New George Street Feasibility Report

BRITISH LAND PLYMOUTH CAMPUS

New George St. Block Feasibility Report JUNE 2017

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CONTENTS 1. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

3. Phase Two. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

1.1 Introduction

3.1. Minimum Interventions

1.2. Rebuilding the City and Post-War Modernism

3.2. Medium Interventions

1.3. City Context and Vision

3.3. Maximum Interventions

1.4. History & Identity

1.5. Events and Culture

4. Phase Three . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

1.6. British Land Assets

5.1. Location and Site Photographs

1.7. Transform from Shopping Centre to District

5.2. City Context and Elevations

1.8. Redefine & Programme Public Space

5.3. New George Street North

1.9. Reorganise, Update And Celebrate

5.4. Old Street East

1.10. Location, Architectural Heritage & Phasing 1.11. Public Realm Scope Areas 2. Phase One . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 2.1. Existing Asset. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 2. 1. 1. Location and site Photographs 2. 1. 2. Existing Context and Floor Plans 2. 1. 3. Ownership / Title Matters 2. 1. 4. Constraints 2.2. Architectural Design and Options. . . . . . . . . . . . . . . . . . . . . 36 2.2.1. Commercial Plan and Options 2.2.2. Floor Plans 2.2.3. Elevation Study 2.2.4. Part Elevation / Section 2.2.5. Canopy Detail 2.2.6. Architectural Precedents for the Extension 2.2.7. Pavilion Precedents 2.3. Public Realm. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 2.3.1. Area 09. St. Andrews Cross Roundabout 2.3.2. Area 10. Old Town Street 2.3.3. Area 11. New George Street Phase 1 2.3.4. Area 12. Debenhams Courtyard 2.3.5. Area 04. Mayflower Street 2.3.6. Area 05. Cobourg Street Highways Improvements 2.3.7. Area 06. MSCP & Area 7. Mscp Connection / Lane

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01.INTRODUCTION 1.1 Introduction 1.2. Rebuilding the City and Post-War Modernism 1.3. City Context and Vision 1.4. History & Identity 1.5. Events and Culture 1.6. British Land Assets 1.7. Transform from Shopping Centre to District 1.8. Redefine & Programme Public Space 1.9. Reorganise, Update And Celebrate 1.10. Location, Architectural Heritage & Phasing 1.11. Public Realm Scope Areas

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1.1 Introduction

British Land holds a significant property investment in the City of Plymouth, comprising Drakes Circus Shopping Centre, Bretonside Bus Station and the recently acquired New George Street & Royal Parade East Estate.

British Land purchased the Drake Circus Shopping Centre in 2010; 560,000 sq.ft of retail / F&B space with tenants including M&S, Primark, Next H&M, Superdry and Apple. The centre also includes 1270 parking spaces.

Bretonside Bus Station is subject to a development agreement enabling exclusive rights for British Land to develop “Drake Circus Leisure” to create a leisure destination of a 12 Screen IMAX Cinema and approximately 15 restaurant units; a further 420 parking spaces are also created.

The “M&G Block” was purchased in Autumn 2016 and comprises 583,700 sq. ft of retail space units across 3 distinct blocks, with the east building sitting opposite the entrance to Drake Circus Shopping Centre. There are also 12,000 sq. ft of office space on upper floors.

The blocks were constructed in the 1950’s and following several years of neglect, they are in need of investment thus creating opportunity to integrate in to a British Land “Plymouth Campus” comprising retail, leisure, public realm and associated car parking.

Plymouth is the second largest retail destination in the South West and has the UK’s 9th largest University; the regional catchment population is over 550,000. Plymouth is identified as a regional centre, with significant opportunity for growth through development and refurbishment of assets to create a vibrant campus of retail and leisure destinations.

With the Shopping Centre typically fully let, there is a lack of quality space to attract new tenants; including some target brands that prefer high street, externally facing units, rather than to occupy internal shopping centre units. With wide pavements and extensive service yard areas to the rear, there is opportunity to increase and enhance the retail offer in Old Town Street / New George Street.

The feasibility study assesses options for the building at all levels and how the public realm can be revitalised to create a new exciting space, integrating the various assets in to a single integrated campus. Options for various retail configurations are considered to both front and rear of the buildings; the public realm and opportunity for a hotel on the upper floors are also included.

MAYFLOWER EAST CAR PARK

DRAKE CIRCUS

OLD TOWN ST. - NEW GEORGE ST. BLOCK DRAKE CIRCUS LEISURE

BRITISH LAND CAMPUS

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Plymouth’s Retail Offer

Feasibility Report

Plymouth is the second largest retail destination in the south west of England with a regional catchment population of 550,000 people and is the home of the 9th largest university in the UK. It is identified as a regional centre with significant opportunity for growth through development and refurbishment of assets with the aim of creating a vibrant and integrated ‘campus’ of retail and leisure destinations.

The feasibility study assesses a number of options for providing a cost effective reconfiguration of New George Street / Old Town Street building to provide additional lettable space at ground floor and unit sizes which will be attractive to new retail and F&B offers. Consideration is also given to the alternative uses which might be suited to the upper levels of the building. The report also envisages a new approach to the public realm in New George Street and Old Town Street.

The aspiration is to create new streetscape and integrate the various adjacent assets into what can be perceived as a single campus environment. A number of existing constraints are required to be addressed. One of the challenges is to maintain service access to the courtyard within the interior of the block whilst ensuring that the surface treatment supports the design proposals for the public realm.

Drake Circus Shopping Centre is typically fully let and there is a general lack of available quality space to attract new tenants to the city centre. These include some target brands who prefer ‘external’ high street units, rather than to occupy units with an internal shopping centre environment.

DRAKE CIRCUS SC

DRAKE CIRCUS LEISURE

With extensive pavements, wide streets and generous service yards to the rear, the opportunity exists to extend the shop units both to the front and back and, through the inclusion of new ‘street pavilions’, re-establish a new street proportion and hierarchy of public space. A public realm strategy of new materials, surface treatments and definition of use within a shared surface space, is designed to coordinate with the Council’s wider public realm improvements. It is intended to substantially alter, for the better, the existing streetscape and create a legible ‘campus’ environment which unifies the key assets within the British Land portfolio.

OLD TOWN ST. - NEW GEORGE ST. BUILDING

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1.2. Rebuilding the City and Post-War Modernism 1947

1950-52

1950-52

1954-55

City architect at the time, Edgar Catchpole, with the help of London architect Thomas Tait and pupil of Abercrombie, William Crabtree, begin work to make Abercrombie’s plan for Plymouth a post-war reality.

Designed by Donald Hamilton Wakefield and Partners, Norwich Union House was built in the first wave of new construction after the war and thus was of superior quality and scale than later buildings in the town centre.

Similar to Norwich Union House Portland stone and Cornish granite were materials favoured by Tait, and used in his first building for Plymouth – Dingles Department store.

Plymouth is the first English town to start rebuilding following the war.

Portland stone and Cornish granite were used for their ability to provide a blank canvas for vibrant shop fronts and canopies and the architectural continuity Abercrombie desired.

The building adjacent to Norwich Union House and the two following buildings in New George street are constructed with a brick facade. They were designed by Catchpole and Edward Naracott, a local architect, having Erno Goldfinger’s Hampstead house as a reference.

Bedford / Old Town Street

Norwich Union House

Pearl Assurance Building

New George Street

George Street

Norwich Union House

Dingles Department Store

Erno Goldfinger’s house in Hampstead

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Closely followed by Pearl Insurance House and the Royal Insurnace Building with their rhythmic facades, rectangular metal framed windows and a focus on the treatment of the corner.

Today 2017 Norwich Union House, whilst not listed, forms a key part of the urban block bounded by Old Town Street, New George Street and Royal Parade and makes a significant architectural statement within the fabric of the City. This is rightly recognised by the planning authority as well as the 20th Century Society and other interest groups. Any refurbishment or reconfiguration proposals should

Old Town St. - New George St. Feasibility Report

aim to maintain and enhance its place in the cityscape.

In much the same way as has been achieved at St Pancras Station, the opportunity exists to modestly extend the commercial frontage of the street elevations and, in this case, enhance the leading edge of the canopy whilst retaining transparency through to the existing faรงade. This will increase

lettable space and boost street presence whilst still allowing the original character of the building to be appreciated. At the rear of the block, within the service yard enclosure, there is also the potential to extend the building at the ground and first floor levels to provide deeper more appropriately configured commercial space.

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1.3. City Context and Vision Plymouth is actively shaping and delivering an ambitious vision to transform the City Centre and Waterfront for future generations. The vision and framework builds on the historic work of Sir Patrick Abercrombie in 1943. In 2003 A Vision of Plymouth: A Past with a Future Mackay, which was developed a later integrated into the Local Development Framework Core Strategy. More recent work in 2014 has further enhanced the vision below with three strategic themes based on people and place.

PLYMOUTH INTERNATIONAL CITY

PLYMOUTH BRITAIN’S OCEAN CITY

PLYMOUTH SOUTH WEST DESTINATION

“Plymouth’s vision is to be one of Europe’s most vibrant waterfront cities where an outstanding quality of life is enjoyed by everyone. “

•

Plymouth as a growing city.

•

Plymouth as an international city.

Plymouth will celebrate the 400th anniversary of the Mayflower sailing in 2020 enabling Plymouth a unique opportunity to present the City through a significant International event to launch Britain’s Ocean City. Plymouth is currently delivering a number of significant redevelopment projects are enabling the vision to be realised.

MASSACHUSETTS, USA

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BRISTOL

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Reference: Plymouth City Centre Strategic Master Plan, Plymouth Plan, Wikipedia

ERFRON

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Place making and the public realm are key components to delivering the vision. This section of the feasibility study seeks identify how the British Land assets and adjacent public realm can build on the spirit and purpose of Strategic Master Plan, Redevelopment Projects and Pilot Projects to contribute to Plymouth’s momentum in delivering the vision.

PLYMOUTH, UK

AN

Plymouth as a healthy city.

A VIB R

•

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HEALTHY CITY

MAYFLOWER 2020 10

GROWING CITY INTERNATIONAL CITY

NEARLY 5.5 MILLION PEOPLE VISITED THE CITY, SPENDING £314MILLION PLYMOUTH HERALD, REFERENCING DESTINATION PLYMOUTH STATISTICS RELEASED 2012.

“GROW VISITOR NUMBERS BY 20% BY 2020” DESTINATION PLYMOUTH

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1.4. History & Identity There is evidence of settlement near the current location of Plymouth dating back to the Bronze and Iron Ages. These settlements at Mount Batten and Plympton remained as trading posts until after the collapse of the Roman Empire. Eventually both Mount Batten and Plympton were surpassed by the more prosperous village of Sutton, now called Plymouth. Throughout the 16th century, Plymouth was the home port for successful maritime traders, among them Sir John Hawkins, who led England’s first foray into the Atlantic slave trade, as well as Sir Francis Drake, Mayor of Plymouth in 1581 and 1593. Drake’s fleet which famously defeated the Spanish Armada in 1588 was also anchored in Plymouth harbour. During the English Civil War Plymouth sided with the Parliamentarians and was besieged for almost four years by the Royalists. In 1620, the Pilgrim Fathers departed Plymouth for the New World and established Plymouth Colony – the second English settlement in what is now the United States of America. The voyage of the Mayflower and the Pilgrim Fathers has become an iconic story in some of the earliest annals of American history.

Throughout the Industrial Revolution, Plymouth grew as a commercial shipping port, handling imports and passengers from the Americas, and exporting local minerals (tin, copper, lime, china clay and arsenic) while the neighbouring town of Devonport became a strategic Royal Naval shipbuilding and dockyard town. In 1914 three neighbouring independent towns; the county borough of Plymouth, the county borough of Devonport, and the urban district of East Stonehouse were merged to form a single County Borough. The combined town took the name of Plymouth which, in 1928, achieved city status.

The city’s naval importance later led to its targeting and partial destruction during World War II, an act known as the Plymouth Blitz.

The subsequent redevelopment of the city was planned by Sir Patrick Abercrombie in his 1943 Plan for Plymouth.

The city is looking to the future and currently delivering in the process of delivering a new history centre to show case the legacy of the city.

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PLYMOUTH HERITAGE AND HISTORY

ABERCROMBIE’S ‘A VISION OF A MODERN CITY’

PLYMOUTH 21ST CENTURY CITY

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1.5. Events and Culture

BRITAIN'S OCEAN CITY HALF MARATHON

ARMED FORCES DAY

PLYMOUTH PIRATE WEEKEND

MTV ‘CRASHES’ PLYMOUTH 2017

LORD MAYOR’S DAY

2017

JANUARY

FEBRUARY

MARCH

APRIL

MAY

PLYMOUTH HISTORY FESTIVAL

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JUNE

FLAVOUR FEST

JULY

WIMBLEDON ON THE BIG SCREEN

BRITISH FIREWORK CHAMPIONSHIPS OCEAN CITY BLUES N JAZZ FESTIVAL

BONFIRE NIGHT

PLYMOUTH SEAFOOD FESTIVAL

AUGUST

SEPTEMBER

MAYFLOWER 2020 CELEBRATIONS

ILLUMINATE AND THANKSGIVING

OCTOBER

NOVEMBER

DECEMBER

2018

2019

2020

ROLEX FASTNET RACE

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1.6. British Land Assets

MAYFLOWER ST CORNWALL ST

NEW GEORGE ST

ARMADA WAY

The British Land assets are concentrated in the south east district of the city centre, which connects to the edge of the water front district of Bretonside. The built form assets consist of existing city blocks adjacent to Royal Parade, covered Shopping Centre adjacent to Charles Street with a focus on retail uses and proposed leisure uses on the former Bretonside Bus Station.

The position of British Land assets enables important parts of the city centre master plan ‘jigsaw puzzle’ to be stitched together through the redevelopment of the former Bretonside Bus Station enabling the Exeter Street and Bretonside streets to be activated connecting the lower historic waterfront streets with the city centre. The regeneration of Old Town Street and New George will deliver an exciting and complimentary offer of retail along side the Drake Circus Shopping Centre. To enable residents and tourists to utilise the retail and leisure facilities the existing car parking provision requires enhancement in quality and capacity. The Mayflower East Car Park has been identified to be in a good position to make improved offer to the city and British Land assets.

THE HOE

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4.5. Three Strategies For An Integrated District

The public realm proposals seek to stitch these assets together through three strategic approaches.

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Transform from Shopping Centre to District

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Redefine and Programme the Public Realm

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Reorganise, Update and Celebrate

In order to deliver these strategic approaches a series of more detailed strategies have been identified. The scope of work has been sub divided into components for ease of reference for the feasibility study.

Old Town St. - New George St. Feasibility Report

TRANSFORM FROM SHOPPING CENTRE TO DISTRICT

REDEFINE AND PROGRAMME THE PUBLIC REALM

REORGANISE, UPDATE AND CELEBRATE

• Historic and modern city • Define gateways • Strengthen east west cross streets • Strengthen strategic and minor north south connections

• • • •

• Vehicular access: deliveries and taxis • Pedestrian and cycle connections • Scale, streets and materials • Update and enhance public art • Lighting and public art

Create a series of urban rooms Create a green framework Playful public realm Programme of events

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1.7. Transform from Shopping Centre to District

R ES TE W

HISTORIC WATERFRONT

N

A

PP R

O A C

MODERNIST ARCHITECTURE

The city centre is defined by the legacy of modernist architecture which meets the historic fabric of the waterfront. The public realm will respond to these two distinct character areas whilst providing vibrant public spaces for the 21st Century.

ARMADA WAY

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Historic And Modern City

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MAYFLOWER STREET CH

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CORNWALL STREET

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ROYAL PARADE

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DEFINE GATEWAYS AT ENTRANCES TO CROSS STREETS

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EAST WEST CROSS STREETS

The city centre master plan identifies the regeneration of the Train Station which forms the primary gateway into the city and Armada Way as a processional route through the City Centre to the Hoe. The British Land assets offer the opportunity to transform secondary gateways to Armada Way, Mayflower Street, East Lake Street and Old Town Street creating inviting arrival points within the city centre.

ARMADA WAY

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Define Gateways

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Strengthen East West Cross Streets

Public realm enhancements to Mayflower Street, Cornwall Street and New George Street will enable east west connections to be improved linking up the city centre with important facilities for work, rest and play.

ARMADA WAY

R ES TE W

EXISTING CROSS STREETS

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EAST WEST CROSS STREETS WITHIN SCOPE

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MAYFLOWER STREET CH

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CORNWALL STREET

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NEW GEORGE STREET

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ROYAL PARADE

Strengthen Strategic And Minor North South Connections

Armada Way forms the principle north south connection for pedestrians. There are a series of smaller scale routes that the will enable Royal Parade and New George Street to be improved along with enhanced connections from Cornwall Street to Mayflower Street.

ARMADA WAY

ES TE R N W

STRATEGIC NORTH SOUTH CONNECTIONS

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NORTH SOUTH CONNECTIONS WITHIN IN SCOPE

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MAYFLOWER STREET CH

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CORNWALL STREET

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ROYAL PARADE

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1.8. Redefine & Programme Public Space

R ES TE W

VIBRANT PUBLIC REALM

N

A

PP R

O A C

URBAN ROOMS

The City Centre master plan is seeking to repopulate the city. In order to support this objective the public realm needs to work hard and appeal to all ages. A series of urban rooms will accommodate garden spaces to stop rest, meet and greet. Playful elements to enable an enjoyable experience along with space for events.

ARMADA WAY

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Create A Series Of Urban Rooms

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NEW GEORGE STREET

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ROYAL PARADE

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EXISTING TREE FRAMEWORK

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GREEN FRAMEWORK: GARDEN STREETS

Plymouth has an established urban forest. Further developing a green framework incorporating street trees, gardens will help create a comfortable public realm for residents and visitors promoting Plymouth as healthy city.

ARMADA WAY

Create A Green Framework

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Playful Public Realm

A N W

PLAYFUL PUBLIC ART

PP R

Playful route

Integration of playful elements within the public realm aim to enliven the offer creating a stimulating environment for younger ages.

ARMADA WAY

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Armada Way

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PLAYFUL PUBLIC REALM

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MAYFLOWER STREET CH

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CORNWALL STREET

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NEW GEORGE STREET

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ROYAL PARADE

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PAVILIONS, CAFÉS, PLAY AND GARDENS

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FLEXIBLE SPACE FOR EVENTS

Plymouth has developed a diverse programme of events with venues across the city. The regeneration of the street and spaces adjacent to the British Land assets offers the opportunity for smaller scale and complimentary events to be hosted in the entrance plazas and streets. Spaces will be create to facilitate a range of different events to pop up in the street.

ARMADA WAY

Programme Of Events

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ROYAL PARADE

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1.9. Reorganise, Update And Celebrate

PP R A N R ES TE W

VEHICULAR ACCESS: DELIVERIES AND ACCESS TO MSCP

O A C

1. TAXI DROP OFF 2. RELOCATED TAXI RANK

The commercial and car parking requirements in the city centre require service access which will be integrated into the street placing a priority on pedestrians. The taxi drop off and pick up on Old Town Street will be reorganised to facilitate the public realm improvements.

ARMADA WAY

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Vehicular Access: Deliveries And Taxis

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MAYFLOWER STREET CH

MSCP

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CORNWALL STREET

ST R

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NEW GEORGE STREET

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TE

1

ROYAL PARADE

E EX

R ST

2

Pedestrian And Cycle Connections

Pedestrian connections will be enhanced to offer safety and more comfortable routes through the city centre. Provision cycle parking with street and spaces will seek to encourage the take up of alternative transport modes.

ARMADA WAY

ES TE R N W

CYCLE STORAGE PROVISION AND STRATEGIC CYCLE ROUTE

A

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H

6M MIN CLEAR PEDESTRIAN PAVEMENT

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MAYFLOWER STREET CH

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CORNWALL STREET

RL

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NEW GEORGE STREET T

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ROYAL PARADE

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E EX

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A N R ES TE W

SECONDARY

The historic streets of Plymouth within the waterfront are characterised by the use of natural stone materials typically granite quarried form nearby Dartmoor and Exmoor. Plymouth have developed a Paving Manual for the City which has been tested on pilot projects on George Street West. The regeneration of the adjoining streets offers the opportunity to further define the hierarchy of primary, secondary and tertiary streets through the floorscape utilising high quality natural stone finishes.

ARMADA WAY

O A C

TERTIARY

PP R

PRIMARY

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Scale, Streets And Materials

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Primary

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MAYFLOWER STREET

CH

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CORNWALL STREET

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Secondary

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NEW GEORGE STREET R

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ROYAL PARADE

Tertiary and vehicular access roads

Lighting And Public Art

The Abercrombie plan has left a legacy of interesting modernist building that have the potential to be celebrated with sensitive lighting strategy that could highlight the lines of canopies and important elevations. The light strategy could also be supported by accent lighting of trees and or through public art installations building on the rich collection of public art within the city. Public Art will be considered further as part of the public realm proposal building on the ‘The Plymouth Principles’ Rules for new public art.

ARMADA WAY

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PUBLIC ART INTERVENTIONS

A

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LIGHTING TO BUILDINGS, CANOPIES & TREES

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MAYFLOWER STREET CH

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NEW GEORGE STREET

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ROYAL PARADE

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1.10. Location, Architectural Heritage & Phasing Old Town Street - New George Street Block Location

KEY:

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NGS Block Plymouth Campus Key Projects Phasing Plan

New George Street Block Phases Plan

New George Street block will be looked at in three phases.

ARMADA WAY

OLD TOWN STREET

NEW GEORGE STREET

ROYAL PARADE KEY:

Old Town St. - New George St. Feasibility Report

Phase 1 Phase 2 Phase 3

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1.11. Public Realm Scope Areas Areas 1-8 Can Be Found In The MSCP Feasibility Study

EAST LAKE STREET - APPENDIX

3

METHODIST CHURCH CONNECTION APPENDIX

4

MAYFLOWER STREET

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COBOURG STREET

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4 MAYFLOWER STREET 6

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ARMADA WAY

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DRAKE CIRCUS NORTHERN ENTRANCE PLAZA ARMADA WAY

1

MAYFLOWER STREET

MSCP 3

MSCP CONNECTION

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CORNWALL STREET PHASE 1

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CORNWALL STREET PHASE 2 - APPENDIX

ST ANDREWS CROSS ROUNDABOUT OPTION B APPENDIX

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OLD TOWN STREET

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NEW GEORGE STREET PHASE 1

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DEBENHAMS SERVICE YARD

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NEW GEORGE STREET PHASE 2 OPTION B APPENDIX

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CORNWALL STREET

8

1

CORNWALL STREET

NEW GEORGE STREET ARMADA WAY

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8

2

7

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NEW GEORGE STREET

ARMADA WAY

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ROYAL PARADE

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10 12

ROYAL PARADE

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Feasibility Report Scope areas

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Initial Thoughts Extension to Scope areas 1

Jigsaw Park & Eastlake Street

2

Armada Way

MAYFLOWER STREET

JIGSAW PARK

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Royal Parade

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Bedford Way 8.2

CORNWALL STREET

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8.1

DRAKE CIRCUS SHOPPING CENTRE

2

13

HOUSE OF FRASER

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BEDFORD WAY

NEW GEORGE STREET

ARMADA WAY

M&S

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DEBENHAMS

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12 DRAKE CIRCUS LEISURE

3

ROYAL PARADE

ROYAL PARADE

Old Town St. - New George St. Feasibility Report

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02.PHASE ONE 2.1. EXISTING ASSETS 2.1.1. Location and Site Photographs 2.1.2. Existing Context and Floor Plans 2.1.3. Ownership / Title Matters 2.1.4. Constraints

2.2. ARCHITECTURAL DESIGN AND OPTIONS 2.2.1. Commercial Plan and Options 2.2.2. Floor Plans 2.2.3. Elevation Study 2.2.4. Part Elevation / Section 2.2.5. Canopy Detail 2.2.6. Architectural Precedents for the Extension 2.2.7. Pavilion Precedents

2.3. PUBLIC REALM 2.3.1. Area 9. St. Andrews Cross Roundabout 2.3.2. Area 10. Old Town Street 2.3.3. Area 11. New George Street Phase 1 2.3.4. Area 12. Debenhams Courtyard 2.3.5. Area 4. Mayflower Street 2.3.6. Area 5. Cobourg Street Highways Improvements 2.3.7. Area 6. MSCP & Area 7. Mscp Connection / Lane

Old Town St. - New George St. Feasibility Report

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2.1.1. Location & Site Photographs Old Town Street - New George Street Block Location

03

04

02

05

06 01 KEY:

30

OTS-NGS Building Plymouth Campus Key Projects

Photos

VIEW 01

VIEW 02

VIEW 03

VIEW 04

VIEW 05

VIEW 06

Old Town St. - New George St. Feasibility Report

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2.1.2. Existing Context and Floor Plans

A major feature of the existing streetscape in Plymouth City centre is the width of the roads.

Old Town Street for example, which creates an axial approach to one of Drake Circus Shopping Centre’s main entrances, is close to 30m wide and both it and New George Street – of comparable width – are populated by planters and street furniture that attempt to occupy the available space but do so in a haphazard fashion. The net result is to generate an unfocussed series of zones between the building frontages that aren’t real usable spaces: something these new proposals seek to remedy.

Reconfiguring the property contained within two blocks fronting Old Town Street and New George Street, as shown shaded on the plan, will assist in this regard. The dotted line at the front of the unit indicates the line of the existing canopy and that of an extended frontage that will occupy part of the ‘empty’ street zone and help to tighten-up the space.

In addition, the dotted line at the rear of the block is indicative of the proposed extension which is suggested in all options. The area schedule that is derived from the tenancy schedule is supported by an indicative existing section and typical upper level plan: each upper level varying slightly along the length of the building.

The table below summarises the existing units.

Lease Expiry Date

Areas from Tenancy Schedule Ground Floor *

First Floor

Other Floors

Total **

SIZE? Vacant Fone World Costa Hubbox Nandos Subway Vacant Thomas Cook Vacant Warrens Bakery Hush CoOp H Samuel Dreams (Vacant)

m2 180 31 71 92 58 174 69 55 145 122 97 84 30 103 198

ft2 1937 333 763 992 619 1875 740 594 1559 1310 1040 901 323 1112 2126

m2 95 22 45 76 46 143 48 51 95 0 1 0 0 74 102

ft2 1024 241 487 817 493 1535 516 553 1019 0 6 0 0 797 1097

m2 83 29 54 114 0 226 48 0 0 0 0 0 0 0 0

ft2 889 311 576 1223 0 2431 521 0 0 0 0 0 0 0 0

m2 358 82 170 282 103 543 165 107 240 122 97 84 30 177 299

ft2 3850 885 1826 3032 1112 5841 1777 1147 2578 1310 1046 901 323 1909 3223

TOTAL

1507

16224

798

8585

553

5951

2858

30760

28/09/2019 25/02/2017 24/03/2030 18/07/2026 28/09/2016 25/06/2017 23/06/2027 23/06/2017 05/12/2027 16/08/2021 20/11/2021

* Ground floor area includes ”ground ancillary” ** Total area includes “ground sales”, “ground ancillary”“first sales”, “first ancillary”, second ancillary” and “third floor” All areas are referenced from “Tenancy Schedule - New George Street Royal Parade Estate, Plymouth”

GROUND FLOOR PLAN 32

FIRST FLOOR PLAN

THIRD FLOOR PLAN

SECTION A-A’

SECTION B-B’

Old Town Street

KEY:

New George Street

Existing Retail Other Use

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2.1.3. Ownership and Title Matters

The Report on Title (RoT) has identified the following main points relating to the feasibility study; a more detailed review will be required as part of the next stage of the project.

RoT Ref 3 – The Headlease summaries from the Report on Title are contained within Appendices Doc3 and Doc4. The main points are summarised below.

RoT Ref 3.2.7 - The headlease for Block 4 contains a requirement that any alterations will require the Councils consent. This is not considered problematic as the Council will be party to a Development Agreement and have a good working relationship with British Land.

RoT Ref 3.2.9 - The headlease for Block 3 permits any lawful use. The Headlease for Block 4 envisages retail use at ground floor with retail or offices above. The Councils consent will be required for a change of use but this, as above, is not considered to be restrictive to development.

RoT Ref 3.2.10 – There is some doubt as to whether the canopies to some units have rights to overhang. Any abnormalities are expected to be dealt with under the Development Agreement.

A copy of the Tenancy Schedule issued by British Land on 23 February 2017 is included within Appendix C. RoT Ref 4.2.5 – A copy of the RoT Development considerations with regard to Blocks 3 and 4 are contained within Appendix D. The main points are

34

summarized below.

RoT Ref 4.2.5 (b) – Most tenants occupy under leases that allow Vacant Possession to be obtained through lease expiry or exercising a break clause.

RoT Ref 4.2.5 (b) – Four tenants would require a surrender to be negotiated or a CPO to be implemented by the Council.

RoT Ref Schedule 2, cl 2.4 – There are 4 tenants whose leases expire after July 2017 where there is no Landlord break; namely Costs, Nando’s, Warren’s Bakery and the Co-Op. Options are to wait until the leases expire (up to December 2027), negotiate early surrender or a CPO to be implemented by the Council. A CPO may put the Council in breach of its obligation to provide quiet enjoyment and may be problematic.

RoT Ref Schedule 2, cl 2.6 to 2.21 – Various lease considerations are made with no significant constraints on development.

RoT Ref 4.2.5 (c) – Tenants with access to the rear car park / service yard have rights to run services and access their units; some by means of defined perimeter routes within the yard. Some leases also restrict the use of the yard to loading / unloading. Revisions to these terms would need to be negotiated at lease renewal or earlier subject to the development timescales.

RoT Ref Schedule 1 Part 3 – The electricity substation is subject to a long lease with no “lift and

Shift” provision. This will have to be relocated under usual Statutory Authority processes.

RoT Ref Schedule 2, cl 2.3 – Various tenants have parking rights, however these are held on licences with rolling breaks exercisable on 3 months’ notice.

RoT Ref Schedule 2, cl 3 – The RoT reviews the leases for adjacent Tenants with rights associated with the service yard. There are general quiet enjoyment clauses and access rights.

RoT Ref Schedule 2, cl 4.5 – The RoT confirms a requirement for the Headlease Tenant of Block 3 (British Land) to continue to pay 7.5% of the rent calculated from the period up to the granting of planning consent. Rental liabilities will continue to accrue unless negotiated out through the Development Agreement.

RoT Ref Schedule 2, cl 4.8 – The RoT states that a rental minimum of £10,000 per year is payable to the council in the event that 9% of actual rents falls below £10,000.

The Report on Title summarises the tenancy matters as follows: The main impediment to any redevelopment is likely to be the interests of those in actual occupation. For most tenants it is possible to obtain possession (either by waiting until a lease expires or by exercising a break clause) but there are four tenants, Costa, Nando’s, Warrens Bakery and Co-op, where a surrender would need to be negotiated or the Council’s assistance engaged

in obtaining a CPO. The Council’s consent, as freeholder, would also be needed under the relevant headleases for the proposed alterations, but this cannot be unreasonably refused and so long as the landlord can demonstrate that the proposed development will not adversely affect the Council’s long term interests this should be obtained. This seems likely, particularly as the Council is paid a percentage of the rents received and, in the long term, these will, we presume, increase with a redeveloped site.

From the leases we have reviewed of adjacent owners backing onto the rear access area, the landlord should also take care to cause as little interference as possible to the rear access way to avoid interfering with rights of way granted to these tenants. If that access way needs to be interrupted (temporarily or otherwise) it may be necessary to negotiate this particular requirement with the relevant tenants concerned to avoid any claim for interference with their rights. It is also a breach of these leases for the landlord to use the rear access way for any use other than temporary loading and unloading so, again, if the landlord needs to use this area for construction plant/ traffic to be located consent may be required from these tenants. As with most developments, care should also be taken to reduce any nuisance or interference with adjacent occupiers whilst the works are carried out.

2.1.4. Constraints

The diagram on the right illustrates the majority of the constraints for the site.

KEY:

Electricity Gas Cold Water Drainage

Apart from those on the right there are other constraints which needs to be considered, such as: •

existing tenant and public car park

•

service yard access

•

existing building fire escapes

•

click and collect areas for the department store

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2.2.1. Commercial Plan and Options Option 1 Option 1 looks primarily at the scope for extending to the rear of the building to maximise area at ground level. Four alternative configurations are shown. Versions A-D, that augment the ground floor space with additional first floor/mezzanine areas and re-use the upper levels through the inclusion of a budget hotel. In all options the substation in the service yard is reallocated.

This option, as with all others shown in this document, envisages placing street pavilions within both New George Street and Old Town Street to create a more appropriate proportion of height to width for the public realm. The pavilions, which can have either retail or F&B uses, are sited to generate a ‘bias’ in the street towards Norwich Union House by creating an 8m width space for circulation as well as tables and chairs, public seating and installations. This fully shared-surface environment will contain an identified service route through Old Town Street and New George Street.

OPTION 01A GLA: 2483 m2 / 24727 ft2

OPTION 01B GLA: 3871 m2 / 41668 ft2

OPTION 01C GLA: 4406 m2 / 47426 ft2

KEY:

Existing Retail Proposed Retail Other Use

OPTION 01D GLA: 3004 m2 / 32335 ft2 36

Option 2 Option 2 considers an extension to the rear of the building and an extension of the shopfront to align with the leading edge of the existing canopy to maximise the ground floor space.

The section options A –D, indicate a variety of configurations which augment the ground floor space with additional first floor/mezzanine space and re-use the upper levels through the inclusion

of a budget hotel for which more detailed plans are provided in the preferred option section.

Option 2 is considered to be the preferred option.

It provides a maximum ground floor footprint with an appropriate and respectful treatment of the existing building facade, including the configuration of the hotel rooms to retain the existing fenestration and window openings.

OPTION 02A

GLA: 2778 m2 / 29902 ft2

OPTION 02B

GLA: 4461 m2 / 48018 ft2

OPTION 02C GLA: 4996 m2 / 53777 ft2

KEY:

Existing Retail Proposed Retail Other Use

OPTION 02D GLA: 3299 m2 / 35510 ft2 Old Town St. - New George St. Feasibility Report

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2.2.1. Commercial Plan and Options Option 3 Option 3 considers an extension to the rear of the building and an extension of the shopfront beyond the leading edge of the existing canopy to maximise the ground floor space. The section options A –D, indicate a variety of configurations which augment the ground floor space with additional first floor/mezzanine space and re-

use the upper levels through the inclusion of a budget hotel. Options 3 pros and cons need to be considered, for the planning and commenrcial aspects, respecting the existing building architecture, influence on public realm and agents feedback. It seems to be offering little commercial advantage relative to cost, compared to Option 2.

OPTION 03A GLA: 2954 m2 / 31797 ft2

OPTION 03B GLA: 4813 m2 / 51807 ft2

OPTION 03C

GLA: 5348 m2 / 57565 ft2

KEY:

Existing Retail Proposed Retail Other Use

OPTION 03D

GLA: 3475 m2 / 37405 ft2 38

SKETCH 01: IMPRESSION FROM OLD TOWN STREET’S PAVEMENT TO DRAKE CIRCUS ENTRANCE (OPTION 2)

Old Town St. - New George St. Feasibility Report

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2.2.1. Commercial Plan and Options

SKETCH 02: AERIAL IMPRESSION OF NEW GEORGE STREET (OPTION 02)

40

SKETCH 03: IMPRESSION FROM NGS/OTS CORNER TO OLDTOWN STREET (OPTION 02)

Old Town St. - New George St. Feasibility Report

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2.2.1. Commercial Plan and Options

42

Preferred Option

The preferred option, based on option 2D has been refined following a discussion with and input from the letting agents. Their principle comments have resulted in the previous ‘kiosk 4’ being omitted and clarity around the configuration of the rear extension space.

This option is now considered to provide the optimum balance between the maximization of lettable space; creating a viable upper level option, via the budget hotel; and defining the architectural treatment of the shop fronts. The latter both respects the architecture of the existing building and positively enhances the overall visual impact through the new full-height glazing.

Precedents for this approach are illustrated separately and show the successful implementation of this format to shop fitting and brand expression as part of a visibly different design style for the street. This, along with the re-proportioning of the street via the placement of the ‘permanent’ street pavilion shops / restaurants, to essentially form two streets from one, ensures that there is an uplift in design quality and a wider perception of change within the streetscape.

GROUND FLOOR PLAN

SECTION A-A

KEY: Proposed Retail

Existing Retail Hotel Circulation Old Town St. - New George St. Feasibility Report

43

2.2.2. Floor Plans GROUND FLOOR PLAN

eet wn Str Old To

Area Schedule Ground Floor

New George

Area m

2

Area Schedule First Floor

Area ft

2

Unit 01 Unit 02 Unit 03 Unit 04 Unit 05 Unit 06 Unit 07 Unit 08 Unit 09 Unit 10 Unit 11 Hotel Lobby

212 269 133 156 238 317 331 264 103 140 122 165

2282 2896 1432 1679 2562 3412 3563 2842 1109 1507 1313 1776

K1 K2 K3 K4 K5

98 98 98 98 98

1055 1055 1055 1055 1055

2940

31647

TOTAL NET INCREASE

Area m 0 186 0 0 94 148 161 94 0 0 0 0

683

2

Area ft 0 2002 0 0 1012 1593 1733 1012 0 0 0 0

7352

TOTAL 2

Area m

2

Area ft

2

212 455 133 156 332 465 492 358 103 140 122 165

2282 4898 1432 1679 3574 5005 5296 3854 1109 1507 1313 1776

98 98 98 98 98

1055 1055 1055 1055 1055

3623 765

38999 8239

FIRST FLOOR PLAN

New George

Hotel Double rooms: 09, Family rooms 24

eet wn Str Old To

KEY: Proposed Retail

Existing Retail

Hotel Circulation

CGI ON RIGHT PAGE: VIEW FROM NGS/OTS CORNER TO OLD TOWN STREET

44

Old Town St. - New George St. Feasibility Report

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2.2.2. Floor Plans SECOND FLOOR PLAN eet wn Str Old To

New George

Hotel Double rooms: 15, Family rooms 16

FOURTH FLOOR PLAN Hotel Double rooms: 05

eet wn Str Old To

Hotel The upper levels of the NGS-OTS building are currently used by an admin training centre and have been adapted on a floor by floor basis to accommodate their requirements. Each floor plate is slightly different and is restricted in what can be accommodated by the existing grid and faรงade design to New George Street and Old Town Street. As part the feasibility exercise the upper levels have, within the constraints referred to, been configured to provide accommodation appropriate for a budget (vending) hotel through dialogue with in this case Travelodge.

THIRD FLOOR PLAN

New George

Hotel Double rooms: 17, Family rooms 05

eet wn Str Old To

The plans opposite indicate an optimum split of family and double rooms including aspect ratio together with provision for the technical and operational requirements of the hotel albeit through a single aspect design. At this stage the plans indicate that a hotel plan can be accommodated albeit within the considerable constraints of the existing building structure and fabric. It has been possible to respect the window fenestration and structural openings to the extent that they are not altered and the room divisions will only result in slightly wider window mullions.

Feature lighting on the faรงade can be used both to complement the minimalist architecture aesthetic of what is an archetypal modernist building as well as disguise the adaptations required to accommodate other uses above the retail units.

TOTAL HOTEL ROOMS Double rooms: 41 KEY:

Retail Hotel Circulation

Family rooms: 50 CGI ON RIGHT PAGE: VIEW FROM NEW GEORGE STREET TO NGS/OTS CORNER

46

CGI

Old Town St. - New George St. Feasibility Report

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2.2.3. Elevation Study

OLD TOWN STREET ELEVATION

48

2.2.4. Part Elevation / Section

ELEVATION OF NGS/OTS BAY

Old Town St. - New George St. Feasibility Report

PART SECTION WITH SHOP FITTING SUGGESTION

EXAMPLE OF SHOP FITTING OPTION

49

2.2.5. Canopy Detail CANOPY DETAIL SECTION

CANOPY DETAIL ELEVATION

EXAMPLES OF SHOPFRONT DETAILS - ST PANCRAS CONCOURSE

CGI ON RIGHT PAGE: VIEW FROM OTS PAVEMENT TO DRAKE CIRCUS ENTRANCE 50

Old Town St. - New George St. Feasibility Report

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2.2.6. Architectural Precedents for the Extension

THE LAWN - PADDINGTON

52

ST. PANCRAS CONCOURSE

ST. PANCRAS CONCOURSE

SKETCH 04: IMPRESSION OF PUBLIC SPACE IN OLD TOWN STREET

Old Town St. - New George St. Feasibility Report

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2.2.7. Pavilion precedents

SLOANE SQUARE

TOWER HILL

SLOANE SQUARE

SLOANE SQUARE

LONDON EYE

HUGO BOSS

54

SKETCH 05: IMPRESSION OF PUBLIC SPACE IN NEW GEORGE STREET

Old Town St. - New George St. Feasibility Report

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2.3.1. Area 9. St. Andrews Cross Roundabout Quality And Function Of Space: St Andrews Cross Roundabout is an important node for east / west and north / south routes. The roundabout is characterised by mature trees and a circular pool which would benefit from restoration.

The roundabout forms the setting for surrounding buildings.

6

Opportunities For Change: •

Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

•

Improve surface finishes to the public realm to create a cohesive high quality finish.

•

Provide pick up and drop off space for taxis.

•

Enhance green framework through new tree planting and large scale planters to create a series of urban gardens incorporating play and seating.

•

Make provision for cycle parking.

•

Extend legible city signage to enhance navigation.

•

Introduce feature lighting to celebrate the modernist architecture

St Andrews Cross Roundabout

2

Taxi Pick up and drop off point

3

Large scale planters with semi mature tree planting

4

Proposed paving with definition of vehicular access for deliveries

5

Lighting to existing historic modernist canopies

6

Proposed pavilions

7

Improved pedestrian crossings and highways improvements

3

5

2

4

3

1

56

1

Existing condition 6

Vehicular access

6 5

Opportunities for change 3

4

7 2

Drop off point

Large scale planter with seating and tree planting

Vehicular access

1

Large scale planter with seating and tree planting

7 Old Town St. - New George St. Feasibility Report

57

2.3.2. Area 10. Old Town Street Quality And Function Of Space: Street Width: 28m Old Town Street is a wide street circa 28m which forms part of an important north / south connection that can link the city centre to the waterfront. The existing street accommodates taxi drop off and turn around which creates a vehicular dominant environment. The street currently has a curving service access route for deliveries.

Opportunities For Change: •

Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

•

Improve the gateway and sense of arrival into Old Town Street.

•

Declutter the street removing poles and signage.

•

Relocate taxi drop of and pick up.

•

Capacity in street width for pavilions to enhance retail offer and activate the street.

•

Improve surface finishes to the public realm to create a cohesive high quality finish.

•

Enhance green framework through new tree planting and large scale planters to create a series of urban gardens incorporating play, events and seating.

•

Maintain flexibility for small events and street cafes.

•

Make provision for cycle parking.

•

Celebrate the modernist architecture through feature lighting

1

3 2

Drake Circus Shopping Centre

2

Proposed Pavillion

3

Proposed grante paving with definition between vehicular access

4

Reuse and continuation of existing stone paving

5

Lighting to modernist canopies

6

Proposed Street tree planting

7

Proposed Green wall with potential window to Drake Circus Shopping Centre

7

4

5

2

3 58

1

Existing condition

1 7

3

Existing paving to Drake Circus Shopping Centre 4

28m 2

Graded Granite paving to proposed pedestrian pavement

Cafe Clear Path

Small scale planters

Vehicular access

Cluttered pedestrian path

2

3

Granite set pavng to Proposed Vehicular access routes

Opportunities for change

2

3

Clear pathway

Cafe with external seating and trees

Vehicular access

Old Town St. - New George St. Feasibility Report

Clear path with street tree planting

5

59

2.3.3. Area 11. New George Street Phase 1 Quality And Function Of Space: Street Width: 24m New George Street forms one of a series of east / west shopping street that connect with Armada Way and the Drake Circus Shopping Centre. The eastern end of New George Street has benefited from recent public realm improvements defined in natural stone finishes. The quality of public realm along the western section of New George Street has become tired and fragment with a range of different surface finishes.

Opportunities For Change: •

Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

•

Improve surface finishes to the public realm to create a cohesive high quality finish.

•

Integrate service vehicle routes into the street.

•

Provide clear pedestrian routes to retail frontages.

•

Enhance green framework through new tree planting and large scale planters to create a series of urban gardens incorporating play, events and seating.

•

Maintain flexibility for small events and street cafes.

•

Make provision for cycle parking.

•

Extend legible city signage to enhance navigation.

•

Celebrate the modernist architecture through feature lighting

•

60

Introduce public art to enrich the street environment.

5

2 4

3

1

4

1

Debenhams

2

Proposed Granite Paving with definition of vehicular access for deliveries

3

Gardens with tree and under storey planting and seating

4

Proposed pavilions with a mix of dinning and shopping

5

Proposed Semi mature street tree planting

4

Existing condition

24m

2

Clear path

Small planters

Vehicular

Clear path

access 3

Opportunities for change 4

Clear Path Vehicular access

Gardens and Pavillions

Old Town St. - New George St. Feasibility Report

Clear Path

61

2.3.4. Area 12. Debenhams Courtyard Quality And Function Of Space: The existing courtyard is used for car parking and service deliveries. The surface finishes are predominantly concrete.

Opportunities For Change: •

Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

•

Improve surface finishes to the public realm thresholds to create a cohesive high quality finish.

•

Make provision for cycle parking.

•

Relocate the sub station to enable more efficient use of the courtyard to extend the retail units.

2

1

3

62

1

Improve surface finishes to the public realm thresholds to create a cohesive high quality finish.

2

Proposed Granite Paving with definition of vehicular access for deliveries

3

Relocated sub station

2

Old Town St. - New George St. Feasibility Report

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2.3.5. Area 4. Mayflower Street Quality And Function Of Space:

Street Width: 18m Mayflower Street is currently in the process of change following the recent planning approval for student accommodation and office building of 17xx storeys which will intensify this part of the city centre. The existing building frontages on Mayflower Street would benefit from improvements along with the entrance to the car park. The existing street finishes on Mayflower Street are typically pre cast concrete with granite kerbs.

Opportunities For Change:

1

Mayflower Street

2

17-19 Mayflower Street Proposed Student accommodation

3

•

Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

•

Enhance entrance and sense of arrival from Mayflower Street.

•

Improve surface finishes to the public realm to create a cohesive high quality finish. Retain existing granite kerbs.

•

Opportunities for street trees to be delivered subject to existing utilities.

•

Extend legible city signage to enhance navigation.

4 5

6

6

1 5 4

64

3

2

6

Pedestrian Entrance to MSCP Vehicular entrance to MSCP Proposed enhancement to paving to south side of Mayflower Street Proposed Tree Planting

Existing condition

18m

Existing pavement

Existing macadam road

Existing pavement

6

Opportunities for change 5

Granite paving with seating and trees

Existing macadam road

Old Town St. - New George St. Feasibility Report

4

Existing pavement 65

2.3.6. Area 5. Cobourg Street Highways Improvements Quality And Function Of Space: Street Width: 30m COBOURG Street forms part of the inter ring road system to the city centre. Adjustments to Mayflower Street junction and a filter lane are required to facilitate right hand turning movements from COBOURG Street.

Opportunities For Change: •

Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

•

Enhance entrance and sense of arrival into Mayflower Street.

•

Improve surface finishes to the public realm to create a cohesive high quality finish.

•

Adjustments to highways filter lanes, junctions and pedestrian crossing points to connect Jigsaw park, University Campus and the History Centre.

1

3

2

66

1

COBOURG Street

2

Mayflower Street

3

Improved Highways

Old Town St. - New George St. Feasibility Report

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2.3.7. Area 6. MSCP & Area 7. Mscp Connection / Lane Quality And Function Of Space:

AREA 6: MSCP The existing Mayflower East Car Park is a split level concrete structure with a capacity of xx spaces.

Circulation and service access space is provided to the buildings that have frontages to Armada Way, Mayflower Street and Cornwall Street. The external finishes are predominantly concrete with open delivery areas.

AREA 7: MSCP CONNECTION Street Width: 3.8m The existing Mayflower East car park can be accessed from Cornwall Street through a narrow pedestrian street / lane. The rear of the retail units has open service areas and bin storage.

Opportunities For Change: Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

AREA 6: MSCP •

Increase capacity of the carpark.

•

Improve surface finishes to the public realm to create a cohesive high quality finish.

•

Create a welcoming entrance to the car park levels.

•

Enhance lighting to improve security.

•

Extend legible city signage to enhance navigation.

AREA 7: MSCP CONNECTION

Mayflower Street 4

3

1

MSCP

2

17-19 Mayflower Street Proposed Student accommodation

3

Pedestrian Entrance to MSCP

4

Vehicular entrance to MSCP

5

Improved pedestrian experience connecting Mayflower Street to Cornwall Street via MSCP

2

9 6 1

•

Create a direct connection to Mayflower Street linking up the proposed student residential development and a new MSCP.

6

Tree and under storey planting

•

Improve surface finishes to the public realm to create a cohesive high quality finish.

7

Raising height of existing wall

•

Enhance lighting to improve security and consider position of creative lighting solutions to animate blanks walls.

8

Public art/lighting feature

•

Extend stone wall to screen service areas to the rear of the retail units.

9

Create a well defined arrival space and enhanced connection to East Lake Street.

68

7

8

5

Cornwall Street

Existing condition

3.8m 3 2

Granite graded paving - pedestrian pavement Opportunities for change

7

9

8

Granite set paving - vehicular access roads

1

6

7 5

8

Old Town St. - New George St. Feasibility Report

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03.INTERVENTION STRATEGY 3.1. Minimum Interventions 3.2. Medium Interventions 3.3. Maximum Interventions

Old Town St. - New George St. Feasibility Report

71

3.1. Minimum Interventions Phase Two

1

RETAIN CLEAN REFURBISH LIGHT

Level 1 Intervention: The buildings in Phase 2 can, in many places, realise their potential with a few minor amendments. These celebrate the well-considered proportions and materials by cleaning the stone, renovating flashings and window frames, and introducing high-quality faรงade lighting.

MINIMUM INTERVENTIONS LOCATIONS PHASE 2

72

REFERENCE IMAGES

3.1. Minimum Interventions Phase Three

1

MINIMUM INTERVENTIONS LOCATIONS PHASE 3

Old Town St. - New George St. Feasibility Report

REFERENCE IMAGES

73

3.2. Medium Interventions Phase Two

2

NEW CANOPY SHOP FRONT REFURBISH RETAIN REST OF BUILDING CLEAN AND LIGHT FACADE

Level 2 Intervention: The buildings identified for Level 2 intervention, in addition to cleaning and refurbishing, would benefit from slightly more subtly-considered design.

This could include aligning shop signage, linking parts of a modular façade together, creating consistency with a common ‘Plymouth heritage colour’ or re-designing the canopies to look more crisp and contemporary, whilst respecting the design language of the existing building.

MEDIUM INTERVENTIONS LOCATIONS PHASE 2

74

REFERENCE IMAGES

3.2. Medium Interventions Phase Three

2

MEDIUM INTERVENTIONS LOCATIONS PHASE 3

Old Town St. - New George St. Feasibility Report

REFERENCE IMAGES

75

3.3. Maximum Interventions Phase Two

3

COMPLETELY NEW FACADE HAVING REGARD TO ARCHITECTURAL SENSITIVITIES

Level 3 Intervention: Some of the buildings in the Phase 2 zone have either suffered from low-quality modernisation, or are not realising their full potential. The interventions could include installing a complete public-realm package, enhancing entrances or introducing dynamic elements to the facades or internal layout.

MAXIMUM INTERVENTIONS LOCATIONS PHASE 2

76

REFERENCE IMAGES

3.3. Maximum Interventions Phase Three

3

MAXIMUM INTERVENTIONS LOCATIONS PHASE 3

Old Town St. - New George St. Feasibility Report

REFERENCE IMAGES

77

04.PHASE TWO 4.1. Phase 2 Location & Site Photographs 4.2. Phase 02 City Context & Elevations 4.3. New George Street North 4.4. New George Street South 4.5. Public Realm - New George Street South 4.6. Royal Parade 4.7. Public Realm - Royal Parade 4.8. Debenhams and Bedford Way 4.9. Public Realm - Debenhams and Bedford Way 4.10. House of Fraser 4.11. Public Realm - Armada Way

Old Town St. - New George St. Feasibility Report

4.12. Jigsaw Park

North Gate Park

4.13. Jigsaw Park

North Gate Park Option A, B, C

79

4.1. Phase 2 Location & Site Photographs Old Town Street - New George Street Block Location

01

02

03

04

06 05 KEY:

80

OTS-NGS Building Plymouth Campus Key Projects

Site Photographs

VIEW 01

VIEW 02

VIEW 03

VIEW 04

VIEW 05

VIEW 06

Old Town St. - New George St. Feasibility Report

81

4.2. Phase 02 City Context & Elevations Old Town Street - New George Street Block Location

New George Street - North Elevation

Armada Way - East Elevation

Royal Parade - North Elevation

82

New Parade East Elevation

New Parade West Elevation

New George Street - South Elevation

Existing Elevations

NEW GEORGE STREET - SOUTH ELEVATION

NEW GEORGE STREET - NORTH ELEVATION

ARMADA WAY - EAST ELEVATION

NEW PARADE - WEST ELEVATION

NEW PARADE EAST ELEVATION

ROYAL PARADE - NORTH ELEVATION

Old Town St. - New George St. Feasibility Report

83

4.3. New George Street North Elevation - Analysis and Proposed Interventions

20

21

22

WHITE STUFF

BLUE WING GALLERY

WARREN JAMES

NEW GEORGE STREET - NORTH ELEVATION ANALYSIS

NEW GEORGE STREET - NORTH ELEVATION PROPOSED INTERVENTIONS 1

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

2

3 4 5 6

7

8 9 10

11

12 13 14

15 16 17

18 19 20 21 22

CANOPY BUILDING DIVISION KEY PLAN

84

Bay Study - Cotswold

Reference Images

NEW LIGHTING

UNIFIED SHOP FRONTS AND SIGNAGE

FACADE LIGHTING AND CLEANING SIGNAGE ALIGNMENT SHOP FRONT DESIGN MANUAL CONCEPT - SIGNAGE DESIGN MANUAL

Old Town St. - New George St. Feasibility Report

85

4.4. New George Street South Elevation - Analysis

10

9

8

7

6

5

4

COSTA

FONE WORLD

CITY CENTRAL

SIZE?

McDONALD’S

19 NEW GEORGE ST

DEBENHAMS

NEW GEORGE STREET - SOUTH ELEVATION

1

2

3

4

5

6

7 8 9

10

KEY PLAN

86

Elevation - Analysis

3

2

1

TESCO

MENKIND

HOUSE OF FRASER

NEW GEORGE STREET - SOUTH ELEVATION

1

2

3

4

5

6

7 8 9

10

KEY PLAN

Old Town St. - New George St. Feasibility Report

87

4.4. New George Street South Elevation - Proposed Interventions

Signage line

Signage line

NEW GEORGE STREET - SOUTH ELEVATION

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

CANOPY BUILDING DIVISION KEY PLAN

88

Elevation - Proposed Interventions

Space under canopy id ideal for additional retail and F&B units

NEW GEORGE STREET - SOUTH ELEVATION

KEY PLAN

Old Town St. - New George St. Feasibility Report

89

4.4. New George Street South Bay Study - 37 New George Street

Reference images and Sketches

OPTION 7 UNIT PLAN

SCHEMATIC SKETCH - GLAZED OPTION

NEW GEORGE STREET - SOUTH ELEVATION

DOUBLE HEIGHT SHOPFRONT

90

STONE CLADDING

Elevation

Old Town St. - New George St. Feasibility Report

Material Palette

91

4.4. New George Street South 37 New George Street Elevation Option 1

92

Reference Images

37 New George Street Elevation Option 2

Old Town St. - New George St. Feasibility Report

Reference Images

93

4.4. New George Street South Bay Study - 19 New George Street

EXISTING ELEVATION

94

NEW GEORGE STREET - SOUTH ELEVATION

Elevation Signage Study

CONCEPT - SIGNAGE DESIGN MANUAL

Old Town St. - New George St. Feasibility Report

SHOP FRONT REFERENCES

95

4.5. Public Realm - New George Street South Quality And Function Of Space: Street Width: 24m New George Street forms one of a series of east / west shopping street that connect with Armada Way and the Drake Circus Shopping Centre. The eastern end of New George Street has benefited from recent public realm improvements defined in natural stone finishes. The quality of public realm along the western section of New George Street has become tired and fragment with a range of different surface finishes.

Opportunities For Change: •

Opportunity to fully integrate proposals with the Plymouth City Council Public Master Plan.

•

Improve surface finishes to the public realm to create a cohesive high quality finish.

•

Capacity in street width for pavilions to enhance retail offer and activate the street.

•

Integrate service vehicle routes into the street.

•

Provide clear pedestrian routes to retail frontages.

•

Enhance green framework through new tree planting and large scale planters to create a series of urban gardens incorporating play, events and seating.

•

Maintain flexibility for small events and street cafes.

•

Make provision for cycle parking.

•

Extend legible city signage to enhance navigation.

•

Celebrate the modernist architecture through feature lighting.

•

Potential for a future café pavilion adjacent to House of Fraser.

•

Introduce public art to enrich the street environment.

•

Create external lobby spaces at the entrances to House of Fraser.

96

6

1

House of Fraser

2

Proposed Gateway structure and garden

3

Gardens with tree and under storey planting and seating

4

On Street play

5

Proposed Granite Paving with definition of vehicular access for deliveries

6

Proposed Semi mature street tree planting

5 1

4 3

3 2

3

24m

3

2

4 6 5

Clear path

Vehicular access

Clear path

1

Clear path

Pavillions, Play and gardens

Old Town St. - New George St. Feasibility Report

Clear path

Clear path

Entrance gateway

Clear path

97

4.6. Royal Parade Elevation - Analysis

1

2

3

4

5

6

7

HOUSE OF FRASER

FRIARY MILL

TECH OUTLET

FOOT SOLUTIONS

TRAVEL CENTRE

TK MAXX

DEBENHAMS

ROYAL PARADE - SOUTH ELEVATION

1

2 3 4 5 6

7

8

9

10 11

12

KEY PLAN

98

Elevation - Analysis

7

8

9

10

11

DEBENHAMS

THE BRASS MONKEY

LLOYDS BANK

DREAMS PLYMOUTH

H. SAMUEL

ROYAL PARADE - SOUTH ELEVATION

1

2 3 4 5 6

7

8

9

10

11

12

KEY PLAN

Old Town St. - New George St. Feasibility Report

99

4.6. Royal Parade Elevation - Proposed Interventions

Public realm redesign

New vertical link and entrance to sky bar and restaurant

Potential space for Sky Bar and restaurant

Introduction of new double height units, design follows current architecture language

Bridge blocking views and visually congesting the alley space

Space under canopy is ideal for additional retail and F&B units

ROYAL PARADE - SOUTH ELEVATION

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

CANOPY BUILDING DIVISION KEY PLAN

100

Elevation - Proposed Interventions

Canopies should be connected

Entrances would benefit from unified design - eg. same canopy design

ROYAL PARADE - SOUTH ELEVATION

KEY PLAN

Old Town St. - New George St. Feasibility Report

101

4.6. Royal Parade Bay Study - 36 Royal Parade

Reference Images

DOUBLE HEIGHT SHOP FRONT WITH CANOPIES

CONCEPT - SIGNAGE DESIGN MANUAL

DOUBLE HEIGHT SHOP FRONT FULLY GLAZED

SHOP FRONT LIGHTING

FACADE LIGHTING CANOPY REFURBISHMENT SHOP FRONT REFURBISHMENT ROYAL PARADE - SOUTH ELEVATION

102

Elevation Studiy - Double Height Shop Front

OPTION 3 - CANOPIES

Old Town St. - New George St. Feasibility Report

103

4.7. Public Realm - Royal Parade Quality and Function Of Space: Street Width: 46m Pavement Width: Northern 6.6m total (clear 4.2m between building and bus stops) Royal Parade is the primary east west street that defines the south edge to the City Centre. Royal Parade is a busy environment for pedestrians and a significant hub for bus stops located on the north side of the street.

Opportunities For Change: •

Opportunity to increase the width of the pavement to provide more space for pedestrian and the potential to introduce street trees.

•

Opportunity to enhance the floorscape with natural stone finishes to improve the quality of the street.

•

Opportunity to introduce street trees in a wider central reservation to create a greener street and help with removal of particulates form air pollution.

•

•

1

Create a threshold garden space to the south west corner of House of Fraser to bring a greening to the street and potential entrance to a ‘sky bar’

2 Extend avenue tree planting to meet Royal

Parade

7

3 Large scale planter with perennial planting and

large scale trees with seating edge

6

4 Maintain clear path and visibility to House of

Fraser entrance 5 Enhance surface finishes with granite to define

6

street

4 5

Enhance the visual connection from New George Street to Royal

3

1 104

Maintain open flexible space and granite paving to Armada Way

6 Up-lighting of architectural details and canopies 7 Opportunity for greater roof level activity 8 Opportunity for reducing road width and tree

2

planting to Royal Parade

B

A

8

B. Existing condition

A. Existing condition 16m

45m

16m

6.6m

4.2m

Clear path

A. Opportunities for change

Bus

Stop

Lane

Road

Central island

Road

Central island

Road

B. Opportunities for change

Clear path Old Town St. - New George St. Feasibility Report

Bus

Bus

Bus

Stop

Lane

Road

105

4.7. Public Realm - Royal Parade Quality and Function Of Space: Street Width: 46m Pavement Width: Northern 6.6m total (clear 4.2m between building and bus stops) Royal Parade is the primary east west street that defines the south edge to the City Centre. Royal Parade is a busy environment for pedestrians and a significant hub for bus stops located on the north side of the street.

Opportunities For Change: •

Opportunity to increase the width of the pavement to provide more space for pedestrian and the potential to introduce street trees.

•

Opportunity to enhance the floorscape with natural stone finishes to improve the quality of the street.

•

Opportunity to introduce street trees in a wider central reservation to create a greener street and help with removal of particulates form air pollution.

•

•

1

Create a threshold garden space to the south west corner of House of Fraser to bring a greening to the street and potential entrance to a ‘sky bar’

Maintain open flexible space and granite paving to Armada Way

2 Extend avenue tree planting to meet Royal

Parade

7

3 Large scale planter with perennial planting and

large scale trees with seating edge

6

4 Maintain clear path and visibility to House of

Fraser entrance 5 Enhance surface finishes with granite to define

6

street

4 5

Enhance the visual connection from New George Street to Royal

3

8

6 Up-lighting of architectural details and canopies 7 Opportunity for greater roof level activity 8 Extension of pavement and street trees

1 106

2

7 B 4 2

3

1

2

3

6 5

A

8

1

B. Existing condition

A. Existing condition 16m

45m

16m

6.6m

4.2m

Clear path

A. Opportunities for change

Bus

Bus

Stop

Lane

Road

Central island

Road

B. Opportunities for change

9m

5.5m

Clear path Old Town St. - New George St. Feasibility Report

Bus Stop

Bus

Planting

Lane

Road

Road 107

4.8. Debenhams and Bedford Way Elevation - Analysis

1a DEBENHAMS - NEW GEORGE STREET

1b DEBENHAMS - ROYAL PARADE

1a 1c

2

3 4

2a

KEY PLAN

108

Elevation - Analysis

1c DEBENHAMS - BEDFORD WAY

2 TESCO - BEDFORD WAY

3 BEDFORD WAY - VIEW TOWARDS NEW GEORGE

4 BEDFORD WAY - VIEW TOWARDS ROYAL PARADE

STREET

1a 1c

2

3 4

2a

KEY PLAN

Old Town St. - New George St. Feasibility Report

109

4.8. Debenhams and Bedford Way Elevation - Proposed Interventions

Canopies should be connected

Signage line

1a DEBENHAMS - NEW GEORGE STREET

1b DEBENHAMS - ROYAL PARADE

2

1a

3 4 2a

KEY PLAN

110

Elevation - Proposed Interventions

Space under canopy is ideal for additional retail and F&B units

1c DEBENHAMS - BEDFORD WAY

2 TESCO - BEDFORD WAY

Bridge blocking view of St Andrew’s church

3 BEDFORD WAY - VIEW TOWARDS NEW GEORGE

Both alley canopies are in need of refurbishment

Street lamp blocking pedestrian flow

4 BEDFORD WAY - VIEW TOWARDS ROYAL PARADE

STREET

2

1a

3

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

CANOPY

4 2a

BUILDING DIVISION KEY PLAN

Old Town St. - New George St. Feasibility Report

111

4.8. Debenhams and Bedford Way Bay Study - Debenhams Entrance - New George Street

Reference images

ENHANCED ENTRANCE CONCEPT - SIGNAGE DESIGN MANUAL

ENTRANCE FEATURE LIGHTING

SHOPFRONT FRAMING

FACADE LIGHTING CANOPY REFURBISHMENT & LIGHTING ENTRANCE ENHANCEMENT NEW GEORGE STREET - SOUTH ELEVATION

112

Bay Study - Debenhams Entrance - Royal Parade

Reference Images

CONCEPT - SIGNAGE DESIGN MANUAL

FACADE LIGHTING

CANOPY AND FACADE REFURBISHMENT

FACADE LIGHTING CANOPY REFURBISHMENT & LIGHTING ENTRANCE ENHANCEMENT ROYAL PARADE - SOUTH ELEVATION

Old Town St. - New George St. Feasibility Report

113

4.8. Debenhams and Bedford Way Plan Analysis - Existing

Reference Images

Existing Entrance Existing Retail Unit

TESCO

1 RETAIL KIOSK BUILT IN UNDER EXISTING CANOPY

1 RETAIL KIOSK BUILT IN UNDER EXISTING CANOPY

TK

EXISTING PLAN

2

CAFE SEATING

EXISTING SCHEMATIC SECTION

4

NEW ENTRANCE TO DEBENHAMS

114

3

ART INSTALLATION

Concept Sketch

Plan Analysis - Proposed

Existing Entrance Existing Retail Unit Proposed Entrance Kiosk- style units under existing canopy Existing canopy refurbishment

TESCO

DEBENHAMS

TK MAXX

3

PROPOSED PLAN

4

3

1

EXISTING ENTRANCE TO TESCO CANOPY REFURBISHMENT

2

TK MAXX TESCO

NEW ENTRANCE TO DEBENHAMS

ART INSTALLATION

NEW KIOSK

1 2

DEBENHAMS

PROPOSED SCHEMATIC SECTION

Old Town St. - New George St. Feasibility Report

115

4.8. Debenhams and Bedford Way Reference Images

1 RETAIL KIOSK BUILT IN UNDER EXISTING CANOPY

Section

3

1 2

CAFE SEATING

2 3

116

ART INSTALLATION

Sketch

3

1

2

Old Town St. - New George St. Feasibility Report

117

4.8. Debenhams and Bedford Way Reference Images

ART INSTALLATION

NEW ENTRANCE TO DBENHAMS

118

KIOSK BUILT UNDER EXISTING CANOPY

Visual

Old Town St. - New George St. Feasibility Report

119

4.9. Public Realm - Debenhams and Bedford Way Quality and Function Of Space: Street Width: 12m (Potential reduction to 9m if shop frontages are extended to Debenhams) Bedford Way is small scale street that provides a good north south link from Royal Parade to New George Street. The street is dominate by the bridge link from Debenhams to House of Fraser.

Opportunities For Change: •

• •

•

120

1

Declutter the street to open up views to New George Street to the north and the Guild Hall to the south.

Remove unused overpass / bridge link and open up views along the street

2

Opportunity extend shop fronts to Debenhams

Opportunity to introduce active frontages along Bedford Way.

3

Granite paving reflecting modernist patterns

4

Opportunity for catenary lighting or suspended public art

5

Old Town Street blended granite paving

Opportunity to transform the character of the street through creative floorscape utilizing granite and triangular forms to reimagine the modernist architecture movement.

Opportunity to introduce suspended lighting to animate the street.

2 5

4 1

3

A. Existing condition

5

12m

4

A. Opportunities for change 3 2

9m

A

1

Old Town St. - New George St. Feasibility Report

121

4.10. House of Fraser Elevation - Analysis

1 HOUSE OF FRASER- NEW GEORGE STREET

2 HOUSE OF FRASER- ARMADA WAY

1

2

4

3

KEY PLAN

122

Elevation - Analysis

3 HOUSE OF FRASER- ROYAL PARADE

4 HOUSE OF FRASER- VIEW FROM ARMADA WAY

1

2

4

3

KEY PLAN

Old Town St. - New George St. Feasibility Report

123

4.10. House of Fraser Elevation - Proposed Interventions

1 HOUSE OF FRASER- NEW GEORGE STREET

2 HOUSE OF FRASER- ARMADA WAY

1

2

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

CANOPY BUILDING DIVISION

4

3

KEY PLAN

124

Elevation - Proposed Interventions

Public realm redesign

New vertical link and entrance to sky bar and restaurant

3 HOUSE OF FRASER- ROYAL PARADE

Potential space for Sky Bar and restaurant

4 HOUSE OF FRASER- VIEW FROM ARMADA WAY

1

2

4

3

KEY PLAN

Old Town St. - New George St. Feasibility Report

125

4.10. House of Fraser Bay Study

FACADE LIGHTING AND CLEANING CANOPY REFURBISHMENT TOP FLOOR REFURBISHMENT

CONCEPT - SIGNAGE DESIGN MANUAL

ARMADA WAY - EAST ELEVATION

126

TOP FLOOR EXTENSION

CANOPY REFURBISHMENT

SKY BAR

Reference Images

Concept Sketch

SHOP FRONT FRAMING

CANOPY REFURBISHMENT

PROPOSED LIGHTING

NEW GEORGE STREET - SOUTH ELEVATION

Old Town St. - New George St. Feasibility Report

127

4.10. House of Fraser Bay Study - Rooftop Bar

SCHEMATIC SKETCH

128

Reference Images

ROOFTOP TERRACE - BAR

ROOFTOP TERRACE - RESIDENTIAL

Old Town St. - New George St. Feasibility Report

ROOFTOP TERRACE - RESIDENTIAL

ROOFTOP TERRACE - BAR

ROOFTOP EXTENSION

ROOFTOP EXTENSION

129

4.10. House of Fraser Reference Images

EXTENSION RENOVATION

ROOFTOP BAR

130

EXTENSION RENOVATION

EXTENSION RENOVATION

ROOFTOP BAR

ROOFTOP BAR

Aerial View

Old Town St. - New George St. Feasibility Report

131

4.11. Public Realm - Armada Way Quality and Function Of Space: Street Width: 45.5m Armada Way is the primary north south street in the City Centre which connects the Railway Station to The Hoe. Armada Way has had some recent improvement to surface finishes to the north and south of Royal Parade. The original grand boulevard set out in the Abercrombie Plan has been lost through large scale existing trees.

Whilst Armada Way is a large space it is not flexible enough to provide space for a broad range of events. The surface finishes are in consistent and the definition of the Armada Way as a Primary Street is not clear.

Opportunities For Change: •

•

•

Opportunity to enhance the ‘Sun Dial’ water feature to create meeting point with good provision of seating.

Opportunity to enhance the seating provision along Armada Way to the House of Fraser frontage providing places to pause and enjoy events increasing dwell time.

Make provision for cycle parking

•

Extend legible city signage to enhance navigation

•

Celebrate the modernist architecture through feature lighting

•

Introduce sustainable urban drainage as integrated elements as part of the public realm to reduce dependence on conventional drainage.

132

2

Review the quality of public toilets at the intersection of Armada Way and New George Street to deliver better quality facilities and provide flexible space for events including markets.

•

•

5

Opportunity to provide an integrated play strategy that caters for families in the City Centre.

1

Enhance existing fountain with improved seating and playful water features

2

Large, timber seating platforms

3

Retain open, flexible space for events

4

Opportunity for Kiosk/cafe space creating zone for smaller events and improved WC facilities

5

Strengthen avenue of trees across Royal Parade with additional tree planting

6

Gateways to adjoining Streets to Armada Way to include wayfinding

7

Roof Level activity in House of Fraser

8

Integrate sustainable urban drainage and cycle routes.

7

3 6

2

1 6 4 8

A

A. Existing condition

45m

A. Opportunities for change

Old Town St. - New George St. Feasibility Report

133

4.12. Jigsaw Park

North Gate Park HI LL

CO

UR

Connections and Views

G

ST R

NO RT H

BO

EE

T

KEY CONNECTIONS KEY VIEWS

ARMADA WAY

MAYFLOWER STREET

CH

AR

EASTLAKE STREET

METHODIST CENTRAL HALL

LE

S

ST R

EE

T

DRAKE CIRCUS SHOPPING CENTRE CORNWALL STREET M&S

HI

LL

A significant Green space CO

G

NO

UR

SIGNIFICANT GREEN SPACE

RT

H

BO

ST R

EE

T

MAYFLOWER STREET

CH

METHODIST CENTRAL HALL

EASTLAKE STREET

KEY DESTINATIONS

ARMADA WAY

GREEN FRAMEWORK: GREEN STREETS & GARDENS

AR

LE

S

ST R

EE

DRAKE CIRCUS SHOPPING CENTRE CORNWALL STREET M&S

134

T

Lighting And Public Art

LL

CO

RT H

G

ST R

NO

UR

HI

BO

EE

LIGHTING TO BUILDINGS

T

CREATIVE LIGHTING TO PEDESTRIAN CONNECTIONS

ARMADA WAY

METHODIST CENTRAL HALL

EASTLAKE STREET

MAYFLOWER STREET

OPPORTUNITY FOR PUBLIC ART INTERVENTIONS

CH

AR

LE

S

ST R

EE

T

DRAKE CIRCUS SHOPPING CENTRE

CORNWALL STREET

M&S

HI

LL

Opportunity for events CO

G

FLEXIBLE SPACE FOR EVENTS

NO

UR

RT

H

BO

ST R

EE

T

MAYFLOWER STREET

METHODIST CENTRAL HALL

CORNWALL STREET

EASTLAKE STREET

ACTIVE FRONTAGES

ARMADA WAY

PLAYFUL PUBLIC REALM

CH

AR

LE

S

ST R

EE

T

DRAKE CIRCUS SHOPPING CENTRE

M&S

Old Town St. - New George St. Feasibility Report

135

4.12. Jigsaw Park

North Gate Park Option A

Quality and Function Of Space: Scale: 50m x 50m Jigsaw Park is an important green space in the City Centre. The nearest public green spaces are Armada Way to the west and Addison Park to the east. The existing Jigsaw Gardens struggles to sustain the heavy use with desire line cutting across lawns and limited seating provision.

Opportunities For Change: •

• •

•

•

136

Opportunity to transform and rebrand the existing Jigsaw Gardens into a first class urban space that is robust to cater for the growing population of students and residents.

9 5

Opportunity to increase the coverage of large scale street trees to compliment and frame views to the Methodist Hall whilst creating a human scale to the large scale buildings.

Potential to integrate seating terraces to accommodate large numbers of people.

Improved direct pedestrian crossing to History Centre and Art College

2

Existing pedestrian crossing to University retained

3

Opportunity to introduce active uses into the park like cafes and events spaces.

7

Potential to enhance enclosure of Jigsaw Gardens to provide protection from the busy trafficked streets of Cobourg Street, Charles Street and North Hill.

1

8

6

4

Large scale tree planting

5

Perennial planting and seating overlooking events space

6

Flexible space for events

4 4 5 7

10 1 3

Generous green planted edge with seating wall

Existing trees retained

8

Opportunity for active frontage to future Money Centre development

9

Pedestrian connection to MSCP

10

Bespoke sign with rebranding of space to respond to the historic North Gate

2

A. Existing condition

2

4

A. Opportunities for change

10

3

5

1 4 8 5

6

7

A. Opportunities for change

Old Town St. - New George St. Feasibility Report

9

A

5

137

4.12. Jigsaw Park

North Gate Park Option B

Quality and Function Of Space: Scale: 50m x 50m Jigsaw Park is an important green space in the City Centre. The nearest public green spaces are Armada Way to the west and Addison Park to the east. The existing Jigsaw Gardens struggles to sustain the heavy use with desire line cutting across lawns and limited seating provision.

Opportunities For Change: •

Opportunity to transform and rebrand the existing Jigsaw Gardens into a first class urban space that is robust to cater for the growing population of students and residents.

•

Opportunity to introduce active uses into the park like cafés and events spaces.

•

Potential to enhance enclosure of Jigsaw Gardens to provide protection from the busy trafficked streets of Cobourg Street, Charles Street and North Hill.

•

•

138

1

2 9 5 7

6

Existing pedestrian crossing to University retained

3

Generous green planted edge with seating wall mounded over integrated cafe unit

4

Large scale tree planting

5

Perennial planting and seating overlooking events space

4 4

Opportunity to increase the coverage of large scale street trees to compliment and frame views to the Methodist Hall whilst creating a human scale to the large scale buildings.

Potential to integrate seating terraces to accommodate large numbers of people.

8

Improved direct pedestrian crossing to History Centre and Art College

6

5

7

10 1 3

2

Flexible space for events Existing Trees retained

8

Opportunity for active frontage to future Money Centre development

9

Pedestrian connection to MSCP

10

Bespoke sign with rebranding of space to respond to the historic North Gate

A. Existing condition

2

4

A. Opportunities for change

10

3

5

1 4 8 5

6

7

A. Opportunities for change 9

Old Town St. - New George St. Feasibility Report

A

5

139

4.13. Jigsaw Park Additional Options Concept Sketch - Option 1

AMPHITHEATRE WITH CENTRAL ROUTE

NEW DESTINATION

BOX PARK

140

CONCEPT SKETCH - CENTRAL ROUTE CONNECTING DRAKE CIRCUS WITH HISTORICAL CENTRE

Concept Sketch - Option 2

AMPHITHEATRE

POP UP F&B

EVENT SPACE

Old Town St. - New George St. Feasibility Report

CONCEPT SKETCH - CENTRAL EVENT SPACE

141

142

05.PHASE THREE 5.1. Location and Site Photographs 5.2. City Context and Elevations 5.3. New George Street North 5.4. Old Street East

Old Town St. - New George St. Feasibility Report

143

5.1. Phase 3 Location & Site Photographs Old Town Street - New George Street Block Location

01

02

03

04 05 06

KEY:

144

OTS-NGS Building Plymouth Campus Key Projects

Photos

VIEW 01

VIEW 02

VIEW 03

VIEW 04

VIEW 05

VIEW 06

Old Town St. - New George St. Feasibility Report

145

5.2. Phase 03 City Context & Elevations Old Town Street - New George Street Block Location

Old Street - East Elevation

New George Street - North Elevation

146

Existing Elevations

New George Street - North Elevation

Old Street - East Elevation

Old Town St. - New George St. Feasibility Report

147

5.3. New George Street North Elevation - Analysis

1

2

3

4

5

6

7

GAME

YOURS

MILLETS

SKETCHERS

VIRGIN MEDIA

TRESPASS

DEICHMANN

8

9

THE BODY SHOP CARD FACTORY

10

11

EE

HALIFAX

NEW GEORGE STREET - NORTH ELEVATION 1

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

2

3 4 5 6

7

8 9 10

11

12 13 14

15 16 17

18 19 20

CANOPY BUILDING DIVISION KEY PLAN

148

Elevation - Analysis

11

12

13

14

15

16

17

18

19

20

21

22

HALIFAX

CARPHONE WAREHOUSE

BURTON

CAFE THOMSONS

MOSS BROS.

CLINTONS

EVANS

VISION EXPRESS

ANN SUMMERS

WHITE STUFF

BLUE WING GALLERY

WARREN JAMES

NEW GEORGE STREET - NORTH ELEVATION 1

2

3 4 5 6

7

8 9 10

11

12 13 14

15 16 17

18 19 20 21 22

KEY PLAN

Old Town St. - New George St. Feasibility Report

149

5.3. New George Street North Elevation - Proposed Interventions

Shop signs are scattered and vary in size and design

Potential space for double height units

Prominent facade - prime view from Royal Parade

NEW GEORGE STREET - NORTH ELEVATION

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

CANOPY BUILDING DIVISION KEY PLAN

150

Elevation - Proposed Interventions

Remove existing canopy

Potential space for double height units

NEW GEORGE STREET - NORTH ELEVATION

KEY PLAN

Old Town St. - New George St. Feasibility Report

151

5.3. New George Street North Signage Design Manual

EXISTING ELEVATION

PROPOSED ELEVATION

152

•

•

Lacks consistency

•

No alignment of horizontal architectural features

align stone panel proportion with adjacent building

•

Signage too dominant and not aligned

•

align signage into a coherent framing system

•

align signage into a coherent framing system

•

align zinc profile above signage

•

align zinc profile above signage

•

consistent colour background

•

consistent colour background

•

renovate copper flashing and apply to signage top

Bay Study - 36 New George Street

Reference Images

TWO LEVEL UNIT FRONTAGE

CONCEPT - SIGNAGE DESIGN MANUAL - DOUBLE HEIGHT SHOP FRONT

SHOP FRONT FRAME

F&B UNIT - BAY FRONTAGE

FACADE LIGHTING AND CLEANING SIGNAGE ALIGNMENT SHOP FRONT DESIGN MANUAL DOUBLE HEIGHT SHOP FRONTS NEW GEORGE STREET - SOUTH ELEVATION

Old Town St. - New George St. Feasibility Report

153

5.3. New George Street North Signage Design Manual

EXISTING ELEVATION

PROPOSED ELEVATION

154

•

Lacks consistency

•

No alignment of horizontal architectural features

•

Inconsistent colour panels

•

Marble base cladding not used on the left

•

No alignment of horizontal architectural features

•

Align signage

•

•

Renovate upper windows and use consistent framing

Align signage with base cladding returned around all units

•

Renovate upper windows and use consistent colours

•

Consistent colour backing to signs

•

Consistent colour backing to signs

•

Renovate upper panels

Bay Study - 22/24 New George Street

PROMINENT LOCATION FACADE REFURBISHMENT DOUBLE HEIGHT SHOP FRONTS NEW GEORGE STREET - SOUTH ELEVATION

Old Town St. - New George St. Feasibility Report

155

5.4. Old Town Street Elevation - Analysis

1

2

3

4

5

6

BETFRED

NATWEST

SALTROCK

CO-OPERATIVE BANK

HSBC

RBS

1 2 3 4 5

6

EXISTING FACADE REFURBISHMENT

NEW DESIGN

SHOP-FRONT REFURBISHMENT

SIGNAGE ALIGNMENT

CANOPY BUILDING DIVISION KEY PLAN

156

Elevation - Proposed Interventions

Potential space for visual opening to Drake Circus

Shop signs are scattered and vary in size and design

Existing Facade Refurbishment

New Design

Shop-front Refurbishment

Signage Alignment

Double height unit shopfront would benefit from redesigning to fit overall scheme

Canopy Building Division KEY PLAN

Old Town St. - New George St. Feasibility Report

157

5.4. Old Town Street Bay Study - Bristol House

Reference Images

DIVIDED SHOP FRONTS AND ENTRANCE

OLD TOWN STREET - ELEVATION

158

SHOP FRONT WITH CANOPY

Bay Study - HSBC

Reference Images

TWO LEVEL UNIT WITH GLAZED FACADE

TWO LEVEL UNIT WITH GLAZED FACADE ON GF

FACADE CLEANING AND LIGHTING SIGNAGE ALIGNMENT SHOP FRONT DESIGN MANUAL OLD TOWN STREET - ELEVATION

Old Town St. - New George St. Feasibility Report

159

160

APPENDICES A. Plymouth Campus Feasibility Programme - Rev A B. Plymouth Campus - MSCP - Feasibility Programme Rev A

Old Town St. - New George St. Feasibility Report

161

162

A. PLYMOUTH CAMPUS FEASIBILITY PROGRAMME - REV A

Old Town St. - New George St. Feasibility Report

163

164

Plymouth Campus Projects Summary Programme ID 1

Task Name

Duration

Drake Circus Leisure

760 days

Q4

2017 Q1

Q2

Q3

Q4

2018 Q1

Q2

Q3

Q4

2019 Q1

27 March 2017 Rev A Q2

Q3

2020 Q1

Q4

Q2

Q3

Q4

2

Design Development

39 wks

Design Development

3

Planning / Tenants

15 wks

Planning / Tenants

4

Procurement

15 wks

Procurement

5

Mobilisation

4 wks

6

Construction

100 wks

7

Cinema Access

0 days

8

A3 Unit Access

0 days

9

Cinema Fit Out

26 wks

Cinema Fit Out

10

A3 Restaurant Unit Fit Out

15 wks

A3 Restaurant Unit Fit Out

11

LEISURE SCHEME OPENING

0 days

2021 Q1

Q2

Q3

Q4

2022 Q1

Q2

Mobilisation Construction Cinema Access A3 Unit Access

LEISURE SCHEME OPENING

12 13 14

Old Town Street / New George Street Retail

1120 days 1120 days

15

Stage 1 Feasibility

18 wks

16

Stage 2 Development / Land Agreement

28 wks

17

Stage 3 ‐ Planning / Tenants

40 wks

18

Stage 4 ‐ Design & Procurement

34 wks

19

Stage 5 Construction

510 days

Stage 1 Feasibility Stage 2 Development / Land Agreement Stage 3 - Planning / Tenants Stage 4 - Design & Procurement Enabling + Retail Block

20

Enabling + Retail Block

82 wks

21

Retail Fit Out

15 wks

22

Upper floors

82 wks

23

Public Realm ‐ OTS & NGS

26 wks

Public Realm - OTS & NGS

24

Pavilion fit Out

8 wks

Pavilion fit Out

25

Hotel Fit Out

20 wks

26

RETAIL PUBLIC REALM OPENS

0 days

27

HOTEL OPENS

0 days

Retail Fit Out Upper floors

Hotel Fit Out RETAIL PUBLIC REALM OPENS HOTEL OPENS

28 29

Mayflower East MSCP

960 days

30

Stage 1 Feasibility

18 wks

31

Stage 2 Development / Land Agreement

21 wks

32

Stage 3 ‐ Planning

42 wks

33

Stage 4 ‐ Design & Procurement

27 wks

34

Stage 5 ‐ Demolition & Enabling

13 wks

35

Stage 5 ‐ Construction

71 wks

36

CAR PARK OPENS

0 days

Stage 1 Feasibility Stage 2 Development / Land Agreement Stage 3 - Planning Stage 4 - Design & Procurement Stage 5 - Demolition & Enabling Stage 5 - Construction CAR PARK OPENS

37 38

Mayflower 2020 Works Embargo (PCC)

52 wks

Mayflower 2020 Works Embargo (PCC)

2017 002 / 5.03 / jd

Old Town St. - New George St. Feasibility Report

165

166

B. PLYMOUTH CAMPUS - MSCP FEASIBILITY PROGRAMME - REV A

Old Town St. - New George St. Feasibility Report

167

168

Mayflower East MSCP Replacement Feasibility Programme ID 1

Task Name

Duration

Start

Finish

Stage 1 ‐ Feasibility

90 days

Mon 23/01/17 Fri 26/05/17

0 days

Mon 23/01/17 Mon 23/01/17

2

Briefing / Instruction

3

Design Studies & Appraisal (RIBA Stage 0 / 1‐) 10 wks

Mon 23/01/17 Fri 31/03/17

4

PCC / BL Agreement in Principle

4 wks

Mon 03/04/17 Fri 28/04/17

5

Prepare BL IC Paper & Approval

8 wks

Mon 03/04/17 Fri 26/05/17

6

BL IC Approval to Stage 2

0 days

Fri 26/05/17

Fri 26/05/17

105 days

Fri 26/05/17

Fri 20/10/17

0 days

Fri 26/05/17

Fri 26/05/17

D

2017 J

F

M

A

M

J

J

A

S

O

N

D

2018 J

F

M

A

M

J

J

A

S

O

N

27 March 2017 Rev A

D

2019 J

F

M

A

M

J

J

A

S

O

N

D

2020 J

F

M

A

M

J

J

A

S

O

N

D

2021 J

F

M

A

Briefing / Instruction Design Studies & Appraisal (RIBA Stage 0 / 1-) PCC / BL Agreement in Principle Prepare BL IC Paper & Approval BL IC Approval to Stage 2

7 8

Stage 2 ‐ Development / Land Agreement

9

Instruction to Commence

10

Design Development & Cost Plan (RIBA Stage 1+8 wks

Mon 29/05/17 Fri 21/07/17

11

Title / Third Party Searches & Reports

6 wks

Mon 29/05/17 Fri 07/07/17

12

PCC Site Valuation Report (By PCC DV)

6 wks

Mon 29/05/17 Fri 07/07/17

13

Third Party Identification & Mitigation Strategy 13 wks

Mon 10/07/17 Fri 06/10/17

14

Update Appraisal

2 wks

Mon 24/07/17 Fri 04/08/17

15

Draft Heads of Terms

4 wks

Mon 03/07/17 Fri 28/07/17

16

Draft Development Agreement

4 wks

Mon 07/08/17 Fri 01/09/17

17

Issue Notice of Key Decision

0 days

Fri 01/09/17

18

Draft Cabinet Report

2 wks

Mon 04/09/17 Fri 15/09/17

19

Final Cabinet Report

1 wk

Mon 18/09/17 Fri 22/09/17

20

Cabinet Meeting Approval

0 days

Fri 22/09/17

21

QC Review of Agreement (Incl OJEU Compliance2 wks

Mon 25/09/17 Fri 06/10/17

22

Finalise Development Agreement

4 wks

Mon 25/09/17 Fri 20/10/17

23

Prepare BL IC Paper

2 wks

Mon 09/10/17 Fri 20/10/17

24

BL IC Approval to Exchange & Progress to Stage0 wks

Fri 20/10/17

Fri 20/10/17

25

Exchange Development Agreement

0 days

Fri 20/10/17

Fri 20/10/17

Fri 01/09/17

Fri 22/09/17

Instruction to Commence Design Development & Cost Plan (RIBA Stage 1+) Title / Third Party Searches & Reports PCC Site Valuation Report (By PCC DV) Third Party Identification & Mitigation Strategy Update Appraisal Draft Heads of Terms Draft Development Agreement Issue Notice of Key Decision Draft Cabinet Report Final Cabinet Report Cabinet Meeting Approval QC Review of Agreement (Incl OJEU Compliance) Finalise Development Agreement Prepare BL IC Paper BL IC Approval to Exchange & Progress to Stage 3 Exchange Development Agreement

26

210 days

Mon 23/10/17 Fri 10/08/18

28

Concept Design (RIBA Stage 2)

18 wks

Mon 23/10/17 Fri 23/02/18

29

Progress S278 & Stopping Up

18 wks

Mon 23/10/17 Fri 23/02/18

30

Technical Surveys

12 wks

Mon 23/10/17 Fri 12/01/18

31

Progress Third Party Matters

30 wks

Mon 23/10/17 Fri 18/05/18

32

Consultations

2 wks

Mon 18/12/17 Fri 29/12/17

33

Prepare Application

2 wks

Mon 26/02/18 Fri 09/03/18

34

Submit Application

0 days

Fri 09/03/18

35

Registration & Determination

1 wk

Mon 12/03/18 Fri 16/03/18

36

Resolution to Grant

13 wks

Mon 19/03/18 Fri 15/06/18

37

Finalise Conditions & S106

2 wks

Mon 18/06/18 Fri 29/06/18

38

Issue Consent

0 days

Fri 29/06/18

39

JR Period

6 wks

Mon 02/07/18 Fri 10/08/18

27

Stage 3 ‐ Planning

Fri 09/03/18

Concept Design (RIBA Stage 2) Progress S278 & Stopping Up Technical Surveys Progress Third Party Matters Consultations Prepare Application Submit Application Registration & Determination Resolution to Grant Finalise Conditions & S106 Issue Consent

Fri 29/06/18

JR Period

40

135 days

Mon 13/08/18 Fri 15/02/19

42

Detailed Design (RIBA Stage 3 / 4‐)

13 wks

Mon 13/08/18 Fri 09/11/18

43

S278 Design & Submission

13 wks

Mon 13/08/18 Fri 09/11/18

44

S278 Technical Approval

12 wks

Mon 12/11/18 Fri 01/02/19

45

Stopping Up Order Completion

20 wks

Mon 13/08/18 Fri 28/12/18

46

41

Stage 4 ‐ Design & Procurement (JCT D&B)

Prepare Tender Documents

4 wks

Mon 29/10/18 Fri 23/11/18

47

Contractor Pre‐Qualification

6 wks

Mon 10/09/18 Fri 19/10/18

48

Tender Period

8 wks

Mon 26/11/18 Fri 18/01/19

49

Tender Review & Negotiation

4 wks

Mon 21/01/19 Fri 15/02/19

50

Third Party Matters Closed

15 wks

Mon 13/08/18 Fri 23/11/18

51

Vacant Possession

20 wks

Mon 01/10/18 Fri 15/02/19

Detailed Design (RIBA Stage 3 / 4-) S278 Design & Submission S278 Technical Approval Stopping Up Order Completion Prepare Tender Documents Contractor Pre-Qualification Tender Period Tender Review & Negotiation Third Party Matters Closed Vacant Possession

52

420 days

Mon 18/02/19 Fri 25/09/20

54

Mobilisation

4 wks

Mon 18/02/19 Fri 15/03/19

55

Site Works ‐ Enabling / Demolition

13 wks

Mon 18/03/19 Fri 14/06/19

56

Construction

65 wks

Mon 17/06/19 Fri 11/09/20

57

Operational Set Up

2 wks

Mon 14/09/20 Fri 25/09/20

CAR PARK OPEN

0 days

Fri 25/09/20

53

Stage 5 ‐ Construction (JCT D&B)

Mobilisation Site Works - Enabling / Demolition Construction Operational Set Up

58 59

2017 002 / 5.03 / jd

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