Northampton Greyfriars Development Opportunity www.northamptonalive.co.uk
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Introduction This document has been prepared as an invitation in respect of Northampton’s Greyfriars site (the “Site”)/development opportunity located in the heart of Northampton town centre. This document has been produced to provide a broad framework for establishing the development principles for taking forward a key site in accordance with the statutory development plan and having regard to the public consultation recently undertaken by Northampton Borough Council (NBC). It provides guidance to interested parties to ensure the delivery of a high-quality, sustainable, mixed-use development scheme. The Site represents a key component of the continuing regeneration of Northampton town centre. It sets out: • • • •
NBC’s vision and concept; Key development principles and parameters; Land use scenarios and key development opportunities; NBC’s submission requirements
NBC is now seeking a developer who can bring this key town centre site forward, to create an exciting and sustainable mix of end uses to help drive the vitality of the town centre as Northampton grows.
About Northampton Northampton is strategically located at the heart of England, with national and international transport links providing easy access to the major road, rail, sea and air networks, affording clear connectivity with London and the south east. Three M1 junctions serve Northampton, along with easy access to the A14 and wider motorway network, enabling five of the UK’s major airports to be reached in around an hour. Furthermore, the cities of London and Birmingham are less than an hour away by rail, whilst other major cities, ferry ports and airports around the United Kingdom are all within easy reach. Northampton is the largest district and one of the largest towns in England, with a population of 215,000 which is planned to increase to 265,000 by 2030. The economy comprises 7,240 VAT registered enterprises and 108,000 people in employment. Key employment sectors are represented through financial and business services, education and health and advanced manufacturing. Northampton is the national and/or international base for a number of major enterprises including Avon Cosmetics, Barclaycard, Carlsberg, Church’s Shoes, Cosworth, Nationwide and Travis Perkins. It is also home to a range of small and medium-sized businesses. Silverstone is close to Northampton and there are several high-performance technology and engineering companies locally. The town has been identified by Experian as showing ‘the fastest economic recovery in the UK’ and by the Centre for Cities as being ‘the best performing place in the UK for commercial activity’. The town has demonstrated its resilience through the economic recession, with no net job losses
and continued strong employment and job creation in transport and storage, business and professional services, advanced manufacturing, public administration and education. Northamptonshire was named most enterprising place in England by the Government in 2012. The award of a Government-designated Enterprise Zone in 2012 created a 121ha site zoned for growth and business development with the potential to create over 420,000sqm of high value commercial and industrial floor space. The Northampton Waterside Enterprise Zone is becoming a national centre of excellence for high performance technology and low carbon sustainable industry. Over the past two years, over 1,110 jobs have been created within the zone and £152.8m investment has been made by the private sector, demonstrating economic confidence. Northampton residents enjoy a good quality of life with high levels of employment, a thriving education sector including the University of Northampton and two colleges, attractive countryside and internationally important heritage and culture. Northampton has excellent leisure and retail facilities, restaurants, theatres and cinemas, professional sports clubs and sporting activities. The retail catchment comprises 1.38m people with a current shopping expenditure of £990m, but with a potential retail spend of £6.8bn and a projected increase in the catchment population over the next ten years of 154,000 (Experian, September 2014).
DESTINATION NORTHAMPTON POPULATION//215,000 RETAILCATCHMENT//1.38MIL. POTENTIALRETAILSPENDOF£8.8BN// £152.8M//INVESTMENTBYPRIVATESEC.
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Northampton Alive Northampton Alive, the overall strategy for the development of Northampton and the collective brand name for Northampton’s Regeneration projects, is overseen by NBC, Northamptonshire County Council (NCC) and two Local Enterprise Partnerships. In 2012, NBC and its sub-regional partners created Northampton Alive to work collaboratively to drive forward and deliver key economic projects. From a starting position of just six major projects (including the Greyfriars site), there are now over fifty projects which are either delivered, under way or in development. Northampton Alive has proven to be a real catalyst for growth and provides the perfect public/private sector partnership to drive growth in this key strategic location. In less than three years, NBC and its partners have transformed large parts of Northampton and delivered over £80m of investment and new jobs, including new rail and bus stations, industrial and commercial development and assistance for retailers and other town centre businesses. Over the next five years, it is estimated that over £0.5bn (£507m) will be invested in comprehensive regeneration schemes under the Northampton Alive banner.
This total includes the construction of the University of Northampton’s new £330m campus on the fringe of the town centre, to be completed in 2018. This will bring 5,000 skilled jobs and 14,000 students directly to the town centre from outlying locations and also grow the University in size. Alongside Project Angel, a major office accommodation project, this will increase the town centre spending power by £45m per year and encourage more growth. Further developments of key strategic commercial and light industrial sites within the town centre are under way alongside leisure, sports, cultural, housing and education projects. There are a huge range of opportunities available for businesses, developers, investors and land owners. NBC is proactive and pro-development, with a recognised aim in creating a positive economic impact for new and existing businesses, landowners and residents. Visit www.northamptonez.co.uk/alive for more detailed information about the development and investment potential of Northampton Alive.
North Gate Bus Station
Mayorhold Car Park
Grosvenor Centre
Upper Mounts Car Park
Greyfriars Development Area
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The Site Greyfriars The 24,873 sqm Site is located to the north of the town centre and conveniently situated adjacent to the town’s inner ring road, within easy walking distance of key public transport hubs (the new bus and rail stations), as well as lying adjacent to an existing retail development (The Grosvenor Centre). The site is bounded by Lady’s Lane to the north and Greyfriars to the south, with a large multi-storey car park adjoining the western site boundary.
The redevelopment of Greyfriars is a top priority for NBC and is critical to the future success of Northampton town centre.
The council has already committed to delivering new development, by funding the demolition and clearance of the old bus station that formed most of the site. That work is now complete and the site is ready for market interest.
planning policies and objectives of the Northampton Central Area Action Plan (CAAP).
NBC wishes to offer the site for development in accordance with the statutory development plan and having regard to the public consultation recently undertaken by NBC in respect of the Site’s potential.
The red line plan, right, shows all areas within the control of NBC and there are no ownership issues or fundamental planning constraints. NBC can provide survey reports to show ground conditions and topographical information, however careful consideration will need to be given to highway issues via NCC.
NBC is looking for a scheme which maximises prime space, supports the daytime and evening economies and incorporates sufficient flexibility to respond to future market change in accordance with the
NBC also intends to provide a six-bay coach facility located within the site boundary (see red line plan).
Vision & Concept
The CAAP provides the planning policy context for the town centre. Its vision is broadly to establish Northampton as the economic and cultural centre for Northamptonshire by 2026. The town centre will be a destination of choice for people both within the county and beyond. Key principles for taking forward the future development of the Site are laid out below. These principles must be taken into consideration alongside the statutory development plan for the site. The key planning policies that apply to the site are set out in the accompanying developers’ information pack.
Key Development Principles and Parameters NBC recognises that successful town centres are no longer all about large national retail formats, they are about an overall experience and mix of activities and experiences for residents, workers and visitors alike. NBC wishes to remain flexible as to the Site’s mix of end uses, however the key principles and parameters that have been established through the CAAP provide a foundation for future planning and development opportunities to bring forward a key regeneration site within the town, which must be considered and adhered to so far as reasonably practicable when undertaking the development of the Site. Key principles include:
a.
Key anchors and destinations
Land use opportunities could promote a mix of development uses which aim to create a destination in its own right. (Key land use options include Use Classes A1, A3, A4; B1; C1, C3; D1, D2 as defined by the Town and Country Planning Use Classes Order 1987 (as amended), as well as any ancillary uses). In line with the policy aspirations of the CAAP, a mixed–use scheme maximising prime space and incorporating sufficient flexibility to respond to future market change, should incorporate the following principles
•
Creation of a complementary leisure and retail offer, along with associated food and beverage
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Maximises activity during the day and evening
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Maximises linkages/permeability to the Grosvenor Centre and is complementary to the wider town centre offer, including the Cultural Quarter
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Residential options would be welcomed at upper levels of the development
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Provide high quality public realm and environment
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Creation of a new high-quality street scene, (incorporating active frontages at ground floor level) to allow ease of pedestrian movement and to encourage greater footfall between destinations
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Sympathetic design of an appropriate scale that takes into account the historic character of Sheep Street
c.
Connectivity and permeability
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Reconnection of historic routes of Sheep Street and Newlands to the town centre by redefinition as key pedestrian routes
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Reprioritisation of key East – West vehicular movement and access to the north of the town centre along an improved new urban street (Lady’s Lane)
d.
Transport and accessibility
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Consideration to be given to all modes of public transport, highways issues and additional parking requirements
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Incorporation of a small transport hub (as stated above) to provide a northern town centre gateway and retain easy access for passengers
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Retain and improve vehicular access to the Grosvenor Centre (both parking and servicing), via a reprioritised highway route
e.
Consideration
NBC intends to retain the freehold of the site, but is flexible as to the approach taken by interested parties regarding the leasing structure; whether that be a long lease at a premium, geared, or ground rent basis
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Timescales 1 August 2015
The project timetable below is indicative. Developers are invited to make submissions based on a more detailed programme of delivery. Please note that this is a two-stage process to avoid nugatory work. The first stage involves providing concept plans, proposed mix of end uses and a realistic timescale for delivery. This will be evaluated and a shortlist will be invited to allow submissions to provide a more detailed design and programme of delivery. Bidders selected to proceed to Stage 2 will be given an opportunity to work up a more detailed scheme and to carry out pre-consultations and other investigations ahead of presentation to a final selection panel.
9 October (noon) October
20 November
Advert
Submission: Expression of Interest (noon) Evalution of returns / Panel select shortlist Shortlist – Invitation to tender
8 January 2016
Submission: Tender return (noon)
w/c 15 January
Evaluation panel meets
End Jan 2016
Notice to appoint
Contact Steve Boyes, Director of Regeneration, Enterprise and Planning • 01604 837287 • sboyes@northampton.gov.uk
Submission Requirements Company profile and track record
Company financials Initial site opportunities/schematic proposals (summary)
Part of the Alive Initiative // @NhamptonAlive // www.northamptonalive.co.uk