bury town centre: vision and development strategy update

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Bury Town Centre: Vision and development strategy update

Report by: URBED with ELF Regeneration

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Development Strategy 14 .

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Bury But Better 2003

This strategy has taken as its starting point the Bury But Better masterplan illustrated below. Over this we have layered the projects that have progressed since the completion of the original masterplan such as The Rock, Townside and Chamberhall Business Park. We have also explored the projects that have not happened such as the 2003 proposals to redevelop part of the Millgate Shopping Centre as well as factoring in other opportunities that have arisen such as the plans to relocate part of the college and the potential redevelopment of the leisure centre.

The masterplan and strategy set out in this report will form part of the evidence base for Bury’s Local Development Framework (LDF). The strategy will be adopted by the council

as a material consideration when dealing with planning applications. It is not however intended that the strategy will be developed as a statutory planning document, either an Area Action Plan or a Supplementary Planning Document.

This is a planning strategy, rather than a regeneration strategy so that the aim has not been to undertake a detailed appraisal of the viability of every project. This would in any case be difficult in current market conditions where very little is likely to be viable. However the aim is to create a 20 year vision for the town centre and in 20 years the market conditions in 2009 will hopefully be a distant memory. The masterplan has therefore sought to balance realism with the need to create a bold and imaginative vision for the town centre:


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The first plan covers the first three years includes all of the projects that are either on site at the moment or committed.

The second plan shows the long-term masterplan and how it can reach into the surrounding areas around the town centre. It shows substantial new mixed use quarters to the east and west of the centre and the removal of Angouleme Way to allow the retail centre to expand further.

The project matrix is intended to be a realistic assessment of development viability but it is not intended to be a prescriptive phasing timetable.

While this is not a regeneration strategy, the statutory planning process requires the consideration of deliverability. We have therefore briefly assessed the 62 projects set out in the previous section in terms of likely viability, funding and deliverability. The results of this exercise are set out on the phasing plans and in the project matrix on the following pages. This matrix shows that in terms of deliverability the projects fall broadly into three types which are colour coded on the project matrix:

Market-led schemes: These will be brought forward by the market without the requirement for public intervention or subsidy. The main requirement of the planning system in respect of these schemes is to ensure that planning policies and allocations reflect the masterplan.

Mixed projects: There are some projects that are viable but are likely to require an element of public intervention. This will range from a full joint venture between the council and a developer such as at Townside, to assistance with land assembly as in The Rock scheme. In these cases the involvement of the council is necessary to assemble the

land and ensure a comprehensive approach to regeneration.

Public projects: Finally there are projects that can only be undertaken by the public sector. These include public realm improvements, the development of public facilities such as the leisure centre, college, and police and fire stations. However even in these situations a degree of public private partnership is likely and funding is likely to come from a combination of Section 106 requirements and land receipts. In the case of S106 we recommend that the council explores the potential for a public realm 106 formula of the kind pioneered by Holbeck in Leeds. In the Holbeck proposals it was stated within the Spatial Planning Guide that all new development would contribute to the cost of public realm works, based on a formula which took into account the size and quality of each development.

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119.

Bury But Better 2009Short term/committed projects

NORTH

Not to scale

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Shopping Quarter

Historic Core

Southern Gateway

Western Waterside

Phoenix Quarter

Chamberhall

2b

2c

2a

2e

7d

7c

7b

7a

7h

Market Street

Jubilee Way

The Rock

Peel Way

Princess Parade

Haym

arke

t Stre

et

Market Street

5b

5k

5i

5g

5j

5l

5h

5d

5f

5c5p

5q

4d

4a4e

4c

4f

4b 4g

4h

4h

3i

3g3e

3d

3h

3f3c

3a3b

3j

1c

1b

1a

1d

2d

4g

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Bury But Better 2009Masterplan (upto 2025)

NORTH

Not to scale

pages 71 - 75

pages 77 - 81

pages 83 - 87

pages 89 - 93

pages 95 - 101

pages 103 - 107

pages 109 - 113

Eastern Gateway

Southern Gateway

Eastern Gateway

Shopping Quarter

Historic Core

Chamberhall

Phoenix Quarter

Western Waterside

Details of the masterplan proposals can be found in the ‘quarter’ chapters as detailed below and the project matrix on pages 122 - 127

Derby Way

Georg

e Stre

et

Rochdale Road

5e

5a

5o

5n

6g

6d

6e

6a

6b

6f

6c

6j

6h

6i

5m

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Project MatrixQuarter No. Project Description Estimated Outputs Estimated Costs

2008Potential Funding Phase

1a Reopening of the Canal and a new marina

The reopening of a section of the Manchester, Bolton and Bury Canal along with a new marina

1,400m of reopened canal and a new marina

£900,000 (based on a cost of £1 Million per mile)+400,000 for the marina

The canal would be procured partly as part of the overall reopening of the canal and partly from the development value of the land

long term

1b Development of a new footbridge

A new footbridge on a direct route from the end of Bolton Street. The bridge will improve access to a new marina at the end of the canal.

45m span footbridge bridge;

£650k To be funded as part of the development of the Canalside area as part of the development value created.

long term

1c Canalside North

Redevelopment of the industrial estate on the northern part of the site for residential with some small scale business units and a café fronting onto the marina

2.2ha site: 170 residential units; 1,500 sq m offices; 1 café unit; 1 small retail unit

Residential - £11m; Offices- £2.25m; Café - £850K; Retail - £350k

Private sector development with S106 contributions towards the canal and bridge.

long term

1d Canalside South

Residential development on the vacant industrial land in the southern part of the site

100 residential units £8m As above. long term

2a Sankey Street Improvements to Sankey Street from Bolton Street and a direct pedestrian/visual link to the canal

325 linear meters of improved public realm;

£500k public realm

BMBC, and S106 Pool for public realm works.

medium term

2b New leisure centre

The redevelopment of the leisure centre on the site of the former police station when their site is vacated

Modern leisure centre incl. a 25m pool, 2 teaching pools, squash courts, keepfit studio, a large gym (100 – 150 stations), a small (5 court) hall and parking

£12m BMBC and private sector partner with contribution from land sale of old centre.

medium term

2c Residential development

The development of a residential scheme of up to 100 units on the site of the leisure centre and other gap sites in the area

1.3ha - 95 (mainly townhouses) with some retail units along Bolton Street with flats above.

70 houses - £4.55m25 flats - £1.15m Total - £5.7m

Private sector developer with contribution towards the new Leisure Centre.

medium term

2d Bank Street footbridge

The development of a footbridge across the East Lancs Railway between Bank Street and the Phoenix Quarter

45m footbridge £1.2m Private sector developer with contribution.

medium term

2e Residential gateway

A residential gateway development on the Bolton Street/Jubilee Way junction

A site of 2.6ha assumed to be 250 apartments

£24.8m Private sector developer. long term

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Short term - committed projects/planning permissions likely to be completed within the next 3 years

Medium term - upto 10 years to complete

Long term - potential projects that may take upto 20 years to bring to completion


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Quarter No. Project Description Estimated Outputs Estimated Costs 2008

Potential Funding Phase

3a Police Divisional Headquarters

Provision of a new police station.

Police station Funded Police Authority short term

3b The Professional Village

Professional Village of B1 office space

10,000 sq m - Private sector developer short term

3c Headquarter Buildings

HQ office buildings facing the river and lake

Two four storey buildings 3,000 sq m each

£12m Private sector developer facilitated by BMBC

medium term

3d Innovation & Technology units

Series of B1 blocks for technology companies.

B1 blocks provide space for innovation and technology, two storey buildings with 7,000 sq m floor space in total

£12m Private sector developer facilitated by BMBC

medium/long term

3e Creative Village Creative Village of small scale office space and studios

5 two-storey units totalling 800 sq m of floorspace

£1.1m Private sector developer facilitated by BMBC

long term

3f Wetland Ecology Park

A landscaping scheme creating an ecology park

1.55ha ecology park Ecology park - £28k

BMBC, commercial developer contribution as part of the overall development of Chamberhall.

long term

3g Peel Mill Refurbishment of Peel Mill for a combination of housing and office space

Five-storey building with 6,300 sq m per floor

£40m Private sector developer long term

3h Fire Station Fire station Development of a new station

- Part funded by the sale of the old station.

short term

3i Bus route New bus route through the site to allow improved bus access to the site and beyond to areas north of Bury.

One bus route; Upgrade of the existing bridge or Possible cost of a new bridge

BMBC, GMPTE, and developer contributions

medium term

3j Public footpath works

Improvements to the footpath from Castlecroft Road to Tithebarn Street

340m of improved route including lighting

£250,000 Contribution frpm the Lascar Works developers and BMBC

medium/long term

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Key: Market-led schemes: Mixed projects: Public projects:

Short term - committed projects/planning permissions likely to be completed within the next 3 years

Medium term - upto 10 years to complete

Long term - potential projects that may take upto 20 years to bring to completion

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4a Fusilier Museum

The completion of the Fusilier Museum and the refurbishment of the Arts and Crafts building

Extension to existing premises

Work on site HLF short term

4b Culture Quarter strategy

Implementation of the Cultural Quarter Strategy including public art and public realm improvements

Projects include management & development, branding, marketing & promotion, animation and inward investment & development

-- Funding sources include:Bury Council, North West Arts Board, Community Area Partnership, ERDF, lottery, private sector and sponsors

short term

4c Bolton Street Improvements to Bolton Street as a gateway to the town centre with the redevelopment of poor quality buildings

290m road stretch: Public realm improvements incl. tree planting, narrowing of carriageway, Yorkstone paving, new street furniture

£1m BMBC medium term

4d Lester House Reuse or redevelopment of Lester house with active uses at ground floor level and offices or housing on the upper floors

375sq m of refurbished offices

£375,000 Private owner / developer medium term

4e Craig House The Reuse or redevelopment of Craig House for office or residential use

1,200sq m of refurbished offices

£1.2M Private owner / developer (currently Seddons)

medium term

4f Castle Armoury The promotion of Castle Armoury as a landmark development site prominent on Peel Way. This is likely to be a hotel but could be other uses provided that the scheme has an active ground floor

120 bedroom hotel over three floors plus ground floor providing public uses

£10m Private owner / developer promoted by the council in partnership with the TA as a developer competition.

medium term

4g Public Realm Improvements

Public Realm Improvements to Kay Gardens and Market Place. In the case of Kay Gardens this would reconfigure the garden and create an urban square.

300sq m of improved public realm

£500k BMBC, and S106 Pool for public realm works.

medium term

4h ELR, Transport Museum and Buckley Wells Proposals

Improvements to East Lancs Railway including the reopening of the Transport Museum, further improvements to the station, and the Buckley Wells masterplan implementation.

Refurbished Transport Museum with extended facilities and outdoor display area

-- Currently being progressed by the ELR and supported by this strategy.

short term

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5a The Rock Development

The Rock development (under construction, completion due Autumn 2010)

7.9ha site with 139,000 sq m of development incl.: 47,241 sq m retail incl. Food and drink, 9,678 sq m leisure, 33,728 sq m residential (397 flats), 1250 parking spaces

--Retail - £330m

Thornfield short term

5b The Rock Public realm treatment 300m of public realm treatment

£600k Thornfield/BMBC short term

5c Princess Parade/The Square

Glazing of pedestrianised area -- Scottish Widows short term

5d Mill Gate The creation of larger units and improvements to Mill Gate Centre

As per current proposals

£700 /m2 (shell only)

Scottish Widows short term

5e Foundry Street The implementation of the non-food units on Foundry Street

0.87ha site: 3,251.58sq m (NIA), 151 parking spaces

-- Modus Properties short term

5f Angouleme Way

The creation of a footpath link along Angouleme Way

480m new footpath -- S106 monies, contribution from developers of adjoining sites

medium term

5g Lion Gardens The development of Lion Gardens and the extension of the glazed mall to the former post office

600sq m of additional floor area, 24m new mall

£110k Scottish Widows medium term

5h Market Gateway Site

The development of retail units and market management offices on the former petrol station on Angouleme Way

Gateway retail building providing market management buildings and retail units

£5m Scottish Widows/BMBC medium term

5i Hornby Buildings

The redevelopment of the Hornby Buildings

Retail, financial, professional services, Food and drink uses (A1, A2, A3, A4, A5), Leisure (D1, D2), Nightclub, Business (B1)

-- Thornfield medium term

5j Telephone Exchange

The development of the telephone exchange as new retail space

Two-storey department store 3,300sq m, 2 smaller refurbished units and one proposed

£6.2m Scottish Widows medium term

5k M&S and Clerke Street

The redevelopment of the old M&S store and the opening up of Clerke Street

Detailed design ongoing

BMBC, Scottish Widows and Thornfield

medium term

5l Retail development at Kay Gardens and improved market entrances

The development of new retail/leisure space fronting onto Market Street and improvements/ gateway feature to market entrance

3,360 sq m over two floorsPlot area: 2,800 sq m

Retail -£2.4mMarket gateway £100k

Private sector developer. medium term

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5m Ring Road re-routing

The rerouting of the ring road to George Street and the George St./Angouleme and George Street/ Rochdale Road junctions.

330m of remodelling George Street and reallocation of 420m of Angouleme Way to pedestrian walkway and development sites

£3.3M BMBC, contribution from developer of mixed used quarter (5n)

long term

5n Mixed use quarter

The development of a mixed use quarter with retailing and residential space

2,3ha site: 6 shops 6,000sq m, 200 residential units

£14.2M Private sector developer long term

5o Open space The creation of a new triangular town centre public space

6,000sq m public space

£1.5M BMBC long term

5p Expansion of outdoor market

The expansion of the outdoor market

3,000sq m worth of new stalls (approx. 50 new stalls)

£2M BMBC long term

5q Lascar Works Opportunity for a high quality retail scheme (furniture store, possibly two occupiers) on a number of levels over decked parking on the former Lascar Works site on Tanpits Road.

2 levels of car parking2 levels of retail area totalling 12,000 sq mPlot area: 8,000 sq m

Retail - £11mParking - £3m (excluding any

Private sector developer. long term

6a Derby Way A new section of the ring road (completed)

-- -- Thornfield short term

6b NHS centre A new health centre (completed)

-- -- NHS short term

6c Rochdale Road Showroom

A new showroom development 0.1ha site: gross internal area 412 sq m per floor (3 in total), 13 parking spaces

-- Private sector developer medium term

6d The Rock Gateway (1)

The development of the existing fire station and its environs for a range of potential uses.

2.1 ha site: 100 bedroom hotel, 2,000 sq m of retail along The Rock, 7,500 sq m of office space, 1,200 sq m of public landscaped space, 0.7ha of residential development (42 townhouses and some flats)

-- Private sector developer medium term

6e The Rock Gateway (2)

Infill development as a final stage of the Rock scheme for housing or offices.

0.18ha site: ground floor: mixed use, upper floors: 42 flats

-- Thornfield medium term

6f Bus Depot A new supermarket and car park on the First Bus site with a residential element on the section extending down to Rochdale Road.

Supermarket: 8,000 sq m, car park: approx. 250 spaces

£4m (shell only) Private sector developer medium term

6g York Street Quarter (1)

The first Phase of the York Street Quarter including housing and commercial workspace.

1.92ha site: 4,000 sq m of workspace, 1,500 sq m of landscaped open space, 60 townhouses, 20 flats

Workspace £4mOpen space £400kHouses- £3.9mFlats £1m

Site owners / developers. BMBC.

medium term

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6h Rochdale Road Gateway/corridor improvements through redevelopment or enhancement, leading up from the junction with Bond Street to the new Rock development.

medium term

6i Moorgate Gateway Development

Development of a vacant site for residential or office/retail purposes

6,000 sq m of residential space over three floors

£7m Private sector developer medium term

6j York Street Quarter (2)

The completion of the York Street Quarter

1.59ha site: 80 townhouses, 20 flats

£6.2m Site owners / developers BMBC long term

7a Townside The Development of Townside including Council offices a NHS Medical Centre, hotel, apartments and multi-storey car park. (under construction)

4,000 sq m council offices, 750 sq m of ground floor retail and leisure units, 4,500 sq m medical centre, 2,000 sq m offices, 110 bed hotel

£70m AskBury short term

7b Townside Phase 2

The development of Phase 2 of the Townside scheme as a major office scheme, including the new Knowsley Street station

2.86ha site18,000 sq m of office space over 3 floors and new railway station

£34.5m ASK Bury, ELR and GMPTE

medium term

7c Angouleme Way gateway

The Redevelopment of Humphrey House, Peel Health Centre and the two primary schools sites to the south.

0.8ha site: 3 office blocks with 2,500 sq m over four floors each and 21,000 sq m residential (250 flats)

£38m Site owners / BMBC medium term

7d Market Street Improvements to Market Street and the reconfiguration of the Angouleme Way Junction.

£400k BMBC medium term

7e Bus station The reconfiguration of the bus station by creating a new entrance onto Angouleme Way and new escalators from the Metrolink Station.

New bus interchange and entrance to the Metrolink

To be subject to more detailed costings

GMPTE, BMBC medium term

7f Office scheme on P&R car park

New office development on the Park and Ride car park near the interchange

3,000 sq m of office space over three floors

£6m Private sector developer medium term

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urbanism environment design

URBED (urbanism : environment : design)10 Little Lever StreetManchesterM1 1HR

t. 0161 200 5500f. 0161 3237 3994e. [email protected]. www.urbed.coop

Contact

This report sets out the strategy for Bury Town Centre. It has been adopted by Bury Council as a non-statutory material planning consideration, and is part of the evidence base for the Local Development Framework.

If you require further information please contact:

Website: www.bury.gov.uk/burybutbetterEmail: [email protected]: 0161 253 5272

Report published November 2009 Available on www.bury.gov.uk/burybutbetter

bury town centre: vision and development strategy update

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