PLANNING FRAMEWORK: EXISTING ASDA STORE (WARREN STREET) - Adopted August 2006 - Contentful
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PLANNING FRAMEWORK:
EXISTING ASDA STORE
(WARREN STREET)
Adopted
August 2006
CONTENTS: 1. Introduction 2. Constraints / Opportunities 3. Policy Context 4. Urban Design Appraisal 5. Development Principles 6. Conclusion 7. Contacts 8. Appendices
1. Introduction:
Following the selection of Asda as the preferred development partner for Knightsbridge, it
is important that consideration be given to the potential reuse for the existing store which
would be vacated following Asda’s relocation.
Located at the eastern end of Merseyway, the existing store is positioned on an important
approach to the town centre connecting Merseyway, Great Portwood Street and the
Market Place. Comprising of two main blocks which straddle Corporation Street, as well
as covering up part of the River Goyt, the store dominates the area (Refer to attached
Site Plan).
At present, the lack of an active ground floor frontage, together with vehicle and
pedestrian conflict at Corporation Street, undermines linkages to Great Portwood Street.
Whilst the blank building edges, car parking and vehicle ramps also have a negative
impact on street character, with the scale and massing severing ties with the historic
market place and the service yard creating environmental problems.
This draft Planning Framework begins to look at the site, highlighting both
constraints and opportunities. In particular, the document also provides policy
context and an urban design appraisal to help identify appropriate land uses and
development principles to inform and guide new development proposals.
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2. Constraints / Opportunities:
At the outset it should be recognised that the site has both constraints and opportunities
for redevelopment. Many of these factors will be further picked up by the urban design
appraisal.
Constraints & Problems Opportunities
The junction of Knightsbridge, A prime location in the town centre, this
Corporation Street, Great Portwood eastern gateway site is very accessible and
Street and Warren Street is an area of offers a prime frontage to Warren Street.
significant pedestrian and vehicle
conflict.
The wide carriageway of Corporation Reviewing the layout and traffic capacity of
Street (and associated barriers) bisect Corporation Street could reduce conflict
the site, hampering movement between between vehicles and pedestrians and
the two site areas. improve movement between the two site
areas.
The scale, massing and impermeability As a key hub sitting at the foot of the slopes
of current development hinders linkages leading up to the Market Place, particular
between Merseyway, the Market and opportunities exist for linking the site and the
Great Portwood Street retail Market.
development.
The site currently has no integration with The sites location offers potential for
the Peel Centre. connecting the Peel Centre through into the
town centre.
Development on both sides of Warren The redevelopment of the Asda store offers
Street (Asda & Sainsbury’s) currently the opportunity to create a prominent
present blank frontages and car parking, landmark at this key gateway location.
reducing the aesthetic quality of the
streetscene.
The site adjoins the Market & Redevelopment of the site provides
Underbanks Conservation Area which opportunities for enhanced linkages, views
incorporates a number of listed and vistas of the Market Place / listed
buildings. buildings to mutual economic benefit.
Contrived access into the current The orientation and quality of properties
development is very limited, particularly surrounding the site mean active ground floor
for pedestrians. frontages can be presented in many
directions, making a more pedestrian friendly
environment.
Constraints & Problems Opportunities The monolithic building form and stark Redevelopment provides a prime detailing, along with the service yard, opportunity for a new and more sensitive detract from the historic environment form of development. and create an unwelcoming public realm. The development makes little use of the The contours of the site offer the potential contours of the site, nor respect for creating interest in the design of the form roofscape / topography. and roofscape of any new development. The deck car park is located over the The river frontage (currently located beneath River Goyt, detracting from the the deck car park) provides the opportunity environmental benefits of this natural for an enhanced setting and meeting the asset. aspiration of opening up the river. Underground Services need further investigation, as detailed information is not available at this point.
3. Policy Context:
3.1 Unitary Development Plan First Review
Planning policy at a local level is provided in the First Review Stockport Unitary
Development Plan. This identifies the relevant land-use allocation in Policy TCG2.1
(Central Shopping Area), which states that:
“…within the central shopping area, new retail development and redevelopment or
refurbishment of existing shopping provision will be permitted, provided schemes display
a high standard of design, materials and construction, with particular care being given to
accessibility and pedestrian links…”
“…this area has the potential to attract high quality retailers, together with complementary
leisure and restaurant uses that can enhance the shopping experience and provide
activities in the evening…”
In addition, TCG1.1 (Community and Civic Space) and TCG1.2 (Town Centre / M60
Gateway Transport Hub) are of potential relevance, with TCG1.2 supporting proposals to
reduce conflict between vehicles and pedestrians and TCG1.1 promoting enhanced
riverside locations.
3.2 Stockport Town Centre Masterplan (Future Stockport)
Approved by Stockport Council February 2005, the Masterplan provides an ambitious
development framework and vision for investment and regeneration of the Town Centre.
Significantly, a key element of the Masterplan is a new development at the eastern end of
Merseyway and creation of a key hub connecting Merseyway with Great Portwood Street
and the historic Market Place.
Identified as St. Andrew’s Square, the Masterplan promotes the potential relocation of
both foodstores (Asda & Sainsbury’s), to allow new retail opportunities and remodelling of
the area to create public space and an improved street pattern that ties in closely with the
market place. (Refer to illustration of Masterplan proposals for St. Andrew’s Square)
In seeking to transform the area aspirations put forward in the Masterplan include:
1) The closing of Corporation Street to through traffic;
2) The demolition and reprovision of retail space, with a new galleria development and
covered square (to the north of Warren St);
3) A new pedestrian footbridge, extending from Princes Street across the Mersey;
4) The creation of new pedestrian links / street pattern to the Market Place; and,
5) The removal of the deck parking over the River Goyt to provide a new landscaped
corridor.
(It should be noted that the Council has adopted a Supplementary Planning Document to
help deliver the Masterplan’s long-term vision in an appropriate manner, which is
consistent with it’s core objectives and delivering a marked step change in the quality of
the town centre).
3.3 Land Use In accordance with planning policy the following uses, as defined in the Town and Coun try Planning Act Use Classes (Amendment) Order 2005, are considered acceptable in principle, subject to Development Control consideration of the planning application: A1 Retail (non-food) A2 Financial and Professional Services A3 Restaurants & Cafes A4 Drinking Establishments B1 Business C1 Hotel C3 Residential D2 Assembly & Leisure The following uses are considered inappropriate: A1 Retail (food) B2 General Industry B8 Storage and Distribution Any other use, not included in the above, would be assessed on merit. 3.4 Preferred Use The Council’s preference is for a new mixed-use scheme, which incorporates active ground floor frontages and makes a positive contribution to the town centres vitality and viability. Preferred ground floor uses along Warren Street would include A1 Retail (non-food) and possibly A3 Restaurants and Cafes. Whilst along the Shawcross Fold ground floor front age and on the upper floors either retail (non-food), residential / leisure / office or a hotel use would be preferred. Clearly, both the mix of uses and the relationship to Warren Street and the Market Place would need careful consideration, with any scheme referring to the Development Princi ples outlined in Section 5 of this brief. In addition, the issue of deliverability will also need to be at the forefront of any develop ment proposals.
4. Urban Design Appraisal: The aim of this section is to present an urban design appraisal of the study area, identifying key characteristics of the area in terms of structure, movement & connectivity, built form & public realm and views, vistas & landmarks. 4.1 Structure The site is a key hub which acts as a gateway between the pedestrian dominated Market area and Merseyway (west / south-west) and the vehicle dominated Peel Centre (east). The pedestrian dominated areas to the south-west encompass a significant number of listed buildings and the Market / Underbanks Conservation Area which flanks the site. (Refer to Listed Buildings & Conservation Areas Plan). Corporation Street bisects the site in a north / south direction with the existing Asda store located to the west and the deck car park to the east of Corporation Street. South of the deck car park is an electricity sub station and across Millgate lies a surface car park. The sub station and car parks offer little enclosure of the street. South of the store are the fronts of 4 storey commercial premises on Millgate, which step up the hill towards St Mary’s Church and the Market Place. Bounding the site to the west are the backs of the small scale retailers that front Vernon Street, and to the south west are the well presented rears of the predominantly 4 storey commercial and residential properties on Shawcross Fold including the listed Staircase House. Millgate east of Corporation Street is a bleak Along Shawcross Fold there are well presented environment encouraging car use property rears including Staircase House The northern boundary of the site is defined by Warren Street / Great Portwood Street which connects to junction 27 of the M60. On the opposite side of Warren Street is a Sainsbury’s supermarket which is orientated so the main entrance is taken from within the site, not along Warren Street. The Sainsbury’s site also incorporates car parking fronting Warren Street which is an unsympathetic frontage within a town centre location and reduces the aesthetic quality of the streetscape.
Along the eastern boundary of the site lies the River Goyt, a natural asset that is currently under exploited as the deck car park sits on top of it. Beyond the site boundary is the Peel Centre, a big box retail park with the built mass set back from the road creating little enclosure of the street and thus emphasising vehicular supremacy. The site is in a gateway location between the Asda’s deck car park is located on the River pedestrian and vehicle dominated areas Goyt, extinguishing views along the river 4.2 Movement & Connectivity Effectively split into two distinct areas the site comprises two separate solid masses, the current store to the west of Corporation Street and the deck car park to the east. At present, the two masses are linked at the upper levels but not on the ground. Such structures do not lend themselves readily to permeability, and linkages are very poor within the site and between the two blocks, with the Corporation Street carriageway acting as a barrier to pedestrian movement to the east. Pedestrian access into the site is very limited and contrived, with access only being available from Warren Street (using escalators). Vehicle access is available from a number of points: Millgate, Shawcross Fold and Corporation Street. (Refer to Primary Routes & Site Access Points Plan). The 2 masses are only linked at the upper level The roundabout at the junction of Corporation & Corporation Street acts as a barrier to St and Millgate is a focus for vehicles pedestrian movement.
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This material has been reproduced from Ordnance Survey digital map data with the
permission of the controller of Her Majesty’s Stationery Office, © Crown CopyrightAround the site pedestrian activity is focused on the junction of Warren Street / Vernon
Street and the Market Place, with activity petering off towards the site, particularly from
the Market Place where the pedestrians travelling towards the site along Turner Street,
Park Street and Millgate are confronted with the blank façade of the Asda service yard.
Vehicular activity is focused on the junction of Knightsbridge, Corporation Street, Great
Portwood Street and Warren Street, and to a lesser extent, Millgate and Corporation
Street. Such concentrated vehicular activity creates conflict with pedestrians and erodes
connectivity to the east of Corporation Street / Knightsbridge. (Refer to Barriers, Edges &
Activity Nodes Plan).
The junction of Warren Street and Vernon The junction of Knightsbridge, Corporation St,
Street is a significant pedestrian activity node Great Portwood St & Warren St is a very
significant focus for vehicular activity in the
area
4.3 Built Form & Public Realm
The existing architecture is stark and unwelcoming, which is out of keeping with the
masterplan proposals.
The elevations presented along all frontages comprise few openings, creating a blank
pedestrian unfriendly environment. The development is particularly impenetrable given
pedestrian access is only be taken from Warren Street and access into the actual store is
above ground floor level.
The site is situated within a transitional location between two character areas, the town
centre properties with active frontages abutting the pavement edge which are
concentrated around the Market Place and the eastern end of Merseyway and the big
box vehicle dominated retail, evident within the Peel Centre. (Refer to Key Building
Fronts & Backs Plan).Barriers, Edges & Activity Nodes
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18
49.0m
Vehicular Node
19
23
TCB
MAR
GATE
25
KET 1
PLAC
18
E
TERS
Bank
T
KE
27
CE
13 BM 58.12m
MAR
PLA
ST PE
PH 55.4m El Sub Sta 4
PH St Mary's Church
29
2
Pedestrian Node
MA
1 RK St Mary's Church MIL Car Park
E T
PH 8 L GA
PH TE
6
PL
5 AC 48.5m
13 E LANE
BR IDGE
NEW
1
BM 56.79m
10
37
33
35
3
39 2 17
6.44m
49.0m
41 8 PH
5
ate
10a
ME
1
LIT 21
BM 5
43
Bank b TLE G
56.0m
's
AL
12 23
10 UN ry
7
DE Ma
HO
RB 25
AN
U
K 27
St
SE
2
LB 18
Physical Barrier
16 20
BROW
22 4
35
w
24
ROYA
ro
6
L OA 26
nB
K
YARD 28
stro
1
Ro
30 Car Park
ROYAL O
Revelati AK YARD 32
ons 34 3 12
BM 55.48m
House 36
38 5
BM
1
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4
Gros 2 to
46
veno
42 r
Hous
Visual Barrier
6
e
7
PH
9
16
8 to
Car Park
11
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5
8
HA
3
6 to
RV
7 EY
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ers ST
10
w
op ro El R EE
Co B
12
9
T
15
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18
River – Site Edge/
ET
14
RE
3 Govt Sta
17
16
20
to
ST
9
EY
17a 48
13
55.4m Offices
RV
22
Barrier
HA
RT PH
19
H
22
PL
1
AC
CHUR
to
El Sub Sta
24
E
3
CHGA
26
HIG
E
This material has been reproduced from Ordnance Survey digital map data with the
permission of the controller of Her Majesty’s Stationery Office, © Crown CopyrightKey Building Fronts & Backs
4
Su
8
6 49
ET
D STRE BA
HOWAR 47
T
5
10 CK
EE
WA
ST TER
STR
RE
ET
8
RY
45
E
EW
AVE 4
BR
NU
ES
BM TR 2
EE 41
T
43.17m
37
Weir
Gantry
y
rs e The Railway
Me (PH)
r
ESS
ve
17
Ri
TCB
Riv
er
KNIGHTSBRIDGE
G
44.4m
oy
t
Car Park
The Queens
(PH) ET
RE
ST
D
OO
W
RT
9
Car Park
PO
T
EA
5
GR The Peel Centre
3a
3
th
6m
.8
LB
44
BM
Park
ouse Bridge
KING
Superstore
ST
REET
33
EA
ST
35
TCBs
35
PE
to
27
RE
ET Multistorey Car Park
25 ST
R EN
23 AR
ank W
3 to7 11
24
13
2
1
CORP
.31m
18
BM 45
ORAT
Vernon Street
ION ST
Superstore
16
Lancashire
REET
Bridge
1a
8
te
lga
Automatic Mil e
Bollards p dg
1 Ram Bri
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to
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12
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rk
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15
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7
Castle Yard
Bank PH
PH
5
3
17
PH
2
SH
1 AW
CR
26
2
Bri
OS
River
T
dg
BM
Goyt
S 23
E
e
FO
RE
12
23
Str 26 LD
ST
1
49.63m
28
ee
25
t
4
RK
27
PA
PH
B ro
w
TE
SM
MILLGA
Bank 30
34 28
3 to
36 Post 14
10
11
12
25
Bank 29 10
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e
us
9
Ho
14 16
11
ank
Market Hall 6
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derb
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s
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ra
t Un
To
13
TCB
ET
Ga
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7
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PL ist 1 2
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15
fo 31 52.7m
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ati 3 y
22
on 3 35
5
Ce
ntr
19
34
21
16
e
Bank
1
36
20
Market Hall
18
49.0m
19
23
TCB
MAR
GATE
25
KET 1
PL ACE
18
Key Active
TERS
Bank
KET
27
E
13
PLAC
BM 58.12m
MAR
ST PE
PH 55.4m El Sub Sta 4
PH St Mary's Church
29
Frontages
2
MA
1 RK St Mary's Church MIL Car Park
ET
PH 8 LG
PH AT
E
6
PL
5 AC 48.5m
E AN E
13 GE L
BRID
NEW
1
BM 56.79m
10
37
33
35
3
39 2 17
6.44m
49.0m
41 8 PH
5
10a te
ME
1
LIT 21
BM 5
Ga
43
Bank b TLE
56.0m
AL
12
UN 23 's
10 ry
7
DE Ma
HO
RB 25
AN
U
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St
SE
2
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Other Key
18
16 20
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24
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ro
6
L OA
Frontages
26
nB
K
YARD 28
stro
1
Ro
30 Car Park
ROYAL O
Revelati AK YARD 32
ons 34 3 12
BM 55.48m
House 36
38 5
BM
1
3m
.4
Gros o4
2t
46
veno
42 r
Hous
6
e
7
PH
9
to 16
Car Park
Key Backs
11
8
Tank
5
8
HA
3
6 to
RV
7 EY
13
ers w ST
10
op ro El RE
Co B ET
12
9
15
Sub
18
ET
14
RE
3 Govt Sta
17
16
20
to
ST
9
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17a 48
13
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RV
22
HA
RT PH
19
H
22
PL
1
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CHUR
to
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24
E
3
CHGA
26
HIG
E
This material has been reproduced from Ordnance Survey digital map data with the
permission of the controller of Her Majesty’s Stationery Office, © Crown CopyrightThe Asda site is impenetrable with pedestrian The Peel Centre is well set back from Great
access only taken from Warren Street Portwood Street and provides a vehicular
dominated environment
It thus forms an interface between the fine urban grain of the small scale uses in the
eastern part of the town centre (to the south and west of the site) and the coarse grain of
the big box retailers on Great Portwood Street (to the north and east of the site). The fine
grain properties primarily form the historic landscape. They are human in scale, between
2 and 4 storeys in height, comprise active frontages with retail / other commercial uses at
ground floor and residential / storage uses above, are primarily constructed of brick with
some stone detailing, and offer enclosure to the street making it pedestrian friendly. The
coarse grain units are large impenetrable blocks with blank frontages that are set back
from the street and surrounded by car parking, which is generally not conducive to
pedestrian activity.
The site also provides the transition between the flat plane of the Peel Centre / Great
Portwood Street area and primary retail frontage of the Merseyway (Warren Street) and
the steeply sloping streets of the historic town centre, focused on the Market Place. The
current form of the Asda store makes little use of the site contours and provides an
insensitive response to the topography.
In terms of the public realm, the Market & Underbanks conservation area has recently
undergone environmental improvement works with the implementation of a paving and
street furniture palette. The Warren Street frontage incorporates items from this palette,
as does Shawcross Fold and the Millgate to the west of Corporation Street. However the
site area to the east of Corporation Street was not within this improvement area and the
public realm is thus of a significantly lower quality. There is now, however, a Town Centre
Public Realm & Lighting Guide which encompasses this area and should be used to
inform public realm improvements.
Commercial units along Vernon Street are 2 Park Street rises steeply from the rear of the
and 3 storeys in height with active uses at Asda site towards the Market
ground floor level4.4 Views, Vistas & Landmarks The nature of Stockport’s topography and the historic street pattern make views and vistas a significant part of the townscape. (Refer to Level Changes Plan). St Mary’s Church, a listed building and the most significant landmark in the local area lies at the edge of the higher plane of the Market Place and is consequently clearly visible from within and around the Asda site. Views of St Mary’s are wide, being both long range such as from the M60, Corporation Street and the eastern end of Millgate and close range such as from Shawcross Fold and the western end of Millgate. However the bridges over Corporation Street currently terminate views of the church from Knightsbridge and the northern part of Corporation Street and the massing of Asda hinders views from other locations north of the site (e.g. the motorway). St Mary’s is clearly visible from Corporation Park Street southerly vista from Asda is Street, within the Asda site terminated by the Market Hall, a local landmark The listed Market Hall is also an important landmark in the area which is more discreetly located than St Mary’s, in the centre of the Market Place. However the Market is still visible from the south-west of the Asda site. Glimpses of the Market can be seen from Millgate and it terminates an important vista along Park St. Unfortunately in the opposite direction down from the Market Place down Park Street the vista is terminated by Asda’s service yard. This is also the case with the vista from the Market Place along Millgate, and the service yard features heavily in Turner Street vista from its junction with Vernon Street. (Refer to Views, Vistas, Landmarks & Gateways Plan). The rear of Asda terminates the Park Street The Asda frontage is highly visible looking west northerly vista from the Market Place from Park Bridge
There is a significant long distance view of the site from Park Bridge which incorporates
Asda’s Warren Street frontage. The current store design does little to maximise the op
portunities the view offers at this key gateway location. Other significant long distance
views into the site include from Knightsbridge south along Corporation Street and the
M60 motorway. In both cases, views are hindered by the bridge linking the Asda store
and car park.
Level Changes
4
Su
8
6 49
T
D STREE BA
HOWAR 47
5
ET
10 CK
WA
RE
ST TE
RE R
Y ST
ET
8
ER
45
EW
AV 4
BR
EN
UE
BM STR
EET 2 41
43.17m
37
Weir
Gantry
y
rse The Railway
Me (PH)
r
ESS
ve
17
Ri
TCB
Riv
er
KNIGHTSBRIDGE
G
44.4m
oy
t
Car Park
The Queens
(PH) ET
RE
ST
D
OO
TW
9
Car Park R
PO
AT
RE
5
G The Peel Centre
3a
3
th
6m
.8
LB
44
BM
Park
ouse Bridge
KING
Superstore
ST
REET
33
EAST
35
TCBs
35
PE
to
27
RE
ET Multistorey Car Park
25 ST
N
23 RE
ank AR
W
3 to7 11
24
13
2
1
CORP
.31m
18
BM 45
ORAT
Vernon Street
ION ST
Superstore
16
Lancashire
REET
Bridge
1a
8
te
lga
Automatic Mil e
Bollards dg
1 Ramp Bri
to TU
RN eir
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W
12
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dg
e
ST El Sub Sta
14
Str
R
6
EE
Car Pa
5
El
ee
16
T
t
Sub Sta
ESS
rk
REET
20
15
ON ST
VERN
7
Castle Yard
Bank PH
PH
5
3
17
PH
2
SH
1 AW
CR
26
Bri
2
OS
River
ET
dg
BM
Goyt
S 23
e
FO
RE
12
23
Str 26 LD
ST
1
49.63m
28
ee
25
t
4
RK
27
PA
PH
Br
ow
TE
SM
MILLGA
Bank 30
34 28
3 to
36 Post 14
10
11
12
25
Bank 29 10
A
u se
9
Ho
14 16
11
ank
Market Hall 6
e
30 16
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derb
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irc
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Sta
TCBs
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t Un
To
13
ET
Ga
T ur
7
E
PL is 1 2
2
MARK
t In
Grea
PLAC
AC
15
fo 31 52.7m
E rm TO The Folley
ati 33
22
on 35
5
Ce
ntr
19
34
21
16
e
Bank
1
36
Market Hall
20
18
49.0m
19
23
TCB
MAR
TE
25
KET 1
GA
PLAC
18
E
TERS
Bank
KET
27
E
13
PLAC
BM 58.12m
MAR
ST PE
PH 55.4m El Sub Sta 4
PH St Mary's Church
29
2
MA
1 RK St Mary's Church MIL Car Park
ET
PH 8 LG
PH AT
E
6
PL
5 AC 48.5m
13 E E LANE
BRIDG
NEW
1
BM 56.79m
10
37
35
33
3
39 2 17
4m
49.0m
41 PH
6.4
8
5
ate
10a
ME
1
LIT 21
BM 5
43
Bank b TLE G
m
y's
AL
12 23
UN r
56.0
7
10 D Ma
HO
ER 25
BA
US
NK 27
St
2
LB
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18
16 20
BROW
22 4
35
w
24
ROYA
ro
6
L OAK 26
B
on
YARD 28
str
1
Ro
30 Car Park
ROYAL O
Revelati AK YARD 32
ons 34 3 12
Steep Incline
BM 55.48m
House 36
38 5
BM
1
3m
.4
4
Gros 2 to
46
ve nor
42
Hous
6
e
7
PH
9
16
8 to
Car Park
11
Tank
5
8
HA
3
to
RV
6
7 EY
13
ers w ST
10
op ro El RE
Co B ET
12
9
15
Sub
18
ET
14
RE
3 Govt Sta
17
16
20
to
ST
9
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17a 48
13
55.4m Offices
VE
22
Shallow Incline
R
HA
RT PH
19
H
22
PL
1
AC
CHUR
to
El Sub Sta
24
E
3
CHGA
26
HIG
E
This material has been reproduced from Ordnance Survey digital map data with the permission
of the controller of Her Majesty’s Stationery Office, © Crown CopyrightViews, Vistas, Landmarks & Gateways
4
Su
8
6 49
ET
D STRE BA
HOWAR 47
EET
5
10 CK
WA
ST TER
TR
RE
ET
YS
8
ER
45
EW
AVE 4
BR
NU
ES
BM TR 2
EET 41
43.17m
37
Weir
Gantry
y
rse The Railway
Me (PH)
r
ESS
ve
17
Ri
TCB
Riv
er
KNIGHTSBRIDGE
G
44.4m
oy
t
Car Park
The Queens
(PH) ET
RE
ST
D
OO
TW
9
Car Park R
PO
T
EA
5
GR The Peel Centre
3a
3
th
6m
.8
LB
44
BM
Park
ouse Bridge
KING
Superstore
STRE
ET EA
33
ST
35
TCBs
35
PE
to
27
R EE
T Multistorey Car Park
25 ST
N
23 RE
ank AR
W
3 to7 11
24
13
2
1
CORP
.31m
18
BM 45
ORAT
Vernon Street
ION ST
Superstore
16
Lancashire
REET
Bridge
1a
8
te
lga
Automatic Mil e
Bollards p dg
1 Ram Bri
TU
eir
to
RN
Bri
3
W
12
ER
dg
e
ST El Sub Sta
14
Str
RE
6
Car Pa
5
El
ee
ET
16
t
Sub Sta
ESS
rk
REET
20
15
ON ST
VERN
7
Castle Yard
Bank PH
PH
5
3
17
PH
2
SH
1 AW
CR
26
2
Bri
OS
River
T
dg
BM
Goyt
S 23
E
e
FO
RE
12
23
Str 26 LD
ST
1
49.63m
28
ee
25
t
4
RK
27
PA
PH
B ro
w
TE
SM
MILLGA
Bank 30
34 28
3 to
36 Post 14
10
11
12
25
Bank 29 10
A
e
us
9
Ho
14 16
11
ank
Market Hall 6
e
30 16
as
derb
M
irc
e
AR
4
rag
Sta
s
Bank KE Car Park
t Un
To
13
TCB
ET
Ga
T ur
7
E
PL ist 1 2
2
MARK
Grea
PLAC
AC In
15
fo 31 52.7m
E rm T The Folley
ati O3
22
on 3 35
5
Ce
Vista
ntr
19
34
21
16
e
Bank
1
36
20
Market Hall
18
49.0m
19
23
TCB
MAR
GATE
25
KET 1
PL ACE
18
TERS
Bank
KET
27
E
13
PLAC
BM 58.12m
MAR
ST PE
PH 55.4m El Sub Sta 4
PH St Mary's Church
29
2
1
PH PH 8
MA
RK
ET St Mary's Church MIL
L GA
TE
Car Park 2-Way Vista
6
PL
5 AC 48.5m
13 E E LANE
BRIDG
NEW
1
BM 56.79m
10
37
33
35
3
39 2 17
6.44m
49.0m
41 8 PH
5
10a te
ME
1
LIT 21
BM 5
Ga
43
Bank b TLE
m
AL
12
UN 23 's
ry
56.0
10
7
DE Ma
HO
RB 25
AN
U
K 27
St
SE
2
LB 18
16 20
View
BROW
22 4
35
w
24
ROYA
Bro
6
L OA 26
K
on
YARD 28
str
1
Ro
30 Car Park
ROYAL O
Revelati AK YARD 32
ons 34 3 12
BM 55.48m
House 36
38 5
BM
1
3m
.4
Gros o4
2t
46
veno
42 r
Hous
Landmark
6
e
7
PH
9
16
8 to
Car Park
11
Tank
5
8
HA
3
6 to
RV
7 EY
13
ers w ST
10
op ro El RE
Co B ET
12
Gateway
9
15
Sub
18
ET
14
RE
3 Govt Sta
17
16
20
to
ST
9
EY
17a 48
13
55.4m Offices
RV
22
HA
RT PH
19
H
22
PL
1
AC
CHUR
to
El Sub Sta
24
E
3
CHGA
26
HIG
E
This material has been reproduced from Ordnance Survey digital map data with the
permission of the controller of Her Majesty’s Stationery Office, © Crown Copyright5. Development Principles:
Coming out of the Urban Design Appraisal the following key Development Principles
below have been identified to help inform and guide new development proposals (& Refer
to Main Development Principles Plan).
It will be important that any proposals address the development principles outlined in this
section, with plans being accompanied by a Design & Access Statement setting out the
design rationale for the redevelopment of the site, drawing on the content of this brief.
5.1 Built Form
• The proposed scale and massing of any new development should be assessed via
a 3-D model. This would be required to demonstrate relationships with the
surrounding area.
• New development should front the pavement edge to create strong edges and along
Warren Street provide active uses at ground floor level with frequent door and
window openings creating activity and visual interest. Level access into new units
should also be provided at street level so the development interacts with the street.
• In addition, consideration will need to be given to the pedestrian environment along
Millgate, Corporation Street and Shawcross Fold, to ensure the development has a
successful relationship with the street in terms of permeability, activity and visual
interest.
• New development should make sensitive use of the topography of the site, as well
as create a built form which compliments the fine grain detailing of the roofscape.
• Development should also consider views over the river frontage and opportunities
for an enhanced setting and the environmental benefits of opening up this natural
asset.
• The detailing of any new scheme should respect the proximity of the site to the
Market & Underbanks conservation area and associated listed buildings. It will be
important that proposals are accompanied by a Design & Access Statement, with
CABE being consulted at an early stage of design development.
• The Market and Underbanks public realm palette and Town Centre Public Realm &
Lighting Guide provide a clear basis for the sympathetic integration of the site into
the wider town centre and any proposals should incorporate the provisions of the
guide, so as to ensure high quality treatment of the public realm and landscaping.
• Servicing and bin storage etc. should form an integral part of any new development
and will need to be carefully planned at an early stage so as to minimise its impact
on the streetscene. (One option may include looking at out of core time servicing off
Warren Street).
• Provision will also need to be made for all potential users to gain access to buildings
by addressing current access standards.5.2 Connectivity
• Redevelopment of the site must improve pedestrian linkages between the town
centre and the Peel Centre / Great Portwood Street area to the east. This could
potentially be assisted with a review of the layout & traffic capacity of Corporation
Street. However, other measures to improve linkages should also be investigated
such as pedestrian prioritisation and the inclusion of active frontages along the
length of the main site frontage etc.
• New development should also maximise connectivity through the site to the Market
Place. As illustrated in the Masterplan, this should involve the mass of the existing
store to the west of Corporation Street being broken up so a new street pattern can
be created on a scale more closely related to that present in the town centre.
• The primary frontage for public access is likely to remain along Warren Street.
However the orientation and quality of properties surrounding the site means active
frontages should also be provided towards the Market Place. Public access along
other frontages is encouraged and will help in improving the permeability of the site.
• Integration with sustainable transport modes should also be considered, recognising
the provision of buses (& the potential of Metrolink) for easy access to and from the
area, as well as cycle routes as part of the Trans Pennine Trail and Marple Multi
User Trail.
5.3 Views
• Redevelopment should consider views of the landmark listed St. Mary’s Church,
particularly from Millgate, Corporation St, Millgate Bridge, Knightsbridge & the M60.
• Redevelopment should also capitalise on visual links from the Market Place into the
site along Park St, Millgate and Turner St. This could involve either improving the
physical links into the site at these points where Asda currently terminates the
vistas; or alternatively, provide a more sympathetic and enticing development to
terminate the vista.
• The long range westerly view of the Warren Street frontage from Park Bridge (&
M60) should influence the design of new development, and create an exceptional
landmark feature in this key gateway location.
• Finally, in redeveloping the site, appropriate landscaping (incl. hard treatment) will
be fundamental to improving public realm and the visual appearance of any
scheme.Main Development Principles
4
Su
8
6 49
ET
D STRE BA
HOWAR 47
T
5
10 C
KW
EE
ST ATE
STR
RE R
ET
8
RY
45
E
EW
AVE 4
BR
NU
E STR
BM 2
EET 41
43.17m
37
Weir
Gantry
rs ey The Railway
Me (PH)
r
ESS
ve
17
Ri
TCB
Riv
er
KNIGHTSBRIDGE
G
44.4m
oy
t
Car Park
The Queens
(PH) ET
RE
ST
D
OO
W
RT
9
Car Park
PO
T
EA
5
GR The Peel Centre
3a
Enhance
3
th
6m
.8
LB
44
views of the
BM
House
Park
Bridge
Warren St. front-
KING
Maximise
Superstore
ST
REET
33
EAST
Create a
35
TCBs
35
Im-
PE
to
27
23
25
AR
RE
N
ST
RE
ET Multistorey Car Park
prove views
ank
Use site
W
Form & 3 to7 11
13
24
2
1
detailing should re- con-
CORP
.31m
18
BM 45
ORAT
Vernon Street
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This material has been reproduced from Ordnance Survey digital map data with the
permission of the controller of Her Majesty’s Stationery Office, © Crown Copyright6. Conclusion: Positioned on an important approach to the town centre, the potential relocation of the Asda foodstore presents a real opportunity to expand the town centre offer. A point clearly highlighted in the Future Stockport Masterplan with its ambitious vision for rede velopment of the existing store, opening up of the river and remodelling of the area to cre ate new street patterns, public realm and retail opportunities. Planning Policy (Section 3) identifies the site as being within the Central Shopping Area and places emphasis upon a high standard of design, accessibility / links and the provi sion of a diverse and distinctive visitor experience. On this basis, the creation of a mixed use development is identified as preferable, including active A1 retail (non-food) and pos sibly A3 restaurant and café uses along Warren Street on the ground floor. Whilst along Shawcross Fold ground floor frontage and on the upper floors either retail (non-food), residential, leisure, office or a hotel are all seen as acceptable. The Urban Design Appraisal (Section 4) demonstrates the need for regeneration, high lighting the poor aesthetic appearance of the area and weak connectivity. Thus ruling out the simply retention / re-use of the existing store in its current format. Finally, to help guide development proposals a number of key Development Principles (Section 5) are also identified. These principles will need to be addressed in order to maximise regeneration benefits, raise the quality of environment and provide activity / in terest to encourage linkages.
7. Contacts: 7.1 Stockport Metropolitan Borough Council Town Centre Team (Regeneration) Sandy Penfold Project Director for Town Centre 0161 474 4587 George Perrin Development Manager 0161 474 4510 Simon Styche Programme Manager 0161 474 4538 Development Control Steve Lamb Head of Development Control 0161 474 3547 Ruth Child Development Control Team Leader 0161 474 3542 Pippa Brown Development Control (Urban Design) 0161 474 3531 Nick Whelan Development Control (Highways) 0161 474 4907 Planning Policy Dave Bryant Planning Policy Manager 0161 474 3526 7.2 Services Detailed information of all services is available from the appropriate statutory body. United Utilities Map Services Direct Stevens Way Goose Green Wigan WN3 6PJ tel. 0870 7510101 Norweb Electricity P.O. Box 14 410 Birchwood Boulevard Birchwood Warrington WA3 7GA tel. 0161 2574321 Trans Co (North West District) Spa Road Bolton BL1 4SR tel. 01204 545000 British Telecom Plc 91 London Road Manchester M60 1HG tel. 0800 309409 British Telecom Plc Post Point 51 D 5th Floor, Lancaster House Old Hall Street Liverpool L3 9PY tel. 0151 229450
Ntl Plant Enquiries Timpson Road Baguley Manchester M23 9WX tel. 0161 2835217 7.3 Information Greater Manchester Police Architectural Liaison Officer Chester House Boyer Street Manchester M16 0RE tel. 0161 8652258 Commission for Architecture and the Built Environment (CABE) The Tower Building 11 York Road London SE1 7NX tel. 020 79602400
Appendices
Structure, Movement & Connectivity
Corporation Street, bisects Asda’s site and Corporation Street, has a wide carriageway
encourages car use that is vehicular in scale and difficult for
pedestrians to traverse
The junction of Knightsbridge, Corporation St, Great Portwood Street is a vehicular dominant
Great Portwood St & Warren St cuts off the area with a wide carriageway and properties
eastern area from the town centre set back from the pavement edge
The River Goyt acts as a barrier and gateway The roundabout at the junction of Corporation
to the town centre and forms Asda’s site edge St and Millgate as a focus for vehicles
The pedestrian activity node is located as The site is in a transitional location between
Warren St enters its transitional point between the pedestrian & vehicular areas within the
pedestrian and vehicular dominance gateway to the town centreBuilt Form, Public Realm, Views, Vistas & Landmarks
Along Shawcross Fold Asda provides an Along Warren Street Asda adjoins 3 storey
unattractive service area to the street development with commercial uses and active
frontage at ground floor level
Vernon Street rises steeply between Warren Millgate steeply inclines towards the Market
Street and the Market Place Place and St Mary’s Church
The Turner Street vista incorporates the rear The Millgate vista from the Market is
of Asda terminated with Asda’s service yard
St Mary’s Church is a landmark building The view along Millgate towards St Mary’s
visible above the properties on Millgate Church from Shawcross FoldYou can also read
