Project Overview Warrington
Co n t e n t s Overview 4 Warrington 6 site location
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Regeneration 8 Target Market
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Employment 15 Our Offering
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The Scheme
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About us
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A land deal has been completed, paving the way for the development of 362 apartments for private rent in Warrington’s regenerated town centre. The High Street Group has acquired the site next to Warrington Central Station – a former industrial site – and expects to start construction in Spring 2018, creating an 8 storey complex with a total development value of £51 million.
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HSG - Project Overview - Warrington
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background
Wa r r i n g to n
The scheme has two adjoining phases of residential apartments wrapped around an internal courtyard. Both phases are accessed via the pedestrianised square in front of Warrington Central Station. The plans include around 6,400sq ft of retail and leisure space and 796 parking spaces. The apartments will be open plan and contemporary in style with a mixture of single and two bedroom units. There are also 2, 3 and 4 bed duplex apartments and a rooftop lounge. The foyer will focus on a new Station Square and provide a sense of place-making, with a better balance of public and private open space.
Warrington is a town located between Liverpool and Manchester. Founded by the Romans, Warrington was designated a ‘new town’ in 1968, leading to a vast increase in employment in light industry, distribution and technology. Warrington is a high employment area and has the largest workforce catchment area of any town outside of the M25.
The station is being developed as part of the wider Warrington regeneration.
KEY FAC TS • 362 apartments over 8 storeys • 796 car parking spaces • Open plan apartments with high quality kitchens and bathrooms • Town centre location • Within Stadium Quarter regeneration zone • Total development value of £51m
Warrington continues to lead the UK through its rapid growth and powerful economic performance. Several independent research studies rank it within the top five best performing ‘cities’. Investment and market interest in Warrington is strong and is getting stronger. Warrington is currently experiencing the third largest growth in the UK, behind London and Aberdeen, and has the 9th highest employment rate in the UK and the highest employment rate in the North, according to Centre for Cities (www.centreforcities.org). Regeneration has gained momentum since 2013. In recent years development projects, worth over £1 billion, are either completed or underway and over 5,000 jobs have been created. Warrington is a large employment hub located on all of the main commuter routes and the centre point of infrastructure for the North West of England. • Warrington Central Station has direct trains to Manchester and Liverpool. Warrington Bank Quay is on the West-Coast mainline and has direct trains to Birmingham, London and Glasgow. • Warrington is located on the axis of the M6, M62 and M56 motorways linking all the major cities and towns of the North West. • Port Warrington will connect the Mersey Estuary to Manchester and interconnect the motorway and rail network.
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HSG - Project Overview - Warrington
WARRINGTO N SITE LO C ATI O N The Cheshire Junction project is located immediately adjacent to Warrington Central Station, and within the ongoing Stadium Quarter regeneration. Warrington Council are creating a pedestrianised Station Square in front of Warrington Central Station. The Cheshire Junction project will face the station on the opposite side of the square, sharing the square with the existing Cheshire Lines residential development.
1 Rugby Stadium 3
Station Square 4
Warrington Central Station 5
Cockhedge Shopping Park 10 Bridge Street & Time Square (Leisure & Travel Regeneration Zone)
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5 3
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10
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1 9 6 8
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12 7 15 11
Town Hall 13 8 County Courts 12 Bank Park 6 Stadium Quarter Business District
9 Intu Golden Square Shopping Centre
14 Ring Road
11 West Coast Main Line
Bank Quay Station 15
7 TransPennine Express Train Line (Leeds, Manchester & Liverpool) 7
Economic growth and regeneration R e g e n e r at i o n Within the last 5 years Warrington has undergone a vast economic growth and regeneration programme. Since inception there has been a period of great achievement, with the Time Square scheme starting on site, the completion of the Business Incubator, ‘The Base’, and the launch of the engineering University Technical College on the Stadium Quarter. There has been progress at Omega, transforming it from an open field to the logistics and manufacturing hub of the north, creating over 5,000 jobs to date. Chapelford Urban Village is nearing completion with a new rail station which started on-site in 2017. Warrington’s parks programme has led to major investment and improvements at Walton Hall, Victoria Park and Bank Park. Warrington is at the heart of a highly connected network of Motorways, international airports, mainline rail and waterways and ports – linkages and connections that are second to none. Proposals such as HS2 and TransNorth Rail/HS3 (both of which run through Warrington) have the opportunity to further reinforce this connectivity in the future. Warrington has access to a resident population of over three million people within a half hour drive time. This is the largest workforce catchment in the UK outside London. Warrington imports more workers each day than it exports to the wider region, particularly Liverpool and Manchester. It has its own economic gravity which interlocks with those of the neighbouring cities. Warrington is a high wage low welfare area (Centre for Cities 2016). Warrington has a wonderful living environment of aspirational and affordable homes and neighbourhoods, schools, colleges and parks and open spaces. It enjoys a vibrant and growing cultural scene of its own, with quick access to major cultural venues and activities in Manchester and Liverpool. The town centre of Warrington (bordered in yellow) will be wholly regenerated by the end of 2020. The last element to complete is our residential scheme (bordered in blue). There are development projects announced and underway with a total investment value of around £750 million in the Warrington area. The town centre regeneration is wrapped around the pedestrian zone and the central station, and is focused on three active zones in the following chronological order: 8
Yellow This comprised the refurbishment and extension of the existing Golden Square Shopping Centre, owned by Intu. This was completed before 2010. Blue The demolition and development of a large portion of the old town centre known as Time Square or Bridge Street Quarter began in 2017. This is fully contracted and the phased building work is underway. Green This is the Cultural Quarter which has been undergoing a granular regeneration over the last 5 years and is almost complete. Land-ownership is piecemeal so wholescale regeneration has not been possible. Several small scale initiatives including the Cabinet Works, Garven Place, Wilson Patten Street and other residential schemes have combined to create a mature regeneration. Purple This is regarded as the Stadium Quarter and comprises the Central Station, the rugby stadium and the proposed residential, secondary education and commercial developments. This regeneration has begun over the last 2 years. Our site, Cheshire Junction, is lined in Pink.
HSG - Project Overview - Warrington
INTU G O LDEN S Q UARE SH O P P ING C ENTRE The ÂŁ65 million extension to the Golden Square Shopping Centre in Warrington has been completed as a major regeneration of Warrington Town Centre in both retail and leisure uses. The 300,000 ft2 extension offers units suitably sized for modern retailers as well as introducing a 100,000 ft2 department store into the town. As well as the major retail element the scheme provides two new public squares surrounded with leisure uses and linking in with the town centre pedestrianisation scheme. Car parking above and below the new extension and a new state of the art transport interchange, adjacent to the central railway station, has also improved accessibility to the many new attractions that are available. The bus station and its entrance to the Intu Centre are adjacent to the station and less than a 2 minute walk from the station frontage of our site.
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BRIDGE STREET Q UARTER The regeneration of the Bridge Street area is being renamed as Time Square. The construction of the ÂŁ107 million redevelopment has begun and is expected to be completed by 2018. It comprises 42,000 sq ft of retail, 92,000 sq ft of leisure, a 42,000 sq ft new market hall, a multi-storey car park with 1,200 spaces, 100,000 sq ft of Council offices and a new public square. Cineworld is the main anchor tenant bringing a 13 screen multiplex to the development.
Phase two of this scheme will complete and redevelop the block south of Academy Way to Mersey Street and Bridge Street – creating a new frontage to the River Mersey. Whilst still in the early stages of development this would further enrich the mix with new homes plus a new hotel and food retail development.
The new square will become a major new dynamic outdoor venue at the heart of the city with alfresco eating, outdoor markets, family play and events. It will be colourful and animated by day and into the evening.
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HSG - Project Overview - Warrington
C ULTURAL Q UARTER With a range of attractive boutique restaurants and bars, as well as Parr Hall and Pyramid Arts Centre, the Cultural Quarter is quickly developing as the heart of Warrington’s cultural scene. Set around a beautiful enhanced formal urban park – Queens Gardens is thriving. The aim is to use development to complete the gaps in its unique and attractive built form and to reinforce its cultural qualities, remaining sensitive to the needs of nearby residents.
The Cabinet Works is one of the most important redevelopment areas in the Cultural Quarter. It comprises the block consisting of Bridge Street / Sankey Street / Rylands Street / Cairo Street. It sits at the ‘join’ between Palmyra Square and Bridge Street / Time Square. As such, its redevelopment is important to the regeneration of the City Centre. However, the area has many vacant buildings, poor and outdated premises and the Cabinet Works complex itself. The Cabinet Works building itself is in a very poor state of repair. However, the sensitive and careful redevelopment of the block in which the Cabinet works sits is a priority for a mix of town centre uses including new homes, business space and leisure and hospitality venues. The critical part of the redevelopment scheme will be to reinforce and create new, interesting pedestrian links between Bridge Street and Palmyra Square.
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STADIU M Q UARTER A large mixed use city centre redevelopment area focused on Warrington’s transport hub (the Bus Interchange and Central Station) and set around the home of Warrington Wolves Rugby League Club. Phase 1 of the Stadium Quarter is already underway with the successful completion of ‘The Base’, Warrington & Co.’s business incubator (funded by the Council and the 2007-13 European Programme), and Warrington’s engineering based University Technical College which opened in September 2016. The remainder of phase 1 of the Stadium Quarter (bounded by Winwick Rd, Dallam Lane / Tanners Lane / the Rail Line) is proposed to be a new Central Business District. Located in the heart of Warrington with excellent connectivity to Warrington Central Rail Station (with its direct links to Manchester and Liverpool) and more locally with links to Warrington West Station (Omega / Lingley Mere / Chapelford) and Birchwood Station (Birchwood EZ). The modern Bus Interchange provides direct bus services to Warrington and surrounding areas, combined with the attraction of the bustling Golden Square Shopping Centre it makes this area hugely attractive to businesses. This is enhanced even further by Warrington Bank Quay Station with inter-city connections to London, Birmingham and Scotland being just 10-15 minutes-walk away.
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The development of further phases of the Stadium Quarter will comprise: • Major improvements to Central Rail Station – with its reorientation to its former entrance and the provision of an attractive ‘Station Square’ to enhance its setting • A new multi-storey car park – to serve the rail station, Stadium Quarter and the city centre generally • The redevelopment of vacant and underused sites and buildings on Silver Street. Creating a gateway into the city centre and the Stadium Quarter redevelopment area Dallam Lane (North) Central Trading Estate and Asda distribution centre. A new residential area Pinners Brow / John Street. A new residential / commercial area Lythgoes Lane. A new frontage onto this key route into the city.
The redevelopment of the Stadium Quarter sites will create a new northern gateway into the town centre, and a vibrant and colourful mixed-use residential and business area central to the Northern Powerhouse.
HSG - Project Overview - Warrington
A
B
NE W BUSINESS DISTRI C T There are 4 zones within the New Business District: Blue
Comprises the residential blocks known as Cheshire Lines. This is a mixed PRS and homeownership community. Like our site, it is accessed from Central Way, which is the station approach road. It is fully occupied even though the regeneration has yet to wrap around it, although the stalled regeneration has blighted pricing in the area.
Yellow Comprises the central station, which has direct trains to both Manchester and Liverpool in 15-20 minutes. The station has undergone a recent refurbishment, refocusing the station and its access onto Central Way. The Station Square is to be regenerated into a pedestrian plaza with access to our site and a multistorey car park.
Cheshire Lines
PINK Is our site, Cheshire Junction, which will be the last site in the quarter to complete its regeneration, in 2020. Purple Is a mixed-use site being developed over the next two years by Warrington Council. Buildings A and B are complete, along with the infrastructure and railway arch redevelopment. The area to the South West is currently being transformed into a paved plaza that links through the underpass to Golden Square Shopping Centre. The remainder of the site is being vacated and redeveloped into offices and other commercial uses. Redevelopment is expected to be completed by the end of 2019.
Central Station
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Omega Business Park
TARGET M ARKET 2.5 million people of working age live within a 30 minute drive of Warrington, constituting the largest workforce catchment area of any town outside of the M25. Once the regeneration of the town centre is complete, the excellent transport links to both Manchester and Liverpool create great opportunities for young professionals to live within 20 minutes commute of these large cities at affordable prices. Within Warrington town centre there are various regeneration schemes as explained in this document but there are also other employment opportunities within 5 miles of the town centre. Birchwood is recognised as the principal out of town office and industrial location in the Warrington area. Located 4.5 miles from Warrington Central, Birchwood Business Park is a 123-acre business park at the junction of the M6 and M62 motorways and consists of 1.2 million sq ft of accommodation and is currently let to more than 150 businesses employing more than 6,000 people.
Birchwood also benefits from a shopping centre located approximately 1 mile to the south of Trident Business Park. Occupiers include Asda, Superdrug, Thomas Cook, Boots the Chemist, Streetwise Sport, Greggs, Aldi and Argos. The Omega Business Park is the largest mixed-use development site in the North West and has become one of the most successful logistics and distribution centres in the UK, creating over 7,000 new jobs and 3 million sq ft of commercial floor space over the last three and a half years. It is located 20 minutes from Warrington Central and includes employers such as Plastic Omnium, The Hut Group, Dominos manufacturing and Asda logistics unit. The target market consists of a wide range of professionals looking for central accommodation with easy access to the main centres of Liverpool and Manchester and also those working in the large Birchwood and Omega business parks.
Significant occupiers include Fujitsu, Airmiles, Cable & Wireless, Carphone Warehouse, Canon, Hewlett Packard, Amec Foster Wheeler, British Nuclear Fuel Limited and Vodafone. There are extensive onsite facilities including a cafĂŠ, restaurants, conference rooms, fitness centre, a day nursery and a 103 bedroom Pentahotel.
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HSG - Project Overview - Warrington
Facts and figures...
N O RTH O F ENGLAND e mp loy m e n t
68.6% Sheffield
63.9%
69.7% Manchester
76.7% York
73.3%
78.5%
According to Centre for Cities, Warrington is experiencing a surge in employment rates, higher than most cities in the North of England.
Warrington
2017:
Size and growth is illustrated by the following weekly wages data from Centre for Cities: 2014
2015
2016
Leeds
£491.8
£516.1
£526.1
Warrington
£488.1
£485.9
£513.8
Liverpool
£494.7
£482.9
£503.8
Manchester
£476.7
£483.5
£500.0
Sheffield
£445.4
£453.2
£465.8
Liverpool
The average salary in Warrington is £26,800, higher than most cities in the North, including Manchester and Liverpool.
Leeds
av e r a g e s a l a r y f i g u r e s
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cheshire junction
O UR O FFERING
S C HE M E O VERVIE W
Our scheme has been designed to offer a range of 1 bed and 2 bed Private Rental Sector specific units. The 2 bed dumbbell units allow the apartments to be split easily for sharer which will appeal to the larger market. The proposed rents fall below 30% of the £26,800 average salary in the Warrington area.
The site was the second phase of the Cheshire Lines development and benefits from an extant planning permission for residential development. We have reviewed the consented scheme and have submitted our new project for planning permission.
UNIts Phase 1 Phase 2 Number of Units Number of Units One Bed Apartment
90
163
Two Bed Apartment
33
65
Two Bed Duplex
8
-
Three Bed Duplex
3
-
TOTAL
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The new project is 8 storeys in height and incorporates 362 apartments and a multi-storey car park for the residents, rail-users and the wider public. The units will be open plan, modern ‘built to rent’ properties, configured around attractive central entrances and access cores. The foyer will focus on a new Station Square and provide a sense of place-making with a better balance of public and private open space.
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HSG - Project Overview - Warrington
Bins
+13.650
Accessible WC
Phase 2 Entrance
34no.
Electric
Store
+15.000
Water
Bins
Electric
38no.
+14.400
Plant
Commercial 498m2 Cycles 92no.
SS
PHASE 2 PHASE 1 Bins
SS
Cycles
4no.
92no.
41
37
Generator
Bins
Electric
7200
Store
38no.
DR
SS
Water
9000
Store/service
Office Accessible WC
Accessible WC
Phase 1 Entrance
Plant
Cafe 95m2
1 to
+17.000 +15.000
tt Sco
+15.000
rt
25
29
Cou
27
scale 1:250 0
p r op e r t y s p e c i f i c at i o n s
Rev: Date:
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By:
D 07/09/17 JPS C 01/09/17 JPS B 03/08/17 JPS
Remarks:
+14.700
Design Development Design Development Revised following client comments
Client:
The High Street Group
Project:
John Street, Warrington www.trianglearchitects.co.uk
Aug 17 BPM Checked:MRT
Date:
Triangle Architects, Raven House, 113 Fairfield Street, Manchester, M12 6EL studio@trianglearchitects.co.uk
10m
Scale: 1:250A2 Description:
Tel: 0161 272 3500
www.twitter.com/TriangleArch
Drawn:
Ground Floor Plan
Project/Drawing No.
17-009/SK23
Rev.
D
• All units meet with the new Design Space Standards • All units are wheelchair accessible • All apartments are serviced by fully maintained lifts • All units have whole-house ventilation and sprinkler system protection • High quality kitchens, bathrooms and bedrooms fitted as standard • Rooftop residents lounge • Smart technology to every apartment, fitted as standard
a pa r t m e n t f loo r p l a n T ypical one bed
a pa r t m e n t f loo r p l a n T ypical T WO bed
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HSG - Project Overview - Warrington
about us The High Street Group is one of the UK’s most successful privately owned businesses and a leading financial and property group. We operate multiple companies in property development and construction, hospitality and leisure, offering expertise and opportunities across multiple sectors. The Group’s management team have decades of experience in the financial, development and construction industries. Since its inception 10 years ago by Chairman Gary Forrest, The High Street Group of Companies has successfully developed businesses covering Financial Claims and Business & Developer Finance. We are now focusing on the growth of our large scale building and property portfolio and the long term opportunities and potential of this sector. Delivered through our property development company All Saints Living we specialise in four fundamental development sectors: Private Rental Sector schemes, traditional development, rooftop extensions and hotels. The High Street Group has expanded rapidly with unparalleled growth, now employing more than 100 people in the Head Office in Newcastle upon Tyne and across development sites in the UK. Reported profits for 2016 were £26 million. A combination of the Group’s financial strength, sector expertise and relationships create a strong position from which we can explore opportunities and create value across various sectors. THE HIGH STREET GR O U P VALUES Entrepreneurial, honest, open and professional Operating in a complex environment with integrity and trust Diversification through innovation Approachable and flexible in our thinking Keep it simple
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2nd Floor Cuthbert House, All Saints Business Centre, Newcastle upon Tyne, Tyne & Wear, NE1 2ET
info@thehighstreetgroup.com 0191 211 4120 www.thehighstreetgroup.com