both added a new dimension to their respective areas representing an architectural shift in modern developments.
6. STRATEGY PROPOSITION
6.2 STRATEGY 3: RE-USE OF HISTORIC ARCHITECTURE Location: The Steenberg and Hadrian’s Arches are located along the Quayside Road and directly behind Mariner’s Wharf (figure 6.12). Site Details: Due to their derelict nature these are often overlooked (figure 6.13). Inference from Analysis • The lack of studio space for local artists, particularly at ground level for the public to see. • The popularity of the re-use and enhancement of existing historic architecture. • Potential to build on and improve cultural heritage. Supporting Government Policy National Planning Policy Framework Section 12. Conserving and enhancing the historic environment. ● Sustaining and enhancing the significance of heritage assets, putting them to viable uses. ● Desirability of new development making a positive contribution to local character and distinctiveness. (Communities and Local Government, 2012) Local Supporting Policy: Policy QO1 Quayside and Ouseburn Sub-Area1: 2. The continued development of creative business cluster for small and medium sized enterprises in the Ouseburn. 6. Sustaining and enhancing the character of the area through the re-use of vacant historic buildings. Policy UC14 Heritage: 1. Maximise opportunities to sustain and enhance the significance of heritage assets and their setting. 2. Deliver high quality in the design of new buildings and conversions reflecting the rich historic fabric. 3. Include opportunities for the contemporary interpretation of heritage assets including Hadrian’s Wall and associated features. (Newcastle City Council, 2007)
Figure 6.12 - Hadrian’s Arches in context with Malmo Quay Boxpark
DEVELOPMENT PRINCIPLES • Re-use existing architecture and enhance the areas character through high quality urban design. • Provide low cost commercial units for independent and small businesses.
Figure 6.13 - Current situation of both Hadrian’s Arches and Steenberg’s Arches
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6. STRATEGY PROPOSITION
6.2 STRATEGY 3: RE-USE OF HISTORIC ARCHITECTURE
CONVERTED HADRIAN ARCHES & STEENBERG’S ARCHES
DESIGN PRECEDENTS
FORTH STREET ARCHES, NEWCASTLE
DEVELOPMENT LAND USES
The arches will provide cheap studio space to local artists. Commercial uses will also be included.
DESIGN ELEMENTS
● The design will take elements from both Forth Street and Cardiff as it will use high quality design features in order to refurbish the structure whilst retaining as much of the original style as possible (figure 6.16 and 6.17). Figure 6.16 - The Golf Rooms (Bar) (image taken by author)
SITE ISSUE AND CONSTRAINTS
1. The arches are not fully watertight and to refurbish them to a high standard would prove too costly and render them unaffordable to small businesses (Local Economic Development Officer, see appendix 1.01). 2. The Quayside Road runs along the front of the Arches which can get very busy at peak times.
A local development which offers a range of functions using high quality design elements.
SOLUTIONS
REHEARSAL STUDIO ARCHES, CARDIFF
1. To ensure affordability only basic waterproofing will be undertaken to make them habitable for business. 2. Widening of the existing pavement and traffic-calming measures will be introduced to ensure pedestrian safety and the unrestricted flow of pedestrian movement.
Figure 6.17 - Cardiff Arches (Designed and Coded, no date)
This is an example of a very low cost and low deisgn arch conversion. It currently acts as a rehearsal studio.
Figure 6.14 - Current situation of Hadrian’s Arches (image taken by author)
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Figure 6.15 - Caltongate Arches, Edinburgh (Designed and Coded, no date)
6. STRATEGY PROPOSITION
6.2 STRATEGY 4: PUBLIC REALM AND LEGIBILITY Location: The Hadrian’s Wall path within the research site and Malmo Quay. Site Details: The path narrows and becomes less defined within the site. Malmo Quay is home to a large underground sewage works (figure 6.18). Inference from Analysis • Despite being legible there is nothing that stands out visually when looking at the site from the western Quayside which results in fewer people visiting the site. • The strong presence of residential property makes the area feel private and unwelcoming. • The lack of public realm. • People interviewed wanted no large scale development, for the site so to act as a “spill over” on busy days. Supporting Government Policy National Planning Policy Framework Section 8. Promoting healthy communities i. To preserve green and open space that has important links to the areas identity. (Communities and Local Government, 2012) Local Supporting Policy: Policy QO1 Quayside and Ouseburn Sub-Area1 7. Provide access to the riverside walkways along the River Tyne and the Ouseburn River. Policy CS15 Place-Making . ii. Ensure connectivity, accessibility and legibility; iv. Respond to the unique character and importance of the River Tyne v. Respond positively to opportunities to introduce public art, and vii. Policy UC16 Public Realm The network of public open spaces and routes will be enhanced by: 1. Development improving the existing public spaces and creating new spaces. 2. The provision of spaces which are flexible and adaptable to a range of uses. 4. The provision for temporary spaces and for events. (Newcastle City Council, 2007)
Figure 6.18 - Path leading to the research site
DEVELOPMENT PRINCIPLES • Provide a clear gateway into the research site then leading into the Ouseburn Valley. • Promote heritage and increase legibility with public artwork/monuments. • Provide open space with good public realm that can house temporary functions.
Figure 6.19 - Clear and defined paths along the Western Quayside
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6. STRATEGY PROPOSITION
6.2 STRATEGY 4: PUBLIC REALM AND LEGIBILITY
MALMO QUAY PLAZA AND HADRIAN’S WALL PATH
DESIGN PRECEDENTS
CALCADA, THE PORTUGUESE PAVEMENT
DEVELOPMENT LAND USES
The land will remain open space, landscaped with high quality urban design. This will allow regular events to be held, possibly even the expansion of the Ouseburn Market.
DESIGN ELEMENTS
• Nodes and landmark structures in the form of local cultural icons and themes will be placed strategically along Hadrian’s Wall path until the tip of Malmo Quay (figure 6.20). This will create a clearly defined pathway to the research site and visible from the Western Quayside. Possibly in a similar style to Calcada (figure 6.21) • The majority of Malmo Quay will be kept open, fitted with removable street furniture so that temporary functions can be accommodated. • Gaps between the Mariner’s Wharf buildings will be transformed into miniature courtyards, providing the public with informal meeting places. • Steps down to the river like seen in Chicago will utilise the Tyne, allowing for pedestrians to interact with the waters edge and the option for boats to moor (figure 6.22).
SITE ISSUE AND CONSTRAINTS
The sewage works have made the ground unstable and unable to bear heavyweight structures (See appendix 1.01). Any developments built on Malmo Quay will negatively impact the view from the Free Trade Inn. Although it is possible to build on Malmo Quay, it would be in the develpments best interest to conserve the local character.
Figure 6.21 - Calcada pavement designs (Adriana, 2013)
Portuguese Calcada is a specific pavement, used mostly for finishing the walkways and sidewalks, alleys, squares and other bustling places. Using this type of pavement is an attractive way of enticing pedestrians to an area as it catches the eye and makes them wonder what lies beyond.
RIVERWALK, CHICAGO
SOLUTIONS
Malmo Quay will be used as open public space thus having no impact on existing views or the structural stability of the site.
Figure 6.22 - Steps down to the river (ArchDaily, no date)
The Riverwalk is a pedestrian orientated waterfront connecting a series of recreational activities along the river. The main feature of the walk itself is the steps which connect down to the waters edge.
Figure 6.20 - Proposed legibility
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6. STRATEGY PROPOSITION
6.3 DESIGN TESTING
STRATEGY 1:
STRATEGY 2:
STRATEGY 3:
STRATEGY 4:
MIXED USE DEVELOPMENT
CULTURAL ENHANCEMENT
RE-USE OF HISTORIC ARCHITECTURE
PUBLIC REALM AND LEGIBILITY
• Public space • Affordable commercial space • Creative and cultural industries
• Affordable studio and commercial space
• Public space • Space for temporary functions
The celebration and extension of local culture through new, innovative developments.
The re-use of a historic structure housing studio space for local articts at street level.
The expression of local heritage through improved urban design and modern artworks.
LAND USES • Local services and amenities • Residential • Creative and cultural industries • Office
CULTURAL DEVELOPMENT Historic styles of architecture will be incorporated into the buildings design. Workshop space will also play host to cultural activities.
Figure 6.23 - Design testing
40
6. STRATEGY PROPOSITION
6.3 DESIGN TESTING
STRATEGY 1:
STRATEGY 2:
STRATEGY 3:
STRATEGY 4:
MIXED USE DEVELOPMENT
CULTURAL ENHANCEMENT
RE-USE OF HISTORIC ARCHITECTURE
PUBLIC REALM AND LEGIBILITY
Certain land uses will allow for local communities to showcase historic items and memorabilia.
Although there is no direct community involvement in this strategy it can add to the overall character of the area.
Improved public realm will create the sense of community and belonging that is currently lacking in the area.
The prominence of the development from the Western Quayside is great enough to attract increased footfall.
Although the Arches remain largely hidden from the public eye the knowledge of their existence has the potential to attract people.
A landscaped paving design using the Hadrian’s Wall trail as a theme and the strategic placement of nodes will create a clear and defined path towards the research site.
COMMUNITY DEVELOPMENT Office and workshop space to hold community events etc. for various community groups.
LEGIBILITY Being wedged in the Ouseburn Valley the legibility is poor, leaving it out of view from the Western Quayside.
Figure 6.23 - Design testing
41
6. STRATEGY PROPOSITION
6.4 FINAL MASTERPLAN From testing and comparing the four strategies (figure 6.23), it can be concluded that all contain positive aspects that could significantly aid the regeneration of the research site. However, strategies 1 and 2 are key to the final master plan as they offer the type of significant development that will attract people to the area. This is because: STRATEGY 1: The incorporation of a mixed use development will create a diverse economy, catering to the needs of local residents through service amenities and accommodation as well as supporting local community groups through the provision of workshop and event space. This is likely to raise the profile of the area and increase the overall footfall to the research site. STRATEGY 2: The addition of the Boxpark located on Malmo Quay, housing unique cultural activities, will act as a focal point at the entrance of the research site and give it a visual prominence from the Western Quayside. Both strategies are well supported by local and national policies on mixed communities, conserving and enhancing the historic environment and promoting leisure and cultural tourism. There are however some deficiencies that strategies 1 and 2 do not address. These include: • Good public realm • Preservation and re-use of historic architecture.
Public Artwork Cultural Residential Cultural Mixed Use
Leisure Commercial Green Space Light Industry Main Path Developemnt site
Figure 6.24- The site and building layout of the final masterplan.
STEPS TO THE TYNE
These issues can be addressed by incorporating some of the key elements from the other two strategies. For instance the landscaped park at the lower end of Malmo Quay and the re-use of Hadrian and Steenberg’s Arches. TEMPORARY MARKETS When combining key elements from each strategy together (figure 6.24), it was possible to design both a sustainable community and a cultural quarter. These are defined as: Sustainable Community: “Places where people want to live and work, now and in the future. They meet the diverse needs of existing and future residents, are sensitive to their environment, and contribute to a high quality of life” (ODPM 2003a cited in Tallon, 2013 pg. 166) Cultural Quarter: “Concentrations of cultural and leisure uses, often located in former industrial areas of the city centre, and usually combine authentic, artistic and cultural production activities” (Mommaas 2004 cited in Tallon, 2013 pg. 234)
42
6. STRATEGY PROPOSITION
6.4 FINAL MASTERPLAN MIXED LAND USES
The mixed land uses introduced from the Boxpark and Steenberg’s Yard Development of Strategies 1 and 2 turn this once derelict and underused area into multi-functional and energetic place. It will offer more than one primary use, encouraging people to use the area for a variety of purposes. It will also ensure that the area does not close down after 5pm, instead remaining a vibrant hub of activity into the evening.
COMMUNITY
In the final masterplan, the local community have been empowered by the provision of community function and workshop space (Strategy 1), the addition of temporary markets and the access to public space.
LEGIBILITY (figure 6.25) Building on the positive legibility that the research site possesses, clearly defined paths along with nodes and landmarks in the form of public artworks will be strategically located along the Hadrian’s Wall path until the tip of Malmo Quay (see figure ...), remaining visible from the Western Quayside, thus drawing people into the area. The presence of the two major developments will inject life into the area, overall increasing the sense of legibility. Figure 6.25 - The legibility of the final masterplan. Public Artwork Pedestrian Flows Links to Visual Nodes Hubs of Activity
MINIATURE PLAZA
Active Frontages
THE TOFFEE FACTORY
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Figure 6.26 - Sections of the proposed Steenberg Yard Development
STEENBERG MIXED USE DEVELOPMENT
CORNER STORE
6. STRATEGY PROPOSITION
6.4 FINAL MASTERPLAN CULTURE AND HERITAGE
In the final masterplan these two themes have been used in developments along the Quayside region of the site. They include larger developments such as the architectural style of Steenbergs Yard Development and the Shipping containers of the Boxpark (figures 6.26 and 6.27), and as key flagship developments such as the pop up museum and the re-use of Hadrian and Steenbergs Arches.
PUBLIC REALM
Public realm has been greatly improved though the provision of large and small spaces (figures 6.26 and 6.29), allowing for an increase in the different types of outdoor activities (figure 6.28). These will in turn increase the sense of place of the research site, allowing space for locals and tourists alike to enjoy the area’s new found atmosphere. Figure 6.27 - Close up of the boxpark
STREET FOOD VENDOR AND OUTDOOR DINING
TEMPORARY MARKET STALLS
PUBLIC OPEN SPACE
Figure 6.28 - Various types of activities STREET FURNITURE AND GREENERY
MARINERS WHARF COURTYARD
MALMO QUAY
Figure 6.29 - Sections of the proposed Malmo Quay and Hadrian’s Wall path development
44
7. CONCLUSION
7.0 CONCLUSION
45
7. CONCLUSION
7.1 CONCLUSION This dissertation has explored the impacts of culture based regeneration on waterfronts in post-industrial cities, based on the analysis of a specific site on Newcastle’s Quayside and the analysis of surrounding area e.g. the Ouseburn Valley to build a complete picture. The site was chosen due to its prominent location and identity, harbouring the potential for further regeneration. As discussed, many literatures have found that waterfront areas tend to be favoured when it comes to regeneration strategies, becoming almost a “cliche”. When exploring the case studies of Glasgow Liverpool and Gateshead, all with similar historic backgrounds to Newcastle, it was found that these strategies aimed to: • • • •
Strengthen economic futures Create thriving tourist destinations Enhance historic identities Attract key industries
However, with further study it was found that the needs and views of the local people and goals for long term sustainable communities were often neglected by large development firms in favour of short term financial gain (Doucet, 2013). This was supported in a study by Middleton and Freestone (2008) of the views of local people on the regeneration schemes in their cities. This resulted in much of the local populace becoming disconnected from the developments. When interviewing both local people, local businesses and professionals while undertaking site analysis, key elements for further development were highlighted: • • • •
For the research site specifically, it was seen that by combining these four factors it would not only make the area more prosperous but it would also enhance its character and surroundings, together forming a better sense of place. As a result of the findings, the final masterplan uses Strategies 1 and 2 as landmark developments which are then supported by elements of Strategies 3 and 4. Combining the factors in this manner was seen as the most effective way to bring about radical and positive change. For instance, while Strategies 1 and 2 creating the main source of footfall to the area, Strategy 4 makes the area more legible. Strategy 3 also works hand in hand with Strategy 2, by enhancing the local culture and providing commercial space.
Implications for Practice Although waterfront and cultural regeneration is already a widely discussed and researched topic it became apparent to the author during the course of this dissertation that modern day regeneration schemes often lose sight of the needs of the communities they are intended for. It is hoped is that in this dissertation, the strategies and final masterplan have shown that it is possible create profitable developments on prime development land that are cost effective and empower the communities within them.
The integration of mixed land uses Low scale development The enhancement of heritage and culture Community involvement
Through the combination of the site analysis, literature review and case study review it was found that culture alone as a tool for regeneration will not work. Instead, by incorporating culture with other regeneration methods it can significantly help improve the quality of the overall development. From this the regeneration method agreed upon for the research can be classed as “Cultural Regeneration”, using the definition underpinned by Evans and Shaw (2004) (see literature review). Through this, four strategies for further development were created: Strategy 1: Mix Use Development Strategy 2: Cultural Enhancement Strategy 3: Re-Use of Historic Architecture Strategy 4: Public Realm and Legibility
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8. BIBLIOGRAPHY
8.0 BIBLIOGRAPHY Adriana (2013) Calcada – the Portuguese pavement. Available at: http://www.adventureflair.com/calcada-the-portuguese-pavement/ (Accessed: 25 August 2016). ArchDaily (no date) Gallery of chicago Riverwalk / chicago department of transportation - 16. Available at: https://uk.pinterest.com/pin/436075176400786771/ (Accessed: 29 August 2016).
Glasgow & Clyde Valley Structure Plan Joint Committee (2004) The Clyde Waterfront Regeneration plan. Available at: http://www.clydewaterfront.com/media/5527/clyde%20waterfront%20regeneration%20plan.pdf .
BOXPARK (2016) BUSK THE BOX. Available at: http://www.boxpark.co.uk/ (Accessed: 24 August 2016).
Google Earth. (2016). Retrieved from: https://www.google.co.uk/intl/en_uk/earth/
Butt, D., Peroni, M., Asadi, A. and Hanbury, J. (no date) Waterfront, Glasgow by Alan Hammond digital photographer. Available at: http://www.dphotographer.co.uk/image/100742/waterfront_glasgow (Accessed: 14 August 2016).
Jacobs, J. (1961) The Death and Life of Great American Cities. Edited by Vintage Books. Vintage Books Edition, December 1992 edn. New York: Random House.
Byker Lives (no date) Ouseburn. Available at: http://bykerlives.com/area/ouseburn/ (Accessed: 11 August 2016).
Jones, P. and Evans, J. (2008) Urban Regeneration in the UK. 1st edn. London: SAGE Publications. Kiltane developments (no date) Kiltane developments. Available at: http://www.kiltane.com/developments.html (Accessed: 14 August 2016).
Communities and Local Government (2012) National Planning Policy Framework. London: Department for Communities and Local Government.
Liverpool Waters (no date) Liverpool waters. Available at: http://www.liverpoolwaters.co.uk/about/liverpool-waters (Accessed: 14 August 2016).
Cooper (2000) Inadequate grounds for a `design-led’ approach to urban renaissance? London: E & F N Spon.
Loud, P. (no date) Photographs of Newcastle Quayside & panorama of the sage, by peter loud. Available at: http://www.peterloud.co.uk/photos/Newcastle/Newcastle_Quayside.html (Accessed: 11 August 2016).
Designed, T. and Coded (no date) ‘The Cardiff arches’, Available at: http://www.thecardiffarches.com/ (Accessed: 25 August 2016). Digimap. (2016). Retrieved from: http://digimap.edina.ac.uk/ Doucet, B. (2013) Variations of the Entrepreneurial City: Goals, roles and visions in Rotterdam’s Kop van Zuid and the Glasgow Harbour Megaprojects. Online: Urban Research Publications Limited. Embleton, B. (2007) Geograph: Left bank village, Hereford (C) Bob Embleton. Available at: http://www.geograph.org.uk/photo/339044 (Accessed: 24 August 2016). English Heritage and Cabe (2001) BUILDING in context New development in historic areas. Available at: http://www.designcouncil.org.uk/sites/default/files/asset/document/building-in-context-new-develo pment-in-historic-areas.pdf . Evans, G. and Shaw, P. (2004) THE CONTRIBUTION OF CULTURE TO REGENERATION IN THE UK: A REVIEW OF EVIDENCE A report to the Department for Culture Media and Sport. London: London Metropolitan University. Frankwah (no date) Travel Blog. Available at: https://www.travelblog.org/Photos/6731761 (Accessed: 24 August 2016). Gateshead Council (2007) Gateshead Quays - Urban Design Strategy. Gateshead: Gateshead Council.
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Gehl, J. (2011) Life Between Buildings: Using public space. 1st edn. New York City: Island Press.
Gateshead Council and PATRIZIA UK (2010) Gateshead Quays - Masterplan Report. Gateshead: Gateshead Council.
Lynch, K. (1960) The Image of the City. Edited by The MIT Press. 1st edn. MIT: Massachusetts Institute of Technology. McNeill, P. and Chapman, S. (2005) Reserach methods. 3rd edn. New York City: Routledge. Melvin, C. and Millar, T. (2009) Overcoming the economic challenge: How resilient is Liverpool? Liverpool: Reed in Partnership Limited. Middleton, C. and Freedstone, P. (2008) The Impact of Culture-led Regeneration on Regional Identity in North East England. Prague, Czech Republic: Regional Studies Association International Conference The Dilemmas of Integration and Competition. Miles, S. (2004) ‘Our Tyne’: Iconic Regeneration and the Revitalisation of Identity in NewcastleGateshead. Online: Routledge Taylor & Francis Group Ltd. Miles, S. and Paddison, R. (2005) Introduction: The Rise and Rise of Culture-led Urban Regeneration. The Editors of Urban Studies: Routledge Taylor & Francis Group Ltd. Morton, D. (2014) Remember when: A changing Newcastle Quayside - now and then. Available at: http://www.chroniclelive.co.uk/lifestyle/nostalgia/remember-when-changing-newcastle-quayside-70 59215 (Accessed: 11 August 2016).
8. BIBLIOGRAPHY
Morton, D. (2015) The story of the Tyne and the hidden rivers of Newcastle uncovered. Available at: http://www.chroniclelive.co.uk/news/history/story-tyne-hidden-rivers-newcastle-8809326 (Accessed: 11 August 2016). Newcastle City Council (2004) LOWER OUSEBURN VALLEY CONSERVATION AREA CHARACTER STATEMENT.Availableat: http://www.newcastle.gov.uk/wwwfileroot/legacy/regen/plantrans/conservation/Lower_Ouseburn_ Valley_CACS.pdf . Newcastle City Council (2005) Ouseburn Urban Design Framework. Available at: https://www.newcastle.gov.uk/wwwfileroot/legacy/regen/plantrans/ouseburnurbandesign/OVUDF.p df . Newcastle City Council (2007) NEWCASTLE UPON TYNE DEVELOPMENT PLAN POLICIES - UDP. Available at: https://www.newcastle.gov.uk/sites/default/files/wwwfileroot/planning-and-buildings/planning-polic y/newcastle_upon_tyne_development_plan_policies_0.pdf . Newcastle City Council and Gateshead Council (2003) Urban Landscape Study of the Tyne Gorge Final Report. Available at: https://www.gateshead.gov.uk/DocumentLibrary/Building/regeneration/TyneGorgeStudy.pdf . Northall, P. (2010) Culture Led Regeneration & Local Art Communities. Manchester: Centre for Local Economic Strategies & CLES Consulting. Old Postcards And Photographs Of Newcastle upon Tyne (no date) Old postcards and photographs of Newcastle upon Tyne (1). Available at: http://www.picturesofgateshead.co.uk/postcards_newcastle1/ (Accessed: 11 August 2016). Ouseburn Futures and Newcastle City Council and Gateshead Council (2012) Ouseburn Regeneration Plan 2012 - 2020. Available at: https://ouseburntrust.org.uk/wp-content/uploads/2014/01/Ouseburn-Regeneration-Plan-2012-20.p df .
OxfordMills (2012b) Photo gallery. Available at: http://theoxfordmills.com/photos/ (Accessed: 24 August 2016). Rawding, C. and Williams, L. (2008) Liverpool: Capital of Culture. Available at: URL: http://www.jstor.org/stable/23755275 . Tallon, A. (2013) Urban Regeneration in the UK. 2nd edn. USA and Canada: Taylor & Francis Group. UKEssays (no date) HRT and the risk of breast cancer. Available at: https://www.ukessays.com/dissertation/methodology/hrt-and-the-risk-of-breast-cancer.php (Accessed: 13 August 2016). Urban Task Force (1999) Towards an Urban Renaissance: fhe Report of the Urban Task Force :haired by Lord Rogers of Riverside. Great Britain: The Urban Task Force. Walker, C., Scott, T. and Trail, D. (2009) Procurement, design and construction of the Clyde Arc, Glasgow. Institution of Civil Engineers. Wikipedia (2016a) ‘Albert Dock’, in Wikipedia. Available at: https://en.wikipedia.org/wiki/Albert_Dock (Accessed: 14 August 2016). Wikipedia (2016b) ‘Clyde Auditorium’, in Available at: https://en.wikipedia.org/wiki/Clyde_Auditorium (Accessed: 14 August 2016). Xsite Architecture (2015) Ouseburn Valley Cross Sections. Available at: https://publicaccessapplications.newcastle.gov.uk/online-applications/files/C841F2ADCADB003F72E4 B98ABF038270/pdf/2015_0577_01_DET-OUSEBURN_VALLEY_CROSS_SECTION-686678.pdf . YBNews (2014) Record profits for ACC Liverpool arena. Available at: http://www.ybnews.co.uk/regional-development/record-profits-acc-liverpool-arena/ (Accessed: 14 August 2016).
Ouseburn Trust (2014a) ‘Celebrating Ouseburn Heritage’, Ouseburn Valley News, 1 April, pp. 1–12. Ouseburn Trust (2014b) ‘£100m investment in Ouseburn’, Ouseburn Valley News, January, pp. 1–12. Ouseburn Trust (2015) ‘Alice in Ouseburn’, Ouseburn Valley News, June, pp. 1–12. OxfordMills (2012a) Philadelphia’s urban oasis for teachers and non-profits. Available at: http://theoxfordmills.com/ (Accessed: 24 August 2016).
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9. APPENDIX
9.0 APPENDIX:
SITE INTERVIEWS
LOCATION: Businesses and pedestrians throughout the Quayside and Ouseburn Valley. WEATHER: Sunny, approx. 20 degrees centigrade. DATE: 19/07/16 Examples of questions asked; What do you like about the area? What services do you use when you come here? What do you think about the past regeneration schemes? Have they been a success or failure? What do you know about the Ouseburn Valley? What is the area lacking in terms of services? What activities/land uses could be included further along the Quayside to attract more people?
Tourists - Two elderly ladies, 60’s/70’s visiting from London.
General Comments ● They admired the culture and architecture of the Quayside, particularly the Baltic Flour Mill. ● They hadn’t heard of the Ouseburn Valley. What does the area need? ● They were critical of the connectivity from the city centre as they couldn’t identify a direct route to the Quayside, they got there by guessing.
Tourists – American tourists between 30 and 40, walking the Hadrian’s Wall path.
General Comments ● They admired the buildings on the Quayside that “created a theme” and a“cute little area”. ● They had been to Newcastle 13 years previous at the very beginning of the regeneration schemes and was very impressed with the transformation that had occurred.
Cycle Hub – Male employee, mid-40’s
General Comments ● Too much development is bad as it will become like “everywhere else”. ● Residents from the Malings complain about noise coming from the pubs (disadvantage of residential is that it has the ability to ruin local character through this). What does the area need? ● A shop offering basic facilities, also a small restaurant maybe on Malmo Quay.
Riley’s fish bar Quayside – Female employee, mid-40’s
General Comments ● Not too much development is needed, it may ruin the character. What does the area need? ● A shop offering basic facilities down towards the mouth of the Ouseburn Valley.
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Quayside Coffee – Owner, mid-50’s
General Comments ● Past cultural regeneration has been tremendous. It has really helped raise the profile of the region. ● The new architecture (St Mary’s Wharf) have good character and are in keeping with the original buildings along the Quayside. What does the area need? ● The area is pretty well balanced in the services that it offers. There is not much need for a park as the Quayside does act as this. More street furniture could be installed however.
The Tyne Bar (Ouseburn Valley) – Barman,mid-20’s
General Comments ● The lack of services is what is good about the area, people from the area don’t want it to become over developed as it would ruin the character. ● Residents from the new Malings development complain about the noise regularly. What do they expect? This could ruin the local character. What does the area need? ● There is a niche market, “a cocktail bar would not work here”. ● A small shop, somewhere you can buy a newspaper and use an ATM as currently, residents in the area have to walk 10-15 minutes to the nearest supermarket. ● New businesses like the Pizzeria in the Malings are unnecessary as there are already plenty of food places in the area. Toffee Factory – Two female receptionists in their 20’s and 40’s General Comments ● New businesses like the Pizzeria/Ice cream parlour are nice but not exactly necessary. ● The area has changed significantly for the better in the last 20 years, including the refurbishment and re-use of this building. ● There have been complaints from the Maling residents about noise coming from the Tyne Bar. What does the area need? ● A shop, somewhere where you can buy a “pint of milk” or “use an ATM”. There are currently none of these services within easy reach which needed as it is meant to be a tourist area. ● A new shop would have to an independent corner store, maybe half corner store half deli as a Tesco or Sainsbury’s would ruin the character.
9. APPENDIX
9.1 APPENDIX: SITE INTERVIEWS Local cyclist from Tynemouth – In his 50’s
General Comments ● Frequently cycles along the Hadrian’s Wall path to the Quayside and really enjoys the atmosphere. He regularly relaxes here with coffee in his spare time. ● During his time in the marine police he talks about how the Quayside area, particularly around the pubs were synonymous with fights, muggings and frequent police patrols, it really wasn’t a nice area, no one would come here in their leisure time, it was a place for the “down and outs”. Now the “down and outs” wouldn’t think to come here as there is nothing for them to do. ● Suicides were a regular occurance by the Quayside in which “dead bodies had to be fished out the water”. ● The landscape was littered with derelict buildings left over from the industrial era. ● The Millennium Bridge has increased the connection between the Newcastle and Gateshead side. ● The area is very “cosmopolitan” and “cultural”, families from all income brackets can come here to enjoy the atmosphere. “You can get any food from a fancy restaurant to a Gregg’s sandwich”. ● Residents at the lower end of the Quayside have been in conflict with people walking in front of their properties (the Hadrian’s Wall path, a main path through the area) as they want a peaceful environment.
What does the area need? ● Slightly more residential will make the area safer as there would be more eyes on the street. ● No more student accommodation. Students do benefit the area greatly but as they feel no “ownership” of their accommodations they do not feel as attached to the area and therefore are less likely to look after the area. ● No high end retail in the area (anti-establishment), it would ruin the “urban village” character of the Valley.
What does the area need? ● Not too much development is needed. Areas like Malmo Quay and Spillers Wharf are seen as “spill over areas” when the Quayside gets busy, especially in the summer. If these areas were to be fully developed the Quayside would be far too busy and there would be nowhere to get a bit of peace. ● Spillers Wharf is also used for a lot of events and exhibitions, mainly on bank holidays, if it was developed where would the events be held? The car park on Spillers is also free, which a lot of locals admire. ● More recreational activity is needed, particularly on Malmo Quay and some kind of shop with an ATM as there is currently none. ● The cultural theme is definitely important for any future developments.
Ouseburn Trust – Employee, mid-40’s
General Comments ● The Ouseburn Valley is “cultural, quirky and bohemian” ● There is a good community atmosphere here, all the business owners know each other well and it’s hard to walk along the street without bumping into someone. ● There are activities for all ages. From the farm to Seven Stories (centre for children’s books) to music venues to bars. ● The independent business scene is great. Companies like the Ouseburn Coffee Company are brilliant at what they do “the valley smells of freshly roasted ground coffee”. ● The Ouseburn Trust and other businesses in the valley regularly hold events like the “40’s weekend” which celebrate the areas cultural heritage. ● There is a very good day and night time economy. The area is “throbbing” with activity at the weekend both day and night with bars, rehearsal studios etc. ● Increasing traffic is causing congestion. The roads are not deisgned to carry high volumes of traffic. ● Petty crime is increasing (vandalism and graffiti).
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9.2 APPENDIX: PROFESSIONAL INTERVIEWS Interview: Local Economic Development Officer, Newcastle City Council Date: 18/7/2016
Interview: Former Regeneration Officer at Newcastle Council now working for the Ouseburn Trust. Date: 11/8/2016
Summarised notes
Summarised notes
• No more development of student accommodation for half the year they are empty. • Developments on Malmo Quay have the potential to attract people down from the Quayside and up into the Ouseburn Valley. • There is need for a development that fits in with the heritage and existing use of the area. • Only light weight structures can be built in Malmo quay due to unstable ground as a result of pumping station. • Developments on Malmo Quay will have to retain the view seen from the Free Trade Inn and be sensitive to the character of the area e.g. no tall buildings. • New developments need to strike a fine balance between blending in and standing out. • Hadrian’s Arches are not currently water tight and as a result are closed to the public.
Interview:Newcastle Studio Director, Colour Urban Design Ltd. Date: 8/7/2016 Summarised notes
• The introduction of new bus routes to the Quayside has brought in more footfalls. • Current regeneration schemes have created a better setting for temporary functions such as markets and concerts on the western Quayside. • Some routes to the Quayside are “too over designed” (entrance next to the Pitcher and Piano). • The Quayside needs more shelter. • The Ouseburn has a “lack of open space” only a “few pockets of green”. • Eastern Quayside “doesn’t feel like public space” • “When you get to the end (of the Quayside, Malmo Quay) it’s quite hard to know where you’re going. Everything is signposted but it doesn’t really feel like public space . . . it doesn’t feel as accessible as the Quayside itself of where it’s all been paved and it’s really clear where you walk” • “The markets form a nice route from the city centre through to the Millennium Bridge and across and it becomes a real hub of activity” More craft stalls “The creation of a destination”
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• Mixed use developments bring the “Live work and play” aspect to an area. • There has been a backlash at the amount of student flats being built in the area as they do not contribute to the economy of Ouseburn. • On Malmo Quay the pumping station will cost a couple of million pounds to remove. • There is a danger of there being too much high price development as a result of high land prices. This could cause the research site to become “mono use”. • Most of the old buildings have been converted which now leaves only vacant sites that are able to be developed. • Big demand for studio space for arts and crafts • A lot of art studios in Ouseburn are not open to the public. • You currently can’t identify where the mouth of the Ouseburn valley is. • There is not a lot of activity on the river apart from a couple of boat clubs.