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South Bank Park Masterplan

Simon, Duncan, Luke Lumbis and Chris

Contents

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Introduction……………………………………………………………………………………………………………………………………Page 3Leeds Facts and Figures…………………………………………………………………………………………………………..Page 4Site Location……………………………………………………………………………………………………………………Page 5Existing Land Use……………………………………………………………………………………………………………………Page 6Site Conditions……………………………………………………………………………………………………………………Page 7Site Access……………………………………………………………………………………………………………………Page 8Trolley Bus Scheme……………………………………………………………………………………………………………………Page 9Train Station South Entrance……………………………………………………………………………………………………………………Page 9History of the Site and Surrounding Area……………………………………………………………………………………………………………………Page 10The Masterplan……………………………………………………………………………………………………………………Page 16Vision Statement……………………………………………………………………………………………………………………Page 17Aims and Objectives……………………………………………………………………………………………………………………Page 18Phase 1……………………………………………………………………………………………………………………Page 19Temporary Car Park……………………………………………………………………………………………………………………Page 20Feature Chimney……………………………………………………………………………………………………………………Page 20Lighting ……………………………………………………………………………………………………………………Page 21Leeds Bachles……………………………………………………………………………………………………………………Page 22South Bank Park Lake……………………………………………………………………………………………………………………Page 23Water Extraction from River Aire……………………………………………………………………………………………………………………Page 24Restaurant and Gallery……………………………………………………………………………………………………………………Page 25Housing……………………………………………………………………………………………………………………Page 26Green Space……………………………………………………………………………………………………………………Page 27Cycle Path……………………………………………………………………………………………………………………Page 28

Bridges……………………………………………………………………………………………………………………Page 28Phase 2……………………………………………………………………………………………………………………Page 29Kite Tower……………………………………………………………………………………………………………………Page 30Grade A Offices……………………………………………………………………………………………………………………Page 31Retail……………………………………………………………………………………………………………………Page 32Micro Brewery/Crown Pub Redevelopment……………………………………………………………………………………………………………………Page 33Urban Farm……………………………………………………………………………………………………………………Page 34Community Health Centre……………………………………………………………………………………………………………………Page 35The Life Centre……………………………………………………………………………………………………………………Page 36Phase 3……………………………………………………………………………………………………………………Page 37Eco Supermarket……………………………………………………………………………………………………………………Page 38Overview of Proposed Development……………………………………………………………………………………………………………………Page 39Strategic Goals for Leeds City……………………………………………………………………………………………………………………Page 40Community Involvement……………………………………………………………………………………………………………………Page 42Stakeholders……………………………………………………………………………………………………………………Page 43Risk Analysis……………………………………………………………………………………………………………………Page 46Planning Context……………………………………………………………………………………………………………………Page 47Funding……………………………………………………………………………………………………………………Page 52Partnerships……………………………………………………………………………………………………………………Page 53Implementation……………………………………………………………………………………………………………………Page 54Return on Investments……………………………………………………………………………………………………………………Page 55Summary……………………………………………………………………………………………………………………Page 56References……………………………………………………………………………………………………………………Page 57

Introduction

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The aim of this document is to establish the context and conditions of the former Tetley’s Brewery Site located in the South Bank area of Leeds with the intention of proposing a positive masterplan for the future of the site. This document will begin with an evaluation of the context of the site. The key aspects of site analysis this document will explore are:

• Site Conditions• Existing Land Use• Location• Access• Local Significance and History

Following a thorough site analysis, the document will present the Masterplan for the proposed future of the site covering all aspects of the development. The Masterplan is broken down into three phases of development and will feature accordingly. The Masterplan will then be evaluated in terms of funding, stakeholders, risks, costs and how it will fulfil the many aims of policy influencing the site both locally and nationally.

Phase 1

Temporary Car Park

Phase 3

Phase 2

Leeds Facts and FiguresInvestment and Economy• Leeds has attracted £4.3 billion of investment in large schemes in the last 10

years• One of the most diverse economies in the UK• UK’s largest centre for financial and business services outside of London

Population and Workforce• Leeds has a population of 798,800 – the second largest of any Metropolitan

District in England• Estimated 427,800 people working in the city

Health and Education• Has the largest teaching hospital in Europe• Has the biggest community health programme in England• Home to the Department of Health HQ• Has 2 universities with a student population of over 60,000• Leeds Metropolitan University has the largest business school of its kind in the

UK

Geography and Transport• Centre of the UK midway between London, Edinburgh, Hull and Liverpool• Directly linked with London and Edinburgh via the M1 and links with east and

west ports via the M62• Rapidly expanding airport

Leisure and Environment• West Yorkshire Playhouse stages more productions than any other theatre

outside London• Home of Opera North, Northern Ballet Theatre and Phoenix Dance Company• Home of the Royal Armouries, Henry Moore Institute and Thackray Museum of

Medicine• Has over 980 shops and 25 major hotels in the city centre• Leeds Arena will be Europe’s most advanced ‘super theatre’ upon completion in

2013• One of the greenest cities in Europe with green belt land covering two thirds of

the total area• Trinity Leeds is a £350 million retail and leisure development set to open in

2013. It’s the first large scale development of its kind since the recession

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Did you know? Leeds is twinned with Lille, Dortmund, Durban and Colombo.

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Site LocationRegional LocationLeeds lies in West Yorkshire in the centre of the North of England. It is within 2 hours of major cities such as Manchester, Liverpool, Newcastle and Sheffield and is considered the gateway to the North of England.

City LocationNorth to the site is situated Brewery Wharf predominantly residential premises but includes Jury's Inn Hotel, small scale offices and some retail and commercial space. To the east of the site is Indigo Blue building (comprising new commercial and residential uses) with the Clarence Dock further to the east. To the west of the site is ASDA Headquarters whilst south of the site lies Crown Point Retail Park and the Leeds City Business Park.

Image showing the Tetley’s site and surroundings

Location and ImageThe Brewery is located in an area of transitional change between the city centre and the South Bank area of Leeds. The area to the south of the River Aire including the Tetley’s site and adjacent sites has traditionally been industrial in character and is therefore location to many large warehouses and factory units or vacant former industrial sites.

Key = Existing Brewery Site Offices Mixed Use Development

Existing Land UseThe below land use map shows that the site sits in the middle of various land uses so any proposals will be required to compliment its surroundings and make best of the surrounding environment.

ResidentialRetail

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The last 10 years have seen a transformation of this area from industrial to a mix of predominantly office and residential uses. The brewery site is now undergoing the same process.

The site is located very close to the City Centre, Clarence Dock and Holbeck Urban Village.

Site Conditions

A view of the riverside looking towards the city

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The site is generally flat throughout and has no history of any effects as a result of the nearby coal mining. Groundwater within the alluvial deposits is in hydraulic continuity of the River Aire and the are several boreholes around the site, however these do not threaten the stability of the ground.

The site is classified by the Environmental Agency as a flood plain which does not benefit from the presence of a flood defence, the chances of flooding is 1 in 100 years which is not substantial enough to threaten the development if the right precautions are made. There are several large scale developments surrounding the site indicating it is more than suitable for development.

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Site AccessMajor Roads that link to the site

• A61• A58• A64• M1• A639• M621• M62• A62• A6

Road Links

The site lies in good situ to roads that serve both the City and allow quick access to major national motorways. This is advantageous through both construction stages and on completion as it will be of benefit to the people living, working and visiting the site ensuring the site is easily accessible.

Pedestrian Access

This diagram shows the pedestrian access to the site in context to the rest of the city within a 15 minute walk. It also include the city walking zone and cycle paths, clearly showing that all key sites within the city are easily accessible to pedestrians.

The above image shows the roads that currently service the site directly. Access in and out of the site is already well served as a result of the Brewery producing beer to be exported nationwide.

The Leeds Trolley bus scheme estimated to cost of £254 million will provide a comprehensive route that will serve the Tetley’s site and improve its connectivity and desirability linking it to the rest of the city efficiently. Funding for this scheme has not yet been approved but it is hoped that Leeds economy will grow further on completion of the Trinity shopping complex and enable this project to become a reality.

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The new South Entrance to the Train station will make the train station much more accessible to south side of Leeds including the Tetley’s site. Funding for the £14.2 million project has been approved and construction is expected to commence in 2013. The approval of the South Entrance implies the future of Leeds development lies South of the station making the Tetley’s site very appealing.

Trolley Bus Scheme

Train Station South Entrance

Both of these substantial investments benefit the Tetley’s site greatly in making it an area for extensive growth both economically and socially and any proposed development must take advantage of both of these schemes.

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History of the Site and Surrounding AreaLittle is known of any Roman or Anglo-Saxon settlement at Leeds although there is some evidence to suggest Roman presence in and around Leeds. There is a paved ford thought to date back to Roman times crosses the River Aire near Castleford whilst pre-Roman and Roman remains have been found in numerous settlements around Leeds. In 1995 a Roman stone coffin was found in Headingley whilst the best evidence of Anglo-Saxon settlement is the numerous name terminations ending in –ley (derived from ‘leah’, meaning ‘opening in the wood’)

Roman Period

Leeds was first mentioned in the Domesday Book as “Ledes” in 1086 and was split between several holdings, such as Headingley, Bramley and Armley, although Leeds was the most important of these.

Norman Period

Leeds was a small farming village and had a population of around 200 people. In the 1150’s monk’s settled and developed the site that became Kirkstall Abbey

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History of the Site and Surrounding AreaMiddle Ages/Tudor Period

The next 400 years showed little sign of growth whilst the Tudor period saw Leeds transform from a small agricultural village into a cloth producing market town. The fist school in Leeds was founded in 1552 which would later become Leeds Grammar School whilst later in the 16th century, Leeds gained the right to vote for their own vicar, appointed its own mayor and obtained its first charter of incorporation from Charles I in 1626. By the 1650s, Leeds was one of Yorkshire’s largest towns with a population of 6,000 having been captured by Sir Thomas Fairfax’s army during the Civil War.

The first known map of Leeds from 1560 clearly shows the Leeds Bridge crossing the River Aire. The Tetley’s Brewery site is just out of shot south-east of the river.

By the 1700’s, Leeds had become a major merchant town trading woolen cloths with Europe via the Humber estuary and by 1770 Leeds was responsible for 30% of the country’s woolen export, worth £1.5Million, while 70 years previously the whole of Yorkshire had exported only 20%. The population during the industrial revolution from 10,000 to 30,000 people

18th Century

Map of Leeds from 1725 with the site of the Tetley’s Brewery circled.

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History of the Site and Surrounding Area19th Century

The Leeds and Liverpool Canal was opened in 1816 with the Leeds and Selby Railway opening as one of Britain’s first railway lines later in 1834. Leeds gained city status in 1893 with electric trams built in the city the following year.

The Tetley’s site was mainly unused for the entire recorded history of Leeds which would suggest that any archaeological digs would not be necessary. The reasons for this may have been due to flooding. Unstable soil or that it was unused for farming or a community space. The brewery was first established in 1756 opposite the coal staithe and was taken over by Joshua Tetley in 1822.

Map of Leeds from 1815 with the Tetley’s Brewery site circled.

An artist’s impression of the brewery and a plan of Leeds from 1860.Just west of the main site, the R. D. Chantrell-designed South Market was built in Meadow Lane in 1823-24 at a cost £22,000. Built as a retail market, it was hoped it would attract those people heading into Leeds from the south and was made up of butchers’, stalls, slaughter houses and 18 dwellings. Sadly, the South Markets did not manage to attract retailers or customers away from Briggate.

Leeds South Markets, 1823-1824

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History of the Site and Surrounding Area20th Century

Leeds continued to grow during the 20th century and Leeds University was built in 1904. Leeds escaped relatively unscathed during the two world wars although certain areas of Leeds suffered air raids during World War II. At the time of World War I there were about 20 breweries in Leeds

Leeds’ emphasis on manufacturing began to shift in the mid-twentieth century and became more involved in the service industry with banks, hotels and bars opening en masse from the 1970’s.

A plan of the site from 1920 showing electric tramlines connecting Hunslet to Leeds along Hunslet Lane. The trams were removed in 1959.

The distinctive Grade II Listed red brick office block was constructed on the Tetley’s site in 1931 and is highlighted in the plan above from 1950.

Post 1950’s, numerous buildings were added to the site including two new fermenting rooms, a new brew house in 1967, an office block in 1968 and a keg and packaging plant in 1975.

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History of the Site and Surrounding Area20th - 21st Century

By 1980, the brewery site had expanded south west across Hunslet Road with the construction of a large storage facility. An overhead walkway across Hunslet Road connected the site whilst the present day aerial photograph shows that Hunslet Road had been stopped up and made private.

The Tetley’s Brewery closed its doors in June 2009 after almost 200 years in operation.

From the 1990’s, tourism became a greater part of the city with buildings such as the nearby Royal Armouries Museum opening. Since then, the Millennium Square was opened in 2000 and the City Museum in 2008. Today, Leeds has a metropolitan population of over 798,000 and possesses one of the most diverse economies in Britain. Leeds has an undergraduate population of 60,000 across two universities and is the largest centre for financial and business services outside of London.

Today

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History of the Site and Surrounding AreaLeeds BridgeTo the north west of the site, the historic Leeds Bridge crosses the River Aire and links Hunslet to Leeds City Centre. It was constructed at some point during the 14th century and was said to have used stones from the old Leeds castle.

Leeds Bridge was widened in 1760, 1760 and again in 1796 due to the increase in traffic but it was demolished and rebuilt between 1870 and 1873 when the present bridge was builtLeeds Bridge House

Leeds Bridge House, 1939

Just south of Leeds Bridge, Leeds Bridge House is a Grade II Listed building which was built in 1875. It was originally built as the Temperance Hotel but closed in 1900 and taken over by Tunstall & Co.. Earmarked for demolition in 1960, it was saved and turned into offices in 1981.

Looking south from Leeds Bridge, 1945

Looking south from Leeds Bridge today

An artist's impression of Leeds Bridge,, 1849.

Leeds Bridge, 1866

Salem ChapelAt the north west of the site stands the Grade II Listed Salem Chapel which is Leeds’ oldest and only surviving 18th century chapel. Originally opened in 1791 the building was described by the Leeds Guide of 1806 as ‘a large handsome building’ and had its distinctive curvy bow built in 1906. Leeds United FC was also founded here in 1919.

Salem Chapel, 1950

A plan of the site from 1890 shows highlights the Grade II Listed Leeds Bridge, Leeds Bridge House and Salem Chapel all in close proximity.

The Masterplan

Retail and convenience shops

Green Space

Water

Town Houses

Urban Farm

Hotel

Life Centre (Leisure centre)

Offices

Restaurants and Gallery

Cafe’s and Bars

Health Centre

Land Use Map Legend:

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Vision StatementSouth Bank Park will be a unique fusion of Leeds city centre and innovative green space creating a desirable place to live, work and relax. South Bank Park will incorporate a range of facilities and services to cater for residents, visitors and workers that will craft a self-sufficient settlement rich in design that few places in the world can boast. Leeds is one of the country’s most desirable cities with surrounding countryside to match, the best of both worlds is coming soon…South Bank Park.

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The are several core aims and objectives that the proposed South Bank Park development aims to fulfil. The following aims and objectives have materialised in response to the planning context both locally and nationally that all aim to create better places to live, work and relax.

• For the City Centre to extend southwards with that encompasses distinctive architecture to rival that of any major European city

• To create a City Centre open space surrounded by new developments for people to live, work and relax

• To complement existing local heritage assets with high quality multi-purpose buildings and vibrant and distinctive landscaping

• The creation of characteristic and awe-inspiring landmarks to provide civic and regional pride

• Development to focus on sustainability, heritage and adaptability

• Regenerate areas damaged by past industrial decline as well as capitalising on economic growth

• Seek social equality and inclusion

• Seek wider housing opportunity

Aims and Objectives

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Phase 1Phase 1 of the development will begin in January 2013 and will be completed in July 2014. Phase 1 will consist of the following:

• Temporary car park to west of the site• Feature chimney • Redirection of river to create a lake• Bridges• Gallery• Walkways and cycle paths• Housing• Green space

Temporary Car Park

Phase 1

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A temporary car park to the west of the site is proposed as part of Phase 1 which will support the development and the city in terms of facilities and creating income. The site already has planning permission for a 900-space car park though a more appropriate sized car park of around 400 spaces will form part of the development for the first 18 months. Up until July 2014, the low-cost car park will provide a rich source of income and will attempt to work with the businesses of Leeds to promote car-sharing in a bid to decrease the number of cars on the road. It will also provide some contractor parking for the construction and engineering works during Phase 1 on the eastern side of the site. It is envisaged that the car park will create up to £1.5million in revenue over its 18 months. The car park will also help to create awareness with users being able to see progress of the development which will increase word of mouth from commuters and help in the generation of a city-wide ‘buzz’.

It is proposed that the original chimney from the Tetley’s brewery remains in situ and lit up to create a unique pedestrian foci whilst also maintaining a strong element of heritage.

There is an opportunity to create bright, unique and highly distinguishable city landmark that will create civic pride and attract tourists.

By lighting up the brewery’s former chimney, an in instantly recognisable beacon will be seen from miles around. This would be a highly cost effective landmark which is hoped to further attract people south from the city centre to enjoy its vibrant lighting and colour.

The newly lit-up chimney on the old Harpurhey Baths in Manchester which locals hope will attract tourists

Line of sight looking south from Brewery Place

Temporary Car Park

Feature Chimney

Temporary Car Park

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LightingDue to the significant amount of new green space, streets, bridges and pathways, there will be a provision of creative and diverse lighting to ensure interactivity at all times of the day.

The use of a mixture of lighting infrastructure will not only make people feel safer at night but add a distinct sense of place to the area enhancing the aesthetics.

The latest lighting technology will create light shows and create a vibrant atmosphere at the touch of a button. Bringing the area to life on an evening will appeal to the rest of the city and draw visitors down to enjoy and experience.

Along with the green space and streets, the lights will help to create a hive of activity which will create the vibrancy the area needs to attract leisure facilities such as bars and restaurants. No areas of the site will be dark at night but the lighting will be sensitive to the residential areas and dim as the night goes on.

Leeds BachlesTaking inspiration from the German town of Freiburg’s small street streams known as the Bachles, the development would include such streams of water throughout the streets and pathways created on the Tetley’s site. These serve a dual purpose of functionality, providing a constant flow of water to aid the watering of vegetation whilst also aiding street cleaning. The Bachles will also provide the calming qualities that water can provide on a social level. The water would be taken from the river and filtered in the same way the water for the lake will be so will be clear and clean water that on the more pleasant days can be played in by visitors and residents to cool down.

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It is proposed that the River Aire is tapped into and re-directed from the Clarence Dock area to a brand new basin within the site. Providing a waterfront for the site will make the development a highly desirable place to live and enjoy. The waterfront will become the hub of the site and will continue Leeds’ long affiliation with the River Aire and Leeds Liverpool canal. A mooring-shaped area will be created at the foot of the café/gallery/restaurant whilst the water will be overlooked by north and south facing accommodation. The waterfront will also facilitate two proposed bridges which will further enhance the aesthetics of the area.

In reference to Zoe Ryan’s ‘Building With Water in which she refers to water as ‘blue oil’, emphasis is put on how water can bring an extensive list of beneficial qualities to the built environment. As the development includes a variety of land uses including residential, leisure, employment and green space all aspects will benefit from the introduction of water. Since the beginning of time life has flourished on the waterside and this development will be no exception. The water will create a calming and changing environment that will evolve with the seasons creating the idealistic, tranquil environment all visitors, workers and residents will enjoy. This environment will be created with the introduction of a water basin, the Bachles and several water features that will create an interesting range of water that will intrigue the eye. It will take inspiration from Java Island in Holland as well as Bradford’s newly opened City Park.

Bradford’s new mirror pool and fountain which form part of the City Park development. It is envisaged that £80m a year will be generated through visitors.

South Bank Park Lake

Java Island, Amsterdam 23

Water Extraction from River AireThe basin will be supplemented by a water filtering process which will deliver safer and more aesthetic water to the site. The key points to the proposed filter process are as follows:

• Excess water from the river diverted• Water is cleaned in a series of filters• Removing debris and pollution • Water is channeled to increase pressure and

pushed though a turbine to generate electricity

Working closely with the Environment Agency, specialist engineers and also enlisting the help of the city’s university students should help capture the imagination of the scheme and bring it to life.

The process of water filtration is detailed below in a 5-step process. The water is filtered using a reed bed filter whilst also turning a turbine before entering the water course. The below diagram proposes how the process will work:

1.Water from river Aire 2. Passes though debris filter in to reed bed filter 3.Pressure increased 4.Water turns turbine 5.Water passes though final filter and passes in to new water course.

1 2 3 4 5

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Restaurant and Gallery

It is proposed that the Tetley’s 1931-constructed Grade II Listed office block will be fully retained and converted into highly adaptable space overlooking the waterfront. The 4-storey building will comprise of a gallery and a café/restaurant which will maintain and display the brewery’s rich heritage.

The gallery space will be equipped with conferencing facilities whilst it is proposed that partnerships are created with the surrounding universities, museums and Yorkshire Sculpture park to curate highly attractive and varied displays.

It is hoped that a European café culture will be created with the mix of food, drink and culture over-looking a pristine area of water.

The Baltic gallery over-looking the River Tyne in Newcastle

Waterfront European café culture

Red brick quayside buildings in Leeds

HousingSchemes such as the Castlefield development by Urban Splash in Manchester and Kirkstall Forge in Leeds are both good examples of the type of housing proposed for the site. The Castlefield site bears many similarities to the Leeds South Bank, particularly in terms of size and the fact that the site lies south of a canal. With the area consisting of mainly derelict industrial units, Urban Splash proposed to develop several mixed-use developments containing residential and commercial properties such as urban housing, shops, offices, bars and restaurants.

In order to achieve the diverse population the South Bank requires, it is proposed that apartments are developed within the Kite Tower to cater for the growing market for 1 and 2 bedroom apartments whilst also introducing a range of town house style dwellings as it bids to draw families back to the area. The town houses will have underground parking in order to eliminate cars as a threat to the aesthetics of the area and consist of a range of 3-6 storeys that incorporate larger 1 bedroom flats and family homes. In order to symbolise the heritage of the site the use of brick construction with a contemporary twist will reflect and compliment the remaining buildings on site whilst rubble from the former brewery will form part of the foundations.

The success of the Castlefield development was down to the thoughtful design and the sheer extent of the development, effectively creating a vibrant new area of Manchester city centre. These modern developments have become an attractive option for young professionals and businesses alike and it is hoped that this success is mirrored in South Bank Park.

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Green SpaceThe South Bank Planning Statement casts a vision of a new, transformational, vibrant and outward-facing city centre park which will act as a catalyst for the regeneration and place-shaping of the South Bank area. In collaboration with this vision, a much-needed large, green open space is proposed which will transform the neglected site into a cultural, recreational, social and environmental hub.

The new 21st Century City Centre Park will bring together communities and visitors alike and will act as the catalyst in boosting the development’s commercial credentials in creating a highly attractive open space with sympathetic and innovative landscaping. The quality of living will be significantly increased in the area in the creation of a vibrant and aesthetic park which will enable a richer experience for the people of Leeds and further afield.

It is envisaged that around 35% of the 8 hectare site will be transformed into green space whilst a vast array of trees, plants and flowers will be introduced to provide horticultural excellence whilst also increasing biodiversity and nature levels.

The park will be safe and secure 24 hours a day with the assistance of lighting and security measures, whilst pedestrians and cyclists alike will be able to fully enjoy the area in a comfortable environment. The park will be used by many different groups, from residents, local communities, office workers, day visitors who will be able to enjoy the park’s natural beauty, architecture and sculptures. A partnership with the Yorkshire Sculpture Park will enable the cyclical exhibition of different sculptures and art around the park which will attract visitors and create cultural enrichment.

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Cycle Path

Beer barrel-inspired bike racks will recognise the heritage of the area

Cycling in a city park

Leeds Cycling Route It is envisaged that cycling will become more appealing to commuters and residents alike.

In keeping with the development’s high standards and attention to detail, a number of bridges with span the waterway that has been created by the river diversion. One of these bridges will be used to commemorate the sites previous use and will resemble an over sized barrel, using oak and iron. The barrel will have a liquid-like concrete path flowing through it, which will allow ease of use for cyclists, push chairs and wheelchair access. Another small bridge will also be constructed which may take design inspiration from the bridges at Amsterdam’s Java Island.

New cycle tracks and cycle paths will be provided as part of the project which will join up with Route 3 Middleton to City Centre as part of the Leeds Core Cycle Network Project. Shared use tracks will be marked in the open green space for cyclists to enjoy whilst the vertical farm will provide a hub for bicycle hire and storage.

Cycling is an ever-growing and popular mode of sustainable transport amongst commuters and residents and will be further encouraged through the site development by increasing the provision of cycling facilities

BridgesHow the beer-barrel bridge might look over the water

One of the unique footbridges on Java Island, Amsterdam

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Phase 2

Phase 2 of the South Bank Park development will take place between July 2014 and January 2017 and will consist of the following features:

• Hotel• Offices• Retail• Urban Farm/Science Area• Community Health Centre• Micro Brewery/Crown Pub Redevelopment

Phase 2

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As per the Leeds South Bank Planning Statement, there is a demand and desire for a hotel to serve the growing number of visitors of both the leisure/tourism and business sectors. Due to the vast amount of land within South Bank Park as well as its location /surrounding developments, it is an ideal site to house the Kite Tower which was originally proposed in 2006 but failed to find an ideal site.

Capitalising on such a contemporary design from the reputable architect ‘Make Architects’ would without doubt add to the desirability and quality of the development. As the map shows such a landmark tall building would not be out of context and would balance the distribution of tall buildings well ensuring the city centre does not become overwhelmed by height. The Kite Tower will be 40 storeys incorporating 25 floors allocated to the hotel facilitating around 300 rooms leaving the remaining floors for luxury apartments, penthouses and a restaurant much like the Beetham Tower in Manchester also known as the Hilton Tower.

Tetley’s Site

Kite Tower

Tetley’s SiteKite Tower

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Grade A OfficesWith its open spaces and vibrant atmosphere, South Bank Park will

be an inspiring place to work. Located within a highly attractive setting, the Grade A offices will not only meet the needs of Leeds’ rapidly growing economy, but will provide flexibility for its tenants as well as a very high level of operational efficiency. The proposed office building will be made up of six floors of open plan office space which will ensure a high level of adaptability for its tenants, making the prospect of relocation less daunting.

The Grade A office buildings will be constructed following the program of works known as Target Zero. This program is funded by Tata Steel and the British Constructional Steelwork Association. The reduced carbon offices will be naturally ventilated and will include sustainable elements such as ground source heat pumps and solar voltaics, as well as energy saving elements such as occupancy sensing and daylight dimming lighting. The BREEAM Excellent building will be operationally inexpensive as well as sympathetically designed to capture the heritage of the site.

How the proposed offices might look.

Inspiration: The BREEAM-Excellent Welsh Assembly Government Offices, Aberystwyth

Case Study

"Spring" in Nanterre, France was the first building to achieve a BREEAM Outstanding' rating under BREEAM Europe Commercial 2009.

The building is four storeys high with a floor area of 35 200m2 and includes social areas and a restaurant, together with basement parking and landscaped areas. It scored particularly highly under BREEAM through features such as :

• Heating and cooling provided by geothermal heat pumps• Automatic mechanical ventilation with heat recovery• Solar panels providing 45% of the hot water used in the restaurant• Low-energy lighting• 6 500m2 of photovoltaic panels • 100% of water used in WCs and for irrigation provided by rainwater collection and recycling• Highly insulated building fabric

BREEAM-Outstanding Spring 53 Rue du Port, Nanterre, France 31

In light of the failings at the nearby Clarence Dock development in attracting and sustaining large retail outlets, we aim to learn from the failings and create a highly desirable and pedestrianised retail area. In order to cater for local residents and visitors to the area that the City Park and cultural spaces should attract, smaller independent shops will be encouraged to establish themselves offering local produce from the vertical/urban farm and surrounding green space. Encouraging a range of more niche/boutique style shops that the city centre does not offer will ensure that the development does not cater for the saturated retail market and create new markets that will attract visitors, offer residents the variety and sense of community that will encourage their support. As well as shops, cafes, restaurants and bars are also proposed that will encourage a lively atmosphere both in the day and evening whilst overall creating an exciting, desirable place to be.

Creating business and retail space will create new jobs and boost the local economy from a consistent flow of income. This money can be reinvested in the locale to develop sustainability and seek continuous improvement in the area.

Retail

Inspiration: Westgate in Halifax was given a glass roof to keep customers dry which created a more appealing shopping environment

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Micro Brewery/Crown Pub Redevelopment

In order to make good use of the row of listed buildings and the listed Salem Chapel whilst retaining the sites origins as a brewery site a microbrewery facility will be installed. We have already established contact with a West Yorkshire based microbrewery Goose Eye Brewery™ that despite enduring the economic recession has now reached the full capacity of output for its current premises. This partnership would not only preserve the heritage of the listed buildings but also the heritage of the site as a brewery, this would also increase the viability of preserving the Crown hotel and making it the heart of the South Bank community once again being predominantly supplied by Goose Eye Brewery™. It is proposed that some of the working equipment from Tetley’s will be installed in the micro brewery at Salem Chapel which has sustainable and heritage benefits. 33

The idea of vertical farms is not a new one, with researchers such as John Hix and Gilbert Ellis Bailey documenting the concept over the last century, with Ken Yeang and Dr. Dickson Despommier providing more recent discussion. In 2012, the world’s first vertical forest (Bosco Verticale) is under construction in Milan which is described as “a model that operates correlated to the policies for reforestation and naturalisation of the large urban and metropolitan borders”.

An urban farm will provide metropolitan reforestation that contributes to the regeneration of the environment and urban biodiversity without the implication of expanding the city upon the territory. An urban farm will interlink nature with the city and provide the framework for a highly sustainable and architecturally world class venture. Like the Bosco Verticale, the vertical farm will optimise, recuperate and produce energy which can supply the surrounding development and produce fresh produce for the restaurant/gallery, retailers, residents, offices and the supermarket in Phase 3 in a closed-loop system. It is envisaged that the vertical farm will also draw some architectural inspiration from the LTL-designed ‘green sponge’ as part of the Greenwich South Masterplan (New York) which is built of glass and second-hand scaffolding which is wrapped in vegetation which will filter the air with the assistance of a wind turbine.

The urban farm and its diversity of the plants will absorb CO2 and dust particles, produce oxygen whilst also reducing acoustic pollution, improving the quality of living and saving energy. Leeds City Council and volunteers will be responsible for the management and maintenance of the urban farm’s vegetation, whilst an education and learning centre will be open to the public and regional and nationwide schools will be encouraged to visit what will be an extraordinary architectural landmark and a UK first. The vertical farm will provide world class innovation to engage the local and national community in this unique venture.

The huge Bosco Verticale project is worth around €65 million (£53 million) so the concept is not cheap. However, it is envisaged that the Leeds vertical farm would be around a quarter in size with an estimate in the region of £15 million.

LTL Architect’s vision for the ‘green sponge’ in South Greenwich, Manhattan

The Bosco Verticale development in Milan

‘The Zuidkas’, by Paul de Ruiter which also incorporates a school, offices, retail and undergroubnd parking

Urban Farm

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Community Health CentreIn order to provide services to ensure a prosperous and healthy community a Community Health Centre will be developed to provide a high-quality, comprehensive and affordable medical service. The community centre will create an affiliation with Leeds highly acclaimed teaching hospitals ensuring the Health centre has the staff and resources to provide the best service possible.

Community health centres not only provide quality health care to people of all ages and conditions but also stimulate the economy in the communities in which they are located. The services the Community Health Clinic will provide are Dental Care, Pharmacy Care and Medical Care. Having these much needed services will make the area much more appealing to young families and the elderly which in many circumstances may discard city centre living due to lack of community health care.

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The Life Centre – Leisure & AquaticsThe Life Centre offers a high quality facility which, for the first time in the city and the sub-region, will provide opportunities for the community an aspiring athletes to participate simultaneously across the range of aquatic activities.

An Aquatic centre will be developed to the south end of the site. The centre will be an architecturally world-class, multi-purpose venue comprising of a 25m pool, gymnasium and leisure facilities to serve the Leeds community.

The centre will feature many green and sustainable features and will meet BREEAM Excellent standards.

It is proposed that the centre will be funded by the PFI and be given to Leeds City Council to operate.The centre underpins a firm commitment to improve the leisure and cultural facilities across the city and to help tackle issues around physical activity levels and health inequalities

What the centre might look like looking from north to south

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Phase 3

Supermarket

In order to assure that the new communities created as a result of the South Bank Park development have good access to the everyday commodities they desire, an eco-supermarket will be developed south east of the Tetley’s site. It is planned that construction of the supermarket will begin in January 2017 and open to the public in September 2017. By this time the communities will be well-established and a strong requirement for a supermarket will be created.

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As part of South Bank Park Phase 3, it is proposed that a supermarket on a site adjacent to the Tetley’s site is introduced. Using Sainsbury's flagship eco-superstore in Greenwich Peninsula as inspiration, the supermarket would bring a much needed service to the South Bank area that would not only serve the local population but also give them less reason to leave the area to do their shopping making it more self-sustainable. The on-site urban farm from Phase 2 will be a primary source of fresh produce for the supermarket which will bring sociological, economical and sustainable benefits to the area. The store will include parking with integrated charging facilities for electric vehicles, create its own energy supply using renewable sources and will be linked to the Leeds cycle route through South Bank Park and to the surrounding area.

Eco Supermarket

The flagship Sainsbury’s store in the Greenwich Peninsula was completed in 1999.

Inspiration: The Climate Protection Supermarket in Austria is not only totally self-sufficient but produces more energy than it actually uses. On the inside, the store promotes organic and healthy foods, and on the outside it walks the walk with a highly insulated envelope, energy efficient lighting, solar pv system, mini hydro turbine, green roof and non-toxic materials that can easily be recycled at the end of their life (inhabit.com)

Case Study

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Overview of Proposed DevelopmentPhase 1

• Temporary car park to west of site

• Redirection of canal• Bridges• Gallery• Walkways and cycle

paths• Housing• Chimney• Green SpacePhase 2

• Hotel/Apartments (Kite Tower)• Carbon neutral offices • Retail• Urban Farm/Science area • Redevelopment of Crown Pub• Micro Brewery• Community Health Centre

Phase 3

• Super market

Temporary car park £30,000 Redirection of canal/river £20,000,000 Bridges £250,000Gallery £1,000,000 Walkways and cycle paths £200,000 Housing  £8,000,000Chimney £50,000 Green Space £10,000,000 Hotel £20,000,000 Offices £4,500,000 Retail  £8,000,000Vertical farm £15,000,000 Pub £120,000 Micro brewery £80,000 Community Health Centre 5,000,000Aquatics centre £11,000,000

Total£103,230,0

00

Estimated Costs

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The South Bank Park development will create many benefits to the surrounding are and the wider region. The table below shows the strategic goals of Leeds City Council listed in the Leeds Strategic Plan and the benefits that South Bank project will deliver.

Strategic Goals for Leeds City

Strategic Goals Benefits Key PerformanceIndicator

Lead /contributory partners

Culture Increased participation

in cultural opportunities Enhanced cultural

opportunities through encouraging investment and development

 

• Enable more people to become involved in sport and culture by providing better quality and wider ranging activities and facilities. • Facilitate the delivery of major cultural schemes of international significance.   

% increase in leisure activities % increase in adult participation in sport and active recreation% increase in number of sports facilityIncrease in Use of public libraries

LEEDS CITY COUNCILArts Council

Re’newSport England

Leeds Partnership Foundation Trust

Enterprise and the Economy Increased

entrepreneurship and innovation

Increased international competitiveness

 

Increased innovation and entrepreneurial activity on the south bank site.• Facilitate the delivery of major developments in the city will enhance the economy and support local employment • Increased international communications, marketing and business support activities to promote the city and attract investment

• % increase in major planning applications

• % increase of UK residents surveyed who regard Leeds as a great place to live

LEEDS CITY COUNCILHighways Agency

West Yorkshire Fire and Rescue Service

Learning An enhanced workforce

that will meet future challenges through fulfilling individual and economic potential and investing in learning facilities.

  

• Enhance the skill level of the workforce to fulfil individual and economic potential  

• % reduction in 16-18 year olds who are not in education, training or employment

• % increase in Care leavers in education, employment or training

EARNING AND SKILLS COUNCIL

Leeds Chamber Leeds City Council

Jobcentre PlusEducation LeedsLeeds Colleges

VCFS bodies throughLeeds Voice Economy

and Skills ForumTransport• Increased accessibility

and connectivity 

• Improved quality, use and accessibility of public transport services in Leeds. • Improve road safety for all our users, especially motor cyclists, pedal cyclists and pedestrians

• Congestion – average journey time per mile during the morning peak increase of %

• Increase in people who have cycle trips to the City centre in the morning peak period

• Decrease percentage of non-car journeys into central Leeds in the morning peak period

• % increase in non-principal classified roads where maintenance should be considered

• % People killed or seriously injured in road traffic accidents

LEEDS CITY COUNCILWest Yorkshire Metro

Highways Agency Leeds Cycling Action GroupVCFS bodies through

Leeds Voice Environment Forum

West Yorkshire Fire and Rescue Services

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Strategic Goals for Leeds CityStrategic Goals Benefits Key Performance Indicator Lead /contributory partners

Environment Cleaner,

greener and more attractive city

Reduced ecological footprint

• Increase the amount of waste reused and recycled and reduces the amount of waste going to landfill. • Reduce emissions from public sector buildings, operations and service delivery, and encourage others to do so. • Undertake actions to improve our resilience to current and future climate change. • Address neighbourhood problem sites; improve cleanliness and access to and quality of green spaces. • Improve the quality and sustainability of the built and natural environment

• % increase of household waste sent for reuse, recycling and composting

• CO2 reduction from Local Authority operations

LEEDS CITY COUNCILLeeds Partnership Foundation

TrustEnvironment AgencyVCFS bodies through

Leeds Voice Environment ForumWest Yorkshire Fire and Rescue

ServiceLeeds Colleges

Harmonious Communities Improved

community cohesion and integration

More inclusive, varied and vibrant communities

• An increased number of local people engaged in activities to meet community needs and improve the quality of life for local residents. • An increase in the number of local people that are empowered to have a greater voice and influence over local decision making and a greater role in public service delivery. • Enable a robust and vibrant voluntary, community and faith sector to facilitate community activity and directly deliver services. • An increased sense of belonging and pride in local neighbourhoods that help to build cohesive communities 

• %increase in young people’s participation in positive activities

• % increase in participation in regular volunteering

• Increase & of people who feel they can influence decisions in their locality

• Increase of environment for a thriving third sector

• % increase of people who believe people from • different backgrounds get on well together in

their • local area

LEEDS CITY COUNCILWest Yorkshire Police Authority

West Yorkshire PoliceWest Yorkshire Fire and Rescue

ServiceLeeds PCT

Leeds Partnership Foundation Trust

VCFS bodies through Leeds Voice Community

Empowerment Network

Health and Wellbeing Reduced

health inequalities

Improved quality of life and enhanced safety and support for vulnerable people

 

• Reduced rate of increase in obesity and raise physical activity for allProviding a health centre..

• % increase in all-age all cause mortality rate• % per 100,000 population decrease in

mortality rate from circulatory diseases at ages under 75

• % decrease in people smoking in the city• % increase children and young people’s

participation in high quality PE and sport• % increase number of children looked after • % increase in people supported to live

independently through social services

LEEDS PCTLeeds City Council

Leeds Partnership Foundation Trust

Leeds Teaching Hospitals TrustVCFS bodies through

Leeds Voice Health Forum Natural England (Active

Lifestyles)West Yorkshire Fire and Rescue

ServiceRe’new 41

In order to ensure the success of South Bank Park, a necessary component of delivering a successful masterplan is to encourage public participation. As there are surrounding developments that have failed as mixed use developments and that there are at least 2,000 people living in such developments there is a good volume of people to ask what they believe the developments they live in are lacking.

Nearby, Clarence Dock was developed on a platform of mixed uses including office, retail and leisure. However since its completion in 2007, it has seen nearly all businesses close or relocate yet vacancy rates within the apartment buildings have fallen and rents increased. The same goes for several of the surrounding developments such as Brewery Wharf, the experience of the residents of such developments will give our project informed foundations on which to ensure our development does not fail like its predecessors. As the majority of the residents are either students or young professionals that tend to have little interest in the developments they live in other than their own apartment, it may be hard to engage with them.

However, if in communal areas or the surrounding public realm, it could be feasible that interactive tablet PC’s with questionnaires and suggestion boxes may gain some interest that could provide some ideas as to what to include that are site specific. The development is intended to fulfil the South Bank Planning Statement and include a large contribution to the City park, it will also be of value to consult a wider proportion of the population which could for example include an interactive workshops at Brewery Wharf and Crown Point promoting the development and asking for peoples suggestions or consensus on designs. This process could also incorporate the Leeds Live it Love it brand which is already an established project intended to encourage more interest in the city.

Community Involvement

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Stakeholders

Stakeholder Name Level of Interest

Level of Power

Level of Predictability

Values Benefits Stakeholder Management

Leeds City Council High High Medium That they are consulted throughout the planning process and that the development aligns with their own strategies and goals.

The development provides a source of income whilst delivering benefits including providing an urban green space and a highly attractive area for local and national investment.

Work collaboratively in partnership with the council throughout the design and development of the master plan

Local businesses High High Medium That they are consulted and that the development impacts them positively

The creation of a highly desirable mixed use area will attract more custom to the area which will increase profits and property value.

Community engagement meetings and workshops will help to provide valuable input to the development whilst keeping them up to date with progress in the same way will also help to value input.

Local/Leeds Residents

High High Medium That they are consulted for their ideas, beliefs and feel valued in a development that aims to create civic pride

Provision of urban green space, landmark buildings, world-class architecture, increased aesthetics.

Public consultation and community engagement will give the public the opportunity to provide valuable input to the development plans. This will be in the form of public meetings, market research and an open and transparent planning process.

Commuters Medium Low Medium That their daily commute to work is enhanced in terms of timing, stress and creating an aesthetically pleasing environment

Improved cycling provision, increased enjoyment of walking in safe, green environment, proposed trolley bus stop.

Make information available throughout the development to public transport services whilst also communicating through West Yorkshire Car Share. Any road works will be planned and communicated in as much advance as possible

Visitors High Medium Medium They are provided with a unique and enjoyable experience which can be enjoyed time and time again

Aesthetic enjoyment of the water, open space, architecture, hotel, leisure centre and shopping whilst being close to Clarence Dock, the Royal Armories and Leeds City Centre

Ensure that an emphasis is placed upon meeting the needs of future users, events should be held to confirm peoples opinions and get feedback particularly throughout the planning and implementation stage.

English Heritage Medium High Medium Listed buildings are undamaged and are refurbished to a high standard whilst meeting criteria

Delivery of lasting heritage whilst promoting the site to boost visitors

Consultancy when proposing designs and refurbishment

Yorkshire Water Medium High Medium Will need to be fully involved in re-directing the River Aire through to the site and that minimal disruption is caused

To be involved in a challenging engineering project

Consultancy throughout the design phase and to encourage collaboration with the engineering contractor

Due to the size and complexity of the development, South Bank Park has many different stakeholders which are outlined and analysed below:

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Stakeholders Continued…Stakeholder Name Level of

InterestLevel of Power

Level of Predictability

Values Benefits Stakeholder Management

National House Building Association (NHBC)

Medium High Medium Improving quality in house building to protect homeowners and developing continuous improvement

Increased house standards and knowledge

Work collaboratively in housing design

Architects Medium Medium Low To have the opportunity to create world-class architecture and that their design is chosen and adhered to

To be able to put their name to a highly prestigious development and raise their profile

Work collaboratively with a variety of architects through regular meetings and correspondence.

Investors High Medium Low Value for money and high return on investments

To recoup investment and to continually profit from the development

Update the investors regularly about progress and financial projections.

Building Regulations Medium High High Ensuring that the chosen contractors are working to the correct standard.

Making sure that the construction is correctly carried out without any future problems.

Adhere to the requests of building control and report to them regularly to increase their trust levels.

Contractors High High Medium Building a good relationship with contractors

Seeing that the contractors have the same levels of passion for the project as the project board

Teambuilding sessions, Appraisal events and staff incentives should all be used to keep moral levels high.

Energy Suppliers Low Low Medium Excellent working standards & effortless adaptability for all energy supplies

Being confident that any variances can be carried out with ease, and the energy suppliers have our critical path in their best interest.

Take advantage of the energy suppliers design team and engineers to ensure that our plans do not have any flaws, carry out an in depth risk assessment for this work package.

Target Zero Medium Low Medium Very high efficiency offices, competing with the best in the country.

Prestigious offices that sell themselves to new tenants.

Work closely and collaboratively with Target Zero, ensuring that we encourage their input into the development of the offices and make sure their advice is fully utilised.

Leeds Sustainability Institute

High Low Medium Showcasing the efforts towards sustainability

Educational output, documentation for the high performance and sustainable elements.

Allow the sustainability institute to be involved with design, and support any of their assignments post project.

Universities Medium Low Medium Showing that education is a principle employed in the project.

Improving opportunities for local students.

Make universities aware that we will support their students on any relevant projects.

Sport England Medium Medium Medium Support for the leisure expectations

Providing the community with the chance of a healthy lifestyle, add credibility to the leisure & aquatics centre.

Invite sport England to host events and run programs using the leisure centre and green space.

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Stakeholders Continued…Stakeholder Name Level

of Interest

Level of Power

Level of Predictability

Values Benefits Stakeholder Management

Local Farmers High Low Medium A chance to make the urban farming facility as beneficial and successful as possible.

Successful growth of produce on site, and an avenue of marketing for the whole concept.

Invite local farmers to work with us on the urban farm, Look for any interest for levels of sponsorship and give them a chance to give any design and maintenance input.

Yorkshire Wildlife Trust

Medium Low Medium Making the green space a beautiful place, embracing any wildlife it may attract to make it a very natural space.

Natural growth for the green space and urban farm, possibility for education and an excellent balance of wildlife

Seek advice as to what types of wildlife the finished project may attract and plan to both embrace and regulate this.

Yorkshire Sculpture Park

High High Medium That their sculptures are appreciated and looked after and that awareness and exposure of their organisation increases

Increased visitor numbers and revenue and long term partnership

Regular meetings to discuss curation of sculptures to be placed in the gallery and open space

Local Bus Operators Low Low High Efficient travel routes.

Inclusion of site to Leeds' public transport services, adding to the easy living aspect of the finished project.

Work with the transport service to create an efficient system for the users.

Risk AnalysisRisk analysis is a fundamental aspect to the planning process and the following high level risks have been outlined and analysed as to their potential impact and how each risk will be mitigated against:

  Risk Identification   Impact        

ID CategoryRisk Description Consequence

Probability Impact

RAG Status Cost Risk Mitigation Strategy

1 Swimming Pool

Competition at John Charles Sports Centre

Lower profits/usage LOW HIGH MEDIUM £150k/ year

Thorough marketing, unique selling point, belief that there is considerable distance between the two pools

2 Hotel/ Apartments

Too tall, poor views, noise polluted

Fewer customers V LOW HIGH LOW £500k North-facing windows across Leeds City Centre with triple glazing windows

3 HousingIn keeping with surrounding area

Doesn’t blend in with surroundings or take note of heritage. Less well-received by community.

LOW MEDIUM LOW N/A Recycle bricks from former brewery and use bricks to match surrounding buildings

4 New river route

Feasibility, damage caused to surrounding infrastructure in its construction

Flooding and damage will cause added costs and bad publicity

LOW MEDIUM LOW £4million Careful and concise engineering and flood risk reviewed.

5 Environmental

The new river route may cause potential flooding

Flooding to surrounding houses and green area

LOW V HIGH LOW £200kCarefully designed flood management system coinciding with a landscaping feature. Environment Agency allocated a ‘1 in 100 year’ rating.

6 Heritage

The development doesn’t consider the heritage of the site and surrounding areas.

Out of place-looking buildings, loss of sense of history, unhappy local resident, decrease in monetary and aesthetic value of surrounding area.

V LOW MEDIUM LOW £250K

The retaining of the chimney and Grade II Listed building for the restaurant/gallery, re-opening of Crown Public House, formation of micro-brewery in Salem Church, recycling of materials (bricks) from brewery, artefacts in public green space,

7 Environmental

Creation of new buildings

Potential to create negative micro climate MEDIUM MEDIUM MEDIUM N/A Micro climate, air and sunlight studies, wind testing

8 Environmental

Introduction of nature/wildlife to area

Opportunity to expand Leeds nature which may include introduction of wildlife as well as plants/trees

HIGH MEDIUM HIGH N/A Birds, plants, water birds, fish? Aesthetically pleasing for end users as well as educational

9 Environmental

Noise from the ring road

Poorer quality of living and enjoyment of the area. Number of end users may decline

LOW HIGH MEDIUM N/AIntroduction of trees and grass embankment along the ring road to absorb the sound created. The hotel and vertical farm will also act as barriers.

10 Health and Safety

Waterfront safety

Injuries or fatalities caused by falling into the water

LOW HIGH MEDIUM N/A Waterfront safety signs around the site, 24 hour security and educating the community of the dangers. 46

Risk Analysis Continued…

  Risk Identification   Impact        

ID CategoryRisk Description Consequence

Probability Impact

RAG Status Cost Risk Mitigation Strategy

11 SocialOpen green space open 24 hours

Crimes that are drug, vandal and anti-social behaviour related

LOW HIGH MEDIUM £100K Lit-up area, patrols, site wardens, Neighbourhood Watch

12 Vertical farm

Highly innovative scheme

Local people potentially misunderstanding or not ‘buying-in’ to the concept

LOW LOW LOW £500k Educating and marketing. Community engagement, school trips, creation of science centre.

13 FinancialCostly re-development in poor economic conditions

Lack of available funding MEDIUM HIGH HIGH N/A

Ensure that the development plans to deliver a high level of value and benefits whilst the masterplan is communicated effectively to create enough interest

14 FinancialNew commercial/ retail/ office space

Lack of interest in investment from businesses and organisations

LOW HIGH MEDIUM £2million/ year

Unique selling point of exciting new venture in commercial area, engage with potential clients in forming mutual agreements (i.e. adapt space as per client’s requirements), construct to BREAM standards to efficient to run

15 Social Public opposition

Lack of interest and acceptance from the public will cause bad publicity and hinder the benefits of the development

V. LOW MEDIUM LOW £1million Community and public involvement schemes and the communication of the masterplan.

16 EconomicFurther downturn in economic climate

Loss of capital available for investment, delays in development

LOW HIGH MEDIUM £20million Phasing

17 Social Focus on family housing

Inability to attract families LOW MEDIUM LOW N/A

Creation of safe, open, car-limited environment for children to play, surrounded by amenities and sense of community. Close to work for parents in City Centre which is easily accessible.

18 Political

Gaining council and public support/approval for the development

Lack of interest and acceptance would catastrophic for the proposal and would not go ahead.

LOW V. HIGH MEDIUM N/A

Robust stakeholder management framework will allow working closely with the council and surrounding businesses in partnership, continuous community and public involvement and the efficient communication of the master plan.

19 PoliticalObtaining Planning Permission

Development cannot go ahead without planning permission

LOW V. HIGH MEDIUM £50k As above.

20 Social

Opportunity for outside sculptures in green open space

Increase in visitor numbers and aesthetics

HIGH HIGH HIGH £1million/ year

Formation of partnership with Yorkshire Sculpture Park will aid civic and regional pride and allow temporary sculptures to be erected and enjoyed all year round.

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 The Tetley’s Brewery Site is subject to and influenced by many planning policies and local initiatives. Firstly, here are several national policies that have been identified as important to the site and will need to be addressed by any proposals:

• Planning Policy Statement 1: Delivering Sustainable Development • Planning Policy Statement 4: Planning for Sustainable Economic Growth. • Planning Policy Statement 5: Planning for the Historic Environment. • Planning Policy Guidance Note 13: Transport. • Planning Policy Guidance Note 17: Planning for Open Space, Sport and Recreation.• Planning Policy Statement 25: Planning and Flood Risk

The Regional Spatial Strategy for Yorkshire and Humber focuses on Leeds as a Regional City and primary focus for development. Its main aims are to accommodate significant growth in jobs, homes and continuing to improve the city centre’s services and retail experience. From this came the Leeds Unitary Development Plan (UDP) which has many policies created specifically for the wards of Leeds (this will eventually be replaced with the Local Development Framework which will be the statutory development plan for the site).

 

Planning Context

48

The general principles within the UDP are:

• SG02 – Maintain and enhance the character of the District• SG03 – Ensure the legitimate land needs of the community are met• SG04 – Ensure development is consistent with the principles of sustainable

development • SP05 – Concentrate new development within or adjoining main urban areas

Leeds City Council working in partnership with Leeds Initiative produced the Leeds Strategic Plan (2008). This was a three year plan taking it through to 2011 based on the principles listed as follows:

• Culture• Enterprise and Economy• Learning• Transport• Environment• Health and Wellbeing• Thriving Places• Harmonious Communities

Planning Context

49

This provides a good local framework by which to follow and try to address these aspects that the Leeds Strategic Plan has identified as key aspects of the development of Leeds.There is also Non-statutory policy applicable to the area which whilst not being statutory are important for the area, this is the South Bank Planning Statement. Basically this sets out an ideal set of criteria for the redevelopment of the South Bank area of Leeds, these are various uses such as: • Offices, including potential for company

headquarters• Hotels• Ancillary conference facilities• Residential uses, including connections to

Brewery Wharf and the adjacent Yorkshire Chemicals site

• Restaurants, bars, convenience retail and leisure uses at ground floor level

• Small scale community facilities• Cultural uses such as galleries, museum/visitor

centre taking advantage of historic uses and buildings

• Arrangement of public realm to deliver elements of the City Centre Park (which will also include land outside the Brewery site).

 

Planning Context

50

National Planning Policy Framework (NPPF)

There are 13 main aims of the newly adopted National Planning Policy Framework aimed at achieving sustainable development. These are listed below with making reference to the elements of how South Bank Park will contribute to each aim.• Building a strong, competitive economy- Supermarket, boutique shops, cafes & bars• Ensuring the vitality of town centres- Offering alternative retail and leisure activities to city

centre• Supporting a prosperous rural economy- Shops and eateries selling locally grown Yorkshire

produce• Promoting sustainable transport- Incorporating cycle paths and trolley bus• Supporting high quality communications infrastructure- Offering grade A office space with high

speed internet• Delivering a wide choice of high quality homes- Varieties of apartments and houses ranging in

design and price• Requiring good design- Contemporary and heritage based design incorporating high quality

landscaping• Promoting healthy communities- Urban farm producing organic produce, cycle paths and

gym/playground• Protecting Green Belt land- Incorporating City Park to help contribute to nation green space• Meeting the challenge of climate change, flooding and coastal change- Incorporating sustainable

energy use and flood defences• Conserving and enhancing the natural environment- Introducing a City Park to an industrial

city lacking in city centre green space• Conserving and enhancing the historic environment- Renovating the street of listed buildings

to facilitate modern uses and using good design to compliment the sites history• Facilitating the sustainable use of minerals- Recycling building materials from the current

Tetley’s building

The NPPF states that many of the aims and objectives set out in previous Planning Policy Statements still have some relevance and power so must still be considered.

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There are a number of different possibilities for funding the development, which include a number of different UK funding bodies that provide incentives for private investments. These are listed as: Private Finance Initiative (PFI) – As part of Public-Private Partnerships (PPP), funding

for projects can be obtained which involve private businesses in public sector projects. This funding can be used for road and infrastructure improvements and the leisure pool.

National Lottery Funding – Grants can be obtained through initiatives such as Big Lottery Fund, Heritage Lottery Fund, National Endowment for Science, Technology and the Arts (NESTA) and Sport England which will support all aspects of the development, from restoring the Grade II Listed Buildings to funding the urban green space and from supporting the vertical farm to the leisure pool.

Millennium Commission – This distributes National Lottery money into buildings, environment and community schemes

Land Remediation Relief Act – provides 100% tax breaks for projects that involve remediation of brownfield sites

ERDF – European Union funding scheme that focuses on reducing economic disparities across the EU. The ERDF has three priorities which apply to the development:o Priority 1 - Promoting Innovation and Research and Development

This looks to stimulate an innovative culture and strengthen the innovation system in the region by increasing technology transfer from universities, institutes and businesses to the business base.

o Priority 2 - Supporting and Stimulating Successful Enterprise It is hoped that the number of businesses and occupations in high growth and knowledge industries are increased by investing in key business sectors to accelerate economic growth and encourage high value added businesses and by developing a more entrepreneurial culture.

o Priority 3 - Sustainable communitiesThe focus is on tackling exclusion, creating enterprise opportunities and extending the social economy.

Section 106 (S106) of the Town and Country Planning Act 1990 allows a local planning authority (Leeds City Council) to enter into a legally-binding agreement or planning obligation with a landowner in association with the granting of planning permission.  This act will ensure that the local government (Leeds City Council) can earn money from large private redevelopments, which they can use re-invest into the community.Funding from Yorkshire Forward would have been sought, though all Regional Development Agencies (RDAs) closed on 31 March 2012.

Funding

52

Partnerships play a vastly important contribution to the success of the development which will help to create value and deliver benefits by way of collaboration, knowledge sharing and mutual relationships. From partnerships with the government through to partnerships in the supply chain, strong relationships must be managed in the delivery of the project whilst benefit realisation will stem from lasting partnerships post-implementation. Some of these proposed key partnerships are listed below:Organisation Details/BenefitsLeeds City Council Strong and continuous partnership with Leeds City Council which will aid the successful planning, funding,

implementation and management of the site. Though PFI’s and other funding schemes, Leeds City Council will ultimately realise many tangible and non-tangible benefits that they listed in their South Bank Planning Statement.

Yorkshire Wildlife Trust On-going partnership that will form consultancy on the introduction of new nature and wildlife into the area along with providing education and promotion to the community

Yorkshire Sculpture Park

Sculptures are loaned from the Yorkshire Sculpture Park and placed temporarily in the open space. The people of Leeds will be able to enjoy a taster of exciting sculptures and art that fills the Yorkshire Sculpture Park, who in turn will receive more exposure which will boost their visitor numbers.

Universities Similar to the goals of the ERDF, university knowledge and expertise will be sought in engineering aspects (such as the river/canal diversion) whereby students will be given the opportunity to be involved in a live and complex project. The universities will also consult on the vertical farm development. The gallery will host university art work and exhibitions whilst the annual Leeds Metropolitan University light show will be encouraged to take place on site.

Sport England 

As well as potentially part-financing the leisure centre, Sport England will actively engage the community in promoting its use as well as organising community activities in the green space.

English Heritage 

Consultancy through the redevelopment of the Grade II Listed Tetley’s Brewery Office Block, Salem Church as well as the Crown Public House. Consultancy throughout the project will help to deliver benefits of lasting heritage whilst English Heritage can promote the site to encourage visitors.

Local Farmers In the vertical farm development, partnerships will be made with local farmers in both the consultancy of its development as well as the opportunity of owning a ‘stake’ in the farm.

Target Zero The Target Zero project provides designers, architects and engineers with the guidance they need to meet the government target of zero operational carbon emissions in new buildings by 2019. Target Zero provides reliable, fully-costed solutions demonstrating how to achieve steel intensive, low and zero carbon buildings with the three highest BREEAM ratings. The results of this work appears as Guidance Reports for others (targetzero.info)

YORbuild YORbuild is a series of collaborative Construction Frameworks for the procurement of new build, refurbishment and design build construction works for the Yorkshire and Humber region (yorbuild.com)

Partnerships

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Splitting the development programme into phases will allow for more realistic funding, controlled spending and prioritising projects. First of all, lighting up the chimney will immediately provide a beacon of light that will live on after the closure of the Brewery, whilst creating the new water feature and landscaping the area in the creation of urban green space are critical projects as they deliver highly beneficial aesthetics which will attract interest from retailers and the public alike. Related infrastructure work will also form part of Phase 1 whilst the housing development will also be undertaken.

Phase 2 will see the closure of the temporary car park and the construction of Kite Tower, the urban farm, retail and office space and the swimming pool whilst also refurbishing the Crown Pub and setting up the Micro-Brewery in Salem Church. By this point, the site will be receiving many visitors who will be given an up-close insight into the construction of high-quality architectural projects whilst noise pollution measures will be in place to protect the green space and housing area

Phase 3 will see the development of the sustainable supermarket south-east of the main site

Start 01/13

Finish 09/17

0 months 6 months 1 year 18 months 2 years 2.5 years 3 years 3.5 years 4 years 4.5 years

South Bank January 2013 – September 2017

Phase 1 January 2013 – July 2014

New canal/river diversion

Temporary parking

Swimming pool

Light up chimney

Bridges

Urban green space

Urban town houses

Local amenities (inc. health clinic)

Cycle route

Phase 2 July 2014 – January 2017

Underground car park

Kite Tower

Offices

Vertical Farm/Science area

Retail

Phase 3 Jan2017 – Sept 2017

Supermarket

Start 01/13

Restaurant/ Gallery

Set up Micro-Brewery in Salem Church

Refurbish Crown Pub

Implementation

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Return on Investments

• The temporary car park will yield around £1.5m over 18 months which in itself pays for the gallery/restaurant.

• The redirection of the canal/river, green space, bridges, walkways and chimney equate to £30.5million and will have no immediate or direct form of repayment. These projects are seen as ‘enabler’ projects which will begin to payback and profit upon the completion of the other projects in Phase 2. Once the green space and water feature are created, it is expected that commercial interest will soar in seeing South Bank Park’s commercial pull.

• The gallery/restaurant will provide an immediate form of income and it is estimated that the restaurant will turnover £150k in its first year before experiencing year on year growth thereafter in line with the development

• Bradford’s ‘Puddle in the Park’ attraction is expected to create £80m/year in revenue. If the South Bank Park yields only half of that projected figure (once completed), then the payback period will be relatively small.

• Housing is estimated to make a return of over £20million as per the table below:

• It is highly anticipated that these properties will create a high level of interest and based on these estimates, the £8m housing project will create over double the original investment.

No. of bedrooms Number of units

Cost per unit (£)

Income (£)

1 48 95,000 4,560,0002 57 150,000 8,550,0003 29 220,000 7,250,000Total 20,360,000

• Kite Tower has potential for immediate income through residential accommodation, a hotel, office space and conference facilities. Penthouse suites will be available for between £400k to £1 million which are also expected to be highly desirable due to the complex’s unique selling points and low cost of living due to its highly sustainable construction. With Leeds growing into an increasingly desirable place to visit as well as its strong business roots, the 300 hotel rooms will provide a rich source of income and based loosely on a room costing £100/night and being full for 365 days, the hotel will have a payback period of 20 years.

• Based on being rented out at £200k/year per floor, the offices can recoup around £1.2million per year in rent and have a payback period of less than four years. The offices will prove to be a highly profitable venture due to its unique location and highly sustainable design.

• The Aquatics Centre will reap the benefits of its sustainable construction and as a result be much cheaper to run than other buildings of its type. Annual income upward of £1million is projected which would suggest an estimated 11 year payback period. It will be ensured that Leeds City Council work collaboratively with Sport England to not only seek grants but to efficiently manage the centre post-completion.

• The Urban Farm may be eligible to receive a number of different grants (from the National Lottery and ERDF for example) which will reduce the risks involved in its finance. The urban farm will attract many visitors to the Park though it may not receive a direct income until trade begins with the retailers in Phase 2 and supermarket in Phase 3 though selling/renting plots to local farmers will also generate income for this UK-first.

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Summary

South Bank Park will be a large-scale and prosperous development that will set the standard in city living for the future. Incorporating nature with the built environment whilst ensuring there is something for everyone with no compromise to the environment.

South Bank Park will confirm Leeds as the UK’s leading city behind London and be host to world-class architecture, design and sustainability.The best of both worlds making it economically, socially and environmentally the place to be.

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ReferencesBRE Group. (2012). Media Centre. Available: http://www.bre.co.uk/news/Spring-achieves-designstage-BREEAM-Outstanding-681.html . Last accessed 19th May 2012.

Leeds City Council. (2008). Leeds Strategic Plan 2008 to 2011. Available: http://www.leeds.gov.uk/files/Internet2007/2008/29/lsp%202008%20to%202011%20internet.pdf . Last accessed 19th May 2012.

Meinhold, B. (2012). Austria’s Climate Protection Supermarket Produces More Energy Than It Uses Read more: Austria's Climate Protection Supermarket Produces More Energy Than It Uses | Inhabitat - Sustainable Design Innov. Available: http://inhabitat.com/austrias-climate-protection-supermarket-produces-more-energy-than-it-uses/ . Last accessed 19th May 2012.

My Leeds Jobs. (2011). History of Leeds. Available: http://www.myleedsjobs.co.uk/Pages/History-of-Leeds . Last accessed 19th May 2012.

The Guardian. (2012). Bradford's new 'puddle in the park' reflects burst of Yorkshire pride. Available: http://www.guardian.co.uk/society/2012/feb/19/bradford-water-feature-city-park . Last accessed 19th May 2012.

Leodi s (2012) A Photographic Archive of Leeds. Available from <http://www.leodis.net/> Last accessed 19 th May 2012.

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