1) Masterplan and design principles

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1 Friedrich Ludewig ACME 76 Tabernacle Street London EC2A 4EA Thursday 21 st January 2016 Dear Friedrich, We would like to thank you and the client team for bringing the Northgate development proposal to the Cheshire West and Chester Design Review Panel; and for your detailed and insightful presentation at this pre-application stage. The presentation provided for a clear understanding of the challenges and opportunities presented by the site, the context and client brief. Coupled with the rationale of the design considerations and proposals, for which the Panel feel that there are many welcomed elements to celebrate. In principle, the masterplan is very much supported and considered a fantastic opportunity for the City. With regard to the detailed proposals a number of issues were raised and discussed by the Panel. The following points are identified for the Project Team and Local Authority s attention and we hope that these can be considered in the further design of the masterplan and phases 1 and 2, these are summarised below: 1) Masterplan and design principles In principle the panel welcome the masterplan layout and design principles and consider it a strong starting point. Although, not a direct comparison, the scale of the aspiration is considered equal to nearby cities, for which the Panel identify that this is an opportunity to build on the lessons of Liverpool One and Manchester. The Panel understand the hybrid application, (full for phase one - the cinema, market and hotel and outline for the remaining masterplan), however they emphasised the need for a fixed parameters plan which will safeguard continuity and quality when delivering the vision. The panel welcome in particular: alterations to the former garage (now the library) to connect with the proposed Market Square; the interface with the future theatre; and the strong street pattern linking the Town Hall Square, Watergate Street, and St Martin s Way. With regard to the latter point the Panel would encourage the design team to work with and to respect the site topography, whereby the scheme integrates with St. Martins Way as opposed to creating a wall, with a series of steps to access the new streets. In terms of the street layout it is important that management operations are future proofed at this stage for which the Panel

2 encourage you to consider servicing; do you want to invite people down a servicing street such as Edward Street? One of Chester s preeminent characteristics is the sense of discovery presented in the street pattern with its rich arrangement of Rows, ginnels, alleys ways, court yards and even visual connections into private spaces like gardens. In this context the Panel very much welcome Lion Yard and the connecting alleys as it reflects Chester s street pattern of discovery and provides access through the long development block. The Panel feel there is an opportunity to incorporate more of these features into the plan, in particular into the large block to Hunter Street and Princess Street. The Panel much welcome and support your suggestion to provide a strong link into the Rows onto Watergate Street at the upper walkway level, adjacent the unit currently occupied by Sainsbury s. Chester is a liveable city, with only 76 residential apartments proposed in the masterplan the Panel believe that there is a better opportunity to bolster the number of residential accommodation which will also contribute towards achieving a 24-hour economy. The Panel were made aware of potential challenges of car parking and longer term investment partnering and the potential complexities of multi private home owners above retail units. However, understanding these challenges, the Panel strongly suggest that the client team explore alternative parking methods like car share and Audi Unite as an example of innovative car use in cities. Liverpool One was cited as a strong precedent for above shop living on a sizable scale in a city masterplan provided for the private market. A concluding point on this discussion was that there is an agreed need to develop and support more city living into Chester city Centre. 2) Massing and Scale The Panel acknowledge that one of the biggest challenges is working with the existing site levels, wherein all four axis s (north, south east and west) need to be strongly considered. Particularly in the context that Watergate Street sets a precedence of a street that works successfully with the topography. At present the scheme appears largely designed to facilitate floor space and car parking and the Panel strongly encourage the design team to ensure that St Martin s Way doesn t appear as a continuous wall; this is also pertinent to other streets such as Hunter Street. The Panel recommend continuity of building scale across the scheme, and welcome the four storey massing and ask the design team to ensure consistency, vertical rhythm and local vernacular in creating a sense of place, scale and massing. Careful thought should be given to the roof-scape which should not be lumbered with servicing materials; a precedence of good practice was referenced as One New Change, Cheapside, London. The Panel understood from the plan and presentation that Stone Street is proposed as the principle street within the masterplan hierarchy. However, the Panel were not conceived that the scale and detail reflects this proposed hierarchy, wherein the proposed two storey building scale and detailing fronting the western block could be underwhelming. If this street width is to be retained, the height and scale needs to be reflected in the buildings wherein the Panel

3 suggest increasing to four storeys and celebrate the termination of the street with a strong building frontage as opposed to the abutment of two buildings as currently presented. We understood from the discussion that there is a pressure for sight lines to any future retailer, however the Panel strongly note that the plan needs to work as a streetscape which welcomes and encourages people to move through the streets. The Panel encourage the design team to continue to maximise sight lines, views and vistas and to ensure that key sight lines are protected. The Panel encourage interconnectivity with surrounding city centre streets and land marks, and would strongly advise that the proposed scale and massing of the masterplan, phases 1 and 2 are considered from the City Wall at various viewpoints. 3) Architecture Whilst the Panel welcome the aspirations of the scheme and applaud your analysis and detail they felt that the architecture is less compelling than the masterplan. The proposals offer a number of strong design principles and the Panel appreciate your attempt to create vertical rhythm, however many buildings appear horizontal, non-grounded and lacking a balance between variety and consistency. The horizontal form of the hotel, cinema and market result in three key buildings reading as one block. These are very important buildings and uses within the masterplan and will be a key focal point of the Northgate area and as such need to be celebrated as strong individual buildings with a clear identity, and not married or meshed as one complex as currently presented. Chester is a city of variety and these buildings present a great opportunity to complement and bolster the uniqueness of Chester s architectural character. Whilst the Panel welcome and commend the proposal and sitting of Market Square they were not convinced by the canopy proposed and believed it to be overly dominant and detracting of the building design, in that the individual building architecture needs to create the square backdrop. In terms of the architectural style the Panel echoed a warning regarding architectural fashion and strongly encourage the design team to consider the design in terms of longevity the built form should stand the test of time and mature with the city. Quality is paramount to the success of the scheme for which there is a request for a development design guide or design code to steer the second phase. With regards to procurement, the Panel suggest that a design architect be appointed to manage the competition in order to ensure continuity with the parameters plan. The Panel also suggest that a design professional needs to be in charge for the full duration of the project, otherwise, there is a possibility of losing the energy of the masterplan. 4) Public Realm and Landscaping The layout and detailing of the streets and spaces is hugely important to unifying the masterplan for which the Panel recommend that the landscape architect is instrumental and needs to be fully on-board at this stage and working closely on the levels proposed and in

4 developing a hardscape with a clear palate of materials which reinforce a sense of identity and quality. Whilst street trees would be considered out of character with Chester, they could be very effective in some communal smaller spaces to enable greening. The proposed masterplan presents a strong opportunity to re-vision St. Martins Way in this immediate masterplan area, as in reality it is only a four lane road, yet functions as a motorway in its treatment and severing of the city centre from it s residential community, the racecourse and the river. The masterplan treatment to St Martin s Way provides a great opportunity for the City to celebrate this frontage and to possibly create a boulevard which could assist in providing a more pedestrian scale and a street that works with the proposed retail masterplan and it neighbours adjacent, a streetscene plan and cross-section plan would be most helpful in understanding this relationship. As noted Market Square is much welcomed and has the potential to be a prime space in the city. However, it requires further thought to make sure it is a useable and functional space and the Panel suggest that sun and shadow studies are carried out on the proposed square, to help consider how it will appear and function. A CGI view through the arcade would be welcomed to help understand the importance of the visual link as it is a fantastic opportunity to link the square with Northgate Street. With regards to the canopy, the elliptical shape might be better illustrated in the floor-scape rather than as a canopy which could over shade the space. Please also carefully consider proposals for any trees in this space the form and function of the space is critical to its success. It is suggested that a public realm design guide is provided to support the masterplan vision and aspirations. A design palate of materials such as paving, street furniture and external lighting will ensure quality and consistency with all phased developments. With regards to understanding the streetscene and its relationship between the buildings, for all future presentations, please include views from street level. The design team noted that there is an opportunity for public art within the scheme for which the Panel suggest a public artist is appointed. Summary In summary, the panel acknowledge that the layout and design principles demonstrate attributes of a good scheme; however, with the above amendments the Panel feel this development has the potential to be significantly improved. On behalf of the Panel I would like to thank you again for your time and hope that the above comments are helpful in the review of the project, and should the client team be amenable we would welcome the opportunity to review the scheme again as it is a major development proposal for the City of Chester.

5 Yours sincerely, Erin Walsh Chairperson Cheshire West and Chester Design Review Panel Note: Erin Walsh declared at the commencement of the meeting she was employed by Renaissance Chester as a consultant to carry out stakeholder engagement discussions on the market in 2014.

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