SITE 10: ST PATRICK’S
Student ID: 10276054
CONNECTIVITY
ROAD HIERARCHY
INTRODUCTION
PUBLIC TRANSPORT •
Manchester is a very well-connected city, with strong local, regional, and national links across Britain.
LEGIBILITY ANALYSIS
radial distribution of roads (thus bus routes) creates many underserved areas in terms of connectivity, limiting mobility between, and permeability of, neighbourhoods.
Trains to • Leeds (~1h) • Birmingham (~2h) • Newcastle (~2.5h) • London (~3h) • Edinburgh (~4h)
Trains to • Manchester Aeroport (~30mins) • Liverpool (~45 mins) • North Wales (~2h15min)
Combined with an international aeroport, Manchester is the core of the Northern Powerhouse: an economic movement to promote greater investment and economic prosperity in the North of England.
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cycle network is very poorly developed → while many roads are cyclable, there are very few dedicated lanes within this area of Manchester • expansion of Bee Network rental system indicates greater interest and usage of bicycles, however their current placement primarily encourages movement into and around the city centre.
2016-2025 Development Plan aims to promote sustainable development, and improve quality of life: walkable cities, strong public transport, high-skill jobs and education, increasing greenspace cover
However, like many regions in the North of England, Manchester experienced significant deindustrialisation during the latter half of the 20th century. Collyhurst is a historically industrial, working class suburb of Manchester. Successive economic recessions, and clearances of social housing, has left the neighbourhood fractured, isolated and deprived, despite its excellent physical connections into the city.
site is well-served by two major roads, Oldham Road, and more importantly, Rochdale Road, with Livesey Street directly connecting the two to the site • close proximity (and direct access) to central and intermediate ringroad promotes mobility across the city and Greater Manchester, and by extension, regionally. • limited pedestrian activity or infrastructure outside of city centre → links to site are poor-quality and under-utilised, despite site’s close proximity to centre and major retail connections → due to radial distribution of roads, there is limited or indirect pedestrian access to many of the neighbourhoods surrounding the site
some landmark examples
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SERIAL VISION - ROCHDALE ROAD & LIVESEY STREET
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site is well-served by public transport both into and out of the city, albeit limited by radiality of road infrastructure. Buses are particularly frequent (especially into city) and trams run every 10-15 minutes addition of Sand Hill tram stop would decrease walking time from ~20-25 mins (Queen’s Road and Monsall) to ~7 mins, and provide a tram stop directly within Collyhurst & Irk Valley.
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there are many areas of low-legibility/uncertainty between districts, due to uneven development or uneven land use & aesthetics. Area surrounding the site, this is typically car-parks or derelict/unused land, which acts as an isolator from the surrounding districts the major paths around the site (Rochdale and Oldham Rd) act as simultaneously connecting, and isolating forces - joining Collyhurst to the city, while also cutting it off from its surrounding neighbourhoods. in the case of South Collyhurst, it is cut off from North Collyhurst by the Victoria rail line, which acts as a major edge/barrier for the neighbourhood, with limited connections between these two neighbourhoods (especially ones which are independent from the major paths, unlike Miles Platting to the south-east for example). •
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edge of city centre - building height and mass drops away from the Marble Arch onwards, and increasing abundance of 2-3 story buildings over tower/apartment blocks, with more open space, and vegetation
City is well-connected across the local-national scale, as is Collyhurst. Collyhurst however, despite its proximity to the city, is still relatively isolated. Site is located between two key spine roads: Rochale and Oldham.
abundance of fencing and walls along pavement creates a feeling of enclosure against the busy road, vegetation also acts as an obstruction for views of site - from Rochdale only visible from ~150m away. Street furniture is limited to bus stops, and combined with the enclosed effect, creates an uneasy, and monotonous atmosphere. Abundance of open space (notably car parks) and low-density creates a suburban feeling, with key views primarily of tower blocks further north along Rochdale.
DEVELOPMENT AND HERITAGE BUILDING AGE + FIGURE GROUND ANALYSIS
despite its Victorian industrial history, Collyhurst has retained very little of its pre-war buildings. Despite this, the red-brick terraces, and layout is reminiscent of the Victorian terraces in Collyhurst. This can be partially attributed to the 1960-70s “slum clearances”, where previous buildings and neighbourhood structures were destroyed and rebuilt.
LAND USE + BUILDING HEIGHT
MORPHOLOGY CHANGE
abundance of empty space due primarily to derelict land and/or car parks
River Irk Valley is very poorly defined, likely due to topographical and environmental constraints
sudden drop away of coarse grain, large mass buildings
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Collyhurst has seen limited modern re-development compared to surrounding neighbourhoods (Miles Platting to the S/SE, and Ancoats to the S/SW); likely due to the lower socio-economic status of its residents, and more sparse development to the N/NW, thus increasing risk/reducing appeal for developers. This is changing however, with some recent developments emerging close to the site. a clear transition between the city centre-adjacent areas and residential-dominated: from large mass and coarse grain, to fine grain and smaller mass, and rapid expansion of new development from the city centre outwards.
AREA CLASSIFICATION
Deep set-back of homes from the pavement create a much more open feeling, exacerbated by the use of transparent fencing (metal railing) over opaque brick or concrete. By contrast to the imposing walled off RC school, which makes the pavement , and that side of Livesey Street feel more enclosed.
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GREEN INFRASTRUCTURE AND PUBLIC REALM
1900s • booming mills and factories within the Irk Valley • tightly-knit Victorian terraces with a fine-grain, linear grid structure • layout of neighbourhood has St Patricks’s as a focal/centre-piece • highest density of housing observed within site • 1960s • decline in industry led to demolition of many factories & warehouses in Irk Valley • decline in residential housing - linked to the slum clearances and removal of “back to back” terraces • dense neighbourhood is retained however fragmentation from North Collyhurst has begun
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Frontage outside St Patrick’s is more active, however remainder of the site is fenced/walled off. Speed bumps indiacte a high-use road, however narrow pavements and limited furniture (e.x benches) does not support extensive pedestrian activity. Overall, space feels enclosed, and too small for purpose.
Key Takeaways - Connected, Fragmented, Illegible
Site is in a highly-accessible location in relation to city centre, with numerous modes of transport accessible • street-level improvements are still necessary however, to reduce the barrier effect of Oldham and Rochdale Roads, and encourage greater pedestrian or cyclist use → could be done by expanding current pedestrian infrastructure (e.g widening pavements or set-back from road) and increasing diversity, interactivity, and reducing negative feeling • of enclosure or monotony at the street/human level one of the few examples in this • overall legibility of area is poor, exacerbated by limited neighbourhood of dedicated on-street longitudinal movement due to radial layout of major roads, parking (most other is done illegally on and barrier of Victoria train line the kerb). • many local landmarks, with potential for enrichment with Abundance of greenspace is also effective screening from Oldham Road further development. site retains a quiet suburban ambiance • abundance of vegetation creates a positive image, how→ further development should be (despite proximity to two major roads) ever further strategic placement of this could encourage a considerate of these factors more active role for GI, rather than its currently passive one. •
Key Takeaways
This highlights the quiet suburban nature of South Collyhurst neighbourhood street furniture or street-level interactivity is highly lacking however, and pedestrian route along Rochdale road is highly uninteresting, and even unappealing. views of the site currently only possible due to the placement of adjacent car parks, and limited at the street-level by vegetation (due to its relatively low height)
2020s • drastic change: while the terrace layout has been retained, it is far less compact, with an increase in detached and semi-detached units, and shortening of the terrace rows • site has been almost completely levelled - area of previous housing converted into greenspace • removal of Oldham Rd trainline and emergence of apartment blocks along Oldham Road
area around the site is dominated by residential or “empty” land (term designated to land dominated by car parks or derelict land) residential building height is also typically <10m - except for the exceptionally tall tower blocks on Oldham + Rochdale Rd
KEY STATISTICS
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HERITAGE ASSETS
thus the development of afforable housing in this area is essential, as well as significant expansions to availability of services (including retail and public space)
DEVELOPMENT FRAMEWORK 2012 Collyhurst and the Lower Irk Valley Planning and Development Framework
1.1 - regeneration of this area is a priority for Council 4.1 - future population growth and city expansion demands new facilities in the area • in addition to new housing, the area is in desperate need for greater investment in other local services: shops, medical facilities, upgrade school, and generally expand opportunities for children and young adults. 4.2 - need to address crime and vandalism in area through conscientious urban design 4.4 - residents welcome new developments as long as there is a good mix of affordable homes for rent and/or purchase 5.1 & 5.2 - residents and stakeholders support expansion of transport links, and improving existing greenspaces, specifically highlighting the Irk Valley as an under-utilised attraction which requires extensive investment and redevelopment
Northern Gateway/Victoria North Development
aims to deliver over 15,000 new homes, with Phase 1 currently in development, delivering 274 new homes, 130 of which will be council-owned. It also aims to produce several new parks (and upgrade the existing Sand Hills and Catherine’s Wood), expanding public realm through wider footpaths, and a network of public squares and green routes to promote greater permeability in the neighbourhood - without requiring direct travel along Rochdale or Oldham Roads.
FUTURE DEVELOPMENT •
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There is significant investment in the periphery zones of the city - extending into Collyhurst: this is to meet the city’s goals of expansion to meet projected future population and economic growth in the city Northern Gateway proposes extensive redevelopments in Collyhurst majority of the developments in this area focused on residential, or mixed-use residential additionally, new developments have increased density through low or mid-rise buildings - promoting the necessary shift away from low-density suburban environment while there have been large housing projects built (or currently under construction) in Miles Platting, this level of development has not been seen yet in Collyhurst: although the Northern Gateway is a promising beginning.
Key Takeaways - Opportunities, Heritage, Deprivation • • • •
site and surrounding neighbourhood have great opportunities for future investment once Northern Gateway project progresses focus of this is enrichment of the surrounding neighbourhood - with significant (sorely-needed) invesments in improved services and public realm retains some heritage assets which could be better highlighted or centred in the community especially the Viaduct on New Allen St. deprivation and low incomes are a large challenge in this area: expanding the available social housing stock, and consideration of afforability (both for housing and retail) should be paramount for future developments to avoid future “slum clearances” via gentrification
Key Takeaways - Green Neighbourhood, Upgrades Required there is a great deal of unmanaged green space both within and surrounding the site. While this offers a positive pedestrian experience where you are surrounded by trees and vegetation despite close proximity to city centre and major roads, however most of this is poor-quality and monocultural: consists primarily of grass lawns and birch trees, which grow rapidly (and easily) here, but do not offer significant biodiversity advantages, or functional use. • the green spaces that are curated or managed are also fairly lacking: like with public realm, much of it is catered towards children’s activities, or are rather lacking in either → Sand Hills is especially sparse, and a concerted effort to increase plant diversity, as well as wider public realm improvements, would greatly improve the potential green link - currently to Queen’s Road Tram, but in the future to Sand Hill tram stop as well. • Public Realm is overall very lacking: while there are good examples in the city centre, or pedestrian-heavy areas, examples around the site consist exclusively of children’s playgrounds. While this is not unexpected for a young, family neighbourhood, there is significant room for adding other types of public realm: especially a public square, or around the edges of the site to facilitate movement •
CHARACTER
VERNACULAR
SITE ATTRIBUTES
NEIGHBOURHOOD CHARACTERISTICS
PHYSICAL DIMENSIONS
LAND OWNERSHIP
SHADOWING morning
evening
dense terrace layout of South Collyhurst produces a great deal of shadow, as do the large buildings along Livesey Street
SITE CROSS SECTION
SITE CHARACTERISTICS
ACCESS TO SITE
Key Takeaways •
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Key Takeaways - Transition, Isolation, City Expansion •
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Character in this area is in flux - there are areas of clear character (Northern Quarter, Ancoats), with transition zones around the city periphery - marking a shift from clearly urban towards more suburban, or even rurban landscapes (South + North Collyhurst, Irk Valley) while the vernacular of North and South Collyhurst, and Miles Platting, are similar, there is significant isolation which defines these character areas - housing density and irregularity in North Collyhurst, and physical isolation through infrastructure in South Collyhurst Miles Platting is an example of a more cohesive residential character - while the canals have the potential to isolate sections of the neighbourhood from each other (as has happened in Collyhurst), they are well-connected and easily accessible. Expansion from the city centre (New Cross) has not been well integrated into the surrounding landscape (unlike Ancoats) and further exacerbates the isolated nature of South Collyhurst - further development should aim to create a local character for this area
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Key Takeaways - Red-Brick, Lacking Personality • •
STREET PROFILE
FLOW AND MOVEMENT ACCESSIBILITY + PERMEABILITY
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the unpleasant nature of many of South Collyhurst’s streets (from a pedestrian standpoint) may be a contributing factor to why most would rather take a vehicle, rather than walk (the relatively short distance) into city centre • while greenery helps to improve the atmosphere at street level, much of this is done through private gardens, while public greenspace is little more than odd assemblies of lawns made from leftover space. the unpleasant nature of many of South Collyhurst’s streets (from a pedestrian standpoint) may be a contributing factor to why most would rather take a vehicle, rather than walk (the relatively short distance) into city centre Much of this comes from the irregular frontages - which pull people off the main roads (Livesey, Osborne, and New Allen at this scale) and into the cul-de-sacs - leaving the neighbourhood surprisingly empty in terms of pedestrians, considering the volumes of traffic which pass through the neighbourhood, and cars parked outside each house another dimension of this sparse/uninviting landscape is the lack of street furniture: there is none, outside of benches in the designated play area.
neighbourhood archetype has little variation, and barring a few examples of personalisation, there is little outward identity in this area (isolation through repetitive design) site has two styles: civic, grand (for St Patrick’s) and active along Livesey Street; and derelict/greenspace
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Livesey St and Rochdale Rd are key connections, although abundance of fencing limits access through Rochdale. Livesey street contains the only active buildings (and frontages) of site small footpath path connects N-S through site, however fencing on either side further limits movement W-E across site site can technically be accessed through New Allen Street although these are through desire paths area is predominantly owned by MCC freehold, bar St Patrick’s Church and School
ENVIRONMENTAL MATTERS NEIGHBOURHOOD GREENSPACES
TOPOGRAPHY
FRONTAGES + KEY VIEWS littering and flytipping are a big challenge for the site (and neighbourhood)
Area falls under Manchester’s 2016 Air Quality Management Area - where clean air objectives are not currently being met
NIGHT TIME ENVIRONMENT
Proximity to Oldham and Rochdale Road, as well as Victoria Trainline, which makes the area negatively affected by noise pollution
neighbourhood is mostly urbanised, thus poor ecosystem opportunities: however the site offers opportunities for tree planting or lowland wetland restoration while topography is not a direct challenge for the site, the restrictive nature of the Irk Valley may funnel development more intensively along Rochdale and Oldham Roads.
Key Takeaways • EDGE CONDITIONS
Key Takeaways - Confusing, Permeable, Indirect
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despite direct road access from every side, the site is not actually very accessible
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ROCHDALE ROAD
NEW ALLEN STREET
while the layout of the neighbourhood is not clear (potentially even defensive?), it is highly permeable: especially for pedestrian’s via the footpath network between terraces, and through the site. Many of the houses are found at the end of cul-de-sacs to maximise privacy (in addition to the prevalence of walling and fencing within this neighbourhood) → this creates a challenge for servicing, and places further importance on Livesey, New Allen, and Oswald Street. • this legibility issue is compounded when examining frontages - with most adjacent housing not facing the site, and with limited key views except via Rochdale Road, due to the height limitiations within the site, and neighbourhood • Overall, the site is severely restricted in its potential to disperse movement through every corner of the neighbourhood, due to the fencing on Rochdale Road, and along the interior footpath. Additionally, barring Livesey Street, there are very few direct, straight roads in this neighbourhood, further adding to the defensive sensation • St Patrick’s frontage is also imposing - and confronting from Rochdale Road: further adding to the defensive environment of South Collyhurst, as its style and mass hides that it is found in a predominantly residential, rather than civic, area.
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neighbourhood is filled with confusing environmental design choices (or lack thereof): empty spaces, lack of public realm) high crime rate despite good night-time light coverage - potentially due to poor design which has produced dark spots and eerie ambiance
STRATEGIC PROFILE
AREA PROFILE
SITE PROFILE
POLICY
REGIONAL CONTEXT
EDGE CONDITIONS
Northern Powerhouse aims to boost the economy of the North by £100 billion, and 850,000 jobs in the next 30 years
PALETTE
Manchester Core Strategy (2012-2027) aims to increase available housing and employment land through brownfield redevelopments, especially fringe regions like Collyhurst, and encouraging eastwards city expansion Northern Gateway investing over £35million across a 155ha area of Collyhurst and the Irk Valley, to produce 15,000 new homes and retail + recreation spaces to improve neighbourhood quality
NORTHERN GATEWAY
ROCHDALE ROAD
COLLYHURST The first major investment in Collyhurst in half a century, aiming to kick-start the transition towards medium-density city living. As well as housing upgrades, phase 1 alone brings numerous GI and Public Realm improvements, aiming to create walkable neighbourhoods, and introduce more shops and activites in Collyhurst providing new park
SITE CROSS SECTION
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median household income is very low (£21,000), as are current house prices (£130,000)
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over 30% of neighbourhood residents live in social housing
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Collyhurst is in the top 10% most deprived neighbourhoods in England
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Rochale and Oldham Road are both barriers and opportunities: connecting the neighbourhood to the city, but also restricting the neighbourhood due to this radial layout
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currently low-density suburban terraced housing, popular with young families
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area is heavily lacking in major, high-quality GI and public realm, and is primarily residential (there is a lack of integrated retail or activities in the neighbourhood)
Key Takeaways
new retail space & community space
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Key Takeaways
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Manchester is a well-connected regional powerhouse, with regular annual econoimc and population growth, requiring expansion of the urban centre to meet demand: thus neighbourhoods like Collyhurst; part of the city fringe, are being redeveloped Collyhurst is a historically working-class, deprived suburb, although it is well-connected to the network of major roads, ringroads, and the tram network, facilitating multiple types, and scale of transport consideration is required of the type and prices of housing created here, due to the socioeconomic status of many current residents
SWOT ANALYSIS
• Typical house in Collyhurst: 2-storey, 1960-80s redbrick terraces. Very minimal ornamentation, gardens are fenced (may be opaque - brick/wood or transparent - black metal railings)
10-15 walk to city centre from Site
INTERNAL
direct access to Rochdale Road from Site, and proximity to Oldham Road (both major arterial roads for city-borough connectivity)
Streets vary across Collyhurst: narrow widths mean the pedestrian experience is inconsistent: some areas are open and accessible (due to set-back of housing), some are illegible or constrictive (facing the backs or sides of homes / running along large sections of wall)
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Neighbourhood has strong character, good connectivity and heritage assets. GI and Public realm are poor, with limited access to good quality GI barring the city centre, and the public realm primarily catering to children. Neighhbourhood vernacular is red-brick terraces (Victorian-Industrial style) with narrow pavements
SITE DIMENSIONS
Key Takeaways • •
architectural standout and major neighbourhood landmark: St Patrick’s
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Site is unevenly developed: dense, large community facilities along Livesey Street, and undeveloped derelict/ greenspace Access to site is currently highly restricted due to fencing along its Rochdale edge, development along Livesey, unwelcoming conditions along New Allen St. Movement through the site is limited to one, poor-quality path Most of the surrounding neighbourhood does not overlook the site, and remaining key views are limited by tall tower blocks along Rochdale and Oldham Road
OPPORTUNITIES AND CONSTRAINTS OPPORTUNITIES
STRENGTHS
due to the impermeable and unwelcoming edge conditions (barring Livesey Street), access to and through the site is highly restricted to this very poor-quality pedestrian path through the centre
STREETS + HOUSING IN COLLYHURST
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244 new energyefficient homes (100 councilowned)
30 new homes, prioritised for tenants displaced by the previous destruction of Collyhurst housing; should they wish to return to the neighbourhood
NEW ALLEN STREET
CONSTRAINTS
WEAKNESSES Neighbourhood is on the periphery of character transition zones poor quality pedestrian & cycle routes
heritage asset on Site (St Patrick’s - Grade II listed)
major road and rail connection act as physical barriers
strong neighbourhood character
air & noise pollution
high concentration of night-time lighting
access to tram network from South Collyhurst is limited
architectural consistency: Redbrick Industrial-Victorian
monofuctional residential neighbourhood
close proximity to Irk Valley (open woodlands)
neighbourhood legibility is poor key views are poor-quality and limited site access and edge conditions are poor
OPPORTUNITIES
THREATS
EXTERNAL
Key Takeaways Northern Gateway will (when completed) provide many upgrades and opportunities for the site and neighbourhood → green route creation along Irk Valley → Sand Hills tram stop providing cover to South Collyhurst → upgrades to the public realm and GI → attracting businesses to neighbourhood to increase services & mixed-use Heritage upgrades possible both on-site (St Patrick’s) and within neighbourhood (Viaduct) Policy drive to develop Collyhurst (2012-27 Core Strategy) & Collyhurst is a Housing Development Area community support for redevelopment and neighbourhood improvement site contains approx. 3ha of greenspace/undeveloped land
Gentrification-associated displacement of residents
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current residents dependant on social housing rising crime rates and high rates of violent crime low housing prices and Irk Valley topographical restrictions could funnel development along Collyhurst; potentially resulting in poor-quality design and layouts (if uncoordinated)
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neighbourhood is highly deprived
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at the city scale, the site and neighbourhood is well-connected (and further improvements are due via Northern Gateway) site is in a key strategic location along the city fringe - many opportunities would offer both benefits towards the city centre expansion goals and local residents site contains a large portion of undeveloped derelict/greenspace which is advantageous to development local configuration is the source of many challenges: confusing legibility, inconsistent permeability, frequent barriers to movement, fragmentation via empty space placement