This Strategy report was prepared for TCP 3052; Strategies Into Action and Northern Architecture. Newcastle University Copyright Š Alt Design, 2016.
CONTENTs Page Number
00 Introduction
1
4.7 Urban fabric
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01 Analysis
3
4.8 Material study
43
02 Vision
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05 Implementation
45
7
5.1 Phasing
47
9
5.2 Funding
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3.1 Rationale-units
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5.3 Monitoring
53
3.2 Development
13
5.4 Community engagement
55
3.3 Zoning
19
5.5 Critique of Strategy
57
2.1 Key principles
03 Masterplan development
i
Page Number
04 Masterplan
21
06 Executive summary
59
4.1 Retail quarter
23
07 References
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4.2 Residential quarter
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4.3 Lesiure and Skills Centre
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4.4 Library
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4.5 Activities
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4.6 Movement
39
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List of figures Page Number
Page Number
iii
Figure 1: Site Analysis Diagrams
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Figure 15: View of Market Place from Front Street
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Figure 2: Key principles
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Figure 16: Site activities
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Figure 3: Early concept drawing
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Figure 17: Access and movement diagram
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Figure 4: Early concept drawing(i)
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Figure 18: Urban fabric additions
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Figure 5: Intermediate concept drawing
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Figure 19: Character within the site
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Figure 6: Final concept drawing
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Figure 20: Phasing table
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Figure 7: Use zone for final concept
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Figure 21: Phasing map
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Figure 8: Masterplan
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Figure 9: Retail quarter
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Figure 10: Retail quarter
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Figure 11: Residential quarter
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Figure 12: Residential street view
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Figure 13: Residential street view (i)
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Figure 14: Leisure centre height levels
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00 introduction]]]
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This strategy report provides a starting point for the regeneration of the town of Bedlington. The report presents a vision for the progression of the built environment for Bedlington’s town centre and aims to enhance the allure and vitality of the town. This strategy report proposes a masterplan for the site which responds to key principles drawn from the vision. This strategy report also breaks down the practical elements of delivering the design into Bedlington by providing phasing, funding and monitoring guidance. This regenerative design strategy hopes to create a more attractive town centre by providing a high quality public realm and improves services for the residents of Bedlington.
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01 Analysis
This chapter serves as a condensed presentation of the analysis which most influenced the progression of the strategy. For further information on how this analysis was undertaken, the background report may be referred to.
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This map illustrates the amenities in and around the site. There is only one accessible supermarket in the centre of Bedlington. This serves as evidence to show how essential it is to include a supermarket within our design proposal. (Page 39)
The above diagram is intended to illustrate and explore the pre-existing amenities and facilities present around the site in Bedlington. Exploring this information will act as evidence for decisions made for the site regarding the designation of use for the units and space on the site. (Page 37)
A key section of our analysis was the breakdown of historic changes to design. The previous configuration of the town centre influenced decision making regarding the expansion of the new marketplace. (Page 61)
The topography of the site takes the form of a single slope descending from the south-west to north-east. This effects the site in the form of one predominant level change, from the south-west of the site to the centre. (Page 43)
The gateways to the site accomodate a high level of mobility for pedestrians and vehicles of all sizes. Our main three gateways, which open up opportunities for development, are shown in the above figure by size. (Page 25)
The diagram above represents the general movement on the site in context with its immediate surroundings. The movement paths suggest where certain urban features could be situated on the site. (Page 27)
Figure 1 - Site analysis diagrams
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02 VISION
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It will be a place where businesses can thrive in a constantly improving economy. It will be a positive, vibrant and exciting area through the extension of the historic marketplace and improvements to Front Street. It will promote a healthy and active lifestyle through the development of a state-of-the-art leisure centre which residents and visitors can enjoy. Skills and education will be a key focus by providing a brand new library and a skills training centre. Bedlington will be a popular location for first-time homeowners, with a large, affordable housing development situated in a newly facilitated site. The will enhance the character of Bedlington and it will be renowned for its innovative and creative economy.
“
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By 2023, Bedlington will have established itself as an attractive destination for current and future residents.
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2.1
key principles In tandem with the vision, the strategy was founded upon 8 key principles which were brought out from the analysis from the background report. These principles served as the foundation for design decisions made for the site. 1. 2. 3. 4. 5. 6. 7. 8.
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Ensuring efficient movement for pedestrians and vehicles through and around the site. Using the design to revitalise the character of the town centre. Using the space within the design to provide physical activities. Closing the void in the existing marketplace and expanding the square to provide new retail outlets. Bringing the community together by providing a suitable space for interaction. The site provides an opportunity for new facilities to provide further education and workshops. The design will be respectful of the conservation area and the history of the site. To stimulate the growth of new businesses the design will provide start-up housing for young professionals.
1 Circulation
2 Rejuvenation
3 Physical activities
4 Marketplace
5 Community cohesion
6 Skills & Education
7 Conservation
8 New demographics Figure 2 - Key principles
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03 masterplan Development This chapter illustrates the rationale behind different components of the design, after which it demonstrates the iterative process of designing the masterplan. Figure 3 shows an early sketch of a masterplan that attempted to organise each component within a network of pathways.
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Figure 3 - Early concept drawing
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3.1 raTIONALE-UNITS
This section explains the rational behind the decision to choose certain components within the masterplan. It explains the primary units that make up the design; namely, the Leisure Centre, Skills & Education centre, Library, housing, and supermarket.
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Leisure Centre
Library
The Leisure Centre is a significant aspect of the design. At the exhibition, local residents complained about the lack of sporting facilities in the area. Several residents noted how children at school have to constantly travel to nearby towns to play sport and compete. One lady at the exhibition observed how the lack of physical activities in Bedlington means children have to resort to playing on the street. Furthermore, Ashington, a town 5 miles north-east of Bedlington, has a contemporary Leisure Centre. This is frustrating for locals given that they would like something similar in Bedlington.
Part of the design brief, prepared by Arch, included a library with customer services. In the initial masterplan, it was decided to not include this given that there is an existing library already not too far from the site. However, the site analysis undertaken suggests that there is a need for a more appealing and better-located library for the town. Therefore, the library will be located on Front Street in front of the Skills Centre. It will be situated adjacent to the marketplace and will compliment street frontages with a beautiful facade on Front Street.
Skills and Education Centre
Housing
During the public exhibition, several residents stated how there is a need for a centre that gives them the opportunity to improve their skills and education in certain fields. For this reason, a skills and education centre is included within the masterplan. The choice to include a skills and education centre is supported by the North East Local Enterprise Partnership (NELEP) who, as part of their vision for 2024, aim for the general economy to have an “increasingly better qualified and higher skilled workforce� (NELEP, 2014, p. 7).
A large proportion of the masterplan is filled with housing. Though the first interviews undertaken suggested that the site should not include housing, during the public exhibition it was understood that a residential quarter is essential in order for ARCH to reach critical mass for the site. Supermarket A key element to the masterplan is the supermarket.The site analysis undertaken highlights that there is only one existing supermarket in Bedlington. Thus, with a population of 15,400, it is essential that a large supermarket is included in the strategy. Furthermore, according to residents, it was convenient having a supermarket in a central location within the town, therefore, it is logical to include a supermarket within the site.
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3.2 development
The early stages of the design included a retail avenue inspired by the York Shambles which create an intimate shopping space. However, it was decided that the dimensions of a Shambles-style street were impractical and did not consider the scale of the existing marketplace. This concept eventually evolved to fit within the local context of the site.
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Shops Mixed-use facilities Housing Green space
Figure 4 - Early concept drawing(i)
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3.2 development
Figure 5 illustrates the next step in the masterplan development process. In this iteration, a multi-use community centre faces the existing marketplace. The configuration of the extension to the marketplace uses the supermarket as an anchor point for pedestrian routes.
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Figure 5 - Intermediate concept drawing
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3.2 development
Figure 6 illustrates the final conceptual iteration of the masterplan development. This plan has more developed pedestrian routes through the site. The extension of the marketplace combines the scale of its surroundings with the intimacy conceptualised in the early drafts of the plan. The housing section now also includes a block of three apartment blocks which provide a better mix of housing as identified in the key principles.
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Housing Retail Leisure centre Walking space Library Green space Private gardens Skills & Education centre Car parking facilities
Figure 6 - Final concept drawing
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3.3 Zoning
Figure 7 illustrates land uses within the site. These land uses were identified through the design development process. This provides a more diagrammatic illustration of the rationale behind the zoning of the masterplan.
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Retail
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Detached housing
Indoor physical activities Skills & Education
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Flats
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Supermarket
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Retail
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Outdoor physical W activities fe ate atu r Ke re yp ed est ria nr ou te
Vegetation
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Parking
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Water feature
Pr iva te g
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Ter ho raced usi Pri ng v ga ate rde ns
Green space
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Figure 7 - Use zones for final concept
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04 masterplan
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Figure 8 - Masterplan
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4.1 retail quar quarter
The extension of the marketplace seeks to maintain the materiality of the original space, but introduce a more intimate shopping experience. This extension also includes space for market stalls. The large supermarket is situated the end of this retail street. The supermarket has been given a plot large enough to be able to lay out the store to code. The south face of the supermarket has a large service road for car parking and also includes a loading and unloading area.
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Figure 9 - Retail quarter
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4.1 retail quarter
The width of the street combined with the high density of retail units improves footfall through the site. This area will also attract consumers from other nearby towns. The retail offering will be diverse and fills the gap identified on page 39 of the background report.
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Figure 10 - Retail quarter
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4.2 residential quarter The residential quarter includes a good mix of detached, semi-detached, and terraced housing. Flats are situated on the north-eastern quarter of the site which are targeted towards young professionals. Each terraced, detached and semi-detached unit includes a public and private garden. The public garden at the front of the house will allow for interaction between the residents whereas the private garden will give residents privacy for barbecues in the summer or tea parties in the spring.
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Figure 11 - Residential quarter
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4.2 reSIDENTIAL quarter The materiality of the residential quarter is based on existing materials surrounding the site. This measure has been taken in order to aesthetically integrate the new development into the existing neighbourhood’s architectural style. On-street parking throughout this quarter provides residents with parking in close proximity to their home.
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Figure 12 - Residential street view
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4.2 reSIDENTIAL quarter The block of flats have been positioned along Vulcan Place and Schalksmuhle Road in order to buffer sound from entering the dwellings. Parking is provided in a space behind these flats. A conveniently placed cafe unit situated at the corner of the residential quarter caters to residents in this development.
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Figure 13 - Residential street view(i)
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4.3
leisure and skills centre The Leisure centre replaces the former Tesco unit and makes use of the existing foundation. The centre will consist of two levels. The ground floor houses a multi-use sports facility that could be used for sporting activities including volleyball, badminton and 5-a-side football. The first floor houses a gym with a weights area and aerobic exercise equipment. The Skills and Education Centre will be located beside to the former Tesco unit. It will replace the existing derelict structure with a more sustainable building that compliments the conservation area on Front Street. The structure will be used to boost the skills and education of the Bedlington community. It will host apprenticeship programmes for young adults looking to jump-start their career and also run evening workshops to further educate the general public. These evening workshops may cover a breadth of topics ranging from public speaking to plumbing.
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Ground floor
First floor Retail Leisure centre Skills & Education centre
Second floor
Library
Figure 14 - Leisure centre height levels
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4.4 library
The library included in this strategy will replace the existing library in Bedlington. Situating the library in the centre of Bedlington will be advantageous for the Bedlington economy as it will attract more residents to the town centre. The new library will stock all the books in the existing library plus further literature and IT services.
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SECOND RETAIL RENDER
Figure 15 -View of Market Place from Front Street.
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4.5 activities Figure 16 demonstrates key activities within the site. As the need for a supermarket has been identified several times during public consultation, the inclusion of this aspect of the design will be well-received. Expanding the retail area in Bedlington creates choice and means that residents will no longer need to travel to nearby cities over weekends, making the town centre more lively. The inclusion of an indoor sports and recreation facilities provides new and existing residents with a place to unwind and interact with each other. As the development has a high-quality public realm, it includes passive places of encounter for residents who would not otherwise meet. By providing a skills & education centre to impart skills and thereby improve employability amongst residents, the skills centre is an integral part of boosting the economy. Each dwelling on the site will have a back garden within which residents will be able to relax outdoors in private.
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Figure 16 - Site activities
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4.6 Movement
Figure 17 highlights how the access and movement in the area are affected by the masterplan. The movement arrows accentuate how the site analysis undertaken in the background report has influenced the movement within the site. The diagram also shows where the pedestrian and vehicular movement paths lead to the outside of the site.
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South East Northumberland Magistrates Court car park
Schalksmuhle Road Gallagher park
Housing B1331 Beech Grove
The Market Tavern Marketplace Front Street A193
Figure 17 - Access and movement diagram
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4.7 urban fabric
Figure 18 demonstrates how the masterplan adds to the urban fabric of the town. The maps exemplify the impact of the strategy in context with the surroundings of the site.
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Pathways
Retail
Car Parks
Residential
Green Space
Community facilities
Figure 18 - Urban fabric additions
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4.8 character study
Figure 19 indicates the character and materiality of the buildings within the site. The retail quarter will continue to use the same materials on Front Street. The Leisure and Skills Centre is a contemporary building that could use materials such as stainless steel and plexiglass. The housing within this site will be similar to the housing in Beswick, a neighbourhood just 2 miles East of Manchester. In Beswick, houses consist of brick, wood and metal. However, the style of the flats is completely different to the style of the housing. The flats will take a wooden form similar to housing developments in Norway. The Norwegian style will attract young professionals to the site who are looking to live in attractive new apartments.
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Supermarket
Retail units
Leisure & Skills centre
Flats
Housing
Figure 19 - Character within the site
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05 IMPLEMENTATION
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5.1 PHASING
The phasing plan ensures that the proposal is delivered to minimise inconvenience to residents. By phasing services earlier than housing, the plan provides existing residents with better facilities rather than putting a strain on the already lacking services in the town centre. The phasing plan is structured in such a way that the undeveloped sections of the site are still usable while other sites are being developed.
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Phase 1: Demolition of derelict buildings and construction of Community Facilities Demolition of the derelict former Tesco unit is the first priority for this project for several reasons. Firstly, as this section of the site will require demolition it will be easier to carry out before surrounding areas are constructed. Secondly, the construction of a community leisure centre, skills centre, and a library will encourage will provide useful skills for the younger unemployed demographic identified on page 21 of the background report. The skills centre will also improve job prospects in the area by creating a talented and employable workforce. This development will also create lively street frontages along the existing marketplace, thereby improving the perception of the site and creating a brand for the development area. Phase 2: Supermarket and parking facilities This area of the site can be developed in parallel to the leisure and skills centre as it is to be funded independently by the supermarket company. The supermarket is integral to the success of this plan as there is a dire need for this service in the area, as evinced on page 39 of the background report. It will also provide an anchor point for the design and familiarize residents with walking routes through the site. Residents’ attitudes toward the site will improve further as several residents have also stressed on the need for a supermarket in the area.
Phase 3: Extension of Marketlace and adjacent Parking The extension of the marketplace is the next priority after the supermarket as it provides the area with a quality retail and leisure activities. It also works with the existing marketplace to add to the existing network of services. By this stage, the development will be well-received by the general populace and will create a well-integrated town centre. Phase 4: Flats and Housing The housing component is the final phase as the strategy aims to complete construction of services before selling properties to new residents. Though housing is to be delivered as part of the final phases of the development project, the developer overseeing this parcel of the project will be able to sell individual properties before construction begins in order to have the funds to develop the site. As outlined in the introduction, completing work on the public realm makes the site more attractive to potential buyers and residents, increasing interest in the project and improving public perception over the development period of the projects. The table below demonstrates an approximate timeline for the site construction. Start 01/8/16
Phase One
Phase Two
Phase Three
Phase Four
Demolition
3 months
N/A
N/A
N/A
Construction
8 months
8 months
5 months
23 months
Start date
01/8/16
01/11/16
01/7/17
01/12/17
Completion
01/7/17
01/7/17
01/12/17
01/11/19
Figure 20 - Phasing table
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5.1 PHASING
This phasing map (figure 21) shows the sequence of delivery of the project.
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2
3
4 1
Figure 21 - Phasing map
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5.2 FUNDING
In order to meet the aims of this strategy, it is crucial that appropriate funds are sourced for its development. There is a host of funding sources available ranging from private, local, national and international. These funds will help to make this design a reality, which will improve the social and economic status of the town of Bedlington and thereby improve the quality of life of its residents. This section details the sources of funding available for the strategy.
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1. ARCH ARCH is wholly owned by Northumberland County Council and has already delivered several large scale housing, leisure and commercial projects in the North East. As they are currently organizing this design competition, it is likely that they will be one of the primary parties funding the housing and public realm of this project.
2. Private investors
Leisure Centre: Funding for the leisure centre may be possible through private health and fitness clubs. As a demand for a fitness centre has already been identified during public consultation in preparation of this document, private investors will be willing to invest in the town. Retail Units: Small and medium sized retail units can be sold to local businesses which can improve the local economy and help new businesses grow.
The presence of a neighbourhood plan and this design strategy report adds value to the site and will aid in garnering funding from private developers. It will improve the perception of
3. North East Local Enterprise Partnership (NELEP) Funds
the site which was abandoned by the previous owner.There will also be a demand for services as new residents will move into the development area, so private organisations will be more
The goals of this strategy report align with the goals of the NELEP regarding employment,
likely invest in this project.
imparting skills to create a skilled workforce, and boosting the local economy. As the NELEP was primarily introduced to allocate funding to relevant projects, it is likely that applications
Supermarket: As there is a demand for a supermarket in Bedlington, the construction and
for funding within this project will be approved.The skills centre on the site which focuses on
management of this will be funded by a large grocery and general merchandise retailer, as it
providing training to create a more proficient workforce will be funded through the NELEP.
will be a worthwhile investment with high returns.
Local business ranging from start-ups to retail and commercial projects can apply for funding through this programme.
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5.3
MONITORING For the scheme to be effective, it is crucial that the management and monitoring of outcomes of the project is measured and appropriate action is taken based on these changes. This ensures that the place is safe, well maintained and well managed throughout the delivery and implementation process. The parties involved in funding different sectors in the project will oversee the completion of their projects within the phasing plan outlined in this strategy report. This ensures that projects are completed on time and in such a way that inconvenience to residents and users of the town centre is minimized during the construction period. As ARCH is overseeing the overall masterplan, other developers involved in delivering the project should prepare and submit status reports every quarter for each delivery area. This ensures that the project is delivered as per the outlined phasing plan. Once projects are handed over, annual reports should be prepared based on indicators detailed in this section to provide guidance on how to best manage and maintain the site.
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The following indicators have been identified in order to assess the site and address lacking features of the proposal during and after implementation: 1. Residents’ satisfaction with the development: This is one of the most important indicators as it provides the managing authority with constructive feedback at the grassroots level (Tarzia, 2003). Through questionnaires, several factors of the development can be assessed through residents’ perception of these features, such as: • Standard of housing and its availability and affordability, • Employment opportunities, • Quality and amount of natural environment, • Quality of built environment, • Level of social services, • Level of cultural, recreational and leisure service, • Level of personal safety experienced.
The managing authority can make changes to the strategy over time if it is found that any of these features is lacking in the development area. Further, public consultation sessions regarding details in the public realm at a higher resolution such as placement of markets stalls, site security and public atmosphere can also be implemented into the project. 2. Unemployment rates within Bedlington: This provides an insight into how effective the scheme is at providing jobs and skills in the area, which can be used to assess the effect of the development on the local economy of Bedlington. 3. Percentage of occupancy for commercial and residential units: This ensures that the development is profitable and is being utilised effectively. If there are gaps or dead zones in any portion of the site, an assessment of these areas should be able to effectively identify why gaps are present and consequently plan for their improvement. 4. Footfall through original and extended marketplace: This shows how busy the development area is and how much residents utilise the area. It will also be useful for retailers in the marketplace to assess how many purchasing there are at any given time of day. This can also be used to assess the efficiency of the layout the retail area and whether the mix provided is sufficient for the users of the area (Ipsos Retail Performance, 2015).
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5.4 COMMUNITY ENGAGEMENT Engaging with the Bedlington community has been essential throughout the design process. This section details community engagement methods which should be undertaken to help influence the strategy.
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pre-strategy formulation
post-strategy formulation
On-site Interviews On-site interviews provide the potential to engage directly with those who the strategy will immediately affect. Residents are able to discuss their ideas and signify their importance in context with the town of Bedlington. Business owners and shop workers are also able to highlight how they feel the strategy could affect them, both positively and negatively. Interviews allow for a relationship between planning professionals and the community to be built.
Public exhibition Bedlington have already experienced a public exhibition which was a huge success. Because of this, engaging the community in another exhibition displaying the proposal and strategy will be the final stage of community engagement. Public exhibitions allow for residents to directly discuss the proposals with professionals who were involved in the planning process. Similarly to the on-site interviews discussed earlier, this allows for the relationship between residents and professionals to be improved. Certain residents can engage physically with models and gain a strong understanding of how the space will feel, whilst those who are more interested in the implementation of the strategy can discuss the policy document with planning professionals.
Workshops Workshops, when used in addition to the on-site interviews, are extremely useful for understanding how they community want to see the site developed. Residents are able to draw, model, discuss and develop ideas which they would like to see implemented. They often provide a further understanding of how residents would like to see the area shaped as discussions amongst participants generate new ideas.
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5.5 critique of strategy
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This strategy will be effective in bringing about potential changes it covers topics required for this coherently and in a well-organised manner which makes it easy to refer to during the implementation process. Potential barriers in achieving these goals have been considered, and an effort has been made to minimise them. For instance, there could be a lack of funding for certain areas of the strategy. This is partly due to there being a lack of faith after Tesco abandoned this site in 2015. An effort has been made to mitigate this by creating a high quality proposal which identifies and caters to the needs of the town of Bedlington. Other sources of funding are also identified so that there are other channels through which the proposal can be funded. The phasing plan is also structured in such a way that even if certain areas of the proposal are underfunded, the remainder of the site still functions well. Underperforming areas of the site will be identified throughout the delivery and implementation process so that they can be effectively improved and relevant resources are allocated to these areas.
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06 SUMMARY
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Masterplan Alt design’s masterplan is founded on the work undertaken in the Background Report, specifically focusing on existing utilities, movement about the site, and public consultation. The result is a strategy which responds to these by creating new zones with which to expand the retail opportunity. The strategy will be implemented to avoid clashing with the pre-existing aesthetic and function of the marketplace whilst increasing the vitality of the town centre. The development will also strive to begin introducing options for a previously under-served demographic in Bedlington by providing affordable small scale unit for first time buyers. Vision Alt design’s strategy for Bedlington has identified a number of components which will aid the successful implementation of the masterplan. We addressed the permeability throughout the development by including efficient connections throughout the site. Alongside this inclusion, the strategy made sure to support the regeneration of the public realm whilst improving the identity of the area by referencing the historical design of Bedlington throughout the process. With skills and education being at the centre of the vision we have proposed two spaces which will serve to further this endeavour. Implementation To ensure that the proposal is delivered effectively, a robust implementation plan has been outlined in this strategy document which includes guidance on phasing, funding, and monitoring.The phasing plan is structured in such a way that hindrance to residents during the delivery period is minimised. Identified funding sources ranging from private, local and national will be integral to delivering the strategy within the phasing timeline. Providing funding for local businesses and the skills centre will also aid in improving the local economy of the area. Further, by providing guidelines for effective monitoring and assessing the site based on relevant indicators means that weak points of the proposal can be addressed to safeguard the smooth delivery of the strategy.
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07 REFERENCES Ipsos Retail Performance (2015). Footfall Definition and Meaning | Ipsos Retail Performance. [Online] Available at: http://www.ipsos-retailperformance.com/‌/footfall-definiti‌/ [Accessed 13 May 2016]. North East Local Enterprise Partnership (2014). More and Better Jobs, Newcastle: North East Local Enterprise Partnership. Tarzia,V. (2003). European Common Indicators:Towards a Local Sustainability Profile, Milan: Ambiente Italia Research Institute.
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