4 Proposed masterplan 4.1 Proposed masterplan: The scheme The scheme s component parts Urban form and grain

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1 4 Proposed masterplan 4.1 Proposed masterplan: The scheme The scheme s component parts Urban form and grain Retail Circuits Mix of uses Public realm Scale, height and massing Ripple effect...49

2 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > Proposed masterplan: The scheme 4.1 Proposed masterplan: The scheme The proposed masterplan has been produced to illustrate how Barons Quay could be developed to create a high quality, comprehensive and deliverable project that can significantly enhance the existing town centre, reconnecting its fragmented parts and enabling Northwich to make the step change necessary to reposition and fulfill its role as a regional hub. The proposed masterplan is borne from a welldefined brief which has been reviewed earlier in this document. The Barons Quay proposed masterplan has been designed to respond to the clear planning policy and capacity for retail-led, mixed use development that will accommodate significant growth of Northwich town centre and achieve on the opportunities and objectives outlined. The masterplan can provide a new, high quality retail and leisure offer based on providing new floorspace that is suitable for modern retail requirements and which will be attractive to key tenants. Barons Quay will have its own identity as a new quarter in the existing town centre. Buildings and public realm can be designed to create a sense of place where people will chose to visit, shop and enjoy throughout the day and into the evening, creating a more diverse and vibrant town centre. Masterplan development sketches 4.2 The scheme s component parts Urban form and grain The urban morphology of the town centre reflects Northwich s evolution. As the town has grown and developed so too has the pattern of streets and buildings and its urban grain. The masterplan seeks to repair a key area of the town centre through the regeneration and development of Barons Quay; to reconnect disjoined areas, to rationalise spaces and to create a hierarchy of legible and sustainable blocks. This is based on: Strengthening north-south connections from Barons Quay to Carey Park, to and to the areas beyond, including the market, Weaver Square Shopping Centre and leisure and cultural zones Reinforcing the town centre with a sense of place through a hierarchy of clear, strong blocks, buildings and spaces Developing perimeter blocks which create continuous retail frontages, activity and a structure to support strong retail circuits Introducing new retail circuits to give the town more depth, legibility and an environment that is attractive to tenants Creating blocks which contain service areas and minimise visual impact and vehicle conflict 36 Urban structure Streets Plots Spaces Retail loops PAGE 36

3 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts 37 Retaining vibrancy along the High Street, and in addition to creating new primary shopping streets Developing a hierarchy of primary and secondary linkages to provide a choice of connecting routes for pedestrians Re-engaging with green and open spaces at the peripheries, including the and Carey Park Image Key Barons Quay Existing Proposed Carey Park, Northwich Woodlands Enhancing town centre gateways at key nodes that will provide legibility and structure to the town centre Furey Wood Northern Gateway Venables Road River Park Matalan Sainsburys M&S Barons Square Boots Weaver Point Bratts Venables Road Illustrative view looking towards the new Weaver Point Bull Ring Watling Street Memorial Hall Chester Way Barons Quay Proposed Masterplan PAGE 37

4 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Retail Circuits The design and layout of the masterplan is based on creating a hierarchy of streets that will support a series of strong retail circuits. Retail circuits are important to the functionality of town centres. These circuits are essentially streets that connect to create loops, thereby encouraging pedestrian footfall and supporting the vitality and viability of a town centre. Circuits should be lined with a continuous stretch of shops and other town centre uses with active frontages to create and retain shopper interest, and therefore, extending dwell times or people s stay in the town. It is critical to retailers and tenants that a scheme is designed to achieve these objectives. The retail strategy is therefore based on: Introducing new higher-value retail circuits that will accommodate the types of retailers that will create the step change necessary in the town Circuits that will connect back to High Street,,, and therefore connect back to the existing town centre and strengthen north-south linkages at: 1. Bratts department store to a new large format anchor store (adjacent to river) 2. High Street/McDonalds parade / new leisure offer and public space on the River Weaver/Weaver Navigation 3. A new retail street anchored by medium and large format convenience and comparison retailers/new town square/new soft landscape on the 4. /new town square/car parking at the top of / Tabley Street / new town square Creating a new, roughly triangular, circuit with key anchors as destinations at each corner/ node to create footfall. The location of a large convenience food store, key comparison retail tenants and a leisure offer have been carefully considered to support the retail strategy Creating three new streets that will support clusters of varying retail type, forming a new, higher-value fashion-led circuit (to complement other existing town centre circuits) Designing circuits to be an appropriate length and distance from the existing town centre which are a comfortable walk for shoppers Ensuring circuits connect or lead to a destination (e.g. the ) and do not result in dead ends The retail loop has been sized to ensure it is a comfortable walk which will not result in dead spots. The retail strategy is also based on a wider town centre strategy that connects Barons Quay to leisure loops south of Witton Street and Chester Way. 38 Image Key Primary Routes Anchor Destinations Primary Fashion circuit High Street circuit Market/Weaver Square circuit Secondary circuit Leisure Loop Carey Park and Northwich Woodlands Barons Quay Riverside Park Anchor Store Food Store Barons Square Matalan Sainsburys Venables Road Cinema and Restaurants to the station Weaver Point Bratts Department Store High Street Chester Way Illustrative sketch of new streets and spaces in Barons Quay that connect back to and create a series of strong retail circuits To The Marina Watling Street bus stops Memorial Hall Proposed Masterplan: Retail and Leisure Circuits PAGE 38

5 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Mix of uses The proposed masterplan will provide a comprehensive, retail-led, mixed use scheme. It can provide a significant amount of new comparison and convenience retail and range of leisure uses, public realm spaces, car parking and other town centre improvements. Image Key Retail Existing uses (retail) Leisure Energy centre Pumping station There is opportunity within the masterplan to provide other main town centre uses such as commercial, community and residential particularly on upper floors should there be a demonstrated need and uses are commercially viable. The proposed masterplan can provide in the range of: Barons Quay Comparison retail 19,000 sq m Convenience retail 11,000 sq m Restaurants and cafés 4,200 sq m Cinema and ten pin bowling 6,500 sq m Three new public realm spaces Car parking in the order of 1180 spaces Matalan The phasing plan later in this section illustrates the potential development delivery strategy. The areas illustrated above would be delivered during phases 1 and 2 of construction. It is possible that additional accommodation and uses can be delivered as part of phase 3 (the eastern section of Barons Quay) which can better anchor the east of the town as part of a longer term town centre strategy. The design framework for Barons Quay has been created as such to enable future phases of development to be successfully delivered and integrated as part of a comprehensive strategy. The mix and location of uses has been carefully considered to respond to the design principles as illustrated in the Local Plan, integrate new development with the existing town centre and respond to modern retailer requirements. Sainsburys High Street Chester Way Memorial Hall Bull Ring Proposed Masterplan: Mix of Uses PAGE 39

6 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Public realm As part of the development of Barons Quay a range of hard and soft public spaces are proposed. These have been designed to improve and enhance the quality of the town centre s environment and create a series of attractive spaces with different purposes to assist in extending the life of the town centre during the day and into the evening. The four key spaces that have been identified are described over the following pages and are called: Barons Square Weaver Point Riverside Park Northern Gateway It will be important to use high quality materials in key new spaces and primary streets. Guidance has been taken from the Public Realm and Urban Design Guide (2010) which has informed the indicative cost plan within the detailed implementation and delivery process. The implementation and management of public realm will be a fundamental part of the success of Barons Quay and wider town centre regeneration. Integration of the public realm will be critical to ensuring complementarity. A detailed strategy will need to be developed for a planning application. Image Key Primary landscaped areas Secondary landscape areas Pedestrian crossing area Traffic Calming Barons Quay Weaver Way Weaver Point Bull Ring High Street Riverside Park Watling Street Barons Square Memorial Hall Northern Gateway Matalan Sainsburys Venables Road Chester Way 40 Proposed Masterplan: Public Realm PAGE 40

7 Barons Quay Regeneration of Northwich Development Framework Barons Square This hard landscaped area has been designed to act as a new heart for the town and become a pivotal space for how the town will operate and how it could develop in the future. As there is a significant level change in this area advanced design has been undertaken on how this could enhance the feel of the space and become an excellent meeting point and gathering space. The landscaped steps/ramp have been design to be south west facing to gain excellent evening sun and provide a smooth transition though the space. Proposed masterplan > The scheme s component parts 41 Barons Square could be a focal point for people to gather, sit and enjoy Sketch illustration of Barons Square at the heart of Barons Quay Proposed masterplan: Barons Square M&S Barons Square Hard landscaped meeting and performance space Using level changes to create interest and character PAGE 41

8 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Weaver Point Breaking though from the existing High Street onto a south west facing elevated hard landscaped area Weaver Point will have restaurants, bars and cafés spilling out into this space, proving an excellent area to sit out and eat whilst overlooking the river. From this point visitors will be able to watch activity on the, walk along with a pedestrian friendly river walk and look towards the bridge. 42 Weaver point will become a gateway building on the Southern approach Proposed masterplan: Weaver Point Hard landscaped area next to water Attractive, safe and accessible walkways Weaver Point Br Interactive water features within hard landscaped areas Lakeside chutes, Sunderland PAGE 42

9 Barons Quay Regeneration of Northwich Development Framework Riverside Park On the fringe of the main fashion retail circuit is the Riverside Park, this soft, green landscaped space will provide a quiet, tranquil space where people can sit out and relax informally without leaving the town centre. From the park the view can be focused onto the, Furey Woods and Carey Park. Proposed masterplan > The scheme s component parts 43 Varied ground planes creating elevated green space Riverside Park will become relaxing space to picnic and meet friends Proposed masterplan: Riverside Park Interactive landscape features Sculpted soft landscaping forming outdoor seating River Park Soft landscape to waters edge Varied dense planning to create physical barriers Sculpted soft landscaping to break up hard landscaped areas PAGE 43

10 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Northern Gateway Although within the boundaries of Barons Quay this areas has been identified as the first key space and new gateway to the town centre from Leicester Street. A shared surface in this area will provide pedestrian priority and cycle access and vehicle speed to a minimum. This area will also enhance access to Carey Park and Northwich Woodlands as a key Northwich destination. 44 Sketch section through Northern Gateway to demonstrate level change Proposed masterplan: Northern Gateway Tree lined boulevard Sketch of Northern Gateway approach L Northern Gateway Matalan Sculpted cycle storagevw Separated pedestrian walkway and vehicular route Formal tree lined hard landscaped area PAGE 44

11 Barons Quay Regeneration of Northwich Development Framework Scale, height and massing It has been important for the proposed masterplan to consider the context within which new development on Barons Quay can be designed. Fundamental to this has been to integrate the new development with an existing town centre and historical setting. The proposal illustrates how modern and contemporary architecture can be designed to respond to the existing townscape character of Northwich through careful and appropriate consideration of scale, height, massing and treatment whilst providing the larger floorspaces necessary to create the step change required. The proposed masterplan responds to the need to provide accommodation that is suitable for modern retail requirements, and therefore, new units have been located and designed to create a suitable hierarchy of new blocks. Barons Quay would therefore have its own identity that would characterise this new, modern part of the town centre. Blocks and building alignments have been designed to maximise views, minimise visual impact, complement and integrate with the existing urban fabric. Medium sized retail units (to accommodate comparison retail goods and new high street stores) would be located closest to and the historic core. These could be the equivalent of two modern retail storeys, varying approximately between 6 to 8 metres high. These units would also provide greatest opportunity to create an interesting rhythm in streetscape. Larger units and anchor stores can be located on the waterfront (and location of the former Moore and Brock Riverside Warehouse) and at the northern section of to lengthen and frame vistas, take advantage of level changes, draw footfall and minimise visual impact. These units can provide larger floor heights and spaces. Building heights are likely to be between 8 12 metres to accommodate a multi-purpose cinema and restaurants and large-format convenience food store. Changes in level mean that the perception of building heights can be less depending on topography and position at street level. In response, the treatment of elevations can be well-designed to create activity at street level. The rear elevation of a large format convenience food store can be treated to respond to views from Northwich Woodlands and frame the vista along a travelator and in-store animation for example can address the frontage whilst the main store entrance would face on to a new town square. The cinema can be orientated and elevation treated to respond to views which can be enhanced along the River Weaver, creating a potentially iconic new building and landmark. Proposed masterplan > The scheme s component parts Section 1: section through ground external link 45 Building raking down to local context Section 2: section through travelator and vehicle ramp Section 3: section through Northern Gateway and vehicle ramp Above: Sequence of massing sections showing how level changes are used to blend buildings into existing landscape and Carey Park to the North View looking north towards Weaver Point demonstrating how massing of key new buildings rakes down to tie in with the scale of the existing historic core around the listed swing bridge. PAGE 45

12 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Movement and accessibility One of the key issues to address in the development of Barons Quay and Northwich is the rationalisation of highways, movement and access. The proposed masterplan therefore proposes to: Create a clear hierarchy of primary and secondary vehicular routes primary access can be from, where vehicles can arrive at a new town centre gateway and filter to adjacent car parks. A secondary route on Venables Road can be maintained. Create pedestrian priority areas that are safe and attractive Barons Quay can primarily be a pedestrian priority zone. New shopping streets can be pedestrianised. Weaver Way can be designed as a pedestrian priority area as can the top of where Barons Quay meets the entrance to Carey Park. Enhance cycle links cycle routes to Barons Quay can be promoted as part of a wider accessibility strategy and links along Weaver Way, the edges of the and to Carey Park can be reinforced. A cycle route would not be encouraged along pedestrianised shopping streets, however, cycle parking can be provided in convenient locations. Minimise servicing areas within the public realm servicing has been carefully designed to minimise the impact on the public realm and quality of townscape by locating servicing within perimeter blocks. Mitigation measures such as attractive and innovative landscaping can be used where servicing and access arrangements conflict with views, vistas and public amenity. Access for servicing can be provided from Weaver Way and. Image Key Pedestrian destinations Pedestrian routes Primary vehicle Controlled vehicle Servicing areas Servicing routes Traffic Calming Barons Quay Weaver Way M&S Carey Park, Northwich Woodlands Matalan Sainsburys To railway statio 46 Watling Street Memorial Hall Chester Way Bull Ring Proposed Masterplan: Movement and Accessibility PAGE 46

13 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Car parking and public transport The Development Framework process has considered car parking on Barons Quay and within the context of the town centre. The car parking requirement for new development on Barons Quay is likely to necessitate the provision of circa 1180 spaces, approximately 250 spaces more than the current provision on Barons Quay. The proposed masterplan can provide the required level of parking on sites as illustrated on the car parking plan. An innovative design solution can accommodate the majority number of spaces on deck parking above the large retail block off. Changes in topographical levels can aid this design strategy and therefore minimising building height and visual impact. Parking on the roof of the store(s) would retain a sense of open space. Distant views to Barons Quay can also therefore form part of the design strategy. Developing a detailed car parking strategy for Barons Quay will need to be explored further as part of a detailed design stage to establish the parameters for provision and management and in consideration of a wider town centre strategy. Image Key Decked car parking Surface car parking (Council controlled) Surface car parking (Existing) Bus Stops Potential mooring facilities/ Water taxi Cycle Parking Barons Quay Ref Description No. Spaces 01 Lower Deck Upper Deck Surface Parking Surface Parking Matalan Sainsburys Matalan Sainsburys Memorial Hall Bull Ring Proposed Masterplan: Car Parking and Public Transportation PAGE 47

14 Barons Quay Regeneration of Northwich Development Framework Proposed masterplan > The scheme s component parts Phasing The phasing plan illustrates the potential strategy for delivering the development of Barons Quay. This has been driven by the need to develop an implementable scheme, with consideration of the challenges and opportunities. It has also been developed to facilitate positive regeneration of Barons Quay and the wider town centre. The proposed first phase is to deliver a significant amount of convenience retail, some comparison retail, car parking and a new town square, locating the anchor tenants required and generating value to implement the comprehensive development of the scheme and kick start the development of other phases. Ensuring that the first phase is created around a new town square is also purposeful to ensure integration and enhancement of the existing town centre, focused around the junctions on, and Tabley Street and a new shopping street (towards the river). The second phase of development is to deliver a significant amount of additional comparison retail and leisure floorspace, strengthen links to the River Weaver off Weaver Way and a new public realm space. This will also complete a new retail and leisure circuit, which links back to the high street. A third and potential future phase of development could be delivered on the eastern section of the Barons Quay area. This could include partial or comprehensive redevelopment in the short and/ or longer term as opportunities come forward, providing it contributes to the successful delivery of development on Barons Quay in accordance with the Local Plan and this Development Framework. Redevelopment of this area and/or extension of existing uses should respond to the design principles and opportunities established and therefore contribute to the quality, image and sense of place in Northwich. It will be important for this area to anchor the eastern section of through enhanced connections and integrate with new and existing development as an intregral part of the medium/longer term strategy for Barons Quay. Phase 1 and 2 of Barons Quay will in particular enhance linkages to the,, and Carey Park. The design strategy has purposefully been created to integrate with the existing town centre. Development of phase 3 will complement this approach, strengthening linkages with, Venables Road and whilst improving the town centre approach and currently poor edges. Barons Quay is the first priority for development and regeneration. In the medium to longer term the enhancement of areas outside of Barons Quay, but within the town centre particularly off Leicester Street and Chester Way will contribute towards the sustainable economic growth of Northwich. Image Key Phase 01 Phase 02 Phase 03 Barons Quay Proposed Masterplan: Phasing Bull Ring High Street Memorial Hall Matalan Sainsburys Venables Road Chester Way To the railway station N 48 PAGE 48

15 Barons Quay Regeneration of Northwich Development Framework The proposed masterplan for Barons Quay has been developed within the context of the wider town centre to have a positive regenerative impact on the rest of the town. It provides a framework for the physical enhancement of Northwich including strengthening connections with the exiting town centre, new linkages, circuits and development which supports best practice in urban design. To Wincham Leic este Northwich town centre Barons Quay Railway Station To Chester Create in excess of 1,500 new jobs for local people, including training, skills and access to employment Enhance the physical environment of Northwich and improve its sense of place Support the vitality and viability of the town centre and its existing occupiers Attract investment and the local population back to Northwich Develop a high quality and sustainable design approach Improve the image of Northwich as an attractive place to live, work, shop and visit Ches ter W ay River Dane Contribute towards the sustainble economic growth of Northwich Improve the quality of life, health and social well-being of the local community reet To M56 The development and regeneration of Barons Quay will: Help tackle worklessness and deprivation r St treet Delivering new development on Barons Quay will not only achieve on the objectives set out (including capturing development opportunity and pent up market demand) but it can also in the short to medium term respond to planning policy, and, thereby, enable other town centre development projects to come forward. Directional influence Regeneration ripple effect We ave r A number of opportunities and objectives for the regeneration of Northwich have been outlined in this Development Framework and Barons Quay will act as the catalyst for wider town centre regeneration creating a ripple effect. 49 Image Key High S Barons Quay is the most important regeneration opportunity in Northwich town centre and is the key priority project. It is the primary driver to deliver the step change necessary to strengthen and enhance Northwich s economic position. Ripple effect Riv er 4.3 Ripple effect Proposed masterplan > Trains to Chester Ripple effect PAGE 49

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