Masterplan - Aylesbury Vale District Council

Welcome
to this
exhibition which explains the plans for
the redevelopment of the area of the
town centre known as Waterside North.
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Buckinghamshire and Aylesbury’s enviable position and catchment area
The proposals have been prepared
by Aylesbury Vale District Council,
Buckinghamshire County Council and
Aylesbury Vale Advantage. They are part of
an on-going programme of investment in the
town led by AVDC, working with partners
including Buckinghamshire County Council
and Aylesbury Town Council.
The exhibition:
• Explains how Waterside North fits into the Aylesbury Town Centre Plan which
sets out the Vision and wider plans for the town
• Suggests a Masterplan for the whole of the Waterside North Area
Making
Aylesbury a
Destination
of Choice
• Describes the plans for the first phase of development which we hope can
begin in 2015
Before a planning application is submitted for the first phase, we would like to
know what you think about the proposals.
Please take a few minutes to complete a copy of the questionnaire available and
either place it in the box provided or return it using the freepost address on the
questionnaire.
The proposals and form can also be found on the AVDC website at this address:
www.aylesburyvaledc.gov.uk/watersidenorth
Please let us have your comments by 5pm Wednesday 21 May.
We hope you will find these ideas exciting and will get a sense of how Waterside
North can help Aylesbury thrive as a vibrant and prosperous town centre.
1
aylesbury
today
transformation is
already under way...
Aylesbury has already benefitted from significant
investment over the last decade:
• Aylesbury Waterside Theatre generating an
extra £2.4m spend in the local economy.
• Waitrose and Travelodge attracting more
people including first time visitors to the town.
• New car parks, the public transport hub and
Bourg Walk bridge making access in and
around the town centre easier.
• The town’s burgeoning evening economy has
attracted new restaurants.
• New shops have opened and the shopping
centres have been improved.
• The renovation of Vale Park and extended
facilities at Aylesbury’s Aqua Vale Leisure
Centre, are attracting more families.
• The town’s safe, welcoming environment has
been recognised by the prestigious Purple Flag
award.
• Construction has started on the Aylesbury
Centre which will give the town its first
university based presence.
• New, attractive, safe public spaces are being
provided such as the area outside the theatre
and Waitrose.
but there are
challenges too...
Despite these improvements Aylesbury, like many towns
of a similar size, faces on-going challenges including:
• Recession – with consumer confidence
still low, some retail sectors are feeling the
recession more than others and the recovery
continues to be slow.
• Attractiveness and identity - there
are areas of the centre which are run down or
unattractive, and need improving.
• Competition - out of town retailing and
competition from major supermarkets, and
internet shopping are all potential threats to our
town centre.
• Leisure time - is becoming more important
to people leading busy lives and coupled with
the growth of internet retailing, means that
shopping will no longer be the primary reason
to visit a town centre.
• Failure to attract local people –
238,000 people live within a 25 minute drive of
Aylesbury. Some may work in the town but not
enough people visit or spend their money here.
We need to change this by providing what
people want.
• Resolving conflicting views - for
example, how much parking should be
• Changing expectations – as consumers,
provided, and where, when there are other
we now make fewer, shorter trips to towns,
demands on space for shops or leisure
preferring to make longer, bigger trips to
facilities?
regional centres such as Milton Keynes or Blue
Water.
2
the aylesbury
town centre plan
CAMBRIDGE STREET,
BUCKINGHAM STREET
AND NEW STREET
AYLESBURY
OLD TOWN
KINGSBURY
UPPER & MIDDLE
HIGH STREET
MARKET SQ
WALTON ST
& FRIARS SQ
GATEWAY SOUTH
RAILWAY AND
BUS STATIONS
The Town Centre Plan has been
developed by Aylesbury Vale District
Council (AVDC) working closely with
Buckinghamshire County Council
(BCC) and Aylesbury Town Council.
It sets out a Vision to help us
future-proof Aylesbury and ensure
it continues to thrive as a vibrant,
prosperous town centre.
The Plan also describes a range of
actions for different areas of the town
to help achieve the Vision. Waterside
North is one of these areas.
The draft Plan was first published for
consultation in summer 2013. It has
now been updated to reflect feedback.
VALE PARK,
CANAL & LOWER
HIGH STREET
WATERSIDE NORTH,
HALE LEYS &
WALTON ST
waterside
south
Vision
Aylesbury will:
…be a high profile, sub-regional centre for
entertainment and the arts, which has added
a distinctive edge to its market town heritage.
…be a distinctive, ‘best in class’, modern
market town, which is attractive, safe,
sustainable and accessible.
…provide a quality day and evening
environment in terms of leisure, retail and
food and drink, which attracts and brings
together people of all ages and communities
from within its enviable catchment.
Aylesbury will be a
destination of choice
3
achieving
the vision
The Aylesbury Town Centre Plan
These are the Aylesbury Town Centre Plan principles
which have informed the development of the Waterside
North Masterplan.
A town for everyone
We want the town centre to be a real, sustainable community - a place where people can live and
find everything else they need, such as jobs, shopping and leisure time – without having to travel
outside the town:
“The new high streets won’t just be about selling goods
…but could also include housing, offices, sport, schools
or other social, commercial and cultural enterprises and
meeting places. They should become places where we go
to engage with other people in our communities, where
shopping is just one small part of a rich mix of activities.”
Mary Portas: The Portas Review - An independent review into the future of our high streets, 2011.
Getting this mix right will help make sure that we are appealing to the whole of the potential
catchment for the town centre, including families, young professionals, students, college and
university leavers looking for their first job, ‘empty nesters’ and older people.
Preserving & enhancing
our heritage
Aylesbury’s market town heritage and identity is key to its appeal and must be preserved, celebrated
and enhanced.
Making connections
& access easy
Streets and public spaces must be attractive, safe and pleasurable to use, with ease of access for
all and consideration given to pedestrians and people with less mobility. We want to reconnect the
historic core to surrounding areas, make the town centre more open and visible from the ring road
and enhance the shopping route and visitor flow around the town centre.
New Transport, Parking and Access Plans will help make public transport, cycling and walking a
more convenient choice, while respecting the car-based needs of shoppers and visitors for parking
and access. We will build on the Paralympic 2012 legacy by striving to make Aylesbury a model town
for people with a disability to use.
Beautiful, safe, public spaces
Shopping will no longer be the main reason to visit a town centre and will become a leisure pursuit,
rather than a necessity.
Visitors will see the town centre as a place not just for shopping (or business), but as a place in which
to meet, relax and spend their leisure time. So we want to create beautiful new public spaces, which
give visitors the opportunity to browse, be entertained, relax and socialise in a high quality, safe
environment.
4
waterside north
masterplan
Waterside North is one of the areas outlined in
The Aylesbury Town Centre Plan
aylesbury
train station
st mary’s
church
friars
square
shopping
centre
walton street
kingsbury
market
square
odeon
cinema
aylesbury
centre (2015)
waitrose/
travelodge
waterside
theatre
hale leys
Potential future
phase under
discussion
Waterside
North Site
high
street
exchange
street
hampden
house
Potential future
phase under
discussion
vale park
aqua vale
N
5
waterside north
masterplan
1
new link to walton street
2
proposed cultural quarter
3
new restaurants with residential over
4
new public square (public car park under)
5
new retail with residential over
6
new links to the high street
7
new retail with residential over
8
residential with restaurant under
9
link to waterside theatre & waitrose
10
pedestrian friendly junctions
11
hampden house
1
3
2
10
4
5
8
6
7
9
6
11
10
N
6
masterplan
overview
Waterside North Masterplan - Achieving the Vision
The masterplan public
realm continues the
sequence of public
squares connecting
to the old town
Friars Sq shopping
centre is a key
destination in the town
station
The new square and significant
upgrading to the public realm quality
of Walton Street and Exchange
Street extends the sequence of
public spaces from the old town to
the recently completed Waterside
destination around the Canal Basin.
360
a Exchange Street becomes
a boulevard with increased
pedestrian crossings and planting
to reconnect Waterside South and
Waterside North.
friars sq
140
c
d
e
restaurants
& residential
Old COunty
offices &
CUltural
quarter
cinema
retail &
residential
a
280
Waterside south
a new destination
focused around
canal basin
retail &
residential
M&S
305
THE
AYLESBURY
CENTRE
waterside
theatre
b
Hale
Leys
waitrose &
travelodge
364
f
The Masterplan shown here flows from an
analysis of the constraints and
opportunities associated with the site.
We’ve also considered how the area is used
at present and how it connects with the rest
of the town.
This analysis considered connections, heritage, suitable uses and how the
area could best help achieve the Vision for Aylesbury town centre. These are
explained in more detail in the following boards.
There were, however, two points which were fundamental to the brief from the
outset:
• Provide a high quality public space
• Work towards a first phase of development which is deliverable early in the
process
The mixed use Masterplan shows how this could be laid out. The key above
shows what we are proposing.
B Masterplan proposes a
significant new town square as
north-south link between Walton
Street and the High Street as a new
destination within the town centre.
Ground floor is retail and restaurant
with residential above.
C Rear of Old County Offices
and trading standards buildings
removed to create new views of
listed Judges’ Lodgings and future
cultural quarter with pedestrian
link to Waterside South (enabling
works)
D Walton Street public realm
improved.
E Hale Leys and Long Lionel are
reconfigured and refurbished to
improve pedestrian envinronment.
F Hampden House redeveloped
to provide mixed use retail
and residential with improved
permeability to park.
diagram key
key destinations
existing routes
proposed routes
public realm improvements
existing town centre public spaces
new restaurant cluster
cultural/leisure
education and restaurants
large scale retail
proposed town centre retail
town centre retail
The overall
redevelopment will
occur in phases.
The precise form
and timing of future
phases will depend
on factors such as
the recession and
consumer demand
for more facilities.
7
a town for
everyone
Waterside North Masterplan - Helping achieve the vision
The masterplan recognises that Aylesbury town centre
needs to include a mix of uses if it is to broaden its
appeal and remain a viable, attractive place to visit.
By taking a long term view, Waterside North provides
a great opportunity to meet a range of changing
expectations.
Restaurants and cafes
We have carried out studies into the potential demand for more restaurants in the town centre. The
studies show that consumers would like to see more choice. New operators are also keen to find
space in Aylesbury and some of that need will be satisfied by Phase 1 of our proposals. As you will
see in the images that follow, the proposed location of the new restaurant/cafe space is designed to
look out onto the high quality public realm which sits at the heart of the scheme.
Outdoor seating is enjoyed by customers, adds life to the street scene and is commercially attractive
to the operators. This will be well provided for in this scheme.
Homes
Waterside North could provide a range of housing including flats and mews houses. As well as
providing much needed accommodation in a sustainable town centre location, housing will further
enhance the safe and secure environment of the town and encourage a wider mix of people to use
the centre in the evenings.
Shops
We have a great opportunity to attract new shoppers into the town centre through a better range of
shops, including more independents and quality brand names.
But, as our shopping habits change, and we increasingly use ‘click and collect’ shopping via the
internet, the tradition that a brand will have a presence in every big town is no longer sustainable.
Plans for new shopping space must take this into account. It is likely that retail will continue to play
a role in later phases of the Masterplan and this is allowed for, as and when demand comes forward.
In the current market the interest is not enough to include more shops in the first phase but we will
retain the flexibility to help nurture and cater for demand in the future.
Space for relaxation and entertainment
People increasingly look for opportunities for relaxation and entertainment in town centres.
Cafes and restaurants play their part in this as do existing facilities such as Vale Park, the cinema,
and the County Museum. Waterside North is an opportunity to expand what the town already offers.
8
preserving &
enhancing our
heritage
Waterside North Masterplan Helping achieve the vision
2
3
1
2
3
4
5
6
1
4
6
5
Listed buildings
Conservation area
1900 OS map of Aylesbury
1947 aerial view, Britain from above
1921 Market Square
1940 Walton Street
1964 Judges’ Lodgings and Cattle Market
1970’s Cattle Market
Aylesbury’s market town heritage and identity
is key to its appeal and must be preserved,
celebrated and enhanced.
Precedents of how historic buildings can be reinvigorated using planting and contemporary architecture
While it is focussed around the old town, the conservation
area covers part of Waterside North and it contains some
important, historic buildings which reflect its civic role.
We are looking at finding long term uses for these buildings.
Judges’ Lodgings may lend itself to a small boutique hotel,
for example.
The Court Buildings and the Judges’ Lodgings in particular,
are wonderful buildings which is recognised in their
Grade 2* Listing. However, they have become slightly lost
in their current setting. Improving this is a key aim of the
project. This can be achieved in different ways as shown in
the images on board 15.
The new route to Exchange Street will be created alongside
the listed wall which will be landscaped and illuminated to
make much more of this part of the town’s heritage.
The new route from Walton Street will open up views of the
Judges’ Lodgings from the south. Viewed from the other
direction it will be a focus at the head of the public realm
which will flow towards it. A new landscaped setting will be
created in front of the building.
The former police print works building is to be demolished,
as are parts of the rear of the Old County Office building.
The former print works building is in poor condition and
has been vacant for a number of years. The building has
become dilapidated over time and is not lettable without
substantial work. There has been little appetite from the
market to convert or renovate the building, despite a long
period of marketing.
The former Police Headquarters at the junction of Exchange
Street and Walton Street is being retained.
The remaining section of Old County Offices fronting onto
Walton Street will be redeveloped as mixed use including
residential, restaurant / café space and community space.
9
making connections
& access easy
Waterside North Masterplan - Helping achieve the vision
high pedestrian flow
Low pedestrian flow
Space Syntax study showing the density of pedestrian movement
Existing car parks are all less than a 5 min walk from the site
kingsbury
market square,
walton street &
friars square
gateway
south
(railway and
bus stations)
buckingham
street and
new street
upper and
middle high
street
waterside north
hale leys &
walton street
cambridge street
and aylesbury
shopping park
waterside
south
Proposed Masterplan pedestrian routes
Key connections from Waterside North to other town centre areas
Streets and public spaces must be attractive, safe and
pleasurable to use, with ease of access for everyone. We
want to reconnect the historic core to surrounding areas,
make the town centre more open and visible from the ring
road and enhance the shopping route and visitor flow
around the town centre.
Pedestrians
Car users
We want to improve footfall in Hale Leys and middle High
Street. Phase 1 will provide two important new links:
In the longer term we are looking at car parking in the town
centre as a whole. We need to do this before we develop
more of the Exchange Street car park, which was always
intended to be temporary.
The Masterplan shows the importance of pedestrian
linkages and connections to the rest of town centre and
the areas beyond it, such as Waterside South and Vale
Park. This is important to help underpin the success of the
proposed development both in commercial terms and to
ensure it becomes an integral part of the town centre.
• Opening up the site to Walton Street.
• Creating a safer, more attractive route to Exchange
Street.
In later phases we are looking to create an entirely new
connection to the High Street which will change how
people use and view this part of the town and connect with
Waterside North.
Parking is also important but is a contentious issue.
How much parking should be provided, and where, often
divides opinion, particularly when prime space is limited.
The temporary car park being built behind the Old County
Offices will help offset the loss of spaces caused by
Phase 1.
It is equally important to coordinate this work with junction
improvements on the surrounding road network. There may
be benefits in removing one or more of the roundabouts as
we have shown in the Masterplan.
10
beautiful, safe
public spaces
Waterside North Masterplan - Helping achieve the vision
Indicative diagram of Public Spaces
Precedents of public spaces which combine natural stone, considered planting and careful lighting to provide relaxed and comfortable environments for people
A high quality public realm is a key part of a successful
and enjoyable town centre. The creation of a series of
new public spaces lies at the heart of the Masterplan.
These will be developed with reference to the Aylesbury
Public Realm Guide and the Aylesbury Urban Design
Guide.
Creating a New Square
Central to the Waterside North proposals is the creation of
a new public square which is intended to complement the
existing Market Square. The new square will eventually
provide a new pedestrian link between Walton Street and
the High Street. The design of the new square will provide
extensive grassed “lawns” bounded by wide, hard paved
areas adjacent to the new ground floor activities. These
areas create space for restaurants to provide external
seating and room for people to move comfortably at their
own pace, whether rushing to meet someone or simply
promenading.
Soft Landscaping
The current car park has a relatively steep slope
down towards Exchange Street. The design of the soft
landscaped areas will help reduce the impact of this slope
and provide a more level surface by creating raised grass
“lawns” bordered by seating.
Seating
Public seating is an important component in making a
comfortable town centre that is enjoyable to use. The
seating will be incorporated within the design as both formal
and informal areas in a mix of hard wearing materials such
as timber and natural stone. The timber seats will, be set at
different levels and have handles to assist peoples’ ease of
use.
Lighting
Lighting is an important aspect of evening and night time
security. The town centre already has a warm, welcoming
environment. The proposed new public spaces will be well
lit using LED lights which provide a white light.
Accessible
The new public spaces will be designed to be accessible
for everyone. Flush kerbs will provide step-free pedestrian
access; paving materials will be chosen to facilitate easy
movement over them, to be robust, and beautiful while
complimenting the historic character of Aylesbury. Well
placed street furniture will minimise visual clutter and
physical obstructions while providing clear way-finding,
litter bins, seating, cycle racks and lighting.
11
Phase 1 Planning
Application
Waterside North Masterplan - Helping achieve the vision
phase 1
12
Area of first Phase planning application
area of enabling works planning application
why this area
first?
We feel that it is important to make progress on Waterside North as early as possible
to reflect the growing confidence in the town’s future. The development set out in this
application is capable of being delivered now, particularly as the land is already owned by
AVDC or BCC. The public realm is crucial to creating the character of the area and drawing
people into it.
The mix of uses, restaurant and residential, has been researched and tested to ensure that
there will be demand for this.
enabling works
An application has already been submitted for the creation of a temporary car park at the
rear of the Old County Office building accessed from Exchange Street, as shown in the
proposed layout. This application is currently awaiting decision. The temporary car park
will allow work to begin on the first phase of development on Waterside North. It’s this first
phase which will be the subject of a planning application to be submitted in the summer.
The proposal is shown above and on board 14.
13
proposed
view A
before
Indicative artist impression - view A of phase 1 square looking toward Judges Lodgings and OCO beyond
before
b
a
view b
proposed
Indicative artist impression - view B of phase 1 square looking toward Exchange Street Car Park and Cinema
the application
The application will be in outline form so some of the information shown here is indicative. Detailed
designs will follow at a later date. However, these images give a feel of how the public realm might
look and a sense of how the buildings will frame the space to create an attractive new area of the
town centre. It builds upon the character of the Judges’ Lodgings, the existing attraction of the
cinema and the new restaurants which have already opened there.
At this stage the application is likely to include:
• 2,250m2 of food and beverage use (approx)
• 3,950m of residential space (approx)
2
• 4,750m2 of public realm (approx)
• 350m2 of community space (approx)
• New pedestrian routes to Exchange Street and Walton Street
• Enhanced landscaping around Judges’ Lodgings
The scheme will result in the loss of approximately 95 car parking spaces but these are fully offset by
the temporary car park which will provide 98 new car parking spaces behind the Old County Offices
following demolition of part of the rear of the building (the front will be retained). It is anticipated that
this new car park will open in late 2014.
14
proposed
view c
Indicative artist impression - view C of phase 1 square connection with Walton Street
d
before
before
c
view d
proposed
Indicative artist impression - view D of phase 1 new square improving the setting of Judges’ Lodgings and Old County Offices
Timing
We hope to submit this application in June 2014 and for
work to begin in Spring 2015 (subject to approval).
15
next steps
What happens next?
We hope to submit an application for outline
permission for Phase 1 in June of this year with
work commencing in Spring 2015 (subject to
approval).
The work on the temporary car park will
complete towards the end of 2014.
We will continue to develop the Masterplan
and will organise further consultation as this
proceeds.
How to respond to this consultation
your feedback is important
Please take some time to complete a
questionnaire so that we can learn what you
think of the proposals and how you think some
of the Masterplan issues discussed in this
exhibition should be dealt with.
We would really appreciate you taking some
time to fill these out and return your thoughts
to staff at the exhibition or by dropping the form
into the box provided or by using the freepost
address on the form. You can also find the
proposals and the form at the following web
address:
www.aylesburyvaledc.gov.uk/watersidenorth
Thank you
very much for
coming today