COSANA_Group Urban Report

CO Chun Lin Ooi SA Syahira Amir Hassan NA Nur Abdul Aziz

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CONTENTS EXECUTIVE SUMMARY

2

INTRODUCTION

3

History

4

Whitby Road

5

The Port Arcades

6

PROCESS

Special thanks, To groupmates, coursemates, tutors and Jochem that had helped and guided us throughout the project.

8

Interview + local news

9

Site Visit

10

Analysis

13

STRATEGIES

16

CONCEPT

18

POSSIBILITIES

19

Phase

20

Play Square

23

Civic Square

27

Market Square

31

APPENDIXES

37

Design Theory

38

Policy Context

42

Sustainability

45

Cost Planning

48

References

49

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E XECUTIVE SUMMARY T H E M. E . G . A P RO JE CT MAK E ELLESMERE PORT GREAT AGA I N !

The research into the history of Ellesmere Port, the initiation of the MEGA project allows our group to delve deeper into the root of the issues plaguing the town centre. At a low demand and interest on its function, Ellesmere Port town needs to reinvent itself to attract dwellers, entrepreneurs and investors. We learn about the current social and economic condition through visiting a key person, Mr Hollestelle, and read about the local plans and strategic framework. We do address our insufficient market and land ownership research due to time constraints, and make this project as realistic and exciting as possible. We also used books to help in the design. Addressing the lack of funds, we propose a pragmatic and contextual approach that enhances the appeal of public realms, ie through three interlinked but discrepant squares - for play, for gathering, and for trading.

We also suggest the introduction of zoning and change of functions for certain failing buildings.

These schemes ultimately infer the densification of the town centre and the increasing mix-use. We try to rebrand the town as modern, youthful and resilient as well as incorporate a slow change of location of high street from Whitby Road to Wellington Road.

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HISTORY OF ELLE SMERE PORT

The town of Ellesmere Port is founded at the end where the Shropshire Union canal discharges into River Mersey.

Its name derives from the discontinued Ellesmere canal project, which had intended to connect Rivers Mersey, Severn and Dee. The sectionalised construction was designed by Thomas Telford as an effort to forge a formidable canal network at the North West of England in light of Industrial Revolution.

The opening of Manchester Ship Canal in 1894 strengthened its position as a port where products such as coal, iron, cotton and oil are transported, and it peaked during the 1920s when various industries started their factories there.

The stiff competition of railway network throughout the UK accounts for its fall from grace as a logistics hub, as trains reaped economic advantage over water transport.

After the Second World War, the two biggest employers of the town are Stanlow Refinery and Vauxhall, attracting people to settle there for employment.

The main change to the townscape is the building of M53 motorway, which connects Birkenhead to Ellesmere Port.

The National Waterways Museum (previously the Boat museum) was formed in the 1970s and is currently the largest canal boat collection in the world.

In the mid-1980s, Port Arcade, a covered Shopping Mall was built in the city centre. Cheshire Oaks village outlet with its associated leisure was built in 1995.

Blue Planet Aquarium was opened in July 1998 and was the biggest aquarium at that time. These signified a change of employment from primarily industrial to other service sectors especially retail.

As the town expanded, small businesses appeared all around.

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WHITBY ROAD Photo 1.1 : Before

arcades come

Photo 2.1 : Rivington Road driveway

Photo 3.1 : View

of Marina Drive in 1965s

Retention One of the complaint as quoted from Liverpool Echo news, “We need more decent shops here rather than just food places, pawn shops and charity shops”.

Reconsider that unprofitable business shops that made it a ‘dead road’ to be regenerated in order to enhance the experience within the area.

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Photo 1.2 : The

Port Arcades interior

Photo 2.2 : Rivington

road converted into pedestrian road

Photo 3.2 : View

of Whitby Road

THE PORT ARCADE S In the mid-1980s, area around Marina walk had undergone development which turn the place into the Port Arcades, one of the shopping place for the locals. The development involved construction of glass canopy at which all the buildings were incorporated into one big shopping mall. Nearby road named Rivington were also affected as it changed into pedestrian shopping precinct. With the absence of car and traffic, the area become safer for people for shopping and outdoor recreation.

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CO SA NA Music & Dance

Sports

Social

Film & Theatre

Club and society

2000

Although recreational facilities improved, yet there’s not much improvement on entertainment as people prefer to go out to Chester and Liverpool.

Tim Pop’s gutter was local favourite place for swimming and picnic before the opening of bath house and pool.

1800

Outdoor

and

2

Vandalism and poor management had caused entertaiment facilities to deteriote, no cinema & dance hall in 1960. The opening of Whitby Park facilities and WW2 had brought back the town’s social life as more people coming in.

18

5

80 19

Location of bathing shooting butts

19 70

Racecourse in Hooton Park was opened to public

1950

1850 More inns and public houses were built including Sportsman’s Arm.

Rivacre Swimming Pool was built by Urban District Council

4 193 30 19

19 20

18

75

Growth of musical hall, cinema and sports facilities

18

80

1908 1900

191 3

Cheshire County Football League was held in 1920s

18 70

Built in 1913, Queen Cinema had remained for many years entertaining the locals before it was converted into bingo hall.

More recreational facilities were built for early moving pictures shows, cinemas and dancing. Hippodrome was later built in 1933

HISTORY OF LEISURE AND RECREATION The deterioration leisure and outdoor recreational activities in the town had lead us to regenerate town centre

7

PROCE SS 8

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IN TERV IEW + LO CA L N E W S

SIT E VI SI T

“...THE STAFF OF CHESTER & WEST CHESHIRE COUNCIL STAFF WILL BE RELOCATED INTO ELLESMERE PORT. BRINGING MORE PEOPLE INTO THE TOWN...”

Jochem Hollestelle

Town Centre Improvement Manager at Ellesmere Port Cheshire West and Chester Council Interviewed on 9th October 2018 at Ellesmere Port Library

“..PLANS FOR A £29M REGENERATION OF ELLESMERE PORT TOWN CENTRE. THIS WILL INCLUDE THE DEMOLITION OF THE COUNCIL’S CIVIC WAY OFFICES AND THE PROVISION OF A NEW PUBLIC SECTOR HUB FEATURING FRONT AND BACK OFFICE COUNCIL SERVICES, HOUSING, DEPARTMENT FOR WORK AND PENSIONS AND A WORKZONE...”

Andrew Lewis

Chief executive of Cheshire West and Chester Council https://www.cheshire-live.co.uk accessed on 22 Nov2018

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1

7 9 8

MASTERPLAN Master Plan SCALE 1:100 Scale 1:1000

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1. MULTISTOREY CARPARK 2. EXTENSION UNIVERSITY CAMPUS 1. Multi- Storey Carpark 3. COUNCIL OFFICE 2. CIVIC Extension 4.

HALL University 5.

ALDI Campus 6. RETAIL 3.

Council OfямБce 7. OPEN MARKET 4 PAVILION 4.

Civic Hall 8.

9. CONTAINER RETAIL POP BOX 10. BUS STOP

Re-use by University programme Re-programme to Restaurants and cafes Re-programme to shared services

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ANALYSIS : PRESENT

A N A LYS I S

Civic Way Diagram 1.1 : Existing Circulation

ANALYSIS : PROPOSED Marina Walk

Closed B&M store under consideration of demolishment

Diagram 1.2 : Proposed Circulation for new scheme

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ANALYSIS : PRESENT

ANALYSIS : PROPOSED

Diagram 2.1 : Existing Programme 15

Diagram 2.1 : Proposed Programme 16

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S TR AT E G I E S

C ON CE P T

Regeneration of Ellesmere Port Town Centre via Densification Activating the social network, the civic assets radiate outwards into the neighbourhood, and through introducing play spaces, creating food adventure and activities starting from the heart itself, The Port Arcades

fic e w o r k

a

d

ul

t

of

yo u

The site will undergo re-Adaptive reuse, renovations, demolishing phases for a direct visual to the end journey, enhancing visual attraction to locals and reprogramming building functions for social.

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eat + shop

il d r en

CREATING PATH BY DEMOLISHING PARTS OF A SPECIFIC BUILDING

Path around the town centre will no longer be experienced as the “depressing social activity” and to witness the lack of people engaging the site.

green

ch

Improves the health and wellbeing of the people experiencing the area with the elements and creating path along with public recreations.

car

EAT + CUlture

car

UPLIFTING WELLBEING EXPERIENCE

r

ng

play

GREEN ELEMENTS INTO TOWN CENTRE

e

green

bus

Connecting three different characters of squares and green link towards Whitby Park INCREASING FOOTFALL With decreasing amount of available large space of car park, the proposal is to encouraging more public transport usage and path are to be pedestrianised.

documents

wedding

REUNION

WORK deskjob

analyse chief

read

dance

showtime healthy

shoes

water fountain

memorial

fun interactive

services

bakeries coffee

eat

food to go outdoor table

bags

leisure

play

deskjob

event

leisure

meeting

study make

WORK

email

photocopy client

learn explore observe

hangout pizza sandwiches

charity shop

SHOP

groceries

clothes shoes

local product market

bags electronic

books study

borrow

JOGGING

CYCLING

GREEN

clothes

bargain accessories

SHOP

READ

homeware

bathroom

accessories

fine dine clothes

resources analyse

raw food

clothes

bars

TREES

street foods

shop+eat

outdoor

VIEWS

FAMILY

leisure container

shelter

PARK

RECREATION

PICNIC

cafes

BARBECUE PATH

AVENUE

JOGGING

RUNNING

CYCLING

WALKING

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1

Introduce new road for cars and bus as well as relocate the bus station

POSSIBILITIES

3

2

Move the market outside and relocate existing retail stores there. Demolish empty building to make way for new civic hall and council office.

Reposition cafes and restaurants along the pedestrian street toward the new civic square. Build new Civic Hall and Council office.

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4

Build new multistorey carpark and ‘Play’ square. Existing Civic Hall and Council Office to be refurbished as as well new extension for university

Future plan - more retail building to be built along the ‘green belt’ road to overcome ‘consumer surplus’ problem

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NEW CIVIC HALL Reposition at the core of town to generate more denser occupants

NEW SHARED SERVICE OFFICE

CAFES & RESTAURANTS

Existing F&B shop to be relocated along

Existing F&B shop to be relocated here, creating

Rivington Road

inviting and vibrance surounding that lead to enclosed courtyard

NEW COUNCIL OFFICE

NEW MULTISTOREY CARPARK

New building to accomodate new office of

Centralised parking so that more footfall

Chester and West Cheshire Council which

around the Port Arcades

will be relocate to Ellesmere Port.

NEW GREEN PARK

EXTENSION OF UNIVERITY BUILDINGS

Existing carpark and Aldi store to be relocated so that new green park can be

Existing council buildings to be converted

made which connected to the Whitby Park

into university’s, ‘pulling’ it more toward

through green link.

the town instead at the edge that separated by a big roundabout

‘SHOPPING + MARKET SQUARE’ * Covered market space which turn into street food area at night. * Shopping area made from shipping container which relate back to the history of Ellesmere PORT

NEW BUS STATION Propose new route so that it will be reasonably closer to the centre without unwanted pollution.

CONSISTENT MATERIALS Hint that will lead people to one area to

‘PLAY SQUARE’

another

Current civic square to be converted into ‘Play” square that connect to the

multistorey

carpark

and

lead

to another square using consistent

‘CULTURE’ SQUARE

material pathway

New

propose

civic

square

new

with

different elements that encourage

NEW MULTISTOREY CARPARK

retention

Centralised parking so that more footfall around the Port Arcades

refurbished

higher and longer outdoor activities. *square for the blind

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1 PLAY Re-imagine 24

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Enclosed by two buildings, adjacent with Civic Way and a row of large trees and spaces only used for big occasion events along with transition, the old civic square became a wide cold underused square. With re-imagination, the space is changed to a fun space by creating a fun hardscape. The ‘play square’ engages all ages to transit, pause, gather and play in between their journey.

A view facing the new multistorey green carpark and series of play elements at the Play square.

A new landmark is placed to connect the Whitby Park and the project. With the trees and the path, it guides one to meet another landmark that locates between the new Civic Square area and Open market Square area.

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2

CULTURE Reminisce 28

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The new located Civic Square is enclosed on all four sides which are the new Civic Hall, new Council Office, restaurants, cafes, and retails. This increases its intimacy experience and value to its surrounding. Similar size to the previous square, it still holds big events occasionally. The memorial is also located at the area since it suits more with the function of the square.

View from Marina Drive Walkway that has visual and path connections from the Play Square. The square is used more as it is a place to gather, shop, eat and also for formal events.

View from Rivington Road off Whitby Road. The path experiences rows of cafes and restaurants on the left . Upon demolition of Port Arcade, its roof skylight is retained and the new arcade open patio at Civic Hall is designed to draw people’s attention. This is to connect the old essence of Port Arcade.

Right down along the road is a landmark sculpture. It recognises the role of visionary canal builders that links to the Mersey, birthing to Ellesmere Port Town.

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3 MARKET Reciprocate 32

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Open Market Square is a place to exchange goods, eat and some shopping.

Before, it was used for cars only. It has a potential place for a square that continues one’s journey and end with another green park. Hence, the latter has green connections to Whitby Park. The park is more accessible with cobblestone road that slows down cars. Shipping container pop box is a sustainable designed to extends the goods exchange activity.

View of the open market from Pop box container area. in the day time it is used as a flea market or open grocery market. Eating and drinking activity is designed to extends to evening duration.

Usage of the open market that is used in the evening. At night it is a place to gather and eat. With the activation of socialisation, it encourages others to have their business open at night due to its flexibility of the space.

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D E SIGN T H E ORY PERCEPTION & EXPERIENCE Getting to the root of the problem

The initial site visit allows us to boil down the conundrum of Ellesmere Port Town Centre to a number of issues that we have identified through observation: 1. Social imbalance of town-goers in terms of age, background and purpose 2. Weak attractive points (Market, the Port Arcades, the food), congregation

points (the square, the seating spaces) and links in-between (the paths connecting aspects of the town in order for it to work

3. Vast swathe of open car park spaces 4. Clear zonal patterns discouraging the natural pedestrian flows 5. Vicious cycle of lack of demand and supply

APPENDIXES

The rendezvous with Mr. Jochem Hollestelle, Town Centre Improvement Manager of Cheshire West and Chester Council in Ellesmere Port Town, informed us about the potential of the town and future plans of the town: 1. Relocation of Cheshire West and Chester Council Administration from

Chester to Ellesmere Port

2. Removal of bus station due to inflated expectation of the need of space 3. A change of focus of the workings of town centre from retail and shops to

shared services, with the NHS service the most significant

4. Potentiality of Action Transport Theatre group to have a space in the city 5. Potential success and failure of events depending on the level of interest

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D E S IG N T HE O RY RESPONSE

Redesigning the town with a modestly realistic pragmatism 1. How do we get more footfall to the town centre?

The polarisation of footfall caused by Cheshire Oaks & the unattractive quality of the town cripple the inner workings of the town. The immediate way is densification and the active injection of demand straight at the town centre. a) Placing the new council office into the town core itself immediately spikes demand in housing, retail facilities and domestic products. b) Integrating a new civic hall and square into the centre to rebrand its image as well as increase the exposure of shops in Port Arcades to pedestrians. c) Replacing the north-facing fast food and restaurants with shared services to act as the edge, and concentrating all the former in between the core and the market so that people have to pass through all the shops before reaching the main food area 2. How do we maximise the efficiency of regeneration with a considerate contextual approach?

Ellesmere Port has a slowly ageing population and these people would be sensitive to changes due to familiarity of spaces, nostalgia and memory but the design should benefit all generations.

D E SIGN T H E ORY c) Repurposing the car park space to green space to increase the attractiveness and the value of the shops around, while creating multi-storey car parks to compensate for the loss d) Reducing the function of the part of town centre facing Whitby Road to services while creating a new front at Wellington Road with green belt linking green spaces of Whitby Park and Cressington Road 4. How do we improve the links between spaces and increase pedestrianisation? a) Creating a central space where everything discharges and flows into - the new civic square, and flanking it with market and play space, with other important functions surrounding, and direct paths linking these spaces b) Positioning car parks at two ends of the town centre so that people are forced to walk into the town c) Removing the old bus station and placing a smaller one beside Asda and near to the market and the town centre to encourage public transport use d) Removing Aldi building and replacing it with green space to improve the image of the town and make the green space work

a) Deciding certain failing buildings to go because of their implication in linking the spaces around the town as well as their value.The B&M Port Arcades area and the corner where the Bingo Hall is are the two buildings that we take down to rebrand the town with new civic hall, square and council office. b) Changing or repurposing certain buildings with new functions that fit their location and value, especially food, retail and market area. c) Fulfilling the potential of current buildings by creating interlinking routes with high degree of clarity in the core, with the paths spreads out from the new civic square connecting every fabric of the town centre.

3. How do we create a more exciting and attractive town centre with a healthier population diversity? a) Introducing educational facilities into the town to allow intermingling of different age groups while helping to increase the demand due to close proximity to shops b) Introducing play and leisure area at two ends of the town respectively, a levelled play space aiming for congregation of youths and kids and old folks

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D E S IG N T HE O RY KEY READINGS & STUDIES Theories to help and support our design

To substantiate and improve the resolution, we refer to books and precedent studies for theoretical and practical examples and solutions.

1) Image of the City by Kevin Lynch a) Node - Propose three important spaces to give clarity to the town b) Path - Redefining pedestrian movement & traffic c) Landmarks - New Council & Civic Hall as two new landmarks to rebrand the town

POLICY C ON T E XT

In terms of broader, county-wide planning policy of West Cheshire and Chester Plan, their strategy for Ellesmere Port area is to focus on the employment opportunities as they can see the potential of economy growth at there. To complement it, housing policy also become part of the main focus. In general, West Cheshire and Chester’s big picture of preparing this policy is by 2030, it become desirable and attractive place to live, work and learn as well as to visit. A part from that, the perception will be enhanced as a result of improvement of the town image as prosperous area. For more develop and local planning, we are referring to the Ellesmere Port and Neston Local Plan. Their intention is to look ahead and Plan For Future Generation as well as those who are currently live in, work in or visit the borough.

d) Districts - Bridge different zones with educational institution and civic purposes, blurring the boundaries of the town centre e) Edges - Green belt, restructuring programme at the edges to suit footfall

2) Concise Townscape by Gordon Cullen, Social Life of Small Urban Spaces by William Whyte a) Visual Approach - Justify decision to keep buildings and spaces because they are visually essential b) Introduction of enclosure - Low height to large widths ratio of the town so it is needed in designing main square, market, and play square c) Solution of under-crowding - Densification of town centre and injection of demand d) Introduction of levels - new multi-storey car parks & green spaces at both sides of the town with different levels to the existing height of the building fabric and landscape e) Furnitures of Possession - Designed seating space, elements of a square & market 3) Precedents a)Altrincham Town Centre - Comparing the size and scale of site of similar scale and how the key components of the town should look like b) Copenhagen - The connection of the city and how to link public and private spaces c) Bold Street of Liverpool - How a proper public realm should look and feel

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Ellesmere Port and Neston Local Plan

TOWN CENTRES AND SHOPPING POLICY

Town Centre and shopping policy is introducing because they think that it is extremely important to maintain and wherever possible enhanced the VIALIBILITY and VITALITY of the town centres and the smaller centres. This is because these town centres is not only collection of shops but it contains other things which provide employment, facilities and pleasant environment.

SHOP 1: PRIMARY SHOPPING AREAS. “...Development and redevelopment of existing shops and the reuse of empty shops for uses appropriate to a town centre including shopping (ClassA1), services (ClassA2), food and drink (ClassA3), subject to Policy SHOP5 and leisure (Classes D1 & D2)...”

In our proposal, demolishing building that consist of empty and closed shops to rehousing £29mil new Council Headquarters as well as Civic Hall at the centre of the town is policy acceptable as it will intensify the vitality of the town centre. It will attract more visitors and add life to the centres and not only during the normal shopping hours e.g. weekend but during weekdays as well especially during lunch hours.

The addition of food and beverage stores including café, street food as well as outdoor market and anchor store such as Aldi closer to the centre is believed to bring great impact to the town regeneration.

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P O L ICY C O N T E X T

POLICY C ON T E XT

This can be supported by economy policy in West Cheshire and Chester Plan where it need to reduce the non-food retail floor space with a maximum of 500sqm net and increase by minimum of 2700 sqm net of food retail (convenience) floor space by 2030 due to the competition from Cheshire Oaks and Coliseum Retail Park.

Ellesmere Port and Neston Local Plan

SHOP 6 : SHOP FRONTS

The Mersey Forest is a growing network of woodlands and green spaces across Cheshire and Merseyside, which has been creating ‘woodlands on your doorstep’ for 25 years. The Borough Council is a major partner in the project to establish a community forest on the edge of the Merseyside conurbation and part of the defined Mersey Forest falls within the Local Plan area. The development of the Mersey Forest does not involve the creation of a continuous forest, but rather a network of linked woodlands, tree planted areas and other valuable wildlife habitats.

“....Where a change of use is proposed from a shop to a non-retail service use, the Borough Council will normally require that a glass ‘shop window’ ( or shop windows if appropriate) are provided, and displays are visible through such windows. In Addition, the borough Council will require an attractive shop front design that is sympathetic to the surrounding area...”

We believe by demolishing the half part of the building of port arcades, it will enhance the shopfront of these stores and make it more vibrant instead of keeping it secret inside the Port Arcades. With this demolishment, it able to make it direct access for the people to shop.

NATURAL & BUILT ENVIRONMENT ENV 10 : THE MERSEY FOREST

What we realised that there’s a lack of support of this policy in the town centre as most of the area covered by asphalt and only small number of tree detected. Moreover, based on the Mersey Forest Plan studies, the woodland cover in the town in 2012 was only 2% whereas their target is to increase it so that it become 10%.

More from trees The Mersey Forest Plan

Hence in order to support this policy and help them achieve the target, we come out with the solution of having a green link from carpark area to the other end of carpark towards Whitby Park.

We believed with this intervention, it create new amenities and landscapes for local people to enjoy, improve derelict and dull carpark land, improve the image of Mersey area and thereby boost inward investment.

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S U S TA I N A B I L I T Y ECONOMIC SUSTAINABILITY 1. Fund generation - The initial building funds can be generated through the sale of Cheshire West and Chester Council building to private property agents.

2. Incurred Expenses - The building of new Council Office should come first accompanied by multi-storey car parks, then the market hall. The retail anchors and giants could move into the current market structure after the market moves out to stabilise the income of Port Arcades. Possibly the purchase of land from Asda and Aldi would cost too. The building of new Civic Hall and square could come later.

3. Income generation - Through charging of car park, market structure, shipping containers and stalls, the council office is able to recuperate some of the money spent.

SUSTAIN ABILIT Y SOCIAL SUSTAINABILITY 1. Enhanced social health - The interlacing functions of the town forcibly creates a younger-looking society as young generations bring the youth side to the city, reducing the ratio of old folks and making it socially healthier.

2. Safer town centre - The increased surveillance in the town centre caused by increasing town-goers would ensure the maintenance of public order and security, with a tighter town community.

3. Increasing diversity - Diversity happens when everyone is able to get something from the town centre, as the interventions are catering to everyone instead of just a specific group.

4. New generations - As the town centre is improved, the quality of life of the new generations also increases. A virtuous cycle is expected if the town grows again in a controlled and planned manner and this would attract potential dwellers from other places to congregate and live here.

4. Investment in Assets - A form of capital investment is done for the building of the new buildings and landscape as well as purchase of lands, therefore it would lead to a better prospect for outside private sellers or developers to invest in Ellesmere Port.

5. Benefit for the locals - The market and containers are able to offer a lower rent which could attract small vendors and offer competitive rate. The retail shops, by market forces, are able to stay in their premier location or might be forced to relocate as the economy of the town gets better, stirring up competition which is always beneficial for buyers.

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S U S TA I N A B I L I T Y ENVIRONMENTAL SUSTAINABILITY 1. Reuse instead of rebuilt - The strategies of reuse fits the town in short term as it damages the environment less, while refurbishment also helps in cutting the potential harmful gases emitted for demolition and production of new materials.

2. Increased air quality - Even though realistically the green belt by itself would not provide too much of clean air but it helps when less cars enter the centre as they would park at the two flanks of the town. Potential air pollution due to demolition also has been reduced.

3. Reduced electricity usage - As restaurants and food areas opens until late and since they are repositioned into a south-facing side, a reduction in the usage of electricity is expected as the sun shines into these places more.

4. Increased public transport usage - The bus stop is repositioned to be near to the market and the big retails and hence a reduction of private car usage is expected.

5. Adaptable Design - The spaces at the market and the containers are readily interchangeable with small stalls potentially occupy the open space. As demand rises, the landscape is readily removed to make way for more commercial buildings to be built.

C OST PL AN N IN G Proposal Income Value Multi Storeys Carpark Commerce/Office Retail University Cafes/Restaurants Total Income

GFA(m2) 13000 36327 3392.25 11754.35 4697

Estimated NFA Less 10% off GFA

Rent Value (£/m2)

11700 32694.3 3053.025 10578.915 4227.3

120 200 160 230 170

Yield at 7% Capital Value Development Type Proposal Cost Carpark North Multi-Storey Carpark South Multi-Storey Carpark Civic Offices shell and core medium rise; fully air-conditioned Education Facilities University extension - Art/Science Buildings Civic Hall Cafes, Restaturants Retail simple store Open Marketplace Community Centre Share Services HUB Infrastructure Facility Bus Station Road-two lane reinforced concrete.

Public Squares Play Square Civic Square Market Square Landscape general planting heavy standard root ball tree (PC£ 39.25) Demolition To ground level, multi storey masonry building; 1-4 storeys 2 Storey Building Removal of Road Excavation & Disposal Total Building Cost

Value (£) 1,404,000.00 6,538,860.00 488,484.00 2,433,150.45 718,641.00 11,583,135.45 14.29 165,473,198.10

GFA (m2)

Value (£)

Unit Rate (£/m2) 6490.5 6509.5

490 490

3,180,345.00 3,189,655.00

13462.5

1800

24,232,500.00

2893.4

1975

5,714,465.00

13940 4697

1625 1580

22,652,500.00 7,421,260.00

3392.25

1000

3,392,250.00

2146.25

600

1,287,750.00

8925

1500

13,387,500.00

308.5 m 501.5

2500 m 3750

771,250.00 1,880,625.00

3705.3 5377.35 6992

80 80 80

296,424.00 430,188.00 559,360.00

1487 15

25 150/item

175,000.00 2,250.00

(m3)

(m3)

29317.5 38166.25 250m

23.15 41.67 950/m

678,700.13 1,590,387.64 237,500.00

70733

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2,121,990.00 93,201,899.76

Professional fees Quantity Surveyors, Architects, etc @12%

11,704,917.00

Contingencies @ 10% Short term finance @ 10% On total building costs, fees and contingencies for half the building period (24 months)

18,640,379.95

Letting and Sales fees Letting fees @ 15% income Advertisement and Marketing Sale to investor fee @ 2% of sale price

1,737,470.32 50,000.00 3,309,463.96

Return for risk and profit @ 15% of capital value

11,704,917.00 104,906,816.76 115,397,498.44

134,037,878.39

5,096,934.28

24,820,979.71

Total Expected Cost upon Completion

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93,201,899.76

139,134,812.67

Total Development Cost

Site Value in 4 years Present Value of £1 in 4 years @10% Less acquisitoin costs @2.5% Site Value today

165,473,198.10

163,955,792.39 0.683

1,517,405.71 968,104.84 24,202.62 943,902.22

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CO SA NA

R EF E R E N CE S • • • • • •

• • •

http://maps.cheshire.gov.uk/cwac/localplan/ http://consult.cheshirewestandchester.gov.uk https://www.merseyforest.org.uk/about/what-is-the-mersey-forest/ http://www.garden-design-manchester.co.uk/price-guide/ https://www.gov.uk/government/publications/guidance-on-dereliction-demolition-and-remediation-costs https://ljmu-primo.hosted.exlibrisgroup.com/primo-explore/fulldisplay?docid=44JMU_ ALMA_DS5180246480003826&context=L&vid=44JMU_VU1&search_scope=default_ scope&tab=default_tab&lang=en_US https://www.linesight.com/knowledge/2018/united-kingdom/linesight-average-uk-construction-costs-2018 https://westwoodnetlease.com/quick-guide-calculating-residual-land-property-value/ https://www.gov.uk/government/publications/land-value-estimates-for-policy-appraisal-2017

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CO Chun Lin Ooi SA Syahira Amir Hassan NA Nur Abdul Aziz