SWLP 42: Worcester City Centre A. The following sites are allocated for retail development (as shown on the Proposals Map): Policy Reference SWDP7/1 SWDP7/2 SWDP7/3 Sites allocated for retail development Sites Cathedral Plaza - to allow for re-development, refurbishment, expansion of the existing shopping centre and to provide greater connectivity with the Cathedral. Fire Station / Crown Gate / Angel Place / The Butts - to allow for re-development, refurbishment, expansion of the existing shopping centre and to provide greater connectivity with the riverside and the University Campus. Former Co-op building / Cornmarket - to allow for re-development for retail purposes and the creation of an important open space, giving improved connections to the Lowesmoor Development and Shrub Hill Station. B. In addition the following Opportunity Zones shown on the Proposals Map have been identified as follows: Policy Reference SWDP7/4 SWDP7/5 SWDP7/6 Opportunity Zones Opportunity Zones Shrub Hill (approx. 200 350 dwellings including C3 accommodation, student accommodation and residential care units plus other mixed use / commercial development.) Blockhouse / Carden Street (includes approx. 120 dwellings) Sidbury Comment [SH1]: Schedule of changes minor change - Amend boundary of opportunity zone to remove area of land not available for non-retail development Redevelopment proposals for the listed Opportunity Zones will be supported providing they Incorporate a range and variety of a genuine mix of land uses to create a truly mixeduse development; Make a contribution to achieving the Plan objective for new B1 office space in Worcester City Centre; Are not predominantly residential in nature; Offer genuine, sustainable travel choices; Do not result in new retail or leisure destinations, as retail and leisure elements should be clearly ancillary to other land uses within the zone; Enhance views over the historic city centre; Secure the refurbishment and future of listed buildings and structures within the zone; Encourage existing businesses to remain or alternatively provide suitable relocation opportunities. Proposals for single uses will be evaluated for their contribution and effect on the overall mix of uses in the area. All new development will be expected to contribute to the enhancement of infrastructure, Travel Plans, public realm, streets and open spaces, and Community Infrastructure Levy in respect of strategic infrastructure Comment [AJ2]: Repeated below. Delete here or below?
Further detail on appropriate uses for Opportunity Zones and other specific sites will be provided through the City Centre Supplementary Planning Document. Reasoned Justification The City Centre forms a vital element as its economic performance is intrinsically linked with the wider success of the city and South Worcestershire. Worcester Alliance, with Worcester City Council and Worcestershire County Council, are pursuing a Master Plan (to be developed through the City Centre Supplementary Planning Document) for the central area, which will provide a framework for development, regeneration and investment up to 2030. Stage one was involved establishing a Vision for the central area and David Lock Associates undertook this work. This work identified several locations where development and intervention can could occur in order to bring about regeneration and improvement (see City Centre Diagram). The Ddocument will develop ideas about design, land use, transport and access, and public realm. The Issues and Options and Preferred Options consultations supported the approach of directing major retail development to the city centre, which is consistent with evidence from the retail study. All options to promote the city centre have been supported at the consultation exercises, particularly those that recognisinge its strategic significance in South Worcestershire and beyond. However, the protection of existing leisure, office, education and retail uses also received significant support. Specific protected sites can be found in the City Centre Masterplan Document. All new development will be expected to contribute towards the provision and / or enhancement of infrastructure, Travel Plans, public realm, streets and open spaces. New development, where liable, will also be expected to make Community Infrastructure Levy contributions in respect of strategic infrastructure The City Centre Masterplan Vision document highlights several locations within or close to the city centre where development and intervention can occur in order to bring about regeneration and improvement.improvement.these are Shrub Hill(Shrub Hill Station, Cromwell Street, Padmore Street, Tolladine Road, Shrub Hill Road and Lowesmoor Wharf) - Commercial office space and a limited amount of housing could be developed, exploiting the opportunity of the canal side location and proximity of the station. The redevelopment should embrace the historic and Listed Buildings, but should also take into account the needs of local businesses that are affected by the redevelopment proposal, some of retain some of the less attractive businesses which survive in part due to lower rents. These businesses should not be lost as they are vital to the economy of the city. If they cannot remain in this area they should be re-located, possibly to Midland Road. The redevelopment of Cromwell Street could provide a mix of uses, enabling offering an the opportunity to connect Lowesmoor, the canal and the station together. Sandwiched between Rainbow Hill and Tolladine Road is an area of low density uses, which is an important gateway into the city from the railway line. A mixed use development focussed around a new canal basin would create a new active quarter for the city. It is estimated that, although not residentially - led, that an element will be included to deliver approximately 200 dwellings. Comment [SH3]: Schedule of changes minor change suggested wording from rep 2155, accepted in principle does it need any further amendment?
Riverside. Significant improvements are already being made to the riverside, but opportunities could be taken for locating a hotel and creative industries as well as enhancing the riverside space at Quay Head. Improving links and connections will need to be created particularly across Deansway. Retail Core. The retail study indicates that it would be appropriate for Worcester to expand its city centre shopping floorspace, to accommodate the needs of the catchment population and to retain its position in the regional hierarchy. Several key sites, including Crown Gate (reconfiguration and expansion onto adjacent land e.g. fire station site, The Butts and Angel pplace); Cathedral Plaza (reconfiguration of the existing floorspace) and the former Co-op building and adjacent land (redevelopment) that have potential with the aim of delivering an improved retail offer in the city centre. Blockhouse / Carden Street. This gives the opportunity for a network of intimate shared surface streets which can provide access to a mix of good quality city centre housing (approximately 120 dwellings), and smaller business premises. Cathedral Quarter and Sidbury. The opportunity exists to improve the point of arrival at Sidbury, with the development of a hotel on the former Royal Worcester Porcelain Site and involving the re-development of King Street car park. An area to encourage creative industries to cluster together around the Royal Worcester Porcelain museum would be beneficial. Opportunity Zones Shrub Hill (Shrub Hill Station, Cromwell Street, Pheasant Street, Tolladine Road and Shrub Hill Road west of railway. Tolladine Road, Sherriff Street and Newtown Road east of railway. ). Significant amounts of new or refurbished commercial office space and a limited amount of housing could be developed and city centre developments that are far too large for sequentially preferable sites could be accommodated, exploiting the opportunity of the canal side location and proximity of the station. A mixed use development focused around a new canal basin would create a new neighbourhood in the city. It is estimated that, although not residential led that an element will be included to deliver approximately 350 dwellings. The redevelopment should embrace and make full use of the historic and Listed Buildings, and remove structures and buildings which have a negative impact on views into and out of Shrub Hill station. Some of the businesses, which survive in part due to lower rents, should be retained. These businesses should not be lost as they are vital to the economy of the city. If they cannot remain in this area they should be re-located to alternative suitable sites.
The redevelopment of Cromwell Street could provide a mix of uses enabling the opportunity to connect Lowesmoor, the canal and the station together. Sandwiched between Rainbow Hill and Tolladine Road is an area of low density uses which is an important gateway into the city from the railway line. Redevelopment should improve access to Shrub Hill station by all modes and provide a high quality public transport interchange, while reconnecting the two sides of the railway corridor. Pedestrian connectivity between Shrub Hill Station, the canal, Lowesmoor and St Martin s Quarter can be greatly improved to contribute towards the creation of an identifiable and cohesive new City Centre neighbourhood. Improvements to the public realm in front of Shrub Hill station will create an attractive first impression of the city to visitors arriving by train. Cathedral Quarter and Sidbury. The opportunity exists to create a high quality gateway to Worcester City Centre at Sidbury, and improve pedestrian links between College St, the canal, the Diglis/Waterside developments and the city centre. There is potential for the development of a hotel on the former Royal Worcester Porcelain Site, the re-development of King Street car park and provision of live/work opportunities Development should include the removal of buildings that have a negative impact upon the Sidbury and Canal Conservation Areas and should secure the future of listed buildings and buildings of local significance on the site. An area to encourage creative industries to cluster together around the Royal Worcester Porcelain museum would be beneficial and would create vital jobs for the city. Blockhouse/Carden Street This gives the opportunity for a network of intimate shared surface streets which can provide access to a mix of good quality city centre housing (approximately 120 dwellings), smaller business premises and live/work opportunities. Development on the site could improve pedestrian access between the City Centre and Fort Royal and help transform City Walls Road into an attractive gateway to the City Centre. The removal of unattractive buildings and structures would enhance the skyline and have a positive impact on the Canal Conservation Area and other heritage assets.
Retail Development Allocations The retail study indicates that it would be appropriate for Worcester to expand its city centre shopping floorspace, to accommodate the needs of the catchment population and to retain its position in the regional hierarchy. Cathedral Square The opportunity exists to provide additional retail or leisure floor space that is capable of securing anchor tenants to ensure the Southern end of the High Street remains part of the primary shopping circuit. The site is a great opportunity to create a new high quality public realm and flexible civic space suitable for holding public events and celebrations. It could maximise the opportunity for new tourist facilities and complement existing tourist facilities such as the Cathedral. Such development would not only enhance the setting of the Cathedral but also make significant improvements to the skyline of the Historic City Conservation Area. Redevelopment should also help reconnect the Cathedral, the Sidbury Opportunity Zone and the Riverside with the High Street, and provide an additional pedestrian route between the High St/Cathedral Square and Friar Street. There is the opportunity to improve circulation through the square for all modes of transport and provide an enhanced public transport interchange. Angel Place/CrownGate/The Butts/Fire Station The redevelopment of this area would provide an opportunity for the addition of significant amounts of retail floor space and to increase the range of goods available from retail outlets within the city centre. Furthermore the site gives an opportunity to provide a mix of uses, making the best use of land by incorporating residential, office or leisure uses on floors above or below the primary retail frontage. Redevelopment of the area would provide the opportunity to improve the public realm, improve pedestrian linkages throughout the city centre and to enhance connectivity of the area with the rest of the city centre, the Riverside, The Foregate and the University. The redevelopment should enhance the setting, appearance and skyline of the Historic City Conservation Area and improve access to and interpretation of historic and archaeological features.
Cornmarket Cornmarket is seen as an area of opportunity that has the potential; to create an impressive gateway development that will attract people to the city centre and improve connectivity on the important east-west access between the city centre and the Shrub Hill area. Redevelopment would secure the future of and improve the setting of heritage assets such as the City Wall and St Martin s Gate, and the removal of unsightly structures and buildings would have a positive impact on the character and setting of the Historic City Conservation Area and improve the setting of listed buildings. Riverside The Riverside is an underused asset for the city and potentially could be of great benefit to the city s economy. Significant improvements are already being made to the riverside, but opportunities could be taken for locating a hotel and creative industries as well as enhancing the riverside space at Quay Head. Improved public realm, riverside activity and the creation of flexible civic space could foster greater links between the city and the riverside. The Riverside plays a key role for pedestrians linking the north and south of the city, especially between Diglis Basin and the Racecourse. The area is also important as a link between the west of the city (St Johns) and the rest of the city. Improved eastwest links will need to be created to increase connectivity throughout the city and to better link places such as the University, the Hive, the Cathedral, South Quay and the city centre. toly-,of housing lbthat,reet s the / Identifying a for development designed / offers anto create-that / cccshrreet / / /,providesoffermost effective and efficientthe r.tvarious rrin Links to the Objectives The Preferred option policies for Worcester City meet the following objectives: Economic Success That is Shared By All: Objectives 1, 2, 3 and 4; Stronger Communities: Objectives 1, 2, 3, 4 and 5; A Better Environment: Objectives 1, 2, 3, 4 and 5; Improving Health and Well Being: Objectives 1, 2 and 3; Communities that are Safe and Feel Safe: Objectives 1 and 2.
Alternative Options Considered Dispersed Worcester a pattern of dispersed growth and continued heavy reliance on the motor car to access jobs and services around the city s periphery, to the detriment of the health and vitality of the city centre. Dormitory Worcester Jobless growth, with new housing focussed on existing employment sites and the periphery; but residents would be dependent on jobs and services in other locations and would thus find themselves commuting greater distances. This would favour the well-off and reduce the need for a growing service industry within the city centre, leading to even fewer jobs further job losses and the decline of the city centre decline. Urban Worcester building on the green open spaces, particularly around the edge of the city, would be detrimental to the character of the city and the healthy living environment of its residents. In regard to specific allocations the following alternatives were considered: Swimming Pool Redeveloping on the same site - This would be the most sustainable in relation to the city centre, but the narrowness of the site would make design difficult, and economic viability would be questionable. The city would also be without a pool during the construction period. No Provision - The Sports and Leisure evidence (Nortoft Report) indicates that a 25m pool together with diving and teaching facilities is required. Stadium - This has proved to be deliverable undeliverable without an unsustainable and unachievable amount of enabling development taking place withintaking place within the green network and M5 Protection Corridor Comment [AJ4]: Should be in SWDP6/SWLP41. Has been inserted there.