CALDICOT TOWN CENTRE · Job Number 8009 Version 1 Urban Design Project Feedback Data Report Ages...

CALDICOT TOWN CENTREVISIONING REPORT AND DEVELOPMENT PLAN

February 2016

2 CALDICOT TOWN CENTRE

Newport Office: Roberts Limbrick Architects The Estates Office 25-26 Gold Tops Newport, NP20 4PG Contact: Chris Gentle [email protected]

Headoffice: The Carriage Building Bruton Way Gloucester, GL1 1 DG

t: 03333 405 500 e: [email protected] w: www.robertslimbrick.com

ISO 9001:2008 AJA12/ 15418 ISO 14001:2004 AJA12/ 16322 IHAS 18001:2007 AJA12/ AN1673

This document has been prepared by:

Copyright

The contents of this document must not be copied or reproduced in whole or in part without written consent of Roberts Limbrick Architects. All plans are reproduced from the Ordnance Survey Map with permission of the Controller of HMSO. Crown copyright Reserved.

This document has been prepared on behalf of:

Visioning Report and Development Plan Report12-02-2016 Job Number 8009Version 1

Urban Design ProjectFeedback Data Report

Ages Saturday Tuesday School10 - 17 1 7 3218 - 21 1 0 022 - 30 4 3 031 - 40 3 7 041 - 50 8 7 051 - 60 13 10 061 - 70 26 9 0

70+ 11 10 0Totals 67 53 32

Place Saturday Tuesday SchoolCaldicot 50 38 27Rogiet 2 5 2

Portskewett 2 4 1Magor 0 0 0Undy 0 0 0

Caerwent 4 2 1Subrook 0 0 0Other 6 5 0Totals 64 54 31

The data collected in this document is not personally identifiable, as is a public document

Question 2, Where do you live?

Question 1, What is your age?

05

101520253035

10 - 17 18 - 21 22 - 30 31 - 40 41 - 50 51 - 60 61 - 70 70+

0

10

20

30

40

50

Caldicot Rogiet Portskewett Magor Undy Caerwent Subrook Other

Page 1 of 5

VISIONING REPORT AND DEVELOPMENT PLAN 3

01 INTRODUCTION

02 PLACE

03 VISION

04 PROPOSALS

05 WAY FORWARD

06 APPENDIX

TABLE OF CONTENTS

1.1 Purpose of the Document

1.2 Background

1.2.1 Location

1.2.2 History

1.2.3 Caldicot Today

1.3 Committed Schemes

3.1 The Vision for Caldicot

3.2 The Process

3.3 The Masterplan

3.4 Identified Projects

5.1 Summary and Next Steps

6.1 Retail Assessment

6.2 Public Consultation Panels

6.3 Public Consultation Results

4.1 Remodelling Retail Units

4.1.1 Extending Shop Fronts

4.1.2 Providing Larger Retail Units

4.1.3 Creating a Community Hub

4.2 Woodstock Parade

4.3 Jubilee Way

4.4 Improving the Built Environment

4.5 Providing Sustainable Housing

2.1 Wider Town Context

2.1.1 Road Network

2.1.2 Land Use Cluster

2.1.3. Open Space

2.2 Immediate Town Centre Context

2.2.1 Vehicular Movement

2.2.2 Parking

2.2.3 Open Space

2.2.4 Pedestrian Movement

2.3 Town Centre Detailed Study

2.3.1 Land Use

2.3.2 Built Environment

2.3.3 Public Realm

2.4 Issues and Opportunities

01INTRODUCTION


1.1 PURPOSE OF THE DOCUMENTRoberts Limbrick Architects were commissioned in November 2015 by Monmouthshire County Council in partnership with the Caldicot Town Team to prepare a Visioning Report and Development Plan for the future regeneration of Caldicot Town Centre, Monmouthshire. The project team includes commercial property consultants Bilfinger GVA.The Visioning Report and Development Plan will provide a basis for both physical and economic improvement in the town and help to take Caldicot forward as a thriving town centre in the future.

The purpose of this document is to inform future planning policy and provide a ‘statement of ambition’ by setting out a clear and robust vision that guides the direction for future change. In summary, this document is structured in 6 sections:

• Section 1 includes the purpose of the document together with an introduction to the town, its current situation and committed schemes affecting the town centre area

• Section 2 is an in-depth analysis of existing conditions and the issues and opportunities of the town centre

• Section 3 illustrates the vision for the future of the town centre together with an indicative masterplan and identified project proposals

• Section 4 shows the identified project proposals in detail

• Section 5 summarises this document and gives an indication of the way forward

• Section 6 includes the appendices.


01INTRODUCTION

1.2 BACKGROUND

As the main retail, leisure and administrative centre for the Severnside Area, Caldicot is located in the south-east corner of Wales in the county of Monmouthshire, between the M48 and the M4. The town is therefore very well-connected to major cities nearby such as Newport, Cardiff and Bristol via the national road network.

1.2.1 Location

M49

M4

M48

M4

Wye Valley

CHEPSTOW

CALDICOT

PortskewettRogiet

M4

M4

M5

M5

M48

CARDIFF

NEWPORT

Brecon Beacons

Wye Valley

CALDICOT

BRISTOL

SWINDON

CHELTENHAM

GLOUCESTER

M49

M4

M48

M4

Wye Valley

CHEPSTOW

CALDICOT

PortskewettRogiet

M4

M4

M5

M5

M48

CARDIFF

NEWPORT

Brecon Beacons

Wye Valley

CALDICOT

BRISTOL

SWINDON

CHELTENHAM

GLOUCESTER

Severnside Area

Wider Context

In addition to that, Cladicot benefits from a train station which is directly connected to Newport, Cardiff, Chepstow, Gloucester and Cheltenham. The Severn Tunnel Junction railway station in Rogiet provides additional links to Bristol, Bath, Taunton and Exeter.

Caldicot and its adjacent settlements, Portskewett and Rogiet, are served by regular daily bus services, along with wider connections to Chepstow, Newport and Bristol.


In contrast to the older market towns in Monmouthshire, Caldicot is a relatively new town which has grown from a local centre to a modern town centre with a hinterland wider than the town itself in a very short amount of time.

As the figure below shows, there was a sudden and drastic increase in population from the 1960s onwards, caused by the opening of the Llanwern Steelworks in 1962 and the construction of the Severn Bridge in 1966. Caldicot was designated as a suitable home for the thousands of steelworkers, and the improved transport links strengthened Caldicot’s connection to the Bristol area and nurtured its growth.

1.2.2 History

SteelworksLlanwern1962

Opening ofSevern Bridge1966

1801

1811

1821

5,000

10,000

1,000

1831

1841

1851

1861

1871

1881

1891

1901

1911

1921

1931

1951

1961

1971

1981

1991

2001

2011

1954

19851971

1.2 BACKGROUND

Population in Caldicot 1801-2011

1964


01INTRODUCTION

1.2.3 Caldicot TodayLiving in Caldicot and the Severnside Area is an attractive prospect, given its location in close proximity to employment cities nearby in combination with its good connectivity and ease of travel access.

Although population estimations indicate that Caldicot and its catchment area will continue to grow in the future, retail assessments for Caldicot Town Centre have painted a picture of underperformance and decline, with most residents choosing to shop outside of the area in major retail developments of Bristol, Newport and Cardiff.

With the core retail functions confined to Newport Road and land to the rear dominated by car parking and arterial routes, the town centre is characterised as ‘inward facing’ and disconnected from its surrounding areas. The varied and inconsistent architectural form within the town centre itself does little to contribute to the vitality and ‘sense of place’ of a town that has, in recent years, been widely regarded to be at a tipping point.

The recent ASDA super store development on the edge of the town centre in late 2014 has since attracted additional footfall to Caldicot. However, positive impact on the wider town centre has been minimal with only few linked trips to be noted. It is, consequently, recognised that there is a need for a transformation of the existing town centre offer to fully capture the potential benefits.

One of the main goals of this document, therefore, is to build upon the additional footfall the ASDA store has brought into the town by preparing a coordinated set of projects that will provide an attractive shopping and business experience that includes the whole of the town centre.

The new ASDA development to the South of the Town Centre

The Town Centre in Caldicot today


1.3 COMMITTED SCHEMES1.3.1 The linkage scheme

The Caldicot Town Centre - Making better connections scheme primarily aims to create an improved pedestrian route between the ASDA store and Newport Road as the main retail core of the town centre. At the same time, the access to the Waitrose Car Park is rearranged to Woodstock Way in order to minimise vehicular movement on the link road. This will be a first step towards a better connected town centre that provides a safe, friendly and attractive pedestrian environment for visitors and locals alike.

0 2m 4m 6m 8m 10m

North

REVDRNDATEREVISIONS

LIST OF INFORMANTS :

DRAWN BY

© Mountford Pigott LLP 2012Reproduction in whole or in part by any means is prohibited without the priorpermission of Mountford Pigott LLP.

This drawing is only to the stated scale if it is printed correctly. MPLLP cannot acceptresponsibility for the incorrect scaling of drawings printed by third parties.

All dimensions are in mm unless otherwise stated.

If this drawing forms part of an application for planning permission on behalf of theapplicant named below, it shall not be used for any other purpose without the expresspermission of Mountford Pigott LLP.

This drawing may incorporate information from other professionals. Mountford PigottLLP cannot accept responsibility for the integrity and accuracy of such information.Any clarification and/or additions that are required appertaining to such informationshould be sought from the relevant profession or their appointment representative aslisted below.

TOPO SURVEY: AZIMUTH LAND SURVEYS LIMITED. DWG MC2639-01ACCESS TO ASDA: AECOM DWG M029-D-0000-01-BASDA DWG: PL04-L

TW

LANDSCAPE SCREEN 2.4m HIGHMETAL MESH FENCE ON STEELPOSTS TO SUPPORT NEW CLIMBERS

LIBRARY

CAR PARK

ONE STOP

WAITROSE

WESLEY BUILDINGSERVICE YARD

WOODSTOCK WAY

ENLARGED ACCESS TOHIGHWAYS ENG DESIGN

SUB-STN

EG

EG

EG

EX CCTV

TEGULAR BLOCK PAVINGCOLOUR "TRADITIONAL" LAIDRANDOM

LENGTH OF DEEP CONCRETEKERB 350mm HIGHCAR PARK RELINED AND

POSSIBLY RESURFACED

PARKING SCHEDULE (SHOPPING)

DISABLED BAYS 6PARENT-CHILD BAYS 3STANDARD BAYS 84

TOTAL 93

TROLLEY BAYS 2

OTHER PARKING - AS EXISTING

EG

NEW RAISED TABLEWITH RAMP

RAMP

NEW BOLLARDS TO MATCHEXISTING BOLLARDS ADJACENT

WOODSTOCK WAY

TEGULAR BLOCK PAVING BYOTHERSNEW KERB EDGE

WHERE ACCESSCLOSED UP

ACCESS RETAINED

NEW KERB LINE

EXISTING KERB

A

A

PLANNING APPLICATIONBOUNDARY LINE

EX LP

EX

EX

EX

NEW LP

EXISTING TREESRETAINED

T

T

WHEEL STOP

NEW ASPHALT SURFACE TOEXISTING LEVELS RETAININGEXISTING DRAINAGE ANDSERVICES COVERS

NEW LP

NEW LP

NEW LP

NEW LP

NEW LP

NEW LP

NEW SEAT NEW TOTEM

NEW SEAT

NEW SEAT

AREA RESERVED FOR"INCREDIBLE EDIBLES"

NEW DK & TACTILEPAVINGEXISTING DK

NEW TREE WITHTREE GRILLE


NEW TREES & SOFTLANDSCAPING

PEDESTRIAN ACCESSARRANGEMENTSAS EXISTING

NEW STORE SIGNAGELOCATION (SIGN BY OTHERS)

EXTERNAL LIGHTING IS INDICATIVE ONY ANDSUBJECT TO DETAILED DESIGN BY SPECIALISTINCLUDING ELECTRICAL CONNECTION

SURFACE WATER DRAINAGE TO BE ADAPTED TOSUIT ADJUSTED LEVELS TO SPECIALIST DESIGN

SOFT LANDSCAPING TO BE SUBJECT TOSPECIALIST DESIGN FOR SPECIES AND PLANTSIZE AT TIME OF PLANTING

APPROXIMATE PROPOSED LEVELS GIVEN, BASEDON EXISTING LEVELS AND TO ALLOW REUSEWHERE POSSIBLE OF EXISTING SW DRAINAGE.ALL LEVELS TO BE CHECKED PRIOR TOINSTALLATION AND SUBJECT TO DETAILEDDESIGN.

NOTE: SURVEY UNDERTAKEN PRIOR TOCONSTRUCTION OF ASDA AND ASSOCIATEDROADWORKS. LEVELS ALONG WOODSTOCK WAYSUBJECT TO RE-MEASURE

BLACK ASPHALT,POTENTIALLY RENEWED

+12.35

+12.40

+12.00+11.35

+11.30

+11.20

+11.65

+11.20

+10.70

+10.25

+10.40

+9.95

+9.80

+9.65

+9.80

+9.60

+9.70

+10.45

+11.10

+10.15

+11.00

+11.00

+10.90

ASDA STORE AND AMENDED ROADLAYOUT DRAWINGS PROVIDED BYTHIRD PARTIES PRIOR TOCONSTRUCTION, AS BUILT DETAILS TOBE SUBJECT TO VERIFICATION ON SITE

PREVIOUS ROAD ALIGNMENT

PAVEMENT ALIGNMENT ANDSURFACING INDICATED BY AECOMAS PART OF ASDA WORKS

EG

NEW SOFT LANDSCAPING

NEW DKS & ISLAND WITHTACTILE PAVING

PLANTING TO BE MAINTAINEDNO TALLER THAN 450mm

NEW LP

NEW LP SUBJECT TOLIGHTING IMPACTASSESSMENT

NEW TINTED ASPHALT

NEW FINGERPOST

ADJACENT PARKING SPACESUBJECT TO RISK ASSESSMENTAND DETAILED DESIGN

NEW BOLLARDS

MINOR AMENDMENTS TO MCC COMMENTS 04.02.15 ARR A

NEW SS BOLLARDS

CAR PARK ACCESS AMENDED TO ADLCOMMENTS 09.02.15 ARR B

B

B

BOLLARDS INSTALLED UNDERSEPARATE CONTRACT

ISSUED FOR PLANNING 11.02.15 ARR CRAILINGS AND LAMPOST PROTECTION AMENDED 24.02.15 ARR D


01INTRODUCTION

1.3.2 Caldicot Comprehensive School

Proposed is the demolition of the existing secondary school buildings off Woodstock way and the construction of a new 3-storey building placed at the heart of the site with the front entrance facing Mill Lane. At the time of writing, this project is currently under construction.

Existing Caldicot Comprehensive School Building off Woodstock Way

02ANALYSIS


2.1 WIDER TOWN CONTEXTAs mentioned above, Caldicot functions as important centre for the surrounding Severnside Area in terms of retail, leisure and education.

M4

B4245

M48

Caldicot Station

CaldicotCastle

to Newport

to Rogiet

to Chepstow

to Portskewett

to Bristol

to Newport

to Chepstow

TOWN CENTRE

15min walk

10min walk

5min walk

The main route into Caldicot (B2454) leads in a circle around the edge of Caldicot without clear connection to the town centre, which results in probelms with legibility and poor sense of orientation for visitors. The town centre itself concentrated around pedestrianised area along the historic route, enclosed by in two parallel routes without clear hierarchy or sense of arrival.

2.1.1 Road Network

Caldicot Comprehensive School

Medieval Caldicot Castle


02ANALYSIS

There are two main retail clusters in Caldicot, the town centre with the adjacent ASDA development and small local centre with a co-operative supermarket along the main route into Caldicot.The town centre is surrounded by other non-residential uses: Caldicot Comprehensive School and leisure centre in the south, a medical centre, and football club with adjacent green in the north.

The town centre is in close proximity to the medieval castle and its adjacent country park, which are a major attraction in the Severnside area. A network of pedestrian routes connects the castle with the other green spaces in Caldicot, most of which are used for leisure and sports. These pedestrian routes, however, do not lead through the town centre. There is little promotion in the town centre of the proximity of the castle and its country park.

2.1.2 Land Use Cluster 2.1.3 Open Space

M4

M48

CaldicotCastle

CaldicotLeisure Centre

Allotments

FootballClub

RugbyClub

TOWN CENTRE

M4

M48

Severn BridgeIndustrial

Estate

CaldicotCastle

Local Centre

Leisure Centre

Caldicot Comprehensive

School

PrimarySchool

PrimarySchool

Community Clinic

ComprehensiveSchool

Medical Centre

Primary & NurserySchool

ASDA

TOWN CENTRE

EducationalLeisureMedicalRetail/ServiceTown CentrePrimarily Residential


2.2 IMMEDIATE TOWN CENTRE CONTEXT

Newport Road pedestrianised area is the main core of the town centre along the historic route to the castle. Surrounded by arterial routes, there are two main focal points allowing views into either end of the town centre. With the new ASDA development, another pedestrianised area has been introduced along the former Woodsstock Way, altering the road network and essentially extending the town centre area in the south. The two pedestrian areas are, however, linked by a disorganised and unsafe environment of servicing and parking.

In terms of public transport, Caldicot is served by three bus lines and thus very well connected to Newport and Chepstow, but also Severn Tunnel Junction and Bristol. The main bus stop is located at the eastern side of Newport Road at Caldicot Cross and is well-used.

2.2.1 Vehicular MovementTo Caldicot

Castle

To Chepstow

Primary RoadSecondary RoadDrive / Access RoadPedestrianised AreaFocal Points

Bus stop


02ANALYSIS

2.2.2 Parking

There is an abundance of parking opportunities in close proximity to Caldicot town centre.

There are two very well-used, free council car parks: one at Jubilee Way and one at Woodstock Way. In addition to that, there is the Waitrose car park, which is restricted to a 1.5h stay, and the new, unrestricted ASDA car park.

There are further private car parking and servicing areas to the north and south of the town centre. These parking areas are disorganised and do not provide adequate differentiation between public and private, thus creating a low quality environment and leading to a poor first impression when approaching the town centre.

Council Parking (free)

ASDA

Waitrose(1.5h stay)

Woodstock Way

JubileeWay

Supermarket Parking (free)Private ParkingPedestrianised Area


Caldicot Comprehensive School

Leisure Centre

Football Club

Primary SchoolPrivate green space

Publicly accessible green space

Publice sports pitch

Pedestrianised Area

Private sports pitchAllotmentsChildrens’ play area

It is noticeable that within the town centre, there is only little usable green open space, but there are several unused leftover areas without designated function. Despite the lack of green in the town centre itself, it is well linked to open space used for sports and leisure: the football club with adjacent facilities in the north, and Caldicot Comprehensive School’s playing fields in the south. Only parts of these are, however, completely accessible to the public.

2.2.3 Open Space


1


02ANALYSIS

Pedestrian Routes from Parking FacilitiesCar Park

Pedestrian Routes from Surrounding AreasPedestrianised AreaGateway into the existing Town Centre

Undefined Pedestrian Area

2.2.4 Pedestrian Movement

There are 4 main gateways into the exisiting town centre: one at either end of the pedestrianised area, and the two cross connections from Jubilee Way car park and from former Woodstock Way.

Whereas the gateways on either end provide a clear sense of arrival and channel the pedestrian movement from surrounding areas, the cross connections, which function as main gateways for people arriving by car, are not very legible, unattractive and provide little sense of arrival. Generally, the routes from the car parks into the town centre are neither very pedestrian-friendly nor inviting with servicing areas, conflicting vehicular movement and poor distinction between public and private areas. The pedestrian area in front of ASDA is, therefore, not very well integrated in the pedestrian movement and appears disconnected from the rest of the town centre.

1

2

3

4

5

6



1

1

2

2

4

4

5

53

3

ArrivalPoints

The view onto Jubilee Way Car Park and the building rears gives a negative first impression.

The car park of the new ASDA development.

The route from ASDA to the town centre is unsafe and unattractive for pedestrians.

The Waitrose car park The new pedestrian area between ASDA and Caldicot library.


02ANALYSIS

1

1

2

2

4

4

5

53

3

Gateways

The historical square around Caldicot Cross poses a strong gateway into the town centre.

The western end of the pedestrianised area is a strong gateway.

The gateway to the town centre from Jubilee Way is not clearly legible or particularly inviting for visitors.

The pedestrian link from ASDA to Caldicot Cross has little surveillance and is perceived as unsafe.

Unorganised parking and servicing obstruct the gateway into the town centre from Woodstock Way


2.3 TOWN CENTRE DETAILED STUDY2.3.1 Land Use

In terms of land use, it is noticeable that there is a high proportion of service-based non-retail uses in the town centre, such as hairdessers, banks and estate agents. The majority of the existing retail uses except ASDA and Waitrose as supermarkets are low key, offering only little variety. There are also a number of restaurants, takeouts and cafes. To date, there are 7 vacant units in the town centre.

The town centre also includes a number of leisure and community uses such as the library, the church and adjacent football club. As mentioned above, in close proximity is also Caldicot Comprehensive School and a medical centre to the south of the town centre.

RetailServiceFood & DrinkResidentialCommunity/LeisureEducationVacant


02ANALYSIS

2.3.2 Built EnvironmentThe town centre is an inward facing structure that offers active frontages along Newport Road, but presents its backs, along with unattractive car parking and servicing areas to its surroundings. This leads to legibility issues and a negative first impression of the town. The characterless buildings from the 60s with arcades and large overhangs are dark and bland and do not provide an attractive, pleasant environment to shop. In contrast to the north-eastern part with its historical buildings and the church, the rest of Caldicot town centre lacks character and sense of place. The building stock itself is outdated and generally not very appealing, but of fairly good condition.

P

P

P

P

Active Frontage

High Quality Character Buildings

Passive FrontageBuilding RearsArrival PointsViews onto unsightlyBuilding Rears


2.3 TOWN CENTRE DETAILED STUDY

CharacterBuildings

12

4

5

3

1 2

4 53


02ANALYSIS

FacelessBuildings

1

1

2

2

4

4

5

53

3


2.3 TOWN CENTRE DETAILED STUDY2.3.3 Public Realm

As mentioned above, there are many leftover green patches of land in the town centre that are neither used nor well maintained. Along the backs of the retail units, there is also little distinction between public and private areas, which leads to a poor user experience.

Boundary treatments to the public are often of low quality and very unattractive, such as blank walls or post-wire fences often in need of repair. The street furniture in the public realm within the town centre is, in most parts, outdated, unused or unfunctional. The streetscape is cluttered with empty planters, run-down telephone boxes and unattractive signage.

In contrast, Caldicot Cross and the church are positive landmarks that add to the sense of place and show Caldicot’s history.

Pedestrianised Area

Positive InterfaceNegative InterfacePositive PlantingLandmarkPlanters and SeatingTreesStreet Furniture

Unused SLOAPs


02ANALYSIS

Low Quality Environment

12

4

5

3

1 2

4 53


2.4 ISSUES AND OPPORTUNITIES

P

P

P

P

ASDA

VacantSite

Library

Bus stop

Waitrose

Service Area

ClutteredStreetscape

Building Rears

Pede

strian

ised

Area

Building Rears

Building Rears


School

Caldicot Castle

Sports & Leisure

Character BuildingsLandmarkBuilding FrontsUnsightly Building RearsArrival Points / Car ParkingViews onto Building RearsPedestrianised AreaUnused leftover spaces

Committed Development

Main RoadPedestrian RoutePublic Right of WayPedestrian Gateway

P

P

P

P

ASDA

VacantSite

Library

Bus stop

Waitrose

Service Area


Building Rears

Pede

strian

ised

Area

Building Rears

Building Rears


School

Caldicot Castle

Sports & Leisure




Caldicot has all the ingredients to become a thriving town centre with its attractive historic part and landmarks and, more importantly, the existing anchor uses such as ASDA, Waitrose or the library.

It is clear, however, that the town has not evolved to meet modern day shopping standards. The majority of those anchor uses are located on the edges of the town centre and disconnected from it, consequently limiting the potential for linked trips.

The town centre is also noticeably inward looking. It is a ‘new’ high street which presents its backs and car parks to the neighbouring area. This creates an unattractive and low quality start to the user experience of the town centre: a negative impression from the outset.

Furthermore, the architectural form of the existing buildings limits the adaptablibity of the retails units and minimises the range of retailers which might take up units in the town centre. The current form of the built environment, as pedestrianised road with an overwide street width, also reinforces the lack of vitality and lack of sense of place in the town centre.


02ANALYSIS

What works?

What doesn’t work?

- HOUSING OVER SHOPS maximises the potential for activity within the town centre

- COMMITTED DEVELOPMENTS like the linkage scheme or the Comprehensive School provide opportunity for positive change

- LACK OF RETAIL OFFER AND VARIETY partly caused by the existing architectural form limiting the range of retailers

- LACK OF SENSE OF PLACE due to faceless modern developments with inconsistent and characterless architectural form

- LOW QUALITY PEDESTRIAN ENVIRONMENT due to negative interfaces, a cluttered streetscape with unused and characterless street furniture as well as unfunctional open space

- town centre as INWARD FACING STRUCTURE presenting its backs and service areas to the surroundings

- lack of identifiable, inviting gateways as well as clear routes to the town centre from arrival points leads to LEGIBILITY ISSUES

- LACK OF ACTIVITY AND VITALITY in the town centre due to a dominance of service uses and destination shopping, but also the lack of attractive places to stay and linger

- existing HIGH STREET as pedestrianised space with active retail frontages on either side

- existing ANCHOR USES such as ASDA, Waitrose, the library, medical services as well as nearby leisure opportunities

- LANDMARKS AND HISTORICAL BUILDINGS provide a sense of place, add character to the streetscape and mark the pedestrian gateways into the town centre

03 VISION


2.1 THE VISION

EXISTING SITUATION: DESIRED FUTURE:

ASDA

Retail Core

ASDA

Town Centre

Town Centre

ASDA

Retail Core

ASDA

Town Centre

Town Centre

The Town Centre and ASDA as two separate inward facing attractors

The Town Centre as an integrated, outward facing system where ASDA and the main

retail core compliment each other

In its current situation, the town centre and ASDA function as two separate entities, and Caldicot town centre has only seen minimal benefits from linked trips through ASDA up to date.

Both the town centre as well as ASDA are ‘inward facing’ and disconnected from their surroundings, and although the committed Linkage Scheme will make a first step in connecting them in a more pedestrian-friendly manner, there is a need for transforming the whole town centre area itself in order to fully capture its potential.

The aim of this study is, therefore, to transform Caldicot town centre into an integrated, outward facing system that incorporates both ASDA and Newport Road as the main retail core and has a positive relationship to its surroundings. In terms of retail function, it needs to be recognised that the town centre should not try to compete with, but compliment ASDA in order to create an attractive retail offer with sustainable variety.


03VISION

2.2 THE PROCESSTraditionally, one might consider such projects as environmental improvements to the public realm, upgrading paving and replacing street furniture for the regeneration of a town centre. In Caldicot, in order to transform the town centre into this holistic vision of an integrated, complimentary system incorporating ASDA and Newport Road, a more contemporary and forward thinking approach is required.

Due to the existing form of the town centre significant remodelling rather than minor cosmetic tweaks will have to be considered in order to accomplish substantial change. On this front, the town is fortunate in that significant proportions of the study area are under single ownerships. This makes wholesale changes and re-configuration a far more practical and deliverable proposition.

Consultation For the vision and proposals presented in this document to have the support of all parties concerned from an early stage, regular key stakeholder forums have been an integral part of the design process. Having input from relevant members of not only the client group including planning, highways and policy, but also wider stakeholders such as landlords, housing associations and retailers ensured that different points of view were taken into consideration and reflected in the design proposals.

01INTRODUCTION

CALDICOT TOWN CENTRE

CALDICOT TOWN CENTRE REGENERATION

What is this all about?

Why do we need a VRDP?

We are Roberts Limbrick Architects, an architectural consultancy based in Gloucester and Newport. Together with GVA Commercial Property Management we were commissioned by Monmouthshire County Council in collaboration with Caldicot Town Council and Caldicot Town Team to prepare a Visioning Report and Development Plan (VRDP) for Caldicot Town Centre.

This study is intended to provide a basis for both physical and economic improvement in the town and help to take Caldicot forward as a thriving town centre in the future. By setting out a clear

and robust vision, the primary goal is to build upon the additional footfall the new ASDA development has brought to the town and provide an attractive shopping and business experience that includes the whole of the town centre.

The Visioning Report and Development Plan includes:

The new ASDA development as catalyst for regeneration

This exhibition summarises the information we have gathered on the

town centre so far and also shows some initial ideas for its future. We

want to know your opinion and how you think Caldicot’s town centre

should develop in the future. The included masterplan identifies specific development possibilities

and puts them in the context of the whole town centre and its future

aspirations. However, these projects as illustrated on the boards should not be taken as fixed proposals but rather as opportunities

to debate about how the town centre might develop.

Study Area

ASDA

Jubilee Way

Sandy Lane

Chepstow Road

Church Road

Newport Road

Woodstock Way

Woodstock Way

Waitrose

School

- Vision for Caldicot’s future- Baseline analysis and policy review- Issues and opportunities of the Town Centre- Development principles - Soft market testing

- Overall masterplan- Identification of potential projects

02ANALYSISCALDICOT TOWN CENTRE

What does this look

like?

What is our conclusion?

P

P

P

P

ASDA

VacantSite

Library

Bus stop

Waitrose

Service Area


Building Rears

Pede

strian

ised

Area

Building Rears

Building Rears


School

Caldicot Castle

Sports & Leisure




WHAT DO WE KNOW SO FAR?


The historical buildings add to the sense of place on Newport Road.

The great width of Newport Road and barren, poor quality environment reinforce the lack of vitality in the town centre.


The Eastern end of the pedestrianised area is a strong gateway.



Unorganised parking and servicing obstruct the gateway into the town centre from Woodstock Way.

EXISTING: DESIRED:

ASDA

Retail Core

ASDA

Town Centre

Town Centre

ASDA

Retail Core

ASDA

Town Centre

Town Centre




Caldicot has all the ingredients to become a thriving town centre with its attractive historic part and landmarks and, more importantly, the existing anchor uses such as ASDA, Waitrose or the library. However, those uses are located on the edges of the town centre, which is disconnected from its surroundings as inward facing structure, presenting a poor quality environment of rears and servicing areas to the outside. Furthermore, the architectural form of the existing buildings limits the range of retailers in the town centre and reinforces the lack of vitality and sense of place.

04MASTERPLAN


WHAT ARE WE PROPOSING?

Jubi

lee

Way

Sandy Lane

Woodsto

ck W

ay

Church R

oad

Chepstow Road

ASDA

ASDA Car Park

Servicing Area

Waitrose Car Park as set

out in the Linkage Scheme

Servicing Area

Newport Road

The Cross

Bus Station

Caldicot

Methodist

Church

Waitrose

Potential housing on derelict vacant

site of former White Hart

Integration of the proposed

housing development with the

committed Caldicot

Comprehensive School SchemeSustainable housing in close

proximity to the town centre;

creates a frontage along

Woodstock Way

Improvements to the public realm

in terms of paving, lighting, signage

and planting to create a sense of place

Extended and remodeled retail

frontages to accomodate larger

retail units and a more

interesting streetscape

Narrowed road increases

sense of enclosure and vitality

Relocated library/one stop shop-

Town Council in a purposely

fitted hub in the heart of the town

centre: increases footfall

to the town centre

Rationalised Council Car Park

(60 spaces) plus 27 residential

parking spaces

Clearly identifiable and inviting

gateway into the town centre

Apartment block creating a strong

frontage onto Jubilee Way and improving

the outward appearance of the

town centre

Enhanced pedestrian route from

ASDA to the town centre along

‘Woodstock Parade’ as proposed in

the Linkage Scheme

Apartment block creating a

continued frontage along

‘Woodstock Parade’ with an

opportunity for a ground floor

cafe/ small retail unit

Rationalised servicing and parking

at the rear in conjuction with

enhanced boundary treatments:

opportunity to introduce public art

as boundary edges

Market function concentrated on

both ends of the pedestrian area

Improved public realm

with functional and

attractive street furniture

Land off Woodstock WayFormer White Hart Site

Woodstock Parade

Jubilee Way

1

2

3

4

5

6

7

Identified Projects 1

5

6

7

4

3

2

Remodelling Retail Units

Improving the Built

Environment

Town Council Offices

This masterplan illustrates our initial thoughts as a direct

response to the issues and opportunities we have identified

in the analysis of Caldicot Town Centre and its surroundings.

The masterplan can be broken down in a number of projects

as shown on the left hand side, which will be explained in

further detail. We believe that whilst cosmetic environmental improvements

are important, a more contemporary and forward thinking

approach is required. Therefore, we propose a more

profound remodelling of the town centre by creating new

frontages to the outside, rationalising existing car parking

and servicing arrangements, extending and merging existing

retail units, allowing for the creation of an enhanced linkage

between ASDA and the town centre as well as relocating the

library/one stop shop/ Town Council as an important attractor

into a purposely fitted unit in the heart of the town centre.

05IDENTIFIED PROJECTS


WHAT COULD THIS LOOK LIKE IN DETAIL?

Ground FloorPedestrian Link

Private Parking for residents

Re-arranged Council Car Park(60 Spaces)

Jubilee W

ay

Sandy Lane

Service Areas

relocated library/one stop shop/town council inpurpose-builtunit

Single-aspect apartments fronting onto JubileeWay

Pedestria

nised A

rea

Waitrose Car Park as proposed in theLinkage Scheme

ASDA Car ParkOpportunity for Ground Floor Cafe/Retail Units

Re-organised Parking and Servicing at Building Rears

Improved PedestrianLink to the Cross

Improved Boundary Treatment along thePublic Realm

Jubilee Way

ProposedApartment

Block

Improved Building Rearsand Boundary Treatmentsto Service Areas


Newport Road

Extended ShopFront

First FloorHousing

Existing Greenery

ResidentialParking

Jubilee Way

Woodstock Parade

The objective of this project is to further reinforce the linkage scheme by creating a continued frontage along the previous Woodstock Way connecting ASDA to the town centre. The existing library and one stop shop are to be relocated into the town centre, which provides an opportunity for a cafe or smaller

retail use on the ground floor. Parking and servicing in the area is rationalised to create a better and safer pedestrian experience and improve links to the town centre. The new built 2-storey building provides 23 1- and 2-bed apartments with 31 associated parking spaces.

This project creates a frontage along Jubilee Way to improve the outward impression of the town centre by introducing a 2-storey apartment block with 26 1- and 2-bed flats, thus catering for an increasing demand within Monmothshire for sustainable living in close proximity to the town centre. At the same time, the Jubilee Way Council Car Park is reorganised and rationalised to a more

efficient layout whilst retaining the current amount of 60 spaces and providing 27 additional spaces for the residential use. The rear serving to the existing retail units can either be retained with improved boundary treatments providing attractive screening or there is the opportunity to create double fronted units with direct frontage onto Jubilee Way car park.

GROUND FLOOR

GROUND FLOOR

FIRST FLOOR

FIRST FLOOR

ROOF PLAN

ROOF PLAN

To get the opinion of the wider public on the initial proposals for this document, a public consultation event was held on Saturday, 9th December, and Tuesday, 12th of January 2016. The consultation was held in a vacant retail unit on Newport Road as manned exhibition with representatives of Caldicot Town Team, Caldicot Town Council, Monmothshire County Council and Roberts Limbrick Architects.

The exhibition showed first ideas as indicative design proposals and gave the public the opportunity to give feedback through a questionnaire. The event was well-attended and residents’ feedback was in its majority positive and supportive of the proposals. The main issues raised were the retention of the library in its original facility, concerns about the possibility of introducing social housing in the town centre and associated safety, as well as a sufficient amount of parking facilities. Whilst these were raised as issues by some, the overwhelming majority of feedback was in favour and supportive of the proposals. The detailed results of the feedback from the consultation event can be seen in Appendix 6.3.


2.3 THE MASTERPLAN

Jubile

e Way

Sandy Lane

Woodstock Way

Church R

oad

Chepstow Road

ASDAASDA Car Park

Servicing Area

Waitrose Car Park as set out in the Linkage Scheme

Servicing Area

Newport Road The Cross

Bus Station

Caldicot Methodist Church

Waitrose

Potential housing on derelict vacant site of the town council offices and the former White Hart

Integration of the proposed housing development with the committed Caldicot Comprehensive School Scheme

Sustainable housing in closeproximity to the town centre;creates a positive frontage along Woodstock Way

Improvements to the public realm in terms of paving, lighting, signage and planting to create a sense of place

Extended and remodeled retail frontages to accomodate larger retail units and, thus, the potential for a more diverse retail offer

Narrowed road increases sense of enclosure and vitality

Relocated library/one stop shop/Town Council in a purposely fitted community hub in the heart of the town centre

Rationalised Council Car Park with 60 public spaces plus 27 undercroft residential parking spaces

Clearly identifiable and inviting gateway into the town centre

Apartment block creating a strong frontage onto Jubilee Way and improving the outward appearance of the town centre

Enhanced pedestrian route from ASDA to the town centre along ‘Woodstock Parade’ as proposed in the Linkage Scheme

Apartment block creating a continued frontage along ‘Woodstock Parade’ with an opportunity for a ground floor cafe/ active use reinforcing the link to the town centre

Rationalised servicing and parking at the rear in conjuction with enhanced boundary treatments: opportunity to introduce public art as boundary edges

Market function concentrated on both ends of the pedestrian area

Improved public realm with functional and attractive street furniture


03VISION

This masterplan illustrates the design proposals in the context of the whole town centre as a direct response to the issues and opportunities identified in the analysis in Section 2.

Proposed is a more profound remodelling of the town centre by creating new frontages to the outside, rationalising existing car parking and servicing arrangements, extending and merging existing retail units, allowing for the creation of an enhanced linkage between ASDA and the town centre as well as relocating the library together

Indicative Phasing Plan

1

2

3

7

4

6

5

with other community uses such as the One-Stop Shop and the Town Council Offices as an important attractor and community hub into a purposely fitted facility in the heart of the town centre.

The masterplan covers a long-term transformation of the town centre that will take about 10 to 15 years. The indicative phasing plan below gives an idea about the order in which projects could be delivered. This is, however, subject to the availability of private and public sector funding sources .


2.4 THE IDENTIFIED PROJECTS

2

5

6

7

4

1

3

The strategy and masterplan proposal for the regeneration of the town centre can be broken down into a number of thematic deliverable projects that give an impression of what Caldicot could look like in the future.

The adjacent list of projects covers the main points of intervention to generate change in the town centre, but is not exhaustive in any way.

It also needs to be recognised that these are initial ideas and indicative proposals that will each need further investigation, design and funding in order to progress.


03VISION

Land off Woodstock Way

Former White Hart Site

Woodstock Parade

Jubilee Way3

2

1 4

5

6

7

Remodelling Retail Units Improving the Built Environment

Providing Sustainable Housing


- cosmetic changes to improve the environment through general refurbishment of buildings and retail frontages, upgrading paving and replacing street furniture - potential strategies for lighting, public art, planting and signage

- provide sustainable housing (2-/3-/4-bed houses) in the vincinity of the town centre - make use of vacant, derelict or underused sites - potential to generate income for the council to fund other projcets within the town centre

- currently derelict site with development potential - creation of up to 11 new homes and associated parking

- potential to be relocated into the town centre - creation of up to 5 new homes and associated parking - building currently in use, but large amount of open space unused at the back

- creation of up to 25 new homes with associated parking - potential for redevelopment of the land in the process of the committed Caldicot Comprehensive School scheme

- create a strong frontage along Jubilee Way to improve the impression from the outside - reorganise the public car park whilst retaining the amount of parking - provide 1- and 2- bed apartments with associated parking on the ground floor - retain the rear servicing for retails units with improved boundary treatment - possible creation of double-fronted units

- create a strong frontage with active ground floor use along the route from ASDA to the town centre - integrate the proposal with the committed Linkage Scheme to create a safer and more attractive pedestrian environment - reorganise the private parking and servicing areas as well as leftover spaces at the backs - retain and enhance the pedestrian link to the Cross - provide 1- and 2-bed apartments with associated parking to increase the activity in and around the town centre

- merge existing retail units and extend the retail frontage on Newport Road in order to create larger retail units for a greater variety of retail offer - narrow down Newport Road to improve sense of vitality and enclosure of the streetscape - focus the market function on either end of the pedestrianised area (dumbbell effect) - opportunity to create a community hub by relocating the library/one stop shop/town council offices together with supporting functions into town centre

04 PROPOSALS


Newport Road

ExistingBuilding Footprintand Retail Units

Proposed Extended Shopfronts

Formulationof a more legible

Gateway intothe Town Centre

Relocated Library and One Stop Shopin a purposely fitted larger unit


'North Place' - Road wide enough to facilitatemarket stalls, delivery movement and tree planting/landscaping

'South Place' - Road wide enough to facilitatemarket stalls, delivery movement and tree planting/landscaping

4.1 REMODELLING RETAIL UNITSThe existing architectural form provides predominantly small retail units around and under 1000sqft, which significantly limits the range of retailers which might take up units. Proposed is to merge some of the existing retail units and extend frontages onto Newport Road in order to create larger units for a greater variety of retail offer. This also has a positive effect on the streetscape by narrowing down the width of the road, thus improving the sense of vitality in the town centre and focusing the market function on either end of the pedestrianised area. In addition to that, this opens up the opportunity to relocate the library and one stop shop into a purposely fitted unit in a strategic location in the town centre, where it can act as a major attractor and community hub, bringing more footfall and activity to Newport Road.


04PROPOSALS

EXISTING STREET SECTION

PROPOSED STREET SECTION

Existing Retail Unit Existing Retail Unit

Offices/Storage

Residential

Existing Retail Unit

Offices/Storage


Opportunity forRoof Terraces

Narrowed road widthincreases sense of

enclosure and vitality

overly wide roadlacks enclosure

and sense of place

NEWPORT ROAD

NEWPORT ROAD

Extended Shopfront


Offices/Storage

Residential


Offices/Storage






and sense of place

NEWPORT ROAD

NEWPORT ROAD

Extended Shopfront

4.1.1 EXTENDING SHOP FRONTS


4.1 REMODELLING RETAIL UNITS

EXISTING RETAIL UNIT SIZES

4.1.2 PROVIDING LARGER RETAIL UNITS

PROPOSED RETAIL UNIT SIZES

< 1000 sqft1000-1500 sqft1500-2000 sqft2000-2500 sqft2500-3000 sqft3000-3500 sqft> 3500 sqft

< 1000 sqft1000-1500 sqft1500-2000 sqft2000-2500 sqft2500-3000 sqft3000-3500 sqft> 3500 sqft

The diagrams below show explicitly how the existing architectural form of the town centre predominantly provides small retail units around and under 1000sqft. As mentioned above, this significantly limits the range of retailers which might take up units as the size of the units is not adequate for larger retailers’ needs. By merging soem of the existing retail units and extend frontages onto Newport Road, larger retail units are created which will provide a sustainable mix of retail unit sizes and pose the opportunity for a greater variety of retail offer in the town centre.


04PROPOSALS

The relocation of the library and one stop shop into the heart of the town centre is a strategic measure to increase footfall by creating an important anchor use that draws people into Newport Road. This does not only increase the potential for linked trips that could benefit other retail uses in the town centre, but also pose the opportunity to create a strong community hub. The public consultation made clear that there is a need for a central hub which functions as a place of interaction, learning and socialising. Potential uses that could be included in to community hub are:

• Library

• One-Stop-Shop

• Town Council Offices

• the police

• Citizen Advice Bureau

• community rooms to hire for local clubs and associations.

The anchor unit as shown in the proposal is in a key location within the heart town centre, and has a prominent frontage through the extension of the unit into Newport Road. It would be a purposely fitted bespoke unit to accommodate all community needs and act as main attractor within the town centre.

THE CALDICOT HUB

Library

Citizen Advice


Police

One-Stop-Shop Community Rooms

POTENTIAL USES IN THE ANCHOR UNIT:

4.1.3 CREATING A COMMUNITY HUB


4.2 WOODSTOCK PARADE

Pedes

trian

ised

Are

a

Waitrose Car Park as proposed in theLinkage Scheme

ASDA Car Park

Opportunity for Ground Floor Cafe/Retail Units

Re-organised Parking and Servicing at Building Rears

Improved PedestrianLink to the Cross

Improved Boundary Treatment along thePublic Realm

The objective of this project is to further reinforce the linkage scheme by creating a continued frontage along the previous Woodstock Way connecting ASDA to the town centre. There is the potential to relocate the library and one stop shop into a new community hub in the heart of the town centre allowing its current location to be re-developed. The proposals illustrate up to 23 number 1- and 2- bed apartments above active ground floor uses. Parking for the apartments is provided to the rear.


04PROPOSALS

Active ground floor frontage

GROUND FLOOR FIRST FLOOR ROOF PLAN

Ground Floor: 8 Units First Floor: 15 Units Parking Spaces: 31 Spaces

23 UNITS


Ground FloorPedestrian Link

Private Parking for residents

Re-arranged Council Car Park(60 Spaces)

Jubile

e Way

Sandy Lane

Service Areas

relocated library/one stop shop/town council inpurpose-built

unit

Single-aspect apartments fronting onto JubileeWay

4.3 JUBILEE WAYThis project creates a frontage along Jubilee Way to improve the outward impression of the town centre by introducing a 2-storey apartment block with 26 1- and 2-bed flats, thus catering for an increasing demand within Monmothshire for sustainable living in close proximity to the town centre. At the same time, the Jubilee Way Council Car Park is reorganised and rationalised to a more efficient layout whilst retaining the current amount of 60 spaces and providing 27 additional spaces for the residential use. The rear serving to the existing retail units can either be retained with improved boundary treatments providing attractive screening or there is the opportunity to create double fronted units with direct frontage onto Jubilee Way car park.


04PROPOSALS

Jubilee Way

ProposedApartment

Block Improved Building Rearsand Boundary Treatmentsto Service Areas


Newport Road

Extended ShopFront

First FloorHousingExisting Greenery

ResidentialParking

GROUND FLOOR

FIRST FLOOR

ROOF PLAN

Ground Floor: 10 Units First Floor: 17 Units Undercroft Parking: 27 Spaces

26 UNITS


4.4 IMPROVING THE BUILT ENVIRONMENTThe current impression of Caldicot Town Centre is dominated by a low quality environment of the public realm with building rears, service areas, unattractive boundary treatments and a cluttered streetscape. Furthermore, a big part of the existing architectural form is characterless with bland facades and a monotonous feel. The main objective of this identified project theme is therefore to improve the physical environment of the town centre through cosmetic changes such as general refurbishment, upgrading paving and replacing street furniture. This could also include a strategy for lighting, public art, planting and signage in order to enhance the pedestrian experience and provide a comfortable, attractive shopping environment.

lighting strategygeneral refurbishment

public art strategyfacade improvement

planting strategyupgrading pavement

replacing street furniture signage strategy


04PROPOSALS

PRECENDENT EXAMPLES


Woo

dsto

ck W

ay

New homes creatinga strong and positive frontage ontoWoodstock Way

Permiable Layoutallowing for a pedestrianor cycle link through to thenew location of the school

LAND OFF WOODSTOCK WAY (25 HOMES)

4.5 PROVIDING SUSTAINABLE HOUSINGThere are identified sites in close proximity to the town centre that pose a development opportunity for residential use in both public and private ownership. Identified in the masterplan are two adjacent sites off Sandy Lane and another site off Woodstock Way that will become available through the Caldicot Comprehensive School scheme. The objective is to use the potential of derelict or underused land, and generate receipts to the public purse that can then potentially be used to fund other projects within the town centre.

White Hart Site

Town Council O�ces Site

Land o� Woodstock Way


04PROPOSALS

to Castle Park Primary School

to North-EastCaldicot

New houses fronting onto existing pedestrian link

Sandy Lane

Sandy Lane

New homescreating a strong and positive frontageto Sandy Lane

CURRENT TOWN COUNCIL OFFICES (5 HOMES) FORMER WHITE HART (11 HOMES)

05WAY FORWARD


5.1 SUMMARY AND NEXT STEPSThis document presents a Visioning Report and Development Plan for Caldicot and includes an ambitious holistic vision to transform the town centre and provide a thriving, attractive retail environment in the centre of the Severnside Area.

This document only presents a first step in the regeneration of the Caldicot Town Centre area. It gives a clear way forward and identifies deliverable projects that, over time, transform the whole town centre area. Now, the focus of the regeneration scheme will have to be moved to funding and delivery.

Various funding sources and investment opportunities from the private and public sector are currently being explored. As funding becomes available, information packages including further design work, assessments, costings and development briefs will have to be prepared for each identified project. This is, therefore, a long-term transformation process of Caldicot Town Centre which will not happen overnight.

Jubile

e Way

Sandy Lane

Woodstock Way

Church R

oad

Chepstow Road

ASDAASDA Car Park

Servicing Area


Servicing Area


Bus Station


Waitrose

Jubilee Way

ProposedApartment

Block Improved Building Rearsand Boundary Treatmentsto Service Areas


Newport Road

Extended ShopFront

First FloorHousingExisting Greenery

ResidentialParking


05WAY FORWARD

06APPENDIX


6.1 RETAIL ASSESSMENT (GVA)


06APPENDIX


6.2 PUBLIC CONSULTATION PANELS

02ANALYSISCALDICOT TOWN CENTRE

What does this look

like?

What is our conclusion?

P

P

P

P

ASDA

VacantSite

Library

Bus stop

Waitrose

Service Area


Building Rears

Pede

strian

ised

Area

Building Rears

Building Rears


School

Caldicot Castle

Sports & Leisure




WHAT DO WE KNOW SO FAR?


The historical buildings add to the sense of place on Newport Road.

The great width of Newport Road and barren, poor quality environment reinforce the lack of vitality in the town centre.


The Eastern end of the pedestrianised area is a strong gateway.



Unorganised parking and servicing obstruct the gateway into the town centre from Woodstock Way.

EXISTING: DESIRED:

ASDA

Retail Core

ASDA

Town Centre

Town Centre

ASDA

Retail Core

ASDA

Town Centre

Town Centre




Caldicot has all the ingredients to become a thriving town centre with its attractive historic part and landmarks and, more importantly, the existing anchor uses such as ASDA, Waitrose or the library. However, those uses are located on the edges of the town centre, which is disconnected from its surroundings as inward facing structure, presenting a poor quality environment of rears and servicing areas to the outside. Furthermore, the architectural form of the existing buildings limits the range of retailers in the town centre and reinforces the lack of vitality and sense of place.


06APPENDIX

04MASTERPLANCALDICOT TOWN CENTRE

WHAT ARE WE PROPOSING?

Jubile

e Way

Sandy Lane

Woodstock Way

Church R

oad

Chepstow Road

ASDAASDA Car Park

Servicing Area


Servicing Area


Bus Station


Waitrose

Potential housing on derelict vacant site of former White Hart

Integration of the proposed housing development with the committed Caldicot Comprehensive School Scheme

Sustainable housing in closeproximity to the town centre;creates a frontage along Woodstock Way

Improvements to the public realm in terms of paving, lighting, signage and planting to create a sense of place

Extended and remodeled retail frontages to accomodate larger retail units and a more interesting streetscape

Narrowed road increases sense of enclosure and vitality

Relocated library/one stop shop-Town Council in a purposely fitted hub in the heart of the town centre: increases footfall to the town centre

Rationalised Council Car Park (60 spaces) plus 27 residential parking spaces

Clearly identifiable and inviting gateway into the town centre

Apartment block creating a strong frontage onto Jubilee Way and improving the outward appearance of the town centre

Enhanced pedestrian route from ASDA to the town centre along ‘Woodstock Parade’ as proposed in the Linkage Scheme

Apartment block creating a continued frontage along ‘Woodstock Parade’ with an opportunity for a ground floor cafe/ small retail unit

Rationalised servicing and parking at the rear in conjuction with enhanced boundary treatments: opportunity to introduce public art as boundary edges

Market function concentrated on both ends of the pedestrian area

Improved public realm with functional and attractive street furniture

Land off Woodstock Way

Former White Hart Site

Woodstock Parade

Jubilee Way

1

2

3

4

5

6

7

Identified Projects

1

5

6

7

4

32

Remodelling Retail Units

Improving the Built Environment


This masterplan illustrates our initial thoughts as a direct response to the issues and opportunities we have identified in the analysis of Caldicot Town Centre and its surroundings. The masterplan can be broken down in a number of projects as shown on the left hand side, which will be explained in further detail. We believe that whilst cosmetic environmental improvements are important, a more contemporary and forward thinking approach is required. Therefore, we propose a more profound remodelling of the town centre by creating new frontages to the outside, rationalising existing car parking and servicing arrangements, extending and merging existing retail units, allowing for the creation of an enhanced linkage between ASDA and the town centre as well as relocating the library/one stop shop/ Town Council as an important attractor into a purposely fitted unit in the heart of the town centre.

03COMMITTED SCHEMESCALDICOT TOWN CENTRE

The Linkage Scheme


School

0 2m 4m 6m 8m 10m

North

REVDRNDATEREVISIONS

LIST OF INFORMANTS :

DRAWN BY

© Mountford Pigott LLP 2012Reproduction in whole or in part by any means is prohibited without the priorpermission of Mountford Pigott LLP.

This drawing is only to the stated scale if it is printed correctly. MPLLP cannot acceptresponsibility for the incorrect scaling of drawings printed by third parties.

All dimensions are in mm unless otherwise stated.

If this drawing forms part of an application for planning permission on behalf of theapplicant named below, it shall not be used for any other purpose without the expresspermission of Mountford Pigott LLP.

This drawing may incorporate information from other professionals. Mountford PigottLLP cannot accept responsibility for the integrity and accuracy of such information.Any clarification and/or additions that are required appertaining to such informationshould be sought from the relevant profession or their appointment representative aslisted below.

TOPO SURVEY: AZIMUTH LAND SURVEYS LIMITED. DWG MC2639-01ACCESS TO ASDA: AECOM DWG M029-D-0000-01-BASDA DWG: PL04-L

TW

LANDSCAPE SCREEN 2.4m HIGHMETAL MESH FENCE ON STEELPOSTS TO SUPPORT NEW CLIMBERS

LIBRARY

CAR PARK

ONE STOP

WAITROSE

WESLEY BUILDINGSERVICE YARD

WOODSTOCK WAY

ENLARGED ACCESS TOHIGHWAYS ENG DESIGN

SUB-STN

EG

EG

EG

EX CCTV

TEGULAR BLOCK PAVINGCOLOUR "TRADITIONAL" LAIDRANDOM

LENGTH OF DEEP CONCRETEKERB 350mm HIGHCAR PARK RELINED AND

POSSIBLY RESURFACED

PARKING SCHEDULE (SHOPPING)

DISABLED BAYS 6PARENT-CHILD BAYS 3STANDARD BAYS 84

TOTAL 93

TROLLEY BAYS 2

OTHER PARKING - AS EXISTING

EG

NEW RAISED TABLEWITH RAMP

RAMP

NEW BOLLARDS TO MATCHEXISTING BOLLARDS ADJACENT

WOODSTOCK WAY

TEGULAR BLOCK PAVING BYOTHERSNEW KERB EDGE

WHERE ACCESSCLOSED UP

ACCESS RETAINED

NEW KERB LINE

EXISTING KERB

A

A

PLANNING APPLICATIONBOUNDARY LINE

EX LP

EX

EX

EX

NEW LP

EXISTING TREESRETAINED

T

T

WHEEL STOP

NEW ASPHALT SURFACE TOEXISTING LEVELS RETAININGEXISTING DRAINAGE ANDSERVICES COVERS

NEW LP

NEW LP

NEW LP

NEW LP

NEW LP

NEW LP

NEW SEAT NEW TOTEM

NEW SEAT

NEW SEAT

AREA RESERVED FOR"INCREDIBLE EDIBLES"

NEW DK & TACTILEPAVINGEXISTING DK



NEW TREES & SOFTLANDSCAPING

PEDESTRIAN ACCESSARRANGEMENTSAS EXISTING

NEW STORE SIGNAGELOCATION (SIGN BY OTHERS)

EXTERNAL LIGHTING IS INDICATIVE ONY ANDSUBJECT TO DETAILED DESIGN BY SPECIALISTINCLUDING ELECTRICAL CONNECTION

SURFACE WATER DRAINAGE TO BE ADAPTED TOSUIT ADJUSTED LEVELS TO SPECIALIST DESIGN

SOFT LANDSCAPING TO BE SUBJECT TOSPECIALIST DESIGN FOR SPECIES AND PLANTSIZE AT TIME OF PLANTING

APPROXIMATE PROPOSED LEVELS GIVEN, BASEDON EXISTING LEVELS AND TO ALLOW REUSEWHERE POSSIBLE OF EXISTING SW DRAINAGE.ALL LEVELS TO BE CHECKED PRIOR TOINSTALLATION AND SUBJECT TO DETAILEDDESIGN.

NOTE: SURVEY UNDERTAKEN PRIOR TOCONSTRUCTION OF ASDA AND ASSOCIATEDROADWORKS. LEVELS ALONG WOODSTOCK WAYSUBJECT TO RE-MEASURE

BLACK ASPHALT,POTENTIALLY RENEWED

+12.35

+12.40

+12.00+11.35

+11.30

+11.20

+11.65

+11.20

+10.70

+10.25

+10.40

+9.95

+9.80

+9.65

+9.80

+9.60

+9.70

+10.45

+11.10

+10.15

+11.00

+11.00

+10.90

ASDA STORE AND AMENDED ROADLAYOUT DRAWINGS PROVIDED BYTHIRD PARTIES PRIOR TOCONSTRUCTION, AS BUILT DETAILS TOBE SUBJECT TO VERIFICATION ON SITE

PREVIOUS ROAD ALIGNMENT

PAVEMENT ALIGNMENT ANDSURFACING INDICATED BY AECOMAS PART OF ASDA WORKS

EG

NEW SOFT LANDSCAPING

NEW DKS & ISLAND WITHTACTILE PAVING

PLANTING TO BE MAINTAINEDNO TALLER THAN 450mm

NEW LP

NEW LP SUBJECT TOLIGHTING IMPACTASSESSMENT

NEW TINTED ASPHALT

NEW FINGERPOST

ADJACENT PARKING SPACESUBJECT TO RISK ASSESSMENTAND DETAILED DESIGN

NEW BOLLARDS

MINOR AMENDMENTS TO MCC COMMENTS 04.02.15 ARR A

NEW SS BOLLARDS

CAR PARK ACCESS AMENDED TO ADLCOMMENTS 09.02.15 ARR B

B

B

BOLLARDS INSTALLED UNDERSEPARATE CONTRACT

ISSUED FOR PLANNING 11.02.15 ARR CRAILINGS AND LAMPOST PROTECTION AMENDED 24.02.15 ARR D

The Caldicot Town Centre - Making better connections scheme primarily aims to create an improved pedestrian route between the ASDA store and Newport Road as the main retail core of the town centre. At the same time, the access to the Waitrose Car Park is rearranged to Woodstock Way in order to minimise

Proposed is the demolition of the existing secondary school buildings and the construction of a new 3-storey building placed at the heart of the site with the front entrance facing Mill Lane.

vehicular movement on the link road. This will be a first step towards a better connected town centre that provides a safe, friendly and attractive pedestrian environment for visitors and locals alike.

WHAT IS HAPPENING ALREADY IN CALDICOT?


06IDENTIFIED PROJECTSCALDICOT TOWN CENTRE


Remodel Retail Units

Improve the Built

Environment

EXISTING RETAIL UNIT SIZES:

PRECEDENT EXAMPLES:

EXISTING STREET SECTION

EXTENSION OF RETAIL UNITS IN PLAN

PROPOSED RETAIL UNIT SIZES:

PROPOSED STREET SECTION

The existing architectural form provides predominantly small retail units around and under 1000sqft, which significantly limits the range of retailers which might take up units. Proposed is to merge existing retail units and extend frontages onto Newport Road in order to create larger units for a greater variety of retail offer. This also has a positive effect on the streetscape by narrowing down the width of the road, thus improving the sense of vitality in the town centre and focusing the market function on either end of the pedestrianised area. In addition to that, this opens up the opportunity to relocate the library and one stop shop into a purposely fitted unit in a strategic location in the town centre, where it can act as a major attractor and hub, bringing more footfall and activity to Newport Road.

The current impression of Caldicot Town Centre is dominated by a low quality environment of the public realm with building rears, service areas, unattractive boundary treatments and a cluttered streetscape. Furthermore, a big part of the existing architectural form is characterless with bland facades and a monotonous feel. The main objective of this identified project theme is therefore to improve the physical environment of the town centre through cosmetic changes such as general refurbishment, upgrading paving and replacing street furniture. This could also include a strategy for lighting, public art, planting and signage in order to enhance the pedestrian experience and provide a comfortable, attractive shopping environment.

< 1000 sqft < 1000 sqft1000-1500 sqft 1000-1500 sqft1500-2000 sqft 1500-2000 sqft2000-2500 sqft 2000-2500 sqft2500-3000 sqft 2500-3000 sqft3000-3500 sqft 3000-3500 sqft> 3500 sqft > 3500 sqft


Offices/Storage

Residential


Offices/Storage






and sense of place

NEWPORT ROAD

NEWPORT ROAD

Extended Shopfront


Offices/Storage

Residential


Offices/Storage






and sense of place

NEWPORT ROAD

NEWPORT ROAD

Extended Shopfront

Newport Road

ExistingBuilding Footprintand Retail Units


Formulationof a more legible

Gateway intothe Town Centre

Relocated Library and One Stop Shopin a purposely fitted larger unit


'North Place' - Road wide enough to facilitatemarket stalls, delivery movement and tree planting/landscaping

'South Place' - Road wide enough to facilitatemarket stalls, delivery movement and tree planting/landscaping

6.2 PUBLIC CONSULTATION PANELS


06APPENDIX

07IDENTIFIED PROJECTS AND NEXT STEPSCALDICOT TOWN CENTRE

to Castle Park Primary School

to North-EastCaldicot

New houses fronting onto existing pedestrian link

Sandy Lane

Sandy Lane

New homescreating a strong and positive frontageto Sandy Lane

Woo

dsto

ck W

ay

New homes creatinga strong and positive frontage ontoWoodstock Way

Permiable Layoutallowing for a pedestrianor cycle link through to thenew location of the school

There are a few sites in close proximity to the town centre that pose a development opportunity for residential use in both public and private ownership. Identified in the masterplan are two adjacent sites off Sandy Lane and another site off Woodstock Way that will become available through the Caldicot Comprehensive School scheme. The objective is to use the potential of derelict or underused land, and generate receipts to the public purse that can then be used to fund other projects within the town centre.

Following this public exhibition there will bea period for reflection and response. We willconsider all the comments and informationrecieved during the consultation and assessthem against the current proposals. We can then make any revisions and adaptations deemed necessary before taking the project forward into the final report preparation which will set out the Visioning Report and Development Plan for Caldicot. The focus of the project will subsequently be moved to funding and delivery, which will not happen overnight as this is a long-term holistic vision for the town. There are various private and public secotr funding sources and investment opportunities and these are currently being explored. Once funding is secured, work can then begin on phasing, derlivering and implementing the Visioning Report and Development Plan.

Providing Sustainable

Housing


WHAT ARE THE NEXT STEPS?

LAND OFF WOODSTOCK WAY (25 UNITS)

TOWN COUNCIL OFFICES (5 UNITS) FORMER WHITE HART (11 UNITS)

The view onto the extended retail frontages and relocated library when approaching from the Western end of the town centre.

The view along Newport Road from the Eastern end of the pedestrianised area on a market day.

Improved building rears and the more legible gateway to the town centre as seen from the reorganised Jubilee Car Park.

The 2-storey apartment block along Jubilee Way creates a new frontage and improves the first impression of the town centre for visitors.


6.3 PUBLIC CONSULTATION RESULTSUrban Design ProjectFeedback Data Report

Ages Saturday Tuesday School10 - 17 1 7 3218 - 21 1 0 022 - 30 4 3 031 - 40 3 7 041 - 50 8 7 051 - 60 13 10 061 - 70 26 9 0

70+ 11 10 0Totals 67 53 32

Place Saturday Tuesday SchoolCaldicot 50 38 27Rogiet 2 5 2

Portskewett 2 4 1Magor 0 0 0Undy 0 0 0

Caerwent 4 2 1Subrook 0 0 0Other 6 5 0Totals 64 54 31

The data collected in this document is not personally identifiable, as is a public document

Question 2, Where do you live?

Question 1, What is your age?

05

101520253035

10 - 17 18 - 21 22 - 30 31 - 40 41 - 50 51 - 60 61 - 70 70+

0

10

20

30

40

50

Caldicot Rogiet Portskewett Magor Undy Caerwent Subrook Other

Page 1 of 5


Answer Saturday Tuesday SchoolStrongly Disagree 0 0 0

Disagree 2 2 0No View 6 1 1Agree 38 32 16

Strongly Agree 21 19 15Totals 67 54 32







Question 4, The link between Asda and the town centre needs improving

Question 5, Introducing additional residential into the town centre will increwase activity and vibrancy

Question 3, The gateways into the town centre from the car parks needs improving

0

20

40

Answer StronglyDisagree

Disagree No View Agree

010203040

StronglyDisagree

Disagree No View Agree Strongly Agree

05

101520

StronglyDisagree


Page 2 of 5










Strongly Agree 27 15 9

Question 8, The public realm, floorspace and street furniture is tired and needs replacing

Question 6, There is a need to attract larger non-food retail stores into the town centre

Question 7, Combining the Library, One Stop Shop and Town Council in one purpose made location in the main shopping street will being additional people/footfall into the heart of the town centre

0

20

40

StronglyDisagree


0102030

StronglyDisagree


0102030

StronglyDisagree


Page 3 of 5


Totals 57 47 31

Project Saturday Tuesday School1 10 5 92 1 7 03 28 20 54 17 22 205 5 9 36 8 16 07 3 5 0

Totals 72 84 37

Question 9, Which of the seven identified projects do you feel is the most important

Question 10, What are your views on the plans?

Disagree

0

10

20

30

1 2 3 4 5 6 7

Page 4 of 5


06APPENDIX

tel: 03333 405 500web: www.robertslimbrick.comemail: [email protected]

CALDICOT TOWN CENTRE · Job Number 8009 Version 1 Urban Design Project Feedback Data Report Ages...

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Transcript of CALDICOT TOWN CENTRE · Job Number 8009 Version 1 Urban Design Project Feedback Data Report Ages...