Leamington Spa Creative Quarter - Draft v.4 Masterplan November 2018
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Leamington Spa Creative Quarter Masterplan November 2018 Draft v.4
Contents
1. Executive Summary
2. Setting the scene
3. The Vision
4. Key development opportunities
5. Analysis
6. Proposals
2 LSCQ Masterplan DRAFT
Leamington Spa Creative Quarter
A destination for Digital and Traditional Creatives
Executive Summary consultation process. It is not intended to There are now over 1,500 creative
determine at this stage the use of any of businesses in Leamington employing
Leamington Spa has a history of creative the key buildings within the area but does over 7,000 people. Software and digital
individuals and companies. In 2016 a seek to inform and support investment companies account for half of this.
report by NESTA and Creative England decision making within the area in terms of
identified the town as the only creative regeneration and use. The town is part of the third largest digital
cluster in the West Midlands. The town is games cluster in the UK. The games
the third largest digital gaming cluster in development industry is worth £1.7bn
the UK by number employed. The games Setting the Scene to the UK economy and the town has a
development industry is worth £1.7bn range of studios from the AAA to the indie
to the UK economy and the town has Creativity is part of Leamington Spa’s start-up, earning its name of Silicon Spa.
a range of games developers, from the DNA. It has a proven track record in design The games cluster employs over 2500
internationally acclaimed to the innovative innovation across a range of sectors. highly skilled people, equating to over 10%
start-up earning its name of Silicon Spa. From automotive design to camouflage of the UK total in games development.
during World War II to digital revolutions, There are over 50 studios operating from
This Master Plan sets out how the Creative Leamington Spa’s creativity has a global the Silicon Spa area and over 80 across
Quarter could become a dynamic and impact. the Coventry & Warwickshire area.
distinct destination and attraction for
the district. We will fuse together historic Leamington Spa experienced massive Increasing Tourism to Leamington Spa
architecture with current requirements and growth during the 19th Century as people is a vital driver to this project. Tourism is
uses. The Master Plan will create new work and businesses were attracted to the spa a vital sector within the British economy
spaces, active and exciting public spaces, waters. The town was granted its Royal accounting for 3.1 million jobs, 9.6% of all
public art and a cluster of charter in 1838 by Queen Victoria. Much employment, £126.9bn and 9% of GDP.
diverse creative activity. It is a catalyst for of this growth was focused on the north Utilising the 2016 data for specifically
change to support development partners of the town and as it grew the Old Town Warwick District, the value of tourism to
and stakeholders to work collectively to began to decline. the local economy is £271,709,000.
deliver an ambitious range of projects.
There will be a collaboration between However, the town continued to create, While Warwick and Kenilworth have a
Warwick District Council (WDC), Complex innovate and diversify. During World War clear draw for the leisure tourism market
Development Projects (CDP), creatives, II Leamington Spa was home to the main through their respective castles, business
local communities, developers and land base of the Directorate of Camouflage, tourism is the area of greater significance
owners. This collaboration of stakeholders which brought together 250 artists, for Leamington. Accordingly, it’s also
will be essential in the realisation of the technicians and designers. Leading the area where there is greater growth
project. abstract artist Sir Terry Frost was born potential and, as such, enhanced creative
and brought up in the town. It was home facilities become all the more important.
The Master Plan is aspirational - delivering to Malcolm Sayer, designer of the E-Type
a vibrant environment that will support the Jaguar. And in the early 1980s a home
creative sectors in the broadest terms. It computer games industry was born close
targets specific requirements that have to the town – an industry that continues to
been identified as part of a significant thrive to this day.
Existing Workspace in Leamington Spa
(Left) Large format office space in the Town Centre for Playground Games. (Middle) Pure Office, out of town serviced office space, home to a handful of
creative industries. (Right) Arch Creatives, office space for Lockwood Leamington.
DRAFT LSCQ Masterplan 3
4 LSCQ Masterplan DRAFT
Leamington Spa Creative Quarter
CDP has been appointed to work in from the business parks of the 90’s to the but would support the existing creative
partnership with WDC to create inner urban fringe. Creative people spark industries in the town.
a ‘masterplan’ for Leamington Spa’s creative thought in others, whether it is
‘Creative Quarter’. through street art or a chat in the local bar Where?
This masterplan aims to: or café. The sector is often driven by
the young and the talented, but is backed Leamington Spa is centrally located in
• Identify the elements and features that by local residents and businesses who England. It is at the heart of a motorway
make the creative economy in Leamington buy into change and the benefits that and railway network which can take you to:
Spa vibrant and distinctive. regeneration brings to all aspects of the
• Identify the key development needs community. The aspirations are to be • Central London in 1 hour and 20 minutes
for the creative sector. What key places, somewhere different, authentic and • Birmingham in 30 minutes
spaces and infrastructure would best diverse. • Manchester in 2 hours and 10 minutes
support the further development of • Cardiff in 2 hours and 41 minutes.
Leamington Spa’s Creative Quarter? Leamington Spa’s current reputation is • Glasgow in 5 hours and 3 minutes
• Identify key buildings and areas that currently one of a beautiful, predominately
could be regenerated and developed to middle-class Spa Town. Its outstanding Furthermore, it is in a region that is about
support these aims and key development parks and gardens, regency parades and to get very noisy. Coventry City of Culture
projects that could be brought forward to proximity to the Warwickshire countryside will take place in 2021, providing
do this. are just a few of the reasons why opportunities for cross programming and
• Identify what else needs to be done in Leamington was voted the happiest place showcasing local creative talent. The 2022
a broader sense to support our creative in England in 2017. It is within this setting Commonwealth Games will take place in
economy. that one of the UKs most significant digital Birmingham with Leamington Spa as a
• To establish the viability and deliverability clusters has developed. However, host location – bringing the action to the
of regeneration projects to be brought as the cluster has evolved so has its edge of the Creative Quarter.
forward in a coherent manner. requirements. Questions are now being
asked as to whether the Georgian heritage The Master Plan area has been defined
of Leamington can provide the old, urban by WDC and CDP as shown in the map
This masterplan will identify a series industrial buildings that are now so desired overleaf. The ‘core’ lies to the south of river
of areas within which regeneration in the creative community. and north of the Grand Union Canal and
activities will be focused. It will also make includes Leamington Spa Station, Court
recommendations beyond these specific However, in Old Town the buildings are Street and the Althorpe Street industrial
locations for measures which would less uniform. There are the remains of area. The area has been extended north of
support these key development former industrial uses and an old railway the river to include the Town Hall and Royal
opportunities. Overall the ambition of the viaduct which create a much more urban Pump Rooms and Club lands. It includes
masterplan across the Creative Quarter feel. It is more ‘raw’, a ‘hidden’ Leamington a number of properties and areas of land
is to: and an ideal place to create a cluster with that are owned by WDC, predominantly
lower property prices and easy access to car parks and light industrial or vacant
• Regenerate and breathe new life into the the station for links to Birmingham, London buildings, and land that may become
Old Town of Leamington Spa. and beyond. available or be developed by other
• Build upon and reinforce the importance landowners.
of the Creative and Digital Industries in There is already of core of creatives in and
Leamington Spa. around Old Town with a heavy emphasis
• Create a vibrant, unique and desirable on dance and theatre at Spencer Yard.
destination for residents, employers and Larger corporate gamers such as Sega
visitors alike. Hardlight and Ubisoft Leamington are just
to the north of the River Leam and smaller
companies occupy premises in Old Town.
Why Old Town, Why Now? Yet the change in the area is slow. There
is not yet a critical mass of activity, and
The Creative Industries sector adds over much of this activity is not very apparent.
£80bn to the UK economy and is growing The place simply does not feel very
at twice the national average, yet unlike creative. Furthermore, the creative sector
other sectors it is incredibly diverse would benefit from greater diversity. It is
covering a spectrum of activities with one heavily reliant on the gaming industry. The
key defining element – its people and their advantage of a diverse creative cluster in
ability to think ‘outside the box’. Creative a dynamic environment is that different
industries are continually trying to keep the parts of the spectrum have the ability
creative juices flowing in their staff, and are and freedom to inspire each other and
now introducing ideas ranging from office generate new ideas and approaches for
‘play space’ to relocation the future. Greater diversity would not only
bring in new types of creative industry,
DRAFT LSCQ Masterplan 5
N 6 LSCQ Masterplan DRAFT
Leamington Spa Creative Quarter
Engagement needed, but it is important that these Existing Assets
Introduction - To start shaping and spaces have the right look and feel and are Leamington Spa must celebrate, advertise
developing the masterplan, CDP reflective of the businesses they house. and build upon existing assets, including
have consulted with a range of local New workspaces must be appropriate for its history and heritage and its excellence
stakeholders including consultation the creative industries in size, location and in digital and creative technologies.
local digital and creative communities, aesthetic. Leamington Spa was also recently voted
District Ward Councillors, Town the ‘happiest place to live in the UK’; what
Councillors, WDC Planning Department, Public Art an asset for the Creative Quarter to utilise
local business owners and members Thought provoking and innovative public and enhance!
of the public. The initial stages of this art should be installed to help define the
consultation were mainly undertaken in unique characteristics of each area of the These discussions have helped identify
group discussion sessions, but also 1 -1 town. Artist trails, colourful street furniture a shared vision for the Creative Quarter,
as required. Ongoing consultation on this and signage should reflect the creative, along with four priorities and some key
masterplan will be via public events and digital, gaming sector, bringing to life the development opportunities for Old Town
display boards and presentations. existing urban fabric while respecting the which are presented in this document.
local design tradition.
A summary of the key points that emerged
from the consultation is listed below. The Wayfinding
full document is available on request along A wayfinding strategy needs implementing
with details of who participated in the to reinforce and develop new pedestrian
consultation. links to the train station, canal, river, parks
and other key attractions. These key
What is a Creative Quarter? destinations should be better signposted
A Creative Quarter needs to reflect and the station should be more welcoming.
and represent the creative community
as a whole, including artists, makers, Community Space & Public Squares
digital creatives, innovators, artisan A multi-purpose, flexible community
food producers and more. It should be space(s) and a new central square/meeting
a diverse, vibrant place and welcoming place for events, arts, and markets could
place, supporting community ownership form a focus for the new quarter.
and social activism and creativity.
New Workers and Younger People
Workspace Leamington must compete with London
New ‘grow on’ space for businesses that and Birmingham (amongst many other
are expanding is in short supply; this cities) for new workers. The Creative
space is key for retaining existing business Quarter should provide attractive
and attracting new ones. Start-up office, workspace but also improve the cultural,
studio and co-working space for small culinary, recreation and night-time offers in
businesses, artists and creatives is also Leamington Spa.
DRAFT LSCQ Masterplan 7
8 LSCQ Masterplan DRAFT
Leamington Spa Creative Quarter
The Vision 4 Priorities for Leamington Spa’s Creative • Create and manage new spaces for
Quarter an exciting arts, cultural and community
Leamington Spa Creative Quarter will • Celebrate the meeting of Leamington events programme.
be an authentic, dynamic and diverse Spa’s history and heritage with its current • Improve the public realm, introducing
place; a series of spaces that will inspire cutting edge creative technologies; better wayfinding around the town and
all who live, work or pass through them. respect the area’s heritage whilst giving it injecting colour and life.
The Creative Quarter will be a first- a new lease of life.
choice location for creative individuals • Provide the right opportunities for
to collaborate and will provide an grown-on space for gaming and digital
environment that allows the creative businesses; nurture creative talent and
economy to thrive. support new and existing pathways into
creative careers.
Priority How it will be delivered Who will deliver it
Celebrate the meeting of Leamington Potential Regeneration of historical CDP to lead on identification, design
Spa’s history and heritage and its current buildings no longer and build programme, in line with agreed
cutting edge creative technologies; in use to create effective work and social master plan.
respect the area’s heritage whilst giving it spaces
a new lease of life e.g. former Stoneleigh Arms pub and URC WDC and partners to provide support.
church on Spencer Street
Respecting the towns heritage and All projects subject to WDC approval in
bringing aspects to life e.g. Camouflage addition to the planning process.
artwork
Provide the right opportunities for Ensure that development provides space CDP to ensure development proposals are
grown-on space for gaming and digital of at least 1000 sq. m (as appropriate in line with creative business’s needs.
businesses; nurture creative talent and to locality) that is flexible to support the
support new and existing pathways into needs of the business. WDC to support business engagement.
creative careers
Ensure that spaces reflect the creative
diversity of Leamington Spa
Create and manage new spaces for an Create new spaces throughout CDP and WDC to agree opportunities and
exciting and arts, the Creative Quarter area through uses of cross subsidy of projects from
cultural and community events programme improvements in the public realm and more commercial to less commercial.
defined areas of development.
Maintenance of space to be approved for
Create a programme hub based around each development project.
Spencer Yard and Court St
Improve the public realm, introducing Improve signage throughout the area. Masterplan to identify where
better wayfinding around the town and improvements in public realm should be
injecting colour and life Use of street art and colour to clearly focussed.
define routes?
WDC and CDP (and other partners) to
Use of street art to improve the public explore how individual development
realm around Bath St/Clemens St/ High projects and wider enhancement
St. programmes could help deliver this.
Key Development Opportunities within the Creative Quarter and set out Town Hall
proposals for how these could come Court Street
Taking this shared vision and these forward. Bath Street and Bath Place Car Park
four priorities, WDC, CDP, Metropolitan These sites are as follows: Althorpe Street Area
Workshop and Bryant Priest Newman Spencer Yard Old Post Office
Architects to identify those key sites that United Reform Church Adelaide Bridge/Riverside (Club Lands)
could offer development opportunities The Royal Pump Rooms
DRAFT LSCQ Masterplan 9
Key Development Opportunities
Leamington Spa benefits greatly from majority of the buildings are occupied by
its proximity to a number of universities, • Lack of a presence on the river frontage; light industrial uses, however there are a
particularly Warwick which maintains small number of creative users beginning
a presence in the form of a learning centre • Lack of active frontage onto the Yard to occupy space in the area. The change is
in the Town Hall, and is a national centre itself; particularly noticeable on Clemens Street
for the video game development industry, where new cafes and restaurants appear
with Ubisoft, Sega, Playground Games • Poor condition of some of the to be recent additions.
and other leading firms based locally. As buildings facing onto the Yard;
such, the provision of Creative Workspace, WDC has fitted out a number of railway
such as that successfully developed at Far • Suitability of some of the existing arches off Court Street which are currently
Gosford Street, Coventry by CDP, and that building uses. occupied by creative industries, these
is emerging at Spencer Yard is seen as appear to be exclusively office use and it
central to the rejuvenation of Leamington The Royal Pump Rooms is unclear how high the occupation rates
Spa Old Town. The Royal Pump Rooms sit directly to are. The large council owned car park
the north of Spencer Yard, across the facing these arches has been identified
Spencer Yard river. It is a key focal point for Leamington as key site for this study, and one with the
Spencer Yard is located north of and signifies the start of the Georgian potential to accommodate a new building
Leamington Spa Railway Station, on Spa Town. The Grade II Listed building whilst maintaining existing connections to
the south bank of the River Leam, and currently has various uses – the public Clemens Street and the Canal. There
directly south (across the river) of the library, art gallery, and associated is additionally a large derelict old school
Royal Pump Rooms. It consists of a newly administrative spaces occupy the rear of building under council ownership
created external events space (the yard) the floor plan facing the river, with function bordering the car park which has been
bordered by a number of buildings of rooms and a café facing onto The Parade. identified as a potential development
various ages: The Loft Theatre, a popular The interior of the building suffers from opportunity.
community based theatre company contemporary finishes from its use as a
housed in an post war brick building swimming pool and leisure centre which In order to promote the creation of a
facing the river; two former industrial brick are now dated and unsuitable for its Creative Quarter, it will be important
buildings which have been refurbished to current use. Poor circulation, including to avoid creating a surplus of student
create workspace for various industries a vast underused foyer and lack of residential, and ensuring that new
including Purple Monster, a business permeability which has been exacerbated buildings provide some workspace to
consultancy, and Motionhouse Dance by ill-conceived additions which form the ensure that the existing character of the
Company; and to the south west corner, current entrance. area is not lost.
a derelict, deconsecrated church which is
under council ownership but is currently Further consideration needs to be given to: Bath Street is the main retail street
unoccupied. running north to the New Town, However
• The current uses accommodated in the at its southern end many of the shops
Access to the yard is either via a side building specifically their suitability for this have a dilapidated feel and require new
passage to the church from Spencer space and this location; investment. The rail bridge at the junction
Street, or through the rear service of Bath Street and Clemens Street has
yard of a number of restaurants facing • The building’s engagement with its been identified as a possible location for
Victoria Terrace. As such, wayfinding is surroundings, notably the park, the public realm and wayfinding improvements
poor and Spencer Yard enjoys very little Parade, and the river. due to its position at a key junction in the
street presence meaning the yard itself pedestrian route from the station to the
is underutilised. The high proportion of Court Street town centre. Further interventions could be
council owned buildings in the immediate To the south, the industrial area around put forward along Bath Street which is the
vicinity of the yard, its position close to the Court Street, bordered by the Railway primary route between Spencer Yard and
more gentrified Georgian New Town to the to the north and east, the canal to the the Court Street industrial area.
north of the river, and its existing creative South, and Clemens Street to the West, is
tenants make it a key site in the potential characterised by light industrial shed type
development of the Old Town. However structures, railway arches, and council
this is reliant on resolving a number of key owned surface parking.
issues with the site at present:
Small pockets of residential exist and
• Lack of street presence and navigability; more recently, new purpose built student
residential buildings are beginning to
• Poorly lit and signposted entrances; change the character of the area. The
“ Royal Leamington Spa is a beautiful and successful Regency spa town in Warwickshire. It is home to a high
number of acclaimed creative, cultural and artistic based businesses and over 6,000 students.”
10 LSCQ Masterplan DRAFTAnalysis
This Masterplan will analyse the study Once identified, possible development account the aspirations of stakeholders
area outlined by CDP and its immediate sites have been categorised as short, and local people.
context, considering the urban medium, or long term interventions.
environment in the following terms;
An exploratory study has been put
• Building Use; forward for each of the sites identified
which is intended to illustrate, in a very
• Ownership; broad sense, one possible approach to
developing the site. The objective is to
• Key Routes. offer a coherent approach to regenerating
the Old Town, and tying together the
It will then seek to establish opportunities disparate buildings and fragments of land
for the development of buildings for the that can be established as the first pieces
creative industries within the designated of a new creative quarter with the intention
site boundary and put forward action to fulfil the following objectives:
areas where potential development could
take place. • Stimulate interest and engagement with
Stakeholders in the area and act as a
Analysis has been based on visual catalyst for future development;
inspection and a walking tour with
members of the Leamington Spa Local • Generate a business case for further
History Group and local councillors, exploration and investment
consultation with members of WDC’s
planning and development teams, • Identify enterprise, place-making and
review of Leamington Spa Conservation other potential opportunities and actions;
Area Report, 2011 -2019 Local Plan,
and relevant Supplementary Planning • Articulate a narrative for the area in
Documents. terms of its future development taking into
FarGo Village, Coventry Meeting House Square, Dublin
FarGo is an artistically repurposed industrial space in Coventry City An indoor and outdoor space of endless possibility in Temple Bar,
Centre, designed exclusively for creative, independent businesses. Dublin’s Cultural Quarter. Used for festivals, performances, and cinema
screenings, business & conference events, Markets & Tourism events.
DRAFT LSCQ Masterplan 11Jephson
Pump Room Gardens
Gardens
Pa
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A1/2 C1/2/3/4
A3/A4/A5 D1/2 Gra nd Un ion Ca
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B1 Sui Generis
B2 /8
12 LSCQ Masterplan DRAFTThe core study area contains a diverse mix of uses. A
corridor of retail along Bath Street links the commercial
Building Uses and light industrial uses along the railway and to the
southeast to Leamington Spa’s tourist centre north of the
River Leam.
The drawing on the facing page illustrates as would expected of a town centre, Town. Ground floor building uses are
ground floor building uses within the high street, location including a high predominantly retail or food and drink,
core study area sub-divided loosely into percentage of restaurants and cafes. with some residential further south. To the
planning use classes: Dwellings are typically set back from the east is a triangle of land bordered by the
primary routes of Bath Street and Clemens railway to the north and the Grand Union
A1/2 : retail and professional services, Street, however there is some residential Canal to the south where uses are more
including estate agents, banks, buildings use on upper floor levels. industrial, presumably due to the canals
societies, shops, hairdressers, dry former function as a major goods transport
cleaners etc.; There is a collection of institutional route. Significant freeholders include
buildings in the northern half of the study Rangemaster who occupy a large group
A3/4/5: Restaurants, cafes, pubs, take- area, predominantly grouped around of buildings to the south of the canal,
always, including all premises licensed for The Pump Room and Jephson Gardens immediately outside the study area.
the consumption of food and drink; including the Pump Rooms themselves,
the town hall, justice centre, former public Some railway arches facing Court Street
B1: business, including offices, research baths and assembly hall on Spencer car park have been converted by WDC to
and development of products and Street, the United Reform Church (URC), business use and are occupied by start-up
processes; and All Saints’ Church which lends the firms in mostly digital industries.
area a municipal quality and acts as a The car park is bounded by a number of
B2/8: industrial use and storage (for the gateway into the more formal Regency and rudimentary industrial shed-type buildings
purpose of clarity we have included ‘light Georgian Architecture of Leamington Spa of varying construction with predominantly
industrial’ uses in this category); New Town. light industrial use. One large masonry
building is currently unoccupied and in a
C1/2/3/4: Residential use including Spencer Yard sits immediately to the south state of dilapidation.
dwellings, hotel, guesthouses, HMOs, of the River Leam and consists of two
(excludes student residential); former industrial masonry buildings, now There are a number of dwellings around
home to a number of creative businesses, the industrial buildings along with
D1/2 : Non-residential institutions, the Post-War Loft Theatre which faces Waterside Medical Centre, and more
assembly and leisure including schools, onto the river, the URC. It is bounded to recently there has been an influx of student
art galleries, museums, libraries, halls, the east and south by the backs of the residential buildings, with one large hall
places of worship, church halls, law court. commercial units along Bath Street. of residence completed along the canal,
another infill site under construction, and
Sui Generis: Student Residential South of the railway Clemens Street is third large site on Wise Street recently
the primary north-south route in the Old granted on appeal.
The predominant use is Class A1-5
A range retail, professional services and restaurants line Bath Street. Light industrial uses to the south of the railway line
DRAFT LSCQ Masterplan 13Jephson
Pump Room Gardens
Gardens
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B at h
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Buildings in the ownership
or tenancy of WDC
Land in the ownership or Gra nd Un ion Ca
tenancy of WDC na l
Target development sites not within
the ownership or tenancy of WDC
Not within the ownership or
tenancy of WDC
14 LSCQ Masterplan DRAFTMost of the core study area is not within WDC ownership
but key sites that are in Council ownership such as Spencer
Ownerships Yard and Court St car park do have the potential to
become significant destinations within the new Creative
Quarter.
The study area includes a number of the theatre itself moving into the URC Street style refurbishment for creative
buildings in the ownership of WDC which which was to be converted into a suitable business use if WDC could acquire an
have been identified as potentially suitable performance space, however the consent interest in them.
for redevelopment or an alternative use was never implemented.
which will facilitate the creation of a Court Street car park is an open site
creative quarter. The Royal Pump Rooms is under the adjacent to a row of WDC leased arches
ownership of WDC and currently fulfils that could be developed - possibly through
The primary focus will be Spencer Yard a variety of functions: Leamington Spa building on more temporary use to form
and its relationship with the Pump Library; Museum; a function venue; and a hub in the centre of the Old Town. The
Rooms across the River Leam. The yard a cafe, housed in various parts of the car park’s proximity to the new student
is bounded by two buildings already in building around a vast entrance foyer. The community along the canal has the
council ownership - The URC, and a two building has a prime street frontage with a potential to engage significant numbers of
storey brick building referred to as the neoclassical colonnade facing Bath Street, people and turn the area into a destination
‘old dole office’. Additionally it is in close and significant opportunities to rework the within Leamington Spa.
proximity to the former post office to the interior to greatly improve its relationship
east of Bath Street and bordered to the with the Pump Room Gardens and the The Riverside area next Adelaide Bridge is
north east by the Grade II Listed Victoria river (with Spencer Yard beyond). in a prime location fronting the river and is
Colonnade and the former Robins’ Well currently occupied by a number of clubs
public house which is currently for sale. Across Bath Street, the former post office and other organisations. Any proposals
The pub occupies an important corner site has great potential for redevelopment for this site will need to consider how the
which is highly visible from the north and given its location on the bank of the Leam. requirements of these organisations can
could provide the primary entrance into The arrangement of the building - a period be included in any development proposals
Spencer Yard, increasing the pedestrian half with a more cellular post-war addition and/or whether relocation elsewhere in the
flow and enlivening the currently under - could provide various options for reuse. town can be facilitated.
occupied riverside.
To the south of Spencer Yard, the Bath
Furthermore, the Loft Theatre at the centre Street Car Park has been identified as a
of the Yard whilst privately owned by the site with significant development potential,
Loft Theatre Trust has been engaged in located, as it is, on what is currently a
a positive dialogue with WDC about their secondary route from the Railway Station
ambitions to establish a creative quarter. A to Spencer yard and the New Town
planning application was approved in 2009 beyond. The car park is flanked by the
for the demolition and redevelopment of railway with a number of Network Rail
the Loft Theatre site as office space with arches could lend themselves to Court
Council leased arches accessed or Court Street Car park Council owned Spencer Yard
DRAFT LSCQ Masterplan 15NEW
TOWN
rr ace
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Pump Room Gardens
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A425 H igh St reet
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B4087
Primary Links OLD
TOWN
Secondary Links Gra nd Un ion Ca
na l
Tertiary Links
Pedestrian Routes
16 LSCQ Masterplan DRAFTThe study area is dominated by key vehicles routes, Bath
Street and Parade running north-south and A425 (High
Routes Street) running east-west. These routes can be utilised
to drive footfall and increase awareness of the Creative
Quarter.
The plan of the study area on the facing Spencer Street borders Spencer Yard to Tertiary Links
page has been annotated to highlight both the south. It forms part of a busy vehicular The main tertiary routes of interest are
pedestrian and vehicular routes with the route from the Railway Station to the New around the Court Street Car Park. As a
latter illustrated as primary, secondary, or Town, but also an important pedestrian predominantly industrial areas enclosed by
tertiary links. route from the station to Spencer Yard. the canal and railway these are relatively
The high levels of traffic and lack of a safe quiet with little passing traffic. The roads
Primary Links crossing have a negative impact on the are generous and open with larger
Bath Street is the primary route running accessibility of Spencer Yard. warehouse buildings set back from the
north-south and joins Clemens Street pavement and little active frontage.
south of the railway. It links the Old Town Secondary Links
with the New Town beyond the Pump Lower Avenue is the critical secondary Pedestrian Routes
Room Gardens and is one of the retail route connecting the station with the New There is a pre-existing underpass from the
centres of Old Town. Both streets are Town. Its importance is increased by its railway station which, once construction is
within the Leamington Spa Conservation proximity to Spencer Yard meaning that complete on the site directly to the north,
Area and are specifically referenced any improvements that can be made to will provide the shortest pedestrian route
in the Conservation Area Statement Lower Avenue will help to boost footfall to Spencer Street and the New Town, this
as containing many good examples around the URC and the SW entrance to further underlines the need to improve the
of traditional shopfronts with further the Yard. public realm of Lower Avenue.
restoration to be encouraged, street clutter
is identified as a problem, At present the route is uninviting - with
and in both cases the railway bridge has a pavements narrowed by construction
dominating effect on the streetscape. hoarding, no active frontage, poorly lit, and
congested - meaning many pedestrians
The High Street runs east-west through will take the longer journey to the New
the Old Town. It is the primary route to the Town via Bath street. The plot to the south
Pump Room Gardens and the New Town, of the railway, on the prominent corner
and as such a key piece of infrastructure. with the High Street is occupied by a car
It is a busy road which varies between two dealership and car wash with hoarding
and four lanes of traffic whilst the public up to the edge of the pavement and no
realm has been marginalised with narrow interaction with the street. This site would
pavements and street clutter. There is a be ideal for regeneration to enliven the
lack of active frontage and shopfronts junction and create an inviting entrance to
that do address the street appear poorly Lower Avenue.
maintained.
Bath Street is a primary vehicle route from the north of the town. Lower Ave links Spencer Yard to High street, forming part of the
pedestrian route between the town centre and railway station.
DRAFT LSCQ Masterplan 17The Royal Pump Rooms, Spencer Railside, including Court Street
Yard, and the former Post Office and the Stoneleigh Arms
Bath Place Car Park and Lower Bath Street and Clemens Street
Avenue
N
18 LSCQ Masterplan DRAFTEach opportunity area has distinct characteristics which,
when built upon, will enable the creation of unique hubs
Opportunities aimed at developing specific creative industries.
Three key opportunity areas have been surrounding gardens. The building itself side of the town.
outlined, informed primarily by ownership, is an uncomfortable conglomeration of
but also positioned on key routes where extensions from various periods fulfilling Court Street Car Park lacks the advantage
there is significant scope for improvement differing functions which over time has left of being located on a primary pedestrian
which would benefit Leamington Spa the circulation confused. This study will route and therefore will need to be
on a larger scale - improving pedestrian put forward both a short term option for established as a destination in its own right
connections across the town - these are: improving the building’s relationship with in order to attract large numbers of users.
the public realm, and a longer term option It does benefit from being a large open site
The Royal Pump Rooms, Spencer Yard, for making the most of the internal spaces flanked by a relatively established creative
and the former Post Office: and rationalising the convoluted entrance community in the arches to the north, a
The concentration of WDC owned sequence. number of retailers on Clemens Street, and
buildings and potential sites for purchase a growing student population to the south
in addition to its position on the border Bath Place Car Park and Lower Avenue: along the canal.
between the New Town and the Old, As has been established, the WDC owned
makes Spencer Yard and the Pump Rooms car park is located on a stretch of Lower The derelict Stoneleigh Arms provides
critical for the wider regeneration of the Avenue where street improvements and the opportunity to refurbish an important
Old Town. regeneration could provide a significant local building and quickly establish a first
uplift in the pedestrian footfall between piece of regeneration to act as a marker
The Yard has been identified in the past the station and Spencer Yard. The car for the rest of the site with a prominent
as a potential centre of Leamington Spa’s park wraps around a supported living street presence on Clemens Street. A
creative industries, and work has been scheme – All Saints House. The car park second derelict industrial building on the
done to renovate some of the former could be developed in the future along southern edge of the car park could also
industrial buildings for tenants including with the short term potential of fitting be repurposed for a complementary use
Purple Monster and Motionhouse. out the vacant railway arches and the creating a significant hub of buildings
Previous work, including a consented 2009 intermediate yard that flanks the car park around an open space with considerable
scheme for the redevelopment of the Loft to the south, and, subject to agreement opportunities for development.
Theatre from the freeholder, works to the corner
site and the relocation of the theatre to plot on the High Street. Uses could include Bath St/Clemens St is the original high
the URC, has looked at improving the creative workspace, and pop up venues, street of Leamington and the main
connections across the river and opening particularly the opportunity to occupy the thoroughfare.
up Spencer Yard. raised garden above the arches. The upgrading of elevations and
introduction of more creative uses would
The Pump Rooms is one of the most Althorpe Street, Court Street Car Park greatly benefit the area’s image.
important historic buildings in Leamington and the Stoneleigh Arms: There is a major opportunity for
Spa in a key strategic position. It is a Althorpe Street is already occupied by a coordinated action from existing owners
building that can be approached from handful of creative industries and has the supported by a grant scheme such as
three potential for frontage onto the Grand Union Townscape Heritage.
sides and yet at present has minimal Canal. The repurposing of existing building
active frontage and a poor relationship combined with new build intervention
with the river, the street, and the could create a new hub for the southern
The Royal Pump Rooms, Spencer Yard, and the Bath Place Car Park and Lower Avenue Althorpe Street, Court Street Car Park and the
former Post Office Stoneleigh Arms:
DRAFT LSCQ Masterplan 19Proposals
The preceding site analysis has helped to be based in an indoor market. Featuring building elements that form the currently
identify a number of possible development communal dining area, events programme convoluted entrance sequence to improve
interventions of varying scales, some of and hireable spaces. Food, drink and accessibility and remove architecturally
which are outlined in the following pages. events will create a vibe and a draw to this unsightly recent additions.
The proposals vary from short term area, and could be a catalyst for igniting
options: quick wins which are designed to change in Old Town. Town Hall
draw attention to potential regeneration Medium Term
opportunities without significant upheaval Loosely based on the redevelopment of Refurbishment and repurposing of the
or complex construction work; to more on Altrincham Market, the URC could be an existing town hall once services have
going redevelopment: projects that require indoor marketplace, housing a number of been consolidated in WDC’s new building.
ownership issues to be resolved, occupier independent food and drink traders. Some Outline proposals are being developed by
relocation, or large scale building. The with catering kitchens to provide hot meals BPN.
focus is on the three opportunity areas to eat in or take away and others with stalls
described on the previous page, and the to sell their artisanal produce (e.g. bread, Court Street Car Park
area of public realm along Bath Street honey, cheese). Short Term
which links them. Light touch refurbishment of the
The space would feature communal Stoneleigh Arms and a more wholesale
Spencer Yard and United Reform Church seating, perhaps even retaining the original refurbishment the other available industrial
Medium Term tiered structures on the first floor / balcony buildings around the car park to provide
Renovation, public realm improvement area, and would be fully licensed for larger scale craft and maker’s workspace,
works and street art to increase the events such as themed indoor markets and fabrication (eg Fab lab) taking
permeability and wayfinding around and private hires such as weddings. advantage of the complimentary types of
Spencer Yard. Proposals for reuse of surrounding business, good accessibility
the URC are a high priority due to its If the church were accessible from and generous proportions of the existing
Vacant and Listed status. Uses could both sides, Spencer Yard would buildings.
include business space, other creative become a fantastic overflow space for
industry uses or an indoor food market. complimentary events, e.g open air Utilise the car park on a temporary
Robins’ Well and the colonnade to be cinemas, or for additional seating space. or semi-permanent basis for outdoor
refurbished as a digital media showroom Temporarily covered and heated for markets, temporary buildings for
with associated workspace, with the the winter, filled with deck chairs in the exhibitions etc.
potential for a significant new building summer.
within the yard. Longer term possibilities of Long Term
redeveloping the Loft Theatre. The redevelopment of Altrincham Market Build multi storey car-park / workspace
has had a significant impact on the area as structure on existing car park site to
Leamington Spa already has a reputation a whole, with retail vacancy rates at their increase town centre parking provision
as an independent food and drink hot spot lowest for years: It has also put the place whilst also providing raw and industrial
in the West Midlands, with a booming cafe on the map for weekend guides and day- workspace for the creative sector within a
culture and coffee shops which are used out reviews: portion of the car park structure.
as work spaces for the creative community
in the town. The Royal Pump Rooms Bath Street
Short Term Short Term
But the indie food scene is more heavily Public realm improvement works and Light touch public realm improvement,
focussed on day time activity, leaving a light touch refurbishment to improve decluttering of street furniture, traffic
gap in the night-time economy for the permeability and create more active calming and wayfinding. Potential for
young professionals who work and live in frontage along the river and facing street art and some planting at the junction
and around Leamington Spa. Jephson and the Pump Rooms Gardens. with the High Street/Clemens Street.
Potential to extend the existing boardwalk
And whilst there are a few independent and create a new temporary building within Bath Place Car Park
coffee shops and restaurants who are the Pump Rooms Service. Short Term
leading the way in Old Town, such as Repurposing of vacant railway arches for
Temperance, Momenti and Procaffinate, Long Term workspace and potential to create a new
the vast majority are based north of the Redefining the south west section of the link to the upper level of the arches to for
river, which may prove problematic when building (currently library administration) additional temporary buildings
trying to drive new footfall to the southern and the entrance foyer to provide an or recreational spaces. Establish a
part of town. improved cafe location with a direct community of workspace users around the
relationship to the river and Spencer Yard. yard space between the railway arches.
Investigate the possibility of consolidating
URC the building uses and providing an Medium Term
Short term improved museum gallery if suitable Develop a new building flanking the Bath
Creation or provision of small pop-up style alternative accommodation for other users Place car park which provides active
units for food and drink businesses to could be found. Demolition of the modern frontage onto Lower Avenue.
20 LSCQ Masterplan DRAFTLong Term space for established creative industries location within the Creative Quarter. This
Acquire and redevelop the corner plot on infill and vacant sites masterplan is not seeking to extinguish
of the High Street and Lower Avenue to The Old Post Office these existing uses. It is important that
better address the streets and make the Medium Term proposals are developed with the existing
most of this prominent site. Refurbishment and repurposing of organisations and confirmed soon so
the post office building for hotel use that they can plan for the future and be
Bath Street / Clemens Street retaining the historic rooms and forming offered support if they are to relocate.
Medium term accommodation in the more cellular 20th Any new proposals for this area will
The establishment of a comprehensive Century section. therefore be developed over the next
scheme to upgrade building frontages and 6 – 9 months. These new proposals will
introduce new creative uses working with Adelaide Bridge/Riverside either incorporate existing buildings,
existing building owners to revitalise the Medium Term provide replacement facilities or facilitate
‘High Street’ Existing facilities on the site provide relocation, recognising that the site
a valued social resource, with several has been identified as the most likely
Althorpe Street well-established organisations and opportunity to generate a surplus that
Medium Term community groups based here. A creative could be used to cross finance creative
Re-purpose existing warehouse and quarter will not thrive or flourish without uses in the core area.
establish clear public links to the canal such community groups, and so it is
vitally important that these groups are
Long Term either retained on the site or provided
Build higher density modern ‘grow-on’ for elsewhere – probably in another
Jephson
Pump Room Gardens
Gardens
Pa
ra
de
ea m
er L
R iv
eet
e r St r
S p e nc
B at h
L owe r
St re
et
Ave.
H igh St reet
C ou
Clemen
N
r t St
re et
s St re e t
Gra nd Un ion Ca
na l
DRAFT LSCQ Masterplan 211. Victoria Colonnade, Spencer Yard & United Reform Church
A Hub for the Tech & Digital Industry
Where is it? Key Proposals:
At a prominent junction between the Regency town centre and a. Medium Term: Refurbish Victoria Colonnade into a digital
new Creative Quarter, Victoria Colonnade sits on the south bank showcase and ‘grown-on’ space, utilising the shop frontage
of the River Leam. Spencer Yard sits to the south and is accessed along the river bank to promote the creative quarter and digital
off Spencer Street and bordered to the east by Victoria Terrace. businesses. Since the building sits on a prominent corner it will
act as a gateway building connecting the main road with an
Who owns it? enlivened Spencer Yard.
WDC owns a handful of buildings around Spencer Yard. Victoria
Colonnade is currently in private ownership. b. Short Term: Establish more specialised events, i.e. food
markets, exhibits and outdoor cinema to better utilise the
How big is it? existing square and increase footfall and interest in the area. Add
Site area circa. 5300m2 temporary street art installations to walls and floors to create
visual interest and aid wayfinding from the existing streets.
What could it be?
Redevelop Spencer Yard and Victoria Colonnade as a creative b. Medium Term: Extend public realm improvements into the
hub and destination focused on growing and exhibiting the new rest of the yard include graphic more permanent signposting to
and existing digital creative business within Leamington Spa. link yard to existing pedestrian routes along Spencer Street and
Victoria Terrace.
c. Medium Term: Re-purpose the United Reform Church into a
contemporary film production and studio complex in the heart of
Leamington Spa or an indoor food market/event space
d. Long Term: Space for a new building within the yard, adding
significant floor area to an already established and refurbished
Victoria Colonnade. The new extension creates a more generous
opening into Spencer Yard, the ground floor opening up into
the yard and hosting exhibitions and events. A top floor viewing
gallery or bar could enliven this part of Leamington and help
reimagine Spencer Yard as a destination.
Impact Hub, Birmingham (left) Altrincham Market, Manchester (Middle) Creative hub A/D/O, Brooklyn
The Impact Hub is a 6000 sq. ft collaborative work and event space. The Impact Hub provides Creative workspace, restaurant and design store in a
working space along with a global community for the residents to collaborate, network and converted warehouse designed by nArchitects
partner. The Birmingham site has links to Amsterdam, Johannesburg, Singapore and San
Francisco, offering possibly one of the largest collections of start-ups and SMEs for networking.
22 LSCQ Masterplan DRAFTAll Saints C Of E Church
Post Office
Victoria Terrace
a
Victoria
Colonnade
d
R i ve
r Le
am
b
Loft Theatre
Spencer Yard
United Reform
Church
c
b
DRAFT LSCQ Masterplan 231. Victoria Colonnade, Spencer Yard & United Reform Church
A Hub for the Tech & Digital Industry
Ground Floor Sketch Plan Typical Upper Floor Sketch Plan
Rear ‘ballroom’ is retained and refurbished as double height showroom The existing building, Victoria Colonnade, is refurbished and
space with new links formed into the Spencer Yard extension. opened up to form more flexible workspace, with significant
additional floor area created in Spencer Yard and communal
amenity/break out space on the roof of the link building.
Spectrecom Studios, London
Spectrecom Studios is a combined film production company and studio complex which offers technical support, equipment and space for hire. This type
of facility can be used by both the gaming, theatre and digital media industries. Currently the nearest facility like this is in Oxford. Spectrecom Studios
has a similar building area to the United Reform Church. It largest studio is 5 meter tall which could be accommodated with the main church hall.
SPECTRECOM STUDIOS FLOOR PLAN
c
STUDIO 2
STUDIO 1
Drive-in STUDIO 3
Access
Entrance
Key
Reception
Main Kitchen
Kitchenette
24 LSCQ Masterplan DRAFT
Talent/Green Room
Green Room
Make-up Room
Production Office
Studios
ToiletsChanging street art Events such as Bristol street Evening events could benefit Additional opportunities for
installations on the flank wall art festival could raise the from the proximity of the temporary street art on the
of the theatre could act as a profile of Spencer Yard as a Loft Theatre and create a buzz blank facing walls of the Yard
visual signpost into the Yard destination. around the workspace.
Pump
Rooms
Victoria Terrace Bath
Street
River Leam
Existing Vehicular Access
Spencer Street
Loft Theatre Spencer Yard
United Reform
Heartbreak Church
Productions Lower
Ave /
Station
Existing Pedestrian Access
Motionhouse
Food stalls and weekly The Yard could host outdoor The Church could be refurbished into a film
markets would increase cinema following the production and studio complex providing
footfall. example of Meeting House technical support, equipment and studio
Square, Dublin space for hire to nearby creative industries
or indoor food market
DRAFT LSCQ Masterplan 252. The Royal Pump Rooms
A Civic & Cultural Destination
Where is it? Key Proposals:
Within Pump Room Gardens accessed off the Parade. The Royal a. Short Term: Public realm improvements, including extension of
Pumps rooms is a predominant gateway site situated on the bank boardwalk along southern facade and reorganisation of service
of the River Leam and will form the link between the Georgian strategy below the annex, to provide a more visible and enjoyable
Town Spa and new Creative Quarter development sites in the Old walking route along the river which opens up opportunities for
Town. active frontage from both the annex and ancillary space to the
south.
Who owns it?
Warwick District Council b. Medium Term: Create new bar & restaurant along southern
elevation with views to the river and theatre, utilising new
How big is it? improved boardwalk to provide southern facing external seating
Site area circa. 5100m2 area.
What could it be? c. Medium Term: Readdress frontage onto street, remove paint
A civic and cultural destination in Leamington Spa. A focal point and restore stone facade. Increase visible activities i.e. creative
for the creative community and it’s interaction with tourist and markets with the potential to spill out into the historic colonnade,
locals. A multi-purpose building with a creative programme of taking advantage of passing pedestrian traffic and improving the
event, workshops, networking, classes and exhibitions. visible presence of the Pump Rooms.
d. Long Term: Redesign entrance, foyer and cafe omitting recent
additions and improving permeability from the gardens. Move
existing food offer into the function room and replace with a
commercial coffee / food chain into function space. Relocate
gallery entrance to primary frontage along the Parade.
Relocate library, expand and modernise gallery improving its
presence as a top destination within Leamington Spa. Incorporate
modern food market into vacant library space with new open
frontage onto the gardens.
The Bluecoat Arts Centre, Liverpool
A Creative Community comprised of three core groups: creative industries, independent creative
retailers and artists all within a single complex. The historic Grade 1 listed Bluecoat Chambers
was carefully restored and a new performing arts wing added housing a new performance space,
galleries, retail and courtyard garden
Service Road obstructs route to boardwalk and river
26 LSCQ Masterplan DRAFTOld
Town
N
Pump Room Jephson
Gardens Gardens
Cafe terrace is in need
of modernisation and is
Pa
north facing.
ra
de
Foyer oversized and
modern addition detracts
c
from historic building
d fabric
b Service road obstructs
prime river frontage
a
Views over the river
to theatre and Victoria
ea m Colonnade from
R iver L
boardwalk
Loft Theatre
Bath Str
Spencer yard
eet
DRAFT LSCQ Masterplan 27You can also read
