BEESTON SQUARE Phase 2The Future A document to aid discussion

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ContentsIntroduction to Beeston 4

The Site - The Square (Phase 2) 6

The Opportunity: The Aspiration 8

Henry Boot redevelopment 10

Car Parking 12

Design 14

Planning Policy Context 16

Beeston Town Centre Plan 2008 18

Public Involvement, Beeston Continuum group and University design students 20

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Introduction to BeestonBeeston is the administrative and civic centre of the Borough of Broxtowe and the largest suburban town in Nottinghamshire. Situated 3 miles south west of Nottingham centre, and adjacent to the main campus of Nottingham University and the headquarters of the retail and pharmaceutical chemist group Boots (now Walgreen Alliance Boots)it has a population in excess of 21,000 and has a catchment of over 500,000 within 6.5 miles of its town centre.

Beeston boasts a strong and vibrant town centre with a mix of retail, leisure and commercial uses. it has high levels of vitality with a good choice of shops, cafes, pubs and businesses and over 92% occupancy rates for town centre units (data collected by Broxtowe Borough Council February 2015) alongside 2 large supermarkets Tesco and Sainsbury.

The town continues to grow and strengthen. A new tram line, linking Beeston to surrounding areas such as Toton, Chilwell, the university campus, Queens Medical Centre hospital, Nottingham city centre and a tram park and ride near to junction 25 of the M1 motorway provides for an exciting opportunity to showcase Beeston’s town centre. Phase 1 of The Square shopping precinct has been attractively refurbished and extended with full occupancy including new café, gym and retail offerings.

Beeston High Road has also been refurbished providing a welcoming pedestrianized shopping street with outdoor café seating areas. Nearby is Chilwell

High Road offering a vibrant mix of independent retailers and businesses which links the town centre to Bartons which is a former bus depot including a gallery now being regularly used as a cultural hub attracting live music, comedy and art events.

The Beeston Carnival and Oxjam Festivals are successful annual events bringing the community together to celebrate local talent and people along with specialist markets, festivals, Christmas Lights Switch on, Chinese New Year celebrations with arts and crafts fairs. In addition organisations such as the local Civic Society, music and poetry groups help shape Beeston as a unique destination while the town centre itself is supported by its dedicated Business Improvement District (BID) team who energetically promote the town centre, its businesses and activities alongside the Council’s own Town Centre Management Team which was established in 2012 who work on bringing in activity, investment and improvements in Beeston.

Beeston has weathered the recession better than most places. However in view of the changing retail context nationally and the growth of online retailing, Beeston, as much as any town centre, needs to reinvent itself to provide the right mix of retail, leisure and service uses for the 21st century ; to develop its unique character to retain and attract shoppers and visitors; and capitalise on its current and emerging assets- notably the increasing and thriving cultural activity already mentioned and its very well networked sustainable transport infrastructure.

Beeston is fortunate in having an enthusiastic culture of democratic engagement which is gathering momentum and resulting in the developing and sharing of ideas and thoughts about what is needed for the future. Groups such as the Civic society, Nottingham University students, the BID team, CAT teams and local residents, are all keen to participate in planning for the future of the Town; there is media interest and already successful initiatives such as the recognition of Beeston as a “Fairtrade” town and a desire to be a “dementia friendly” community. It is important that this interest is maintained and encouraged and that ideas are woven in a coherent and imaginative way into the phase two development proposals.

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The Site - The Square (Phase 2)The Square, Beeston sits at the heart of Beeston town centre. Split between a recently refurbished pedestrianised shopping precinct (The Square Phase 1) and land now vacant after the demolition of the former fire station and multi storey car park (The Square Phase 2) and adjacent to Line 2 of the Nottingham Express Transit (NET) tram line, it sits central to shaping Beeston town centre as a bustling town centre with a full range of daytime and nighttime offerings.

The recent changes to the townscape following the opportunities arising from demolitions of buildings on The Square Phase 2, the construction of the tramline and a strengthening town centre have resulted in a renewed public interest in the shaping of the town centre with many groups actively submitting ideas for the future.

In 2008, the Council published and adopted a supplementary planning document (SPD) as a masterplan for Beeston Town Centre to guide and influence development to 2022. The document still represents the formal position on redevelopment opportunities in the town. This document is not designed to supersede the town centre SPD but is published as an aide memoire to understand progress on varying sites, set out the aspirations for the town and Phase 2 and to showcase the opportunities available for the local community, wider town centre businesses, and developers.

This document is designed to assist discussions about the future of The Square, highlight the potential and assests within the town, stimulate discussion and public involvement, and provide a broad framework for future development. It recognises the wider aspects of Beeston ‘from Broadgate to Bartons’ in the same way as the 2008 document did, but focuses on the main redevelopment opportunities at The Square. It aims to cover the many views that have been expressed about the future of the site and the key aspirations of key stakeholders and the wider public who are showing an increasing desire to influence changes in the town centre.

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The Opportunity: The AspirationTown centres attract a wide range of positive uses, from retail and commercial uses to lifestyle and leisure uses such as cafes, restaurants, pubs, gyms, cinemas and performance spaces. With the ability to develop buildings of multiple storeys, above ground level uses such as residential and hotels are also encouraged particularly as they can capitalise on good transport links, in the case of Beeston, the bus and tram network directly adjacent the town centre and the railway station only a 10 minute walk away. Such multi storey developments provide for efficient use of land, comprehensive development and a physical scale of development appropriate for a bustling town centre.

Residential (including student accommodation) and hotel uses within a town centre can add a vital dimension by generating wider demand for other uses and greater movement, particularly for the evening economy. Given the excellent access to public transport facilities at the site a zero parking requirement appears to be an option.

Flexible use spaces should be designed into the buildings or external spaces so that they can be used as complementary performance or community-led activities.

The background work for the 2008 Beeston Town Centre Masterplan noted there is a lack of leisure and cultural activities in Beeston. Proposals to provide a balanced development to strengthen such an offering and as a result boost the evening economy in the town centre would be welcomed. The Square Phase Two sits as a highly visible gateway to Beeston town centre for people entering either by tram, bus, car or sustainable modes such as walking and cycling.

The Council wishes to see the site developed as an attractive and vibrant development, increasing social, economic and community activity and ensuring that Beeston continues to be a ‘destination’ serving not only its own community but attracting people into the town from elsewhere.

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Henry Boot redevelopmentThe Phase 1 development now occupying the Square was constructed in 1969 and opened in 1970. While numerous changes have taken place to individual units over the years, a formal refurbishment was last undertaken in 1989.

The advent of the tram NET line 2 meant that there was significant demolition and was, to some extent, a catalyst for redevelopment.

Planning permission was granted in July 2013 for the refurbishment of the Phase 1 buildings and included the demolition and rebuilding of approximately 50% of the site, with slightly larger footprint and higher roof levels to accommodate first floor development. Construction commenced in late 2013 and has now been successfully completed. It is unfortunate that the whole site was not subject to redevelopment, but practical aspects relating to lease lengths of some units and the need to retain some units for income stream has meant this was not the case. The façades of remaining units have however been substantially changed to reflect the style of the new design and overall, this produces a refreshing update to the buildings fronting The Square.

The outstanding part of the older square units covering Argos, the newsagent and betting shop remains unimproved. The gable walls remaining after demolition of the mall and Wilkinsons have been brick clad as part of the tram works. The planning application from Henry Boot for The Square refurbishment included an outline “second phase” element with limited detail. While nothing is yet agreed about the future of this part of The Square, it is important to recognise its urban street scene value as helping to “contain” the whole of the wider Square area.

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Car ParkingThe Phase 2 site originally housed the multi storey car park providing 550 spaces. In 2011, prior to demolition and taking account of other car parks at Tesco, Sainsbury’s and smaller sites in the centre, surveys indicated that a residual use of around 100 spaces was taken up in the multi storey.

Redevelopment of the site will clearly have competing demands on land use space and as the ground area only covers approximately 1.07 hectares, the proportion of land taken for car parking and servicing will be critical. Options elsewhere in this paper indicate that competing demands for space will mean that car parking at ground level would not necessarily be the best use of the site. For any development to work on a practical basis, particularly for retail uses, service access space will be in greater need than parking. For that reason, it is either appropriate to have no parking provision on the site or to allow only undercroft parking. The latter was successfully achieved at the adjacent flat redevelopment on Styring Street in 2006.

A survey of the site shows that there is a fall across the site from B&M Bargins to Middle Street of around 2 metres. Assuming a ground

floor level at least the same as B&M Bargins – or potentially slightly above that – it is considered feasible to generate undercroft parking within any development with minimum excavation in generally sand/gravel sub soil (where all services have already been removed). Up to 100 parking spaces could be provided on that basis.

In addition to the car parking spaces offered to local shoppers and visitors by Tesco and Sainsbury’s (822 in total and restricted to 3 hours stay), the Council administers town centre car parking providing 231 spaces over long and short stay periods. The mix of long and short stay car parking, frequent bus services and the opening of the tram route directly adjacent to the site means that there is a balanced offering of access modes for visitors, workers and shoppers.

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Car Park Locations

Tesco

Sainsbury’s

DesignThe 2008 Town Centre Plan envisaged substantial redevelopment of the Square. Instead this is now occurring over two phases. Phase 1, which is now complete, included a substantial first floor element and the building height has been raised to 10 metres providing more of a presence for the town centre buildings.

The development of the Styring Street flats completed in 2006 allowed the building to rise to 6 storeys. As this proposed a substantial change at that time to building scale in the vicinity, advice was sought from CABE who concluded that such a scale was appropriate for this town centre.

As The Square (in both phases) is the main focus for development within the Town Centre, it is important that the scale of the redevelopment can provide for a ‘statement’ building of significant scale. The south east corner of the site is an important gateway to Beeston Town Centre when approaching from Station Road and therefore a building of significant design quality and scale should be proposed addressing both Middle Street and Station Road.

A minimum of five storeys would be appropriate on at least some of the site and should at least reach the height of the adjacent Styring Street scheme. The Tesco building, opposite on Station Road, also provides a suitable reference scale.

Any linkages through the site should provide for an attractive and welcoming area of public realm and should take into account desired movement patterns and also ensure that views and glimpses are provided through to key statement buildings that surround the site so that the development integrates with its surroundings.

SustainabilityThe proposals and design should show strong ‘green credentials’ using the latest sustainable design techniques which should influence the buildings’ design, orientation, layout, construction and operation. Elements such as green roofs and living walls help with urban cooling and provide for an attractive design feature, rainwater harvesting, on site renewable energy and the use of sustainable construction materials among many other sustainable design techniques are strongly encouraged. The planning process will ensure that the development incorporates high levels of sustainability and a developer of the site should be enthusiastic in putting ‘green’ design at the heart of any scheme in Beeston town centre.

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From the Beeston Town Centre Plan

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Planning Policy ContextThe government’s strategic planning policy document, the National Planning Policy Framework (NPPF) and the Council’s Aligned Core Strategy (adopted September 2014) set out the policy support for vibrant and mixed use town centre development. Part 3.6.2 of the Council’s Core Stragegy sets out that town centres and their development play an important focus for community life where residents can live, socialise and help strengthen social cohesion and economic performance. It also provides planning policy support for a viable and vibrant Beeston Town Centre with a strong retail core but with a widened range of appropriate town centre uses.

In December 2011, and after commission from the Government, The Portas Review was published providing an independent review into the future of high streets. Amongst other recommendations it set out that town centres and high streets should be social destinations as well as retail centres and they should offer uses, facilities and experiences. Mary Portas in her review set out that she wished to see high streets and town centres ‘bustling with people, services and jobs. They must be ready to experiment, try new things, take risks. Vibrant destinations people choose to visit . . .” (p.16)

We encourage development that would make Beeston Town Centre a balanced mix of retail, lifestyle, social, commercial, tourism and recreational uses to support a strong daytime and night-time economy and the wider community.

To help guide future development, the Beeston Town Centre Plan was commissioned and subsequently published in 2008.

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Beeston Town Centre Plan 2008Although it is not proposed to repeat here all the aspects covered in the 2008 SPD (the full document can be viewed on the Council’s website at http://www.broxtowe.gov.uk/index.aspx?articleid=4206) it is perhaps worth understanding the vision and aims for Beeston that remain relevant:

The vision:“Beeston Town Centre will provide a welcoming image, promote choice and design quality. It will attract new investment and create a high quality environment, which is vibrant and attractive and where people will want to live, work, shop and visit. There will be a wide range of national retailers, local shops, bars and restaurants providing a range of places to eat, drink and shop. Pedestrians and cyclists will enjoy improved accessibility to the town centre and the public realm, incorporating public art, will be of a high quality and inspiring. The redevelopment of The Square linked to a proposed new transport interchange will help to revitalise the heart of the town centre.”

Strategic Aims

The aims for the Beeston Town Centre Plan are:

1. Enhance the quality and diversity of Beeston Town Centre’s retail provision to ensure its future vitality and diversify town centre uses to maintain its role as a Major District Centre

2. To promote activities that can develop a sustainable evening economy

3. To ensure the town centre is readily accessible by all modes of transport, whilst maximising access by foot, cycle and public transport in the context of a sustainable transport strategy

4. To promote high quality town centre developments and public realm improvements that combine to create a good image for the town centre

5. To ensure that development of the Town Centre and adjacent areas are done so in a co-ordinated manner to maximise benefits to the town centre and local residents

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From the Beeston Town Centre Plan

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Public Involvement, Beeston Continuum group and University design studentsIn February 2014, after a public meeting to consider the wider views about the future of Beeston, the Beeston Continuum Group was established including representatives from the Beeston Bid, Beeston Civic Society, the media, politicians and interested residents close to Beeston centre.

This group has continued to meet and put forward suggestions to the Council as to how the Town Centre should be in the future.

A list of ideas was developed ranging from street furniture changes to ideas for sculptures (their removal or replacement), landscaping, maintenance regimes, advertising ideas (including giant TV screens), marketing and publicity options and suggestions for future land uses in the redeveloped Square. Whilst some of these ideas require specific funding regimes not yet identified, the underlying theme of the Group has been to push for genuine improvements to the quality of the Town Centre and for issues of sustainability to be at the forefront of any design concepts.

Through contacts with Nottingham University Built Environment Department and in a genuine attempt to widen the debate about the future of Beeston, the students have been set a task to explore how various aspects of urban design and

sustainable built environment theory could shape the redevelopment, resilience and reinvigoration of the Town Centre. This work is being undertaken between November 2014 and June 2015 and will hopefully broaden the debate about what might be possible. It is important to allow time to develop sound ideas and to explore all options before committing to any scheme. The timescales involved in completion of the tram and return of the site to Council ownership should fit into this process with the minimum of delay.

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Broxtowe Borough CouncilDirectorate of Legal & Planning Services,

Neighbourhoods & Prosperity,Council Offices, Foster Avenue,Beeston, Nottingham, NG9 1AB

Tel: 0115 917 7777 orFax: 0115 917 3030

www.broxtowe.gov.uk

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