DECEMBER 2013 - REVISION 1 (MARCH 2015 ... 9a...i. Car Parking • Tiverton appears to have good...

rretail leisuetail leisure workplace e workplace residential esidential regeneration transpegeneration transport ct conservation tion masterplanniasterplanningLYONSNS SLEEEEMANMAN HOARERE

TIVERTON TOWN CENTRERETAIL ANALYSIS

DECEMBER 2013 - REVISION 1 (MARCH 2015)

2 | TIVERTON RETAIL ANALYSIS

THE BRIEFTIVERTON

MID DEVON DISTRICT COUNCIL HAVE PREPARED VARIOUS DETAILED REPORTS AND ANALYSIS THAT HAVE HIGHLIGHTED THAT TIVERTON (AND OTHER MID DEVON DISTRICT COUNCIL TOWNS) HAVE SUFFERED FROM CONSIDERABLE ‘RETAIL OUTFLOW’ TO OTHER TOWNS AND CITIES IN PARTICULAR, EXETER.

The Brief to Lyons+Sleeman+Hoare Architects was to analyse the retail content of Tiverton Town Centre and prepare a report which could form the basis of retail regeneration.

This report prepared by Lyons+Sleeman+Hoare Architects, highlights areas of Tiverton town Centre which could be redeveloped and enhanced to provide a more vibrant and sustainable retail experience.

The report is an initial draft which will provide scope for ongoing design analysis.

AERIAL VIEW OF TIVERTON

STUDY AREA


CONTENTSTIVERTON Existing Analysis

• Listed buildings

• Ownership analysis of considered site area.

• Existing retail analysis - Car parking and numbers - Primary, secondary and tertiary retail routes - Major shops

• Existing Town Centre streets - Fore Street - Bampton Street - Phoenix Lane - Market Place and Market Walk

Proposals

• A vibrant Town Centre analysis

• Proposed masterplan

• Masterplan analysis

• New and rebuilt retail areas

• Masterplan ownership analysis

• Phoenix Lane area - Potential A1 and A3 areas identified - New and rebuilt detail area analysis. - Buildings demolished

• Market place and Market Walk

• Potential breakdown of proposed areas

• New and rebuilt retail areas analysis

• Buildings demolished

MAP OF EIGHTEENTH-CENTURY TIVERTON

STUDY AREA


LISTED BUILDINGSTIVERTON

Tiverton has a rich history of buildings. The Town Centre has retained a number of good examples linked with their burgage plots behind (adjacent to the market place) and a Leat remains running alongside a pedestrian route through the site.

The

Tow

n H

all

Got

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Hou

se

Key

Grade I Listed

Grade II* Listed

Grade II Listed

Important but unlisted

Visually Important Green Space


LAND OWNERSHIPTIVERTON

• The local authority owns a considerable part of the study area being analysed.

• J Faulkner also owns two parts essential to the Town Centre regeneration, on Fore Street and Market Walk.

• Other areas required for the regeneration proposals are shown later.

Fore

Stre

et

Mar

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alk

Key

Owned by MDDC

Owned by J Faulkiner


EXISTING RETAIL ANALYSISA NUMBER OF ISSUES, FOLLOWING OUR SITE VISIT, NEED TO BE INCORPORATED INTO ANY DESIGN PROPOSALS.

i. Car Parking

• Tiverton appears to have good public car parking located in a number of sites.

• The large multi storey car park south of Phoenix Lane, is cheap and has good access to the Ring Road.

• Our concern would be the market place car parks where pedestrians and vehicles mix – especially beyond the market place. Our proposals amend this.

ii. The Existing Retail Loop

• Tiverton does not appear to have a recognisable retail loop. It has a series of separate shopping spaces, the Market Hall and Walk, Fore Street and Phoenix Lane, linked by secondary alleys or roads (including Bampton Street).

• Other roads, such as Gold Street, act as a secondary feeder route in both directions, to the Town Centre and Tescos.

iii. There are few national retailers in Tiverton, with most based in Fore Street. Banburys, the Town Centre department store, is the highlight on the street.

iv. Tiverton Town Centre restaurants and cafes are mainly independent, with few if any national chains. We note a cluster of takeaway units on Bampton Street.

v. The cinema (we acknowledge the petition to save the cinema) whilst notable, is not the draw it could be for the town.

Tivo

li C

inem

aM

ulti Storey C

ar ParkB

anbury’s Departm

ent Store

Key

Car Park

Study Areas

Primary Retail

Secondary Retail

Tertiary

EXISTING RETAIL ANALYSIS PLAN

12 | TIVERTON RETAIL ANALYSIS12 | TIVERTON RETAIL ANALYSIS

RETAILANALYSIS

1. Fore Street

The main retail destination in Tiverton. Banburys ‘book ends’ one end of the street with the old town hall at the other.

Pros

• Pedestrianised.• Some good buildings and retailers, both

national and independent.

Cons

• Most shops are too small for national retailers.• Some dreadful infill buildings (do not necessarily

affect the retail experience but do not contribute to the street’s ambience).

• The retail experience ‘peeters out’ towards the old town hall.

FORE STREET

2. Bampton Street

Contains a series of listed buildings and at the north end a cluster of take away food outlets. The street is blighted by relatively high traffic movements and parking, which prevents easy road crossing.

Pros

• A number of listed buildings.• Links through to the Market Walk and beyond.• Some national retailers.

Cons

• Traffic creates an unpleasant environment.• Shops not sized for national retailers.• Not part of the main retail loop

(see Existing Retail Analysis Plan on page 11).

BAMPTON STREET

14 | TIVERTON RETAIL ANALYSIS14 | TIVERTON RETAIL ANALYSIS

RETAILANALYSIS

PHOENIX LANE

3. Phoenix Lane

A pedestrian link between the Town Centre, Marks & Spencer Simply Food store and multi storey car park beyond.

The bus station is also located at the bottom of Phoenix Lane.

Pros• Tiverton has a large number of listed buildings,

2 beautiful examples are located on Phoenix Lane, Raymond Penny House and Gotham House.

• Mature trees adding to the general landscape.• Located between Fore Street, the major retail destination,

and the bus and car park.

Cons• A wide open unfocused street. Forbidding place

at night?• Poor/small retailers in poor second rate buildings.• The identified ‘visually important’ space is disjointed,

landscaping and public spaces lack cohesion and many elements such as bollards and paving require renewal.

MARKET PLACE

4. The Market Place and Market Walk

The Panniers Market Hall has been subject to an extensive refurbishment but its immediate surrounding area (Market Walk and the link through to Fore Street) is poor.

Pros

• The Market Hall and associated buildings have the potential to expand. Renovation well done.

• Good customer parking adjacent to the buildings.• Good/interesting pedestrian links through from all

sides of the town.• Some residential infill adjacent to the Centre.

Cons

• Market Walk - tired, out of date and units too small for current national retailers.

• Car parking. Conflict between car movements and pedestrians is not acceptable, especially through the market place.

• The pedestrian route through to Fore Street is extremely poor visually and at night forbidding. The route is unfocused, open to back land areas, and very narrow onto Fore Street.

• The Market Halls are essentially ‘hidden’ from sight with poor/no advertising presence.


TO CREATE A VIBRANT TIVERTON TOWN CENTREA NUMBER OF NATIONAL REPORTS HAVE RAISED THE ISSUE OF HOW TOWN CENTRES SHOULD BE REVITALISED. THE GOVERNMENT HAVE ALSO BEEN LOBBIED REGARDING BUSINESS RATES AND OTHER BUSINESS TAXES.

• This retail report focuses on the specific Tiverton issues and how they could be considered.

• Currently a large percentage of Tiverton’s population (especially the ‘silver surfers’) shop elsewhere, especially Exeter (The reason? A more attractive shopping environment and a wider retail experience, including many national companies).

• It is clear the environment for both retailers and shoppers needs to be re-evaluated and invigorated, to retain and bring back shoppers.

• The proposals included in this report concentrate on the Town Centre, which should allow adjacent areas themselves to be enhanced as the Centre improves.

• Proposals include:

- Concentrating the retail structure on a clear retail loop.

- Introduce new retail units sized to match national retailers’ requirements. Units to allow flexibility in both width and height.

- Enhance regional and independent retailers including workshop/retail spaces (Ateliers).

- Extend the dwell time in Tiverton, both during the day and evening with an increased leisure and restaurant offer, again creating a clear quarter/pedestrian loop, linked to both car parks and bus station.

- Consider increased residential development within the Town Centre, with targeted age groups providing a level of security and ‘overlooking’ to the pedestrian routes.

- Integrated local authority/private initiatives required to promote/support to the Town Centre as a whole.

• Town Centre activities and promotions.

• Flexible parking policies at various times of the year.

• Collect by Car

- Enhance public transport links.

• Bus routes.

• Bus stop information.

• Does the bus station require an upgrade (public toilets, waiting rooms/space etc)?

Any design proposal must allow for flexibility and change to incorporate ongoing brief requirements for both retailers and Tiverton.

The aim when designing a vibrant retail setting must be to create a pleasant, delightful and ‘pretty’ environment for people to dwell in.

1. The Square at Eastgate, Chichester2. Example of a Vintage Fashion Atelier3 & 4. Lion & Lamb, Farnham5. Example of an Artist’s Atelier

1

2

5

3 4


THE MASTERPLANTIVERTON The drawing shows proposals for new and reconfigured/replaced retail buildings forming a new retail route from the multi storey car park, up Phoenix Street, through to the Market Hall, and a rebuilt Market Walk, with a pedestrian friendly reconfigured Bampton Street, leading back to Fore Street via Banburys.

Note the proposal allows for phased development throughout.

The detail will follow on in the report.

Key

Retail

New Larger Foodstore

Residential

New Cinema

Restaurants


MASTERPLAN ANALYSISTIVERTON

• Reconfigure or rebuild the Market Walk. Provide for a bigger foodstore and adjacent retail units and their servicing requirements.

• Enhance the Market Hall area. Expand the independent specialist retailer with new workshop/retail space.

• Enlarge and widen the pedestrian route through to Fore Street. Create new retail and cafe units to front this route. Close off access to the back land areas.

• The car parks adjacent to the Market Hall have been amended.

• On Phoenix Lane, new shop units create a potential fashion quarter and incorporate the existing listed buildings into a new A3/restaurant and cinema area.

• South facing courtyards designed and created for sheltered open air seating.

The

Scr

eeni

ng R

oom

s, C

helte

nham

The Screening R

ooms, C

heltenham

CREATE A CLASSIC RETAIL LOOP LINKED TO M&S SIMPLY FOOD AND MULTI STOREY CAR PARK


AREA ANALYSISTIVERTON

The proposed masterplan utilises a high proportion of existing buildings. Reconfiguring and rebuilding them (with additional floor space added where possible) will ensure they will meet the needs required by national retailers.

The masterplan highlights proposals for Market Walk and Phoenix Lane, both containing mainly poor, tired, unremarkable buildings.

We have shown new build on St Georges Way, replacing the existing LA/NHS building and open air car park.

Phoe

nix

Lane

- Po

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Mar

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- Poo

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Key

New additional Area

Existing to be Reconfigured/Rebuilt

Residential

New Cinema

Restaurants

Potential to convert Listed Buildings into A3 use


The proposed masterplan is highlighted on the existing ordnance survey plan of Tiverton and indicates the local authority ownership, the Faulkner ownership and others required to implement the proposed development (which as noted previously can be implemented in stages).

LAND OWNERSHIPTIVERTON

Key

Owned by MDDC

Owned by J Faulkiner

Owned by Others


PHOENIX LANEPROPOSALS

• We are suggesting a group of new retail units, replacing existing retail space (including the rear element of a listed building) and adding new to create a potential fashion retailer quarter.

• The existing listed buildings could be incorporated into a new restaurant/leisure quarter clustered around a new cinema, linked to the adjacent car park and Phoenix Lane.

• The cinema would be a boutique type operation, offering more screens than at present, whilst keeping the overall building height down, from a standard cinema box. We are also suggesting some of the blank facades could be masked with residential accommodation.

• On South View Alley we are proposing to extend the residential development.

Key

Retail, potential fashion quarter

Residential, apartments and houses

New Cinema

Restaurants

Potential to convert Listed Buildings into A3 use


PHOENIX LANENEW AND REBUILT FLOOR ANALYSIS

The plan shows the majority of retail space would be reconfigured or rebuilt accommodation (albeit with longer and higher floor to floor dimensions).

Footprint Areas All Approximate GIA SQ FT

Existing area Reconfigured or Rebuilt 909 sq m 9,780 sq ft

New Additional Area 1,227 sq m 13,200 sq ft

Restaurants 1,438 sq m 15,475 sq ft

Cinema 1,280 sq m 13,775 sq ft

Gre

en S

pace

/ E

xist

ing

Cin

ema

Key

New additional Area

Existing to be Reconfigured or Rebuilt

Residential

New Cinema

Restaurants


PHOENIX LANEDEMOLISHED BUILDINGS

The plan indicates the buildings to be reconfirgured or demolished and replaced by new. You will note the demolition includes the rear part of a listed building, the green space and the cinema. This element would require detailed negotiation, but is shown at this stage to gain larger retail units fronting Phoenix Lane.

Phoe

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Lane

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Mar

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- Poo

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Key

Buildings reconfigured/demolished and replaced with new

Listed Building reconfigured or demolished

Green space


MARKET PLACE ANDMARKET WALK PROPOSALS

• The existing Market Walk centre is shown replaced with a much larger town centre foodstore with new or reconfigured retail units adjacent sized to suit national retailers. The service facilities are also upgraded.

• The adjacent car park is proposed to be re-aligned to achieve 69 spaces which should include, Disabled, Parent and Child, Taxi pick and set down, and possibly electric car charging points for a state-of-the-art car park (note, the adjacent hall is retained). Other existing car parks retained, would be restricted to traders use only, allowing for safer pedestrian flows, through to the market.

• The unused buildings, adjacent to the main market building are proposed to be used as workshop/retail spaces, suitable for an independent retailer (‘Atelier’ space for say a leather worker etc.). With good internet connections provided this would allow for a wide retail market.

• The space south of the Market Hall would be enclosed to mask the open spaces leading to the back land areas, with new retail units fronting onto it, creating the potential for an events space.

• The link through to Fore Street is shown wider, with shopfronts facing onto it.

• Bampton Street could incorporate safer inset crossing points. Parking could incorporate pick up and set down points/short term parking.

• There is potential to increase the residential development in the centre. We have indicated a residential building (3 storeys?) adjacent to the Market Hall, accessed from St. Peter Street.

Bam

pton

Stre

etC

ar ParkR

ear/Back Land

Key

Retail

New Larger Foodstore

Residential

Renovated Work/Retail space (Atelier)


As in the Phoenix Lane area, the majority of the new buildings floor print would be reconfigured or rebuilt, with additional new build attached.

Rea

r of S

uper

mar

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‘Alle

y E

ntra

nce’

MARKET PLACE ANDMARKET WALK NEW AND REBUILT FLOOR ANALYSISFootprint Areas All Approximate GIA SQ FT

Existing area Reconfigured or Rebuilt 3,286 sq m 35,370 sq ft

New Additional Area 1,413 sq m 15,200 sq ft

Key

New additional Area

Existing to be Reconfigured/Rebuilt

Residential


MARKET PLACE ANDMARKET WALK DEMOLISHED BUILDINGS

The plan indicates buildings to be reconfigured or demolished and replaced by new.

Fore

Stre

et E

leva

tion

Mar

ket W

alk


TOWN CENTRE ROUTESTIVERTON

Routes, through the Town Centre are retained, and where possible enhanced, with new shopfronts, residential and enclosed spaces offering a better environment for the pedestrians.

Leat

sS

t Peter Street footpath

South View


LYONS+SLEEMAN+HOARE | ARCHITECTS

WITNEY, OXFORDSHIRETHE WOOLGATE CENTRE

THE DEVELOPMENT IS NOTABLE FOR ITS CONSIDERED USE OF LOCAL MATERIALS AND THE SENSITIVE PLANNING OF ITS AMENITIES. THE SCHEME WAS AWARDED THE ROYAL TOWN PLANNING INSTITUTE SILVER JUBILEE CUP AND A CIVIC TRUST COMMENDATION COMMENTS.

Project Description

Witney is an historic town of typical Cotswold architecture. The Woolgate Shopping Centre stands in a conservation area and is comprised of refurbished and new buildings totalling about 100,000 sq ft overall.

The development is notable for its considered use of local materials and the sensitive planning of its amenities. The scheme was awarded the Royal Town Planning Institute Silver Jubilee Cup and a Civic Trust Commendation Comments:

A quote from the assessors chaired by Walter Bor for the RTPI Silver Jubilee Cup Award: “A model of its kind, providing small, semi-enclosed spaces, surrounded by abundant green vegetation using natural materials and a minimum of concrete - it is a park with cars”.

A quote from the Assessors for the Civic Trust Commendation:

“This scheme redevelops an outmoded 1960’s shopping centre utilising redundant back land and the meandering layout, small scale, arcades and use of Cotswold stone successfully linked the development to the existing fabric of Witney. The arcades helped disguise some of the usual standard shop fronts. Sub division of a large and well planted car park helps to minimise its presence and a pleasant well laid out sitting area behind the centre is a bonus”.


LYONS+SLEEMAN+HOARE | ARCHITECTS

FARNHAM, SURREYLION & LAMB

A UNIQUE DEVELOPMENT SITUATED IN THE OUTSTANDING CONSERVATION AREA WITHIN FARNHAM TOWN CENTRE, IT IS ILLUSTRATED IN HRH’S PRINCE CHARLES BOOK, ‘VISION OF BRITAIN’

Project Description

This unique 120,000 sq ft development situated in the outstanding Conservation Area within Farnham town centre comprises both new build shopping facilities, offices, and major refurbishment including Grade II Listed Buildings.

The original Lion & Lamb courtyard was a 16th century coaching inn. This was approached through an impressive listed Tudor archway leading to a dilapidated warehouse, bordered by secondary shops on one side, and a printing works on the other. Refurbishment of all these buildings formed a major bulk of the work enhancing the existing shopping element whilst also creating an additional nine shopping units.

Great care and meticulous attention to detail reflect the craftsmanship associated with buildings of this area, from the original iron-stone and granite setts cart track skillfully repaired and re-laid, to the choice of traditional local materials - bricks, tiles, slates and stone producing a richness of colour and texture.

The scheme won the New Centre Award of the British Council of Shopping Centres, The Farnham Society Amenity Award and a Certificate of Merit from the International Council of Shopping Centres.

DECEMBER 2013 - REVISION 1 (MARCH 2015 ... 9a...i. Car Parking • Tiverton appears to have good...

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