Consultants’ Report
C
Adam Henry Adam Sharratt James Fairless Jon Forrest Woody Hanson
athedral
Q
uarter
Table
of
Contents
One|
History & Context
Two|
Site Analysis
Three|
Four|
Five|
Six|
Planning Analysis
Case Studies
Policy Suggestions
Design Proposal
Cathedral Quarter
Chapter One History & Context Cathedral Quarter
Cathedral Quarter
in
Context
Cathedral Quarter is located within the heart of Belfast, the capital of Northern Ireland. This historic district was the birthplace of the original settlement of Belfast around the mouth of the River Farset and Belfast Lough. Today, Cathedral Quarter sits to the northeast of the modern City Centre and to the west of the River Lagan. The site is generally bound by Royal Avenue to the west, York Street to the North, Dunbar Link to the East, and High Street to the South with Donegall Street as its central spine. This report will take in to account areas within the designated conservation area, which has been outlined in the image above, as well as its immediate surroundings. Cathedral Quarter
1
Site History
Cathedral Quarters origins date back to 17th century and the formation of Belfast as a town. The area developed around the River Farset. Initially the area and Belfast itself was quite contained with housing, industry and markets all within close proximity of one another. As Belfast continued to grow during the 18th century, defensive fortifications and walled gardens became subject to development, to cater for expanding population and industry. The loss of gardens in area led to the formation of the distinctive entries and alleyways; characteristic of the Cathedral Quarter. The 18th and 19th centuries saw the built environment gain the majority of it character and building stock; Most of which has been retained. The main focus of activity at this time was centred on the four corners (the convergence of Waring St. North St. Bridge St. and Donegall St.), as it became the commercial centre of Belfast.
Cathedral Quarter
2
Site History
500
ft
Ordinance Survey Map - 1861
Ordinance Survey Map - 1972
The 19th century saw some of the most substantial changes to the area, due to Victorian exuberance. Waring St. and Donegall St. were occupied by smaller commercial uses and warehouses, while Hill St. was one of the poorest residential areas in the town. However, this was eventually developed into warehousing for docks and industries. At the end of the 19th century it was decided that St Anne’s Parish Church (built in the 18th century) would become St. Anne’s Cathedral. During the 20th century the commercial activity moved from the four corners towards Royal Avenue, leaving the area in decline. This movement continued into the 21st century; until recent regeneration of the city centre and recognition of city quarters have seen the cathedral quarter revitalised and become a hub for culture and arts based activities.
Cathedral Quarter
3
Site History 1600
1700
1613 Belfast becomes a town by grant of the Royal Charter North St. one of Belfast’s original streets High St. known as Front St. Ann St. known as Back St.
1800
1776 Extension added to the Market house to form the Assembly Rooms
1683 60 tons of sugar cane being processed a year on Waring St. (Sugarhouse Entry the only remnant)
1680 – 1685 High St. used as quaysides for Belfast’s ships and merchants Waring St. existed but was initially called Broad St. Renamed after a merchant from Waringstown.
1774 Clifton House was built as a poor house at the end of Donegall St.
1769 Market House was built at the four corners
1737 Newsletter founded, printed in the area
Cathedral Quarter
4
1800
1900
1804 The gradual covering of the River Farset along High St. is completed Donegall St. mainly developed 1811 – 1816 St. Georges Church is built on High St.
1890 The National Bank built on High St. Talbot St. warehouses built
1888 Belfast becomes a city
1881 St. George’s building built on High St.
1800 – 1819 Cotton Court warehouses built on Waring St. Hill St. warehouses built
1819 – 1822 The Commercial Building is built on Waring St.
1840 Cathedral Quarter was the main commercial district of Belfast
1843 Victoria Street created and named after the Queens visit
1865 – 1869 The Albert Memorial clock built at the end of High St.
1857 – 1860 Ulster Bank built on Waring St.
1851 Corn Exchange built at the junction of Waring St. and Victoria St.
1845 The Assembly Rooms converted into a bank by Charles Lanyon
Cathedral Quarter
5
1900
2000
1904 Construction of St. Anne’s Cathedral begins
2006 Formation of the Merchant Hotel in the refurbished Ulster Bank Formation of the Black Box in a Hill St. warehouse Formation of the Oh Yeah music centre on Gordon St. Closure of Edward St. and Exchange St. to make way for St. Anne’s Square
1908 St. Georges Hall, High St. was used as the first cinema in Belfast 1900s University of Ulster Belfast campus founded
1935 The Sinclair Building was built at the corner of North St. and Royal Avenue
1936 The North Street Arcade was built
1942 Belfast blitzed by Luftwaffe during World War II
1959 Transport House was built on High St.
1972 Paramilitary bomb detonated on Donegall Street
1970s Punk Scene prevalent in the area as a result of music venues
2007 Spire of Hope Completes St. Anne’s Cathedral 2008 University of Ulster building redeveloped 2009 St. Anne’s Square is completed
2004 North St. Arcade damaged in fire
1999 Belfast Community Circus School is formed on Gordon St.
1990 Area becomes a conservation area The Commercial Buildings are rescued by Clanmill Housing Association
Cathedral Quarter
6
Chapter Two Site Analysis Cathedral Quarter
Site Appraisal
motorway water
primary route
walls
pedestrian
streets
streets
1000
ft
Origins
of
Belfast
Belfast developed along the banks of the River Farset where High Street lies today. The walls that once bound the city were quickly overrun by development as the city established itself as a major industrial hub and expanded rapidly to the southwest. Much of the land that comprised the docklands of the 17th century city has been reclaimed as ‘Laganside’, a district that has undergone substantial regeneration in the past few decades. The River Farset, which was the original source of Belfast’s development, is now channelled underground beneath High Street at the southeast corner of Cathedral Quarter.
Road Network Diagram Many of the oldest streets have withstood the urban evolution of Belfast and make up the street layout of Cathedral Quarter, including High Street, Bridge Street, North Street as well as Victoria Square. The two motorways and parallel primary vehicular routes to the northeast and northwest of Cathedral Quarter clearly encase the City Centre from surrounding districts. Much of the core of the City Centre has been pedestrianised to encourage safe foot traffic within the commercial core of the Belfast. Cathedral Quarter
7
Site Appraisal
cultural/religious institutional residential commercial/office
1000
ft
Figure Ground Map
Land Use Map
The block structure of the City Centre is extremely dense with little sizeable open space available except for areas near the Cathedral and City Hall. However, within the block structure of Cathedral Quarter there are many holes of undeveloped space and vacant lots. The urban grain becomes coarser near the City Hall in the former industrial core of the city where repurposed historic buildings and new infill buildings have developed continuous street frontage. Primary vehicular routes and motorways clearly divide and isolate the built form of North and West Belfast from the City Centre.
Almost all of the City Centre is commercial and office space which makes it the economic driver of Belfast. Cathedral Quarter has a higher concentration of religious and cultural buildings than other areas and is now widely known as the cultural hub. Housing is almost non-existent within the City Centre. It has been pushed out to the periphery along the motorways and beyond. Institutional buildings are generally located around the periphery of the City Centre or in Laganside, but the University of Ulster campus is expanding along the northern edge of the Cathedral Quarter. Cathedral Quarter
8
Site Appraisal
vehicular access
1000
pedestrian access
ft
Vehicular Access Map
Pedestiran Access Map
Primary vehicular routes completely surround Cathedral Quarter along Victoria Street, Dunbar Link and Frederick Street. Secondary streets that allow personal vehicles to enter the site are Corporation Street, Nelson Street, Peters Hill, Clifton Street, and High Street. The nearest parking opportunities for visitors are found along the Victoria Street and the Dunbar Link, while street parking along secondary routes are limited along narrow streets. The primary public transportation routes via bus are limited to Royal Avenue and Castle Place along the southwest of the site.
Most foot traffic in the area is generated by Belfast’s primary shopping centres, Castle Court and Victoria Square, along the south and west edges of Cathedral Quarter. Pedestrianised streets and entries onto High Street and North Avenue provide an intimate entrance into the cultural hub but wide streets and traffic often stop foot traffic there. Primary bus stops along High Street, Castle Place, and Royal Avenue bring many visitors to the site but most go to the shopping centres instead.
Cathedral Quarter
9
Site Appraisal Pedestrian Access
Cathedral Quarter
10
AN
|O
TR
IM
RO
AD
LD
PA R
K
2| S
1|
12
HO RE RO AD
Site Appraisal
RO
AD
NI I RA AY
LW LI NE
11|SHANKI
LL ROAD
REA
mil
STLE 5|CA
1/4
e r a
GH
diu s
ROA D
10|FAL
walkable area
3|HOLYWOOD ROAD
LS RO AD
6|CREGAGH
laganside bus station
ROAD
DS ROAD
TOWNAR 4|UPPER NEW
1000
ft
Walking Distance Map
Public Transportation Map
This diagram clearly demonstrates that Cathedral Quarter is a walkable district and lies within walking distance of primary assets in the area. From the centre of Cathedral Quarter one is able to walk to Victoria Square or Castle Court shopping centres, the Lagan Weir, Custom House Square, the University of Ulster campus, and to the Laganside Bus Station within a distance of a Âź mile or approximately 5 minutes. Many of these routes are navigable through pedestrianised streets.
Metro Bus lines service this area from neighbourhoods throughout greater Belfast and stops are located along all primary routes entering the City Centre. Although no train station presently exists in the area, the route of the NI Railway service towards Larne and Coleraine curves along the northeast edge of the site. In addition, the Laganside Bus Station is located to the southeast of Cathedral Quarter and provides access to and from various locations from all over the island. The Europa Bus station is also easily accessible from this area. Cathedral Quarter
11
Site Appraisal
motorway boundary retail cross civic spine shopping centre
city centre laganside
landmarks
1000
river lagan
ft
Existing Site Assets
General Site Diagram
The City Centre provides many existing assets that attract visitors to the area. Flagship shopping centres at Castle Court and Victoria Square bring thousands of visitors every day into the area. In addition, there are numerous historically significant buildings and streets that draw tourism as well. Signage and map kiosks throughout Belfast allow visitors to take a self-guided tour of the area to major sites such as Belfast Cathedral, Clifton House, Custom House, Albert Clock and City Hall. The River Lagan and the Lagan Weir are also accessible assets of the area.
This diagram is an abstract representation of major forces acting upon Cathedral Quarter. The large red form represents the City Centre and the white lines bisecting it denote the retail corridor where Castle Street and High Street intersect with Royal Avenue. The civic spine along Chichester Street and Wellington Place surround the City Hall and ends at Laganside along the right side of the diagram. The grey boundaries in the upper corners are the motorways which separate the City Centre from marginalized North and West Belfast. Cathedral Quarter
12
Site Appraisal Retail Spine
Cathedral Quarter
13
Site Appraisal
contributing building listed building landmarks
500
conservation area
ft
Area Landmarks
Buildings
Belfast Cathedral is joined by three other nearby religious institutions. Former bank buildings demonstrate the wealth that once existed in the area with high quality historic office buildings. The Central Library and the Albert clock are public structures of high architectural value as well. Many of the highlighted buildings are positioned to conclude vistas down main thoroughfares.
The Cathedral Quarter Conservation Area protects the quarter as a historically significant district. Within its boundary there are 25 listed buildings and dozens of other buildings that contribute to the overall architectural character of the area. In addition, there are numerous listed buildings immediately surrounding the conservation area that add context.
of
Significance
Cathedral Quarter
14
Site Appraisal Significant Local Landmarks
Cathedral Quarter
15
Site Appraisal
vehicular space
500
pedestrian space
ft
Vehicular Accessibility Map
Existing Public Realm Map
A large quantity of surface parking is available to the northeast of the site under and next to the motorway. Voids within the block structure have been converted into car parks as well. The narrow road network within Cathedral Quarter remains accessible to drivers but brick paving has been used to slow traffic speed.
The primary outdoor squares within Cathedral Quarter surround significant buildings, such as Writer’s Square and St. Anne’s Square. A few entries and arcades between buildings in the area provide a sheltered space away from vehicular threat. The majority of the public realm is limited to footpaths next to dangerous traffic. Green space is almost non-existent in the area.
Cathedral Quarter
16
Site Appraisal
7+
storeys
5-6
storeys
3-4
storeys
1-2 Storeys 9am
3pm
noon
500
ft
Building Heights
Orientation & Shadows
Building heights within Cathedral Quarter are tallest along the primary routes of Dunbar Link, High Street, North Street and Royal Avenue. Along the more intimate streets and entries within the interior of the site there are lower building heights from two to four storeys. The tallest buildings are the Belfast Cathedral, St. Anne’s Square, and the modern office building along High Street.
Layered shadows from morning, noon and evening in mid-September demonstrates the areas of open space least affected by shade. Bright, open space can be found in Writer’s square, south of Belfast Cathedral, within the Royal Exchange site and south of the University of Ulster Building. Cathedral Quarter
17
Site Appraisal
Materiality Around the perimeter of Cathedral Quarter there are numerous historic monuments and architecturally significant buildings. The Sinclair building for example, which is pictured in the above right photograph, is a handsome example of Art Deco architecture that adorns a primary corner of the site. Within the core of the quarter there are only a few quality landmarks. The remaining building stock is primarily composed of 19th century red brick structures with detail that is hidden after years of neglect or modern concrete office buildings. Many vacant buildings, including the Donegall Street Arcade, seen in the bottom left photograph, line the streets within Cathedral Quarter as derelict shells of their proud past. Narrow entries and passages like the one in the middle can be found intermittently throughout the quarter as well.
Cathedral Quarter
18
Site Appraisal
Arts & Culture As the arts and culture district of the city, there is a grungy, Bohemian feel throughout Cathedral Quarter. In addition, numerous galleries, theatres and studios line the streets and infuse vibrancy into the area. The Black Box Theatre, Circus School, and Belfast Exposed spaces are popular venues for those seeking a cultural experience in Belfast. In addition, the graffiti that has accumulated on the vacant walls throughout the district display the prominence of the arts in Cathedral Quarter.
Cathedral Quarter
19
Site Appraisal
Conclusions • Lack of permeability into the site • Vacant lots and car parks surround district • Significant historic, cultural, and religious assets exist within the site • Surrounding pedestrian walkways end at site border
• Primary arterial routes, motorways, and public transportation routes line the edges of the site • Walkable neighbouring districts of Laganside, retail cross, and civic spine are vibrant with activity
Cathedral Quarter
20
Chapter Three Planning Analysis Cathedral Quarter
Planning Analysis
Introduction There are a number of important references to the Cathedral Quarter in the existing regional and local policy, strategies and plans for Northern Ireland. These provide the framework for how the Cathedral Quarter has evolved over the past 25 years and what direction it will take in the future. This section will outline the key policy initiatives which have shaped how the Cathedral Quarter functions today.
Cathedral Quarter
21
Planning Analysis Cathedral Quarter Policy Evolution
Regional Context The Department for Regional Development (DRD) produced the Regional Development Strategy (RDS) in 2001 which provides the framework for sustainable development across Northern Ireland. It emphasises the important role of the Belfast Metropolitan Area as a vibrant regional capital and international city. The RDS provides the policy context for the Belfast Metropolitan Plan 2015 (BMAP), published by the Department of the Environment (DoE) in 2004, which reinforces the importance of a thriving Belfast City Centre. The Regional Transport Strategy (RTS), produced by the DRD in 2002 and the corresponding Belfast Metropolitan Transport Plan 2015 (BMTP) seek to provide an integrated approach to development in the Belfast area. The BMTP identifies four modal themes, each with direct relevant to plans for Cathedral Quarter such as provision for walking, cycling and public transport.
In 1989 the Laganside Corporation was established by the DoE as an Urban Development Corporation (UDC). It was essentially given powers to transform the Lagan following decades of neglect and decline. Its aim was to stimulate social and economic regeneration through a combination of public and private investment. The area was designated as a Conservation Area in 1990 by the DoE with the publication of the Cathedral Area Design Guide which promoted the commercial benefits of the area whilst protecting and enhancing its character. Laganside produced the Cathedral Quarter Regeneration Strategy in 1998 which outlined 15 key development projects. Some sites were controlled by Laganside, others by public and private bodies and included streetscape improvements, a quality arts and cultural venue and opportunities for residential and business development. An interim review was then carried out in 2002 for the DSD and DoE by DTZ Pieda Consulting which expressed disappointment that only 3 of the 15 development projects had been carried out.
Cathedral Quarter
22
Planning Analysis In 2005 the DSD produced the North East Quarter Masterplan which overlaps the Cathedral Quarter. The Masterplan aims to contribute to the wider regeneration of the Cathedral Quarter through pedestrian connectivity and mixed use developments whilst promoting sustainable economic and social regeneration of the North East Quarter. The DSD also produced the Belfast City Centre Regeneration Policy Statement (RPS) in 2006 which coincides with the objectives of the North East Quarter Masterplan. The Cathedral Quarter Steering Group was formed in 2008 as a stakeholder-led initiative which brings together key local participants who have an interest in shaping the future of Cathedral Quarter. They produced a Five Year Strategic Vision and Development Plan 20112015 in partnership with the DSD. The Plan builds on the North East Quarter Masterplan to deliver sustainable growth and provides the latest vision of Cathedral Quarter as a vibrant part of the Belfast Metropolitan Area.
Significant Area Plans Conservation Area Plan 1990
Cathedral Quarter Regeneration Strategy 1998
Belfast Regeneration Policy Statement 2004
North East Quarter Masterplan 2005
Strategic Vision and Development Plan 2011
Cathedral Quarter
23
Planning Analysis Cathedral Environs
Possibility of closing Academy Street and Donegall Street in front of the Cathedral. This would link the proposed open space in front of the cathedral with the existing spaces around it and therefore enhance the overall setting of the area.
Edward St/Dunbar Link
Proposals for residential development, a small multistory car park and student accommodation on Edward Street. Also the possibility of pedestrianising Exchange Street West and Academy Street as far as Curtis Street.
Hill Street/Gordon Street
Restoration of underused land at Hill Street/Waring Street/Gordon Street and at Hill Street/Donegall Street. Also the possibility of extending the pedestrian network by opening up existing private entries leading to underused land behind the main frontages.
Waring Street/Skipper Street
Carrying out of environment improvement works including works on footpaths, street furniture and street lighting. Possibility of pedestrianising Skipper Street.
Four Corners
Î&#x;pportunities to renovate the facades of existing buildings and specifically the redevelopment of the site between 16 Donegall Street and the rear of the Northern Bank. Further environmental improvements of public spaces.
Cathedral Quarter Conservation Design Guide - 1990 The Cathedral Quarter was designated as a conservation area in 1990 when the Cathedral Conservation Area Design Guide was published. The document establishes the importance of the Cathedral Quarter Conservation Area in promoting regeneration of the city through the enhancement of its architectural and historic character. The newly established conservation area covers 15 hectares and lies on the northern fringe of the city centre in an area of retail, office and warehousing use. The boundary is a short distance away from Donegall Place, one of the main shopping streets in the city centre, as well as the Castlecourt and Victoria Square shopping complexes. The document proposes to implement an enhancement strategy in the shown 5 locations. Cathedral Quarter
24
Planning Analysis The strategy outlined 15 key development projects, including a quality arts and cultural venue, public space, streetscape improvements, managed workspaces and studio complexes, opportunities for residential and business developments, some of which would be led by Laganside and others by public/private partnerships. Completed Projects: •
Managed Workspaces on Royal Avenue, Donegall Street and Cotton Court
•
Public space in Cotton Court and Writer’s Square
•
Streetscape improvements on Waring Street, Hill Street, Gordon Street and Commercial Court
Laganside Cathedral Quarter Regeneration Strategy - 1998 The Cathedral Quarter was envisaged as a dynamic, mixed use, historical and cultural area which would contribute to the economic performance of the city and the region by creating an attractive environment for investment. The strategy called for sensitive long term management of both the urban fabric and the economic role of the area, supported by wide ranging partnerships of departments and agencies. This would be accomplished by promoting the area as a cultural and entrepreneurial quarter, a specialist retail area for creative design, an urban residential community and a key tourist attraction. Cathedral Quarter
25
Planning Analysis Retail
Encouraging mixed-use retail developments in the city centre, mixing retail with leisure, residential and office use. Proposal for a major retail-led scheme in the Victoria Square area in the South-East shopping quarter and will support proposals for a major retail-led scheme in the Royal Exchange area in the North-East shopping quarter.
Office/business
Document supports the consolidation of the existing office core in the Linen Conservation Area and in Lanyon Place and realises there is a need for new office developments in the city centre. Realises the potential of the Waterfront as an area where high quality offices can be developed.
Tourism/Leisure
Encourages mixed-use developments in order to progress the transition towards a ’24-hour city’. Specifically stresses the potential and importance of the Cathedral Quarter as a cultural quarter in the city and supports Laganside’s masterplan, including the development of an Arts Centre.
Connectivity/Public Realm
The document outlines the Public Realm Strategy (PRS) for Belfast City Centre (which was later published in 2005). This strategy seeks to improve the physical appearance of Belfast City Centre through new urban spaces, landmarks and public art.
Reinforcing City Communities
Establishes the need to balance physical development and economic growth of the city and to physically make the City Centre accessible from all parts of Belfast.
Belfast City Centre Regeneration Policy Statement - 2004 This document was produced by the Department for Social Development (DSD) in 2004 on the back of the ‘Belfast City Centre Regeneration Policy Framework’ or the ‘Grimley Report’. The document sets out the DSD’s objectives for the regeneration of Belfast City Centre and how these objectives hope to be achieved. Five specific themes are identified relating to the DSD’s immediate plans for regeneration:
Cathedral Quarter
26
Planning Analysis The
main elements of the concept plans:
•
A new shopping street which has an entrance on Royal Avenue, directly opposite the entrance to Castlecourt Shopping Centre
•
An anchor store located between North Street and Donegall Street in a prominent position with frontage on both sides
•
The principle of the North Street Arcade is retained, which creates a new east-west link between North Street and Donegall Street, and also connects into Writers’ Square
•
Residential and office accommodation is located above the new shops and Lower Garfield Street has been identified as a new restaurant destination
•
A potential multi storey car park location has been identified to the west of Writers Square
•
Re-definition of Writers Square
•
The Northern Bank building is a suggested venue for a new mixed use and/or arts venue and the introduction of a public square adjacent to the Northern Bank building
Belfast City Centre North East Quarter Masterplan - 2005 This Masterplan for the North East Quarter (NEQ) of Belfast City Centre constitutes supplementary guidance to the Department for Social Development’s Regeneration Policy Statement for Belfast City Centre, adopted by the Department in April 2004. It sets out further guidance on the proposed range, mix and location of uses for the NEQ of Belfast City Centre, to maximise the retail-led physical, social and economic regeneration. The guiding development principles of the Masterplan include character preservation, retention where possible of historic , commercial attractiveness, prioritising pedestrian linkages , designing quality public spaces and encouraging a 24 hour environment. The overarching principle is to promote sustainable economic and social regeneration of the North East Quarter – in line with DSD’s regeneration objectives set out in the Regeneration Policy Statement.
Cathedral Quarter
27
Planning Analysis Priority 1: To
support the
Cathedral Quarter
as a
centre for the arts and creative industries
•
Stimulate public and private investment for venues such as The MAC
Priority 2: To support the growth of the mixed-use economy in Cathedral Quarter •
The Royal Exchange development including 39,000m2 of retail and leisure space, 8,600m2 of office space, 930m2 for arts and cultural use, 240 apartments and over 700 underground car park spaces.
Priority 3:
To
generate high levels of public
participation
•
Visitor information point(s) in the Cathedral Quarter servicing initiatives in partnership with NITB, BVCB, the Belfast Welcome Centre
Priority 4: To
build and maintain a supportive
infrastructure
•
•
Five
year
Strategic Vision
and
Appropriate public space to enhance the Cathedral setting and the new Belfast Campus of the University of Ulster (UU), and at the Four Corners intersection of Waring, Donegall, Bridge and North Streets Cathedral Quarter / University of Ulster train station at Gamble Street
Development Plan - 2011-2015
The Cathedral Quarter Steering Group (SQSG) has developed and is currently implementing the ‘Five year Strategic Vision and Development Plan 2011-2015’ for the Cathedral Quarter. CQSG calls for the establishment of a Cathedral Quarter Trust (CQT) to work with and on behalf of the Cathedral Quarter community, statutory stakeholders and the public to focus on strategic opportunities and implement the Development Plan. In guiding the future development of the Cathedral Quarter there will be four key priorities.
Cathedral Quarter
28
Planning Analysis
+ =
Retail-Led Regeneration
Steering Group Analysis Enthusiasm for continued development comes from arts, business, leisure, public sector and other stakeholders. The Department for Social Development (DSD) has continued the Laganside Events Fund and is pursuing retailled regeneration through a masterplan for the north east quarter of the city centre, the North East Quarter Masterplan, and support for Royal Exchange, a development proposal for the area. Belfast City Council has been actively developing the area as a cultural tourism destination, and the Arts Council of Northern Ireland (ACNI) and the Department of Culture, Arts and Leisure (DCAL) are making a significant investment in cultural infrastructure through the building of The Metropolitan Arts Centre (The MAC).
+ +
=
Arts & Culture Regeneration
Cathedral Quarter
29
Planning Analysis When Laganside wound down its operation in 2007, responsibility for the completion of key projects, the management of assets and event funding reverted to DSD, with plans for a future handover of the assets to Belfast City Council at some time in the future under the Review of Public Administration (Appendix B). Within the Quarter there was a feeling that the focus was drifting due to uncertainty about management and decision-making during the transition. Local organisations and individuals, together with MP for the area Nigel Dodds, approached the Minister for DSD to propose the establishment of a steering group to ensure that the Cathedral Quarter would continue to develop to its full potential. The Cathedral Quarter Steering Group (CQSG) was established in 2008 with funding from DSD and input from a committed core of local stakeholders, Belfast City Council and Belfast City Centre Management. The group was charged with developing a 5-Year Strategic Vision and Development Plan for the area. The Plan builds on the physical regeneration work carried out by Laganside and DSD, and the on-going efforts of the Cathedral Quarter community. CQSG has been bringing together local stakeholders to identify the strengths and weaknesses of the area and the best ways to maintain momentum and promote long-term growth. The next critical step is to establish CQT with the capacity to deliver the Plan.
Proven working models exist in other cities for cultural quarter and creative cluster management. Initiatives such as Glasgow’s Merchant City, Dublin’s Temple Bar, Sheffield’s Creative Industries Quarter, Manchester’s Northern Quarter and many others will provide templates and invaluable lessons as we work in partnership with DSD and BCC, ACNI, DETI, BCCM, BVCB and others to create the strongest dedicated management structure for the Cathedral Quarter. Without focused and dedicated management or any further initiatives to complete what Laganside had begun, a range of stakeholders were concerned that the impetus for development of the Cathedral Quarter was being lost. Leading arts organisations based in the Cathedral Quarter lobbied local MP, MLA and former DSD Minister Nigel Dodds, who subsequently organised a meeting with the then direct rule DSD minister David Hanson and three representatives of the Cathedral Quarter arts groups. Arising from that meeting, it was agreed that a steering group would be established, a development manager employed and a new strategy developed for the Cathedral Quarter. DSD agreed to fund the initiative and, after lengthy discussion between BCC and DSD, Belfast City Centre Management (BCCM) was agreed as the host body for the new role.
Cathedral Quarter
30
Institutional Analysis: Government
Department
of the
Environment
The Department of the Environment were considering ways in which to regenerate both sides of the Lagan Waterfront as early as the mid 1980’s, which was at the time neglected and lying derelict. In 1990 the Cathedral Quarter was designated as a Conservation Area with the publication of the Cathedral Area Design Guide by the DoE. This provided guidance to developers and property owners within Cathedral Quarter on how design should be approached in the area. The DoE published the Belfast Metropolitan Area Plan 2015 (BMAP) which provides a development framework for the Belfast Metropolitan Area. BMAP seeks to support the Laganside Corporation in it’s work in the regeneration of the Cathedral Quarter through a number of City Centre and Urban Design policies as well as establishing Development Opportunity Sites. The DoE also carried out an evaluative study on the role of the Laganside Corporation which eventually led to it’s dissolution in 2007.
Department
for
Regional Development
The DRD has produced a number of important strategy documents which provide a regional framework for development in the Cathedral Quarter. This includes the Regional Development Strategy 2001 (RDS) and the Regional Transportation Strategy (RTS) which was produced in line with the RDS.
Department
of
Culture, Arts
and
Leisure
The Department of Culture, Arts and Leisure has the responsibility for arts and creativity in Northern Ireland and provides funding for many regeneration projects. The Department has become increasingly involved in the developments of the Cathedral Quarter over the last decade and recently provided £10.76 million of funding for the new MAC building, which has a total cost of approximately £17.56 million. Cathedral Quarter
31
Institutional Analysis: Government
Department Department
for
Social Development
The DSD has played a major role in shaping the development of the Cathedral Quarter over the last two decades. Following the dissolution of the Laganside Corporation in 2007 the responsibility for the development of the Laganside assets was handed over to the DSD. As part of this the DSD decided to maintain the Laganside Events Fund. The DSD also played a pivotal role in the establishment of the Cathedral Quarter Steering Group and provided approximately £100,000 of funding for the group to produce a Development Plan for the area and hire a Development Manager to oversee this process.
of
Employment
and
Learning
After a 2006 government report on higher education which suggested University of Ulster’s (UUJ) Jordanstown campus was at the end of its economic life, UUJ announced major plans to develop a new campus in Belfast city centre. The Department of Employment and Learning has worked closely with UUJ in these development proposals and has injected approximately £16million of support for the £250million pound development which is a major social and economic regeneration project in Cathedral Quarter.
As part of the Review of Public Administration (RPA) the roles and responsibilities of the DSD in relation to Cathedral Quarter are to be passed on to Belfast City Council by 2011.
Cathedral Quarter
32
Institutional Analysis: Government
Laganside Development Corporation Belfast City Council Belfast City Council (BCC) have played an active role in the development of the Cathedral Quarter through funding of numerous initiatives. For example in 1996 the Old Museum Arts Centre (OMAC) collaborated with a number of statutory funders such as Laganside, Department of Culture Arts and Leisure (DCAL) and BCC to build a flagship building for the arts in the Cathedral Quarter. This new building is to be known as the MAC and will be located in the new St. Anne’s Square Development, due to open early in 2012. BCC is set to play a more central and key role in the future development of Cathedral Quarter as powers are transferred from the DSD.
The Laganside development Corporation was established in 1989 as an Urban Development Corporation by central government. As an institution it has probably been the most influential in terms of its impact on the overall development of the Cathedral Quarter since the beginning of the regeneration process. The Corporation was given powers to promote and market development opportunities, undertake infrastructure works, acquire land, enter into agreements for the development of land, and manage the amenities of the River Lagan. The Corporation produced the Cathedral Quarter Regeneration Strategy in 1998 which outlined the 15 key development projects which could potentially occur in the area. Within these developments the ratio of private-public funding was approximately 2:1, which was particularly high in comparison to overseas regeneration projects such as London Docklands and Liverpool Docklands. The Corporation also set up the Laganside Events Fund which offered funding for Arts and Community activities in the area.
Cathedral Quarter
33
Institutional Analysis: Private
Belfast City Centre Management Chamber of Trade and Commerce The Metropolitan Arts Centre (MAC) The MAC is Belfast’s new Arts Centre, situated in St. Anne’s Square, and is due to open in early 2012. Upon its opening it will provide a major economic, cultural and social boost to the Cathedral Quarter Area. The building itself will be six stories high and will include three major visual art galleries, two theatres, a dance studio, education, workshop and rehearsal spaces, offices for resident art groups and a café/bar. The MAC originates from the Old Museum Arts Centre which was in existence as Belfast’s main Art Centre for over 20 years. It is estimated that the new MAC development will attract approximately 200,000 people every year and therefore provides a major attraction to the evolving Cathedral Quarter.
/
Belfast City Centre Management (BCCM) / Belfast Chamber of Trade and Commerce is a public/private partnership. It draws together key stakeholders from the private and public sectors to provide a common approach to the improvement and regeneration of Belfast. The scheme represents over 500 city centre businesses, united in the aim of making Belfast a city of international class. Following the transition of power from Laganside to the DSD, BCCM worked alongside others to set up the Cathedral Quarter Steering Group (CQSG). BCCM was also responsible for the employment of a Cathedral Quarter Development Manager, who is responsible for working closely with the CQSG in devising the long-term vision of the area.
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34
Institutional Analysis: Private
Others There have been a number of other private groups which have played an active role in the development of Cathedral Quarter over the last two decades. These largely include private business interests and private developers within the quarter. These include, but are not limited to: • • • • • •
Kabosh Theatre Productions Belfast Community Circus The Merchant Hotel Barnabas Ventures Snodden and William Ewart Properties ING Real Estate Cathedral Quarter
35
Institutional Analysis: Voluntary
Forum
The Community Arts Forum (CAF) The Community Arts Forum (CAF) was the umbrella body for community arts in Northern Ireland from 1993-2011. CAF closed in June 2011 as part of a merger process with New Belfast Community Arts Initiative. CAF was a membership organisation spanning all art forms and lobbied for community arts and access to the arts for all. Community Arts Partnership (CAP) has merged the services and work of both organisations and was officially launched in October 2011.
for
Alternative Belfast (FAB)
The Forum for Alternative Belfast is a not-forprofit organisation that campaigns for a better and a more equitable built environment in Belfast. The Forum was formally launched on the 4thJune 2009 by a group of architects, planners and others who came together to explore alternative ways that the city might be developed. FAB, in conjunction with The Cathedral Quarter Steering Group, responded to DRD Roads Service options for the York Street Interchange. These responses resulted in a number of alternative links being suggested.
The Ulster Architectural Society (UAHS)
Heritage
The UAHS promotes the appreciation and enjoyment of architecture in the nine counties of Ulster. The Society has been involved in the ‘Let’s Get It Right’ campaign and encourages heritage-led regeneration in the Cathedral Quarter Conservation Area. It devised ‘Cathedral Quarter - a visitor guide to its historic buildings’ on behalf of the Council and a beer mat featuring buildings at risk in the area.
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36
Institutional Analysis: Voluntary
Belfast Civic Trust Belfast Civic Trust liaises with local and central government, architects, planners, voluntary and community groups on environmental issues. The Trust desire that Belfast’s Victorian and Edwardian Architectural core should be enhanced by sympathetic and high quality development, for cultural, environmental and economic reasons, which should foster a better environment to live in. The Trust has supported the proposed St Anne’s Square development and monitors planning applications in the Cathedral quarter. The group has organised talks on topics including ‘Revitalisation of the Cathedral Quarter’ and undertaken research projects in the Northside/St Anne’s Cathedral Area.
Arts Council
of
Northern Ireland
In 2007, the Arts Council published Creative Connections: a 5 year plan for developing the Arts 2007-2012 ‘to place arts at the heart of Social, economic and creative life.’ The Arts Council organised The Cathedral Quarter Arts Festival (CQAF) every May and this acts as a cornerstone in the arts-driven regeneration in this part of Belfast, CQAF makes a vital contribution to economic and creative growth of the area.
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Institutional Analysis: Voluntary Let’s Get It Right Campaign
Cathedral (CQSG)
Quarter
Steering
Group
After the Laganside Corporation dissolved in July 2007 the CQSG was formed. In 2008, the Department for Social Development (DSD), working closely with Belfast City Council, Belfast City Centre Management (BCCM) and key stakeholders, set up a Steering Group which has developed and is currently implementing the ‘Five year Strategic Vision and Development Plan 2011-2015’ in the Cathedral Quarter. DSD committed funding to enable the Steering group to produce the Strategy and promote the area including the employment of a Cathedral Quarter Development Manager. The Cathedral Quarter Steering Group is a group of people with widely varying interests and backgrounds who want to see the Cathedral Quarter reach its true potential. The CQSG has outlined a path to sustainable growth and development which seeks to balance economic, cultural and social well-being. The group aim to revitalise the Cathedral Quarter while retaining the unique historical and cultural identity of the area.
Concerned groups in the Cathedral Quarter and elsewhere in the city had strong reservations about a retail led scheme proposed for the North East Quarter. These groups formed round a ‘Let’s Get It Right’ (LGIR) campaign which put forward the stakeholder’s vision for new development in the area. The group’s demands were publicised in November 2004 in ‘Cathedral Quarter: An alternative vision for the area’ and signed by 50 stakeholder groups. Stakeholders included the Belfast Civic Trust, Ulster Architectural Heritage Society PLACE, and the now extinct Community Arts Forum. The report called for pedestrian priority, revitalisation of historic buildings and support for an evening economy.
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Chapter Four Case Studies Cathedral Quarter
Case Studies
Minneapolis, USA
Manchester, UK
Warehouse District
New York City, USA The High Line
City Centre
Bull Ring
Birmingham, UK and
Jewellery Quarter
Nicosia, Cyprus
Phaneromeni Square
and
Ledra Street
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39
Case Study : Minneapolis, USA Warehouse District The expansion and development of Minneapolis into the northern-most urban centre on the Mississippi River began during the industrial revolution. During the late-19th and early-20th centuries, the residential and commercial centre of Minneapolis expanded rapidly near the historic “Warehouse District” within the North Loop Neighbourhood where most of the industrial jobs were available. A high density landscape of five to ten storey warehouse buildings along the west bank of the Mississippi River became the site of the United States’ primary distribution hub of lumber and flour. Prominent architects of the time were commissioned to design the industrial buildings in Italianate, Romanesque, and Classical Revival styles. Unfortunately, the industrial collapse of the mid-20th century left many of the handsome buildings as empty shells of Minneapolis’ industrial past. Today the historic structures have been adapted for reuse and the industrial character of the area has been emphasised. The historic district became locally designated in 1978 and nationally registered on the National Register of Historic Places in 1989, which protects the area by law and requires a review of any development plans by the Minneapolis Heritage Preservation Commission (HPC). The Warehouse District contains numerous independently listed monuments and remains one of twelve historic districts in the city with nearly 200 of the 250 buildings contributing to the historic urban fabric (CPED, 2009). Following local designation, the centre of the
art scene in Minneapolis found a home in the largely vacant Warehouse District. The tall ceilings, large windows, access doors, wide open floor plans, and inspiring views provided inexpensive space for artists who needed it to carry out their work. Following national designation, the area saw a dramatic increase in commercial activity throughout the 1990’s. Numerous art galleries also began to rent space to display the contemporary art that had been produced in the region. Since this time the commercialisation has continued and the Warehouse District has become the established cultural core of Minneapolis. Warehouses along former railroad corridors have been converted into expensive loft apartment buildings or office space for local businesses. New construction
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40
Case Study : Minneapolis, USA on infill sites have also contributed to the urban fabric but are highly scrutinised according to design guidelines for the historic district. The influx of population has gentrified the area but also has created a viable cultural district that is supported by the local population as well as the surrounding area. Although much of the artist population has moved out due to an increase in the cost of rent, a nonprofit organization based in the Warehouse District called Artspace has developed lowincome housing in the area to preserve the artist population which has helped retain the vibrancy of the neighbourhood. Most recently, this cultural hub has seen the rehabilitation of numerous theatres, as well as a new basketball arena and baseball stadium. In addition, a metro line and commuter rail service now connects the district to the rest of the city centre and the surrounding suburbs which brings in thousands of employees and visitors into the district daily and substantially more on game days and weekends. Much of the rail infrastructure that existed during the industrial period of the site has been reused for these contemporary rail lines. Unfortunately, the site remains underutilised along its north and west fringes where surrounding neighbourhoods contain mostly low-income residents. The high volume of foreclosures and vacancy in North Minneapolis has crept into the Warehouse District. In addition, the district remains fragmented by motorways and rail yards. Implementation of a “Downtown East / North Loop Master Plan� to tackle a number of these issues is on-going. Cathedral Quarter
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Case Study : New York City, USA The High Line The High Line is a redevelopment project on the west side of Manhattan that runs through the neighborhood of Chelsea and the Meatpacking District. The project is the reclamation of an elevated railway track and its transformation into an urban park. The West Side Line was originally built in the 1930’s as an elevated freight train line to remove dangerous industrial railroads from street level. It was designed to go through the center of blocks, rather than over the streets, to avoid the drawbacks of elevated subways. It connected directly to factories and warehouses, allowing trains to roll right inside buildings. Milk, meat, produce, and raw and manufactured goods could be transported and unloaded without disturbing traffic on the streets (The High Line, 2011). During the 1950’s and 60’s a growth in interstate trucking led to a drop in rail traffic nationally and on the West Side Line. No trains have run on the West Side Line since 1980. The loss of rail traffic, closure of slaughterhouses in the Meatpacking District and an increase in illicit behaviour led to general decline of the area. In the mid-1980’s landowners under the High Line were calling for the demolition of the structure due to the value of the land underneath. However, the demolition was challenged by a local train enthusiast, who wished to resume a rail service on the line. The structure was saved from demolition by the ambition for a renewed rail service, which
Cathedral Quarter
42
Case Study : New York City, USA ultimately failed and The High Line continued to stand abandoned for the better part of the 1990s. During this time the Meatpacking District continued to be an area of the city for illicit behavior and general decline. However, in the late 1990’s a transformation of the area began. High-end boutique’s, restaurants and clubs all located here to cater for the arriving young professionals. The area was undergoing gentrification and its popularity rose. Then in 1999, Friends of the High Line, a community-based non-profit group, formed when the historic structure was under threat of demolition. Friends of the High Line works in partnership with the City of New York to preserve and maintain the structure as an elevated public park. The project gained the City’s support in 2002. The High Line south of 30th Street was donated to the City by CSX Transportation Inc. in 2005. The design team of landscape architects James Corner Field Operations, with architects Diller Scofidio + Renfro, created the High Line’s public landscape with guidance from a diverse community of High Line supporters. Construction on the park began in 2006. The first section, from Gansevoort Street to West 20th Street, opened June 9, 2009. The second section, from West 20th Street to West 30th Street, is projected to open in spring, 2011. (The High Line, 2011). Not only has the old rail structure been transformed into a unique sliver of green in New York but it has also become a destination for cultural activity. Temporary art installations have been included into the design and structure of The High Line. Venues along
the High Line are also available to rent and have been used for outdoor film showings and neighbourhood dinners. The innovative concept and design of the park sparked an unprecedented interest in the project, much greater than first anticipated when the project was conceived. The project as a whole has harnessed further interest in the area and as a result development projects are taking place in the immediate area but also neighbouring districts. Mayor Bloomberg noted that the High Line project has helped usher in something of a renaissance in the neighbourhood: by 2009, more than 30 projects were planned or under construction nearby (Pogeribin, 2009).
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43
Case Study : Manchester, UK City Centre Saturday 15th June 1996, a 3,330lb bomb exploded in Manchester City Centre, dealing a severe blow to the economic heart of the city. 49,000 square metres of retail space and 57,000 square metres of office based activity were lost. This event kick started the rebuilding of central Manchester through a public-private section task force- Manchester Millennium Ltd. The driving vision behind the rebuilding was to strengthen its role as a regional centre within both a European and global context. Its aim was to offer a higher quality of life for it’s residents and visitors as well as to provide an urban environment with a distinctive architectural quality that complimented the city’s historic urban fabric The master plan of the City Centre provided the following objectives to achieve successful regeneration: • Restoration and Enhancement of the Retail Core • Stimulation and Diversification of the City’s Economic Base: Invest • Development of an Integrated Transport Strategy • Creation of a Quality City Core Fit for the 21st Century • Creation of a Living City • Creation of a Distinctive Millennium Quarter
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44
Case Study : Manchester, UK The regeneration of the city centre built on the City’s strengths while also exploiting new opportunities which were presented after the bombing. New lots became available for modern architecture and innovative design for buildings such as the Millennium Centre (URBIS) as well the glass bridge which spans Corporation Street. New commercial opportunities became available in an area with existing cultural activities to draw more foot traffic to the area. It also looked to overcome historic, environmental, commercial and operational weaknesses that existed in the city prior to the bombing. Careful repair and conservation of listed buildings was brought forward to provide long term future viability and public enjoyment. Examples of this include the relocation and conservation work on Sinclairs Oyster bar, a pub which had been located within the city centre since its construction in 1552 and suffered damage due to the explosion at the Arndale centre. The bar serves as key spot for visitors to the City Centre by offering part of Manchester’s heritage within an exciting modern city centre.
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45
Case Study : Manchester, UK Public Squares Piccadilly Gardens
Exchange Square
Piccadily Gardens is a former garden of ornamental plantings and trees within the City Centre, however it is an area which has experienced decline due to decreasing office occupancy and drug traffic in the area. Piccadilly gardens became a scar at the core of the city. However, a key piece of the regeneration master plan for the City Centre included the renovation and creation of city centre public realms. As a result, a new high quality lawn area was created with trees, landscaping and a water feature with a pavilion structure designed by the renowned architect Tadao Ando. It features a concrete finish facing the adjacent major transportation hub and a glazing towards the gardens.
A second public realm which was created within the regeneration of the City Centre was Exchange Square. This active space has formed part of the busy heart of the city’s main shopping area. Exchange Square has become the primary meeting place for residents and tourists alike in the city. City Park City Park is located next to the cathedral, the new Urbis culture centre and Cheetham School of Music. It is a quiet contemplative garden area about 100 metres from the busy Exhange Square. The park extends the existing cathedral garden, and consists of lawns, an earth sculpture, extensive tree planting and art installations acting as a foil between the cathedral and the modernity of the Urbis centre.
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46
Case Study : Birmingham, UK Big City Plan The ‘Big City Plan’ of Birmingham is a city centre wide plan for the regeneration of the second city. The plan incorporates and builds upon the Jewellery Quarter as well as the Bullring. The Big City Plan is seen as one of the most ambitious regeneration projects within UK, aiming to develop over 800 hectares of land within the City Centre stretching across the city to other areas which are in need of regeneration and improved linkages such as the Jewellery Quarter. The context of the Birmingham plan aims to take place over a period of 20 years aiming to create new jobs and regenerate the city’s physical environment. These goals will be accomplished through a number of objectives which will help guide the redevelopment of Birmingham. • Liveable city - Provide a high quality of living, creating places for people that offer a diverse mix of activities and spaces • Connected city - Create safe and convenient space for pedestrians • Authentic city - Offer a unique and diverse experience through architecture and urban design • Creative city - Value and support all industries • Sustainable city - Respond to the climate change challenge
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47
Case Study : Birmingham, UK The regeneration of the City Centre of Birmingham is seen to be vital for the city’s economic and social success. The area accounts for a third of Birmingham’s economic output, which attracts more than £2 billion of shopping expenditure each year due to the regeneration and redevelopment of the successful Bullring retail centre project. The masterplan aims to develop and define a number of specialist quarters building on the strengths of the already established and successfully redeveloped Jewellery quarter which will provide the building blocks for the regeneration of a number of key areas of the city which include: • Westside - Provide key focal points for the city. • Snow Hill District - Enhance pedestrian linkages across Great Charles Street will improve the transition from the City Core into the Jewellery Quarter. • New Street Station - Act as a catalyst for wider regeneration with linkages to the rest of the city and beyond. • Eastside - Develop a linear route through the city, joining a series of new squares and development opportunities throughout the city. • Southern Gateway - Expand the City Core southwards providing an opportunity for creating a new destination in Birmingham.
Jewellery Quarter Located immediately adjacent to the city core, the output of Birmingham’s Jewellery Quarter peaked in the 1920s. Despite its subsequent decline, the area is still characterised by its numerous workshop buildings. It is also isolated from the city’s main commercial and retail core by the inner ring road which was constructed in the 1960s. Fortunately, this isolation protected it from the worst excess of 1960s and 1970s town planning and preserved an almost intact Georgian/Victorian street structure. Though the area suffered from a high number of derelict and vacant sites and premises, its many handsome buildings offered huge regeneration potential. Today, the Jewellery Quarter is acknowledged as the City Region’s Creative Village; an asset to both Birmingham and the West Midlands. It is also seen as a unique area within the city where design quality is an integral feature of its regeneration. The Quarter also has a vibrant atmosphere which not only attracts people to work, live and visit but also acts as a honey pot for creative businesses ranging from the existing jewellery businesses to arts, media and culture. The regeneration of the Jewellery Quarter focused on a number of factors including a designation for the area as a Dynamic Place to Do Business. The city introduced a scheme to encourage and retain jewellers within the quarter by re-equipping the jewellery industry with a support system. Their objective is to help keep the Jewellery Quarter’s industry and heritage alive as an economic driver for
Cathedral Quarter
48
Case Study : Birmingham, UK the region. Focus was also placed on the provision of quality buildings for the quarter which included improvements to existing buildings such as Warstone Lane, the Old Mint site and Brindley house. The regeneration of the quarter also focused upon the reduction of the 50 derelict sites within the area while further connecting the quarter to the rest of city through improved signage and new pedestrian links between the Jewellery Quarter and Snow Hill station (constitution hill area) with replacement also made to the pedestrian bridge between Ludgate Hill and Church Street.
The Bullring In the 1960’s the market site became one of the country’s most celebrated examples of revolutionary urban planning with the dramatic development of the Bullring., The iconic components of the Bullring during this time were the circular Rotunda building and the ring roads which encircled the market centre. By the 1980’s Birmingham was considered to have little to offer in terms of the growth of new generation retailers. The Bullring Shopping Centre was considered tired and jaded and was not on par with the second city’s growing status as a leading centre for business and culture. The Birmingham Bullring reopened in 2003 following substantial redevelopment and is now considered to be an outstanding example of sustainable retail-led city centre regeneration schemes in Europe, defining Birmingham as a world-class retailing capital.
Cathedral Quarter
49
Case Study : Birmingham, UK The scheme extending over 26 acres with over 125,200 square meters of shopping space. In addition, the shopping centre now connects to the iconic Selfridges landmark as well as a new urban agenda of open streets and squares. Formerly neglected parts of the city were also reconnected to the Bullring to create a continuous vibrant destination which integrated into the wider city. The area is now considered the city’s most recognisable city emblem with a number of key attributes: • A permeable design of interlinking open spaces and pedestrian streets connecting to the wider city • Iconic design and architectural innovation • The formation of a ground breaking partnership which delivered the scheme • A £2 million public art integrated into the scheme
programme
• Bullring – a blueprint for successful urban design. • Incorporation of St. Martins church within the development The creation of the bullring was the result of a three-way joint venture to form the Birmingham Alliance which set an industry model and is emulated in schemes across the UK. Working as a public- private partnership with Birmingham City Council, the Birmingham Alliance took a single minded and uncompetitive approach to develop a scheme where commercial, social and economic interests fully aligned. The regeneration of the
Bullring drew on Birmingham’s historic street patterns and is based around a number of traditional streets which provide a gateway to New Street and open spaces such as Victoria Square and St Martins church which is located adjcent to the massive and modern structure of the Bullring. Cathedral Quarter
50
Case Study : Nicosia, Cyprus Phaneromeni Square
and
Ledra Street
The “Green Line”, or “Buffer Zone”, slicing across the island of Cyprus polarises Greekand Turkish-speaking communities and cuts directly through the fortified capital of Nicosia. The Venetian fortification that has encircled the capital city since the sixteenth century became a site of devastation and ruin following the violent conflict and subsequent Turkish military occupation of the northern third of the island in 1974. Layers of architectural heritage of medieval, gothic, ottoman, neoclassical, and colonial periods that once defined the islands unique identity were all but abandoned. Thirty years on, revitalisation efforts have reversed much of the impact partition has had on the Walled City. Although hundreds of buildings remain within the United Nationscontrolled Buffer Zone and scores of streets still end in barricades or red light districts, the commercial and cultural core of the capital has been saved from ruin. This change was initiated almost entirely by the Nicosia Master Plan, an internationally-funded and bicommunal planning initiative. The objective of the Nicosia Master Plan (NMP) brought architects, planners, and engineers from each side of the Buffer Zone together to “improve the existing and future habitat and human settlement conditions of all the inhabitants of Nicosia” (Nicosia Master Plan, 2003). The project evaluated the abandonment of the central area bordering the Buffer Zone and unrestrained centrifugal growth towards the outskirts of town. Both a detailed plan
and long-term development regulations were established for the rehabilitation of old residential neighbourhoods, industry, education, and open spaces considering the future of the city with and without the Buffer Zone. Over the past 25 years, the Nicosia Master Plan team has carried out a number of priority rehabilitation projects within the Walled City as well as a long-term physical plan for greater Nicosia. Monuments and community centres have been revitalised as
Cathedral Quarter
51
Case Study : Nicosia, Cyprus nodes of cultural importance while residential districts have been updated to encourage young families with children to move in and return vibrancy to the area. These initiatives have significantly contributed to the physical, social, economic, and cultural renaissance of the Walled City of Nicosia. The Nicosia Master Plan now includes more than 130 projects and was recently awarded the Agha Kahn Award for Architecture (United Nations Development Programme, 2009). One of the most successful components of the plan can be seen in a popular public spaces within the Walled City. Next to the main commercial corridor of Ledra Street is Phaneromeni Square, which surrounds and gets its name from Phaneromeni Church. The square commands a unique location at the centre of the walled city along the Buffer Zone. In addition, the landscape has rich architectural value with monuments from various periods of Cypriot history as early as the 12th century. Despite the high level of devastation in the area, the neighbourhood retained the religious monuments that survived the war. These structures have now become the focal points of the surrounding space due to their architectural details and height. The square is also located near the checkpoint, which makes the area accessible to residents and visitors in both communities and encourages a bi-communal and multi-cultural atmosphere at the centre of the divided city. Over the past two decades, derelict shops that lined the main commercial streets adjacent to Phaneromeni Square were saved and those that were structurally ruined were replaced
with a building copying the previous style with traditional building techniques. The square has become a completely pedestrianised zone with opportunities for outdoor seating and activities near the local school, churches, coffee shops and restaurants. That same paving system continues along the main shopping streets that connect to the square providing a safe environment for pedestrians to explore. Although it is very close to the boundary Buffer Zone which once influenced a mass exodus from the area, today the square is thriving as a place where intellectuals meet to discuss the Cyprus problem, coordinate public events, and have a coffee. At Phaneromeni Square, the Nicosia Master Plan has resurrected a vacant community, which saw some of the worst dereliction after the conflict in 1974, into a successful pedestrianised space that has become a popular social, cultural and commercial node for tourists and residents of both communities. Cathedral Quarter
52
Case Studies : Conclusions
Minneapolis, USA Reuse of industrial heritage Public transportation access Sensitive infill buildings New York City, USA Utilize existing overgrowth and Encourage
industrial heritage arts
&
culture usage
Manchester, UK Area devastated by bombing cultural & retail-led regeneration
Pair Develop
around large public squares
Birmingham, UK Preserved Victorian streetscape
Retain existing jewellery industry Regenerated retail District
Nicosia, Cyprus Internationally Funded rehabilitation Pedestiranized retail zone
Square
surrounding religious monuments
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53
Chapter Five Policy Suggestions Cathedral Quarter
Policy Recommendations The following recommendations for the redevelopment and regeneration of Cathedral Quarter aim to breathe new life into the quarter giving it a new ‘sense of place’ while adding further to the quarter’s already established identity and culture. • Regenerate and restorate the existing buildings and derelict sites within the quarter, reviving the quarter’s identity and culture through keeping parts of its own heritage while also adding to its identity. • Complete block form with infill buildings to establish a continuous street wall and a defined boundary for pedestrian movement. • Create open public spaces with particular focus on the spaces around the religious monuments, within the complete block form and around the growing University of Ulster campus. • Introduce events within these open spaces such as small markets as well as the screening of major sporting events to encourage public numbers and create a friendly atmosphere. • Introduce an increased amount of greenery and landscaping within the quarter. This will encourage friendlier public spaces while acting as a break from the dense urban landscape.
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54
Policy Recommendations
• Increase pedestrian access to the quarter, with restrictions on vehicles down a number of streets such as Donegal Street as well as making the Dunbar link more pedestrian friendly with increased emphasis on walk ways to enable easier access to other areas of the city for those on foot. • Increase sustainable aspects within the quarter from the newly regenerated areas primarily from the restrictions on vehicles, new buildings and landscaped spaces. • Dismantle the existing ‘buffer zones’ on the periphery of Cathedral Quarter allowing the quarter to mesh through built forms and spaces with other areas of the city which are adjoined to the quarter such as the area around Victoria Square and Castle court shopping centres. • Create a number of entries and covered arcades with bars, restaurants and cafes to provide an al fresco European approach with tables on the streets increasing public participation, offering a friendly environment that retains the existing Bohemian cultural identity.
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55
Chapter
Six
Design Proposal Cathedral Quarter
Vision Statement
Our
design proposal aims to redirect the flow of pedestrians from along the
retail cross of
Belfast
through the
streetscape of entries and arcades.
Cathedral Quarter
Public
along an intimate
transportation access and a mixed-
use residential hub will support cultural and educational activity in the area while enlivening the cultural core of
Belfast.
Cathedral Quarter will be regenerated to retain its ‘Bohemian arts and culture’ identity and character while also integrating into its neighbouring districts and the city as a whole.
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56
Primary Design Principles
motorway primary route streets pedestrian new pedestrian
500
ft
Road Network • Establish new pedestrian only routes that connect the Cathedral Quarter to the Retail Spine and public transportation • Limit traffic along Donegall Street to buses to encourage movement across it through entries and arcades to encourage an intimate streetscape and highlight the historic facades Cathedral Quarter
57
Primary Design Principles
train line
underground parking
public spaces
parking access
pedestrian connections
pedestrian connections
500
ft
Public Square Connections
Increase • • • •
in
Pedestian Squares & Decrease
Vehicular Access
in
Vehicular Access
Establish public squares around and within cultural activity centres Redesign and Extend Writer’s Square across the road and around Belfast Cathedral. Remove vehicles from interior courtyards and surrounding space Supply underground parking structure beneath major square and near public transportation access. Cathedral Quarter
58
Primary Design Principles
500
ft
Lower Level Figure Ground
Upper Level Figure Ground
Establish Permeable & Continuous Block Form • Re-establish complete block form throughout the quarter • Allow entries and arcades to permeate through block structure to encourage pedestrian movement through the district along niche shops, galleries, and studios • Provide infill buildings that support but do not mimic historic structures surrounding Cathedral Quarter
59
Primary Design Principles
cultural/religious institutional residential commercial/office
500
ft
Lower Level Land Use
Upper Level Land Use
Mixed Land Use • Transform existing offices and upper levels of buildings that are currently vacant into City Centre housing. Access to the houses should be secured at the ground level. Improving the level of continuous traffic in the area will make the squares more successful and keep the shops open. • Create new blocks of mixed use buildings with cultural and arts-based commercial uses on the bottom and residential above. Cathedral Quarter
60
Cl
ar
en do n
Do
ck
s
Primary Design Principles
Cr
um
li
n
Ro
ad
Co
Sailor Town
rr
Τιτανιc Quarter
Cathedral Quarter
id or
City Quays
Τιτανιc Quarter
Cathedral Quarter
Sirocco Works City Centre
City Centre
Existing Belfast Central Ring
Connecting • • • •
the
Laganside Queen’s Quarter
Queen’s Quarter
Laganside
Future Belfast Central Ring
Belfast Central Ring
Coordinate regeneration of Cathedral Quarter with the rise in surrounding districts Encourage pedestrian movement through Cathedral Quarter to other districts and the river Establish public transportation routes between districts Create train halt at the northeast corner of the City Centre along the current tracks. Link University of Ulster campuses as well as the district to the greater region. Cathedral Quarter
61
Concept Design Proposal
New Buildings
in
Context
Cathedral Quarter
62
Concept Design Proposal
Axonometric Drawing
of
Proposal
Cathedral Quarter
63
Concept Design Proposal
pedestrian space
250
ft
Plan
of
Proposed Public Realm
Cathedral Quarter
64
Concept Design Proposal
Precedents Belfast, UK Belfast, UK London, UK
Detail : Donegall Arcade
and
Courtyard
Cathedral Quarter
65
Concept Design Proposal
Precedents Brussels, Belgium Krakow, Poland
Detail : Cathedral Square
Cathedral Quarter
66
Concept Design Proposal
Precedents Cologne, Germany Prague, Czech Rep. Hamburg, Germany
Detail : Writer’s Square
Cathedral Quarter
67
Concept Design Proposal
Precedents Belfast, UK Belfast, UK Belfast, UK
Detail : Circus School Courtyard
Cathedral Quarter
68
Concept Design Proposal
Precedents Belfast, UK Dublin, Ireland
Detail : Outdoor Cinema Courtyard
Cathedral Quarter
69
Concept Design Proposal
Precedents Dublin, Ireland Belfast, UK Belfast, UK
Detail : High Street Square
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70
Concept Design Proposal
Precedents London, UK London, UK London, UK
Detail : Donegall Square Place
Cathedral Quarter
71
Concept Design Proposal
Precedents New York City, USA New York City, USA
Detail : Dunbar Link & Pedestrian Bridge
Cathedral Quarter
72
Concept Design Proposal
Precedents New York City, USA New York City, USA Chicago, USA
Detail : Pedestrian Bridge
to
New Train Halt
Cathedral Quarter
73
Concept Design Proposal
Precedents Portland, USA Portland, USA
Detail : University
of
Ulster Square
Cathedral Quarter
74
Concept Design Proposal
Impact • • • • • •
of
Design Proposal
Complete block form Public space surrounded by block form encouraging cultural activity Pedestiran permeability through entries and arcades Connections to surrounding districts and assets within the ‘Belfast Central Ring’ Underground parking and limited traffic New train halt
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75
Bibliography Chapter One – History
Chapter Four – Case Studies
Belfast City Council (May 2008), “Cathedral Quarter: A visitor guide to its historic buildings”.
Minneapolis, USA
Department of the Environment (April 1990), “Cathedral Conservation Area”. Department of the Environment (May 1998), “Belfast City Centre Conservation Area”. Wilson, Lydia (April 2007), “Lose or Reuse: Managing Heritage Sustainably”. Ulster Architectural Heritage Society.
Chapter Three – Planning Analysis Cathedral Quarter Website. Available at: http://www. thecathedralquarter.com/ Accessed 14 December 2011. Department of the Environment (1990), “The Cathedral Conservation Area”. Department of the Environment Metropolitan Area Plan 2015”.
(2004),
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Department for Social Development (2004), “Belfast City Centre Regeneration Policy Statement”. Department for Social Development (2005), “Belfast City Centre North East Quarter Masterplan”. Department for Social Development (2005), “Draft North East Quarter Masterplan: Consultation Response”. Department for Social Development (2011), “Five-Year Strategic Vision and Development Plan 2011 – 2015 Consultation Document”. Laganside Development Corporation (1998), “Laganside Cathedral Quarter Regeneration Strategy”.
City of Minneapolis. “Warehouse District Heritage Street Plan”. CPED. 13 September 2011. Petersen, P., Pearson, M., & Hess, Roise and Company. “Architectural and Historic Preservation on the Minneapolis Riverfront.” The Saint Anthony Falls Heritage Board. March 2007. City of Minneapolis Community Planning & Economic Development (CPED). “Minneapolis Warehouse District Designation Study”. Minneapolis Heritage Preservation Commission. 28 October, 2009. Minneapolis Heritage Preservation Commission. “National Register of Historic Places Inventory – Nomination Form”. National Park Service. January 1987. North Loop Neighborhood. “North Loop/Warehouse District: NRP Phase II”. Minneapolis Neighborhood Revitalization Program. City of Minneapolis. 2 October 2010. Minneapolis Community Planning & Economic Development (CPED). “Minneapolis Warehouse Historic District Design Guidelines”. Minneapolis Heritage Preservation Commission. 2 March 2010. Minneapolis Heritage Preservation Commission. “North Loop Warehouse District”. City of Minneapolis. December 2010. Accessed 20 November 2011. <http://www. ci.minneapolis.mn.us/hpc/landmarks/North_Loop_ Warhouse.asp>. Minneapolis Heritage Preservation Commission. “Minneapolis Heritage Presrevation: Building a future Minneapolis… by preserving its past”. February 2011. Accessed 20 November 2011. http://www. ci.minneapolis.mn.us/hpc/
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Nicosia, Cyprus Calame, Jon. Divided cities: Belfast, Beirut, Jerusalem, Mostar, and Nicosia. Philadelphia: University of Pennsylvania Press. 2009. Coldstream, Nicola. “Nicosia – Gothic City to Venetian Fortress.” Nicosia: Anastasios G. Leventis Foundation. May 1993. Cathedral Quarter
Bibliography Der Parthog, Gwynneth. Byzantine and Medieval Cyprus: A Guide to Monuments. England: Interworld Publications. 1994. Leventis, Panos. Twelve Times in Nicosia. Nicosia: Imprinta LTD. 2005 Nicosia Master Plan. “Chrysaliniotissa Rehabilitation Project.” Nicosia. Nicosia Master Plan. “Final Report.” Nicosia. July 1984. Nicosia Master Plan. “The Nicosia Master Plan” BiCommunal Development Programme. Nicosia Master Plan. “Survey of the buildings along the Buffer Zone in Nicosia.” Bi-Communal Development Programme. Nicosia Master Plan. “Walled Nicosia: A Guide to its Historical and Cultural Sites.” UNOPS. Nicosia. Perbilleni, Gianni M. “The Fortress of Nicosia, Prototype of European Renaissance Military Architecture.” Nicosia: Anastasios G. Leventis Foundation. September 1994 Petropoulou, Eleni. “Nicosia: The Unknown Heritage along the Buffer Zone.” European Heritage Days. Cyprus. 2008
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