project packages3 final - our services | newcastle city council · pdf file ·...

Section 3 Project Packages

68 Colin Buchanan

www.cbuchanan.co.uk

11. Project Packages

Walker Riverside Feasibility Study Section 3 - p. 69

11. Project Packages 11.1 Overview

This section builds on the proposals of the Stage 3 Strategic Options Report.

It suggests a number of maintenance projects, which we termed “Immediate”, as they could be carried out by a term contractor on the sole basis of the information provided in this report.

Other capital projects are labelled Medium or Maximum Change, and correspond respectively to Option 1 and 3 and Option 2 of the Stage 3 report. Implementation would require more detailed feasibility assessment and should therefore be planned for the medium term future.

A third strand of projects are primarily concerned with management and other “soft” issues. These are briefly outlined.

Costing is provided, including estimates of contingencies and professional fees. Cost are current day (no allowance has been made for inflation), and exclude statutory fees, land aquisition/ rights of access, service diversions, removal of hazardous substances, VAT.

Project 001 Immediate Improvements - Landscape

The works would involve:

- Clearing litter from the landscaped verges and the tree branches;

- Removing partial and unnecessary retaining walls;

- Trimming back the overgrowth, particularly where it is growing over the footpaths;

- Removing the wooden posts that have been left in place to protect previously planted verges;

- Additional planting of trees in some wide grassed verges: species could include Sorbus spp, Crateagus spp, Acer spp, Alnus spp and other species that are native and locally present. Multi-stem specimen should be preferred when planted next to buildings;

- Additional planting of evergreen shrub species in the existing green verges. Bright green foliage with winter interest is to be preferred: Prunus laurocerasus, Viburnum tinus, Hedera spp, etc. Shrub specimen should be bushy, 500-700mm tall at planting, grouped in 2-3 plants and spaced at 6-12m centres. They should be allowed to grow naturally and form a mixed shrub verge.

Regular graffiti removal should continue as per current arrangement.

Approximate cost of the improvements:

- £45,000

- Future maintenance: £15,000/ year

- Contingencies: £6,700

- Professional fees: nil.

70 Colin Buchanan

Fig. 001 - Immediate Improvements - Landscape

www.cbuchanan.co.uk

N


Project 002 Immediate Improvements - Footway Repairs


- Resurfacing footways that are uneven and display ponding of water;

- Repair footways that show signs of subsidence;

- Repair staircases that have uneven steps.

Footways on Station Road and Bath Road are not for immediate improvement, as adjacent sites are put forward for redevelopment.


- £53,000



72 Colin Buchanan

Fig. 002 - Immediate Improvements - Footway Repairs

www.cbuchanan.co.uk

N


Project 003 Immediate Improvements - Site works

The works would involve works on individual sites. Some of these works can be carried out directly by the Council, but others will require agreement between the occupiers and the Council (as landowner and manager of the area). Paint work should be in accordance with the current colouring scheme (cyan blue, yellow, red) or, if possible, in accordance with the branding strategythat would be developed for Walker (see Project 012):

- Paint all existing galvanised metal fencing and gates according to branding scheme;

- Repaint rusting fences and fences of disparate colours according to branding scheme;

- Substitute chicken wire fencing and wooden fencing with metal fence according to branding sheme;

- Repair stone wall with matching materials;

- Carry out maintenance to building facades adjacent on Hadrian’s Way;

- Repair front yards on Fisher Street;

- Demolish or repair poor building structures. Grass over in advance of redevelopment;

- Install gates to undeveloped sites to avoid flytipping.


- £125,000



74 Colin Buchanan

Fig. 003 - Immediate Improvements - Site works

www.cbuchanan.co.uk

N


Project 004 Wayfinding and furniture

It will be important to develop a signage strategy as part of the branding (see Project 012). This will involve the design of bespoke signage, specific to the area or to Walker, that has co-ordinated sets for wayfinding, interpretation, location of individual businesses. Other furniture, such as bins and seats should, however, be “off the shelf” components of suitable style.


- Clearing


- £80,000


- Professional fees: £12,000 (additional to Signage Strategy).

76 Colin Buchanan

Fig. 004 - Wayfinding and furniture

www.cbuchanan.co.uk

N


Project 005 Site preparation - Medium scale change

Site aquisition has not been considered as part of this study. Most of the sites identified as part of this project are owned by the City Council and are either vacant or have leaseholds expiring by 2011.

Other sites, namely on Station Road and Bath Road, have been identified as essential components of the regeneration of Walker as a whole.

Indicative costs of site preparation, including repair of riverside wall and landscaping, are indicated were appropriate. Costs exclude preliminaries, contingencies and remediation of ground contamination.

More detail is provided in the additional costing report.

Sites to be cleared and landscaped with mixed woodland:

- Site 1 - 2060 sqm - Cost £103,00 - Site 2 - 680 sqm - Cost £34,000

Sites to be cleared and prepared for industrial development:

- Site 4 - 7080 sqm - Cost £141,600 - Site 5 - 5890 sqm - including 70m riverside wall to be

repaired for lightweight use - Cost £1,038,300 - Site 6 - 12290 sqm - including 290m riverside wall to be

repaired for lightweight use - Cost £4,059,300 - Site 8 - 8780 sqm - including 90m riverside wall to be

repaired for lightweight use - Cost £1,359,100 - Site 9 - 7710 including 130m riverside wall to be repaired

for general industrial use (no quay access). £3,490,000

Sites to be cleared and developed with speculative industrial units:

- Site 3 - 5220 sqm - Cost £104,400 excl. constructon of units

- Site 10 - 3780 sqm - Cost £75,000 excl. construction of units

Sites to be developed over time, as part of an overall strategy forimprovement of Walker, and to be included in a development brieffor the area:

- Site 11 - 1400 sqm

- Site 12 - 4740 sqm

- Site 13 - 10890 sqm

Sites to be aquired for the development of business mixed use,serviced space, incubators and overflow units, including two

“gateway buildings” and hotel/ A3 development:

- Site 14 - 7780 sqm

- Site 15 - 3080 sqm (former metal scrapyard)- Site 16 - 13500 sqm (former metal scrapyard)

Sites to be developed in conjunction with school and training

centre development:

- Site 17 - 8150 sqm

- Site 18 - 6690 sqm (possible housing site)- Site 19 - 16370 sqm


Sites for public realm improvement:

- Site 7 - 3850 sqm (including 5m wide link to river and riverside walk) - Cost £110,000 + professional fees

- Site 20 - 3780 square - Cost £225,000 + professional fees.

78 Colin Buchanan

Fig. 005 - Site preparation - Medium scale change

www.cbuchanan.co.uk

N


Project 006 Site preparation - Maximum scale change

Site aquisition has not been considered as part of this study. Most of the sites identified as part of this project are owned by the City Council and are either vacant or have leaseholds expiring by 2011 (see Stage 1 report).

Other sites, namely on Station Road and Bath Road, have been identified as essential components of the regeneration of Walker as a whole.

Indicative costs of site preparation, including repair of riverside wall and landscaping, are indicated were appropriate. Costs exclude preliminaries, contingencies and remediation of ground contamination.

Sites to be cleared and landscaped:

- Site 5a and 5b - 1240 sqm - Cost £24,800

Sites to be cleared and prepared for industrial development:

- Site 4 - 6880 sqm - Cost £137,600 - Site 7 - 56020 sqm - including 670m riverside wall to be

repaired for general industrial use (no quay access) - this site could be split in different sites as appropriate. - Cost £17,304,600

Sites to be cleared and developed with speculative industrialunits:

- Site 1 - 1320 sqm - Cost £66,000 excl. construction





Sites to be aquired for the development of business mixed use,serviced space, incubators and overflow units:

- Site 9 - 10790 sqm

- Site 10 - 11160 sqm

- Site 13 - 14170 sqm (former metal scrapyard)

Sites to be aquired for the development of two “gateway

buildings” and hotel/ A3 development:

- Site 11 - 8250 sqm

- Site 12 - 2860 sqm (former metal scrapyard)

Sites to be developed in conjunction with school and training

centre development:

- Site 16 - 10890 sqm


- Site 19 - 14300 sqm

Sites for public realm development:

- Site 15 - 5020 sqm - Cost £ 301,200 Incl. landscaping but excl. professional fees.

80 Colin Buchanan

Fig. 006 - Site preparation - Maximum scale change

www.cbuchanan.co.uk

N


Project 007 Highway infrastructure - Medium scale change

This highways solution is proposed for medium scale change. The proposals include:

- A highway link between the existing access point located on Wincomblee Road, approximately 110 metres north of Malaya Drive and an existing access road approximately 175m further north. Both existing junctions with Wincomblee Road are improved; a 40m link roads is provided to mini roundabouts;.

- The two roundabouts are potentially linked by 150m of new 7.5m wide carriageway, with 3m wide foot/cycleways, running parallel with Wincomblee Road. The new north south link will be several metres lower than Wincomblee Road and provide direct access to premises adjacent to Wincomblee Road, whilst the eastern arm of each roundabout provides access to larger, river fronted plots.

- The junction of White Street / Mary’s Place and Staithes Street will be improved to provide easier access to sites east and west of White Street. Staithes Street would provide direct access to large river front plots.

- The junction of Welbeck Road and White Street will also be reconfigured to improve highway safety and enhance access to the waterfront sites. The road alignment will be revised to provide appropriate deflection at a new roundabout and a fourth arm will sweep down to the largest waterfront site.

All highways and access roads will be designed to accommodate 16.5m articulated vehicles and incorporate combined cycle/ footways. At junctions, gradients will not exceed 5%, but elsewhere gradients will be dictated by the site levels. A significant amount of civil engineering will be required to provide earthworks and retaining structures.

The design is subject to more detailed investigation and consideration of full topographical surveys of the area.


- £2,100,000


- Professional fees: £300,000

82 Colin Buchanan

www.cbuchanan.co.uk

Fig. 007 - Highway infrastructure - Medium scale change


Fig. 007a - Highway infrastructure - White Street Northern Access

Fig. 007b - Highway infrastructure - White Street Southern Access

84 Colin Buchanan

www.cbuchanan.co.uk

Fig. 007c - Highway infrastructure - Wincomblee Road Northern Access

Fig. 007d - Highway infrastructure - Wincomblee Road Southern Access


Project 008 Highway infrastructure - Maximum scale change

To improve access to the quayside / riverfront a new highway is proposed to run in a generally north-south direction, near parallel and connecting at both ends with White Street and Wincomblee Road. The proposed highway would be around 550m in length, having a 7.3m wide single carriageway and 3m wide combined cycle/ footway on both sides, with adjacent tree and hedge landscaped verge.

The highway is located between Staithes Street and an existing access road approximately 100m north of Malaya Drive. The highway and associated access points would be built to current design standards based on access for 16.5m articulated vehicles. The junctions with White Street would take the form of priority junctions, with pedestrian facilities to current design standards. Appropriate landscape would be provided at the junctions to ensure adequate visibility for safe operation.

The road would require cut and fill techniques to be used throughout its length, subject to detailed design. It is envisaged that the road would curve gently in the horizontal plane, but would be several metres below White Street for most of its length, climbing to meet it at both ends. It would therefore allow the existing site access north of Malaya Drive to remain at the same general location, albeit reconfigured to provide much more convenient and safer access. In addition, it would facilitate access to riverfront sites, which could be ramped as required.

The existing access road off Wincomblee Road, south of its junction with White Street would be retained and resurfaced to provide cycle / pedestrian access only as it is constructed to a very poor standard. Pedestrian links between the new road and White Street would be up-graded to ensure walking and bus use are encouraged.

At junctions, gradients will not exceed 5%, but elsewhere gradients will be dictated by the site levels. It must be noted that a significant amount of civil engineering will be required to provide earthworks and retaining structures in order to achieve the proposed design.

The design is subject to more detailed investigation and consideration of full topographical surveys of the area.


- £2,750,000



86 Colin Buchanan

Fig. 008 - Highway infrastructure - Maximum scale change

www.cbuchanan.co.uk


88 Colin Buchanan

www.cbuchanan.co.uk

Fig. 008a - Highway infrastructure - White Street Access

Fig. 008b - Highway infrastructure - Winclomblee Road Access


Project 009 Parking management

A need for more parking provision has been identified within the northern part of the industrial area, specifically along White Street and Fisher Street. Figure 009 indicates the proposed formalised parking for the area, consisiting of a mixture of on and off-street measures.

Formalised on-street parking is proposed along the western side of White Street, to consist of on-street parking bays interspersed with build-outs with trees. The measures will still allow for a clear running width of at least 7.3 metres so that HGVs can pass comfortably.

Along Fisher Street there is insufficient carriageway width to allow for on-street parking whilst maintaining a suitable clear running width to allow for comfortable passage of HGVs. Therefore, two new public car parks are proposed. The first would be located on land adjacent to the roundabout junction of Fisher Street/Welbeck Road, with access proposed from Ambrose Place. In terms of levels the site will require little more than minor regarding in order to accommodate the car park. The second car park would be located adjacent to the junction of Fisher Street and Abingdon Road, with vehicular access from Abingdon Road. A pedestrian access should also be provided linking the southern end of the car park with Fisher Street to improve accessibility. Again, the site may require some regrading in order to accommodate the car park.


- £350,000



90 Colin Buchanan

Fig. 009 - Parking management

www.cbuchanan.co.uk

N


Project 010 Public transport improvements

The existing bus route 12, running along Neptune Road, Fisher Stret and White Street within the industrial estate is part of the Tyne & Wear ‘superoute’ network and as such should benefit from high quality bus stops and infrastructure along its route. However, whilst the frequency of the service is considered good for this type of area and the commitment to infrastructure imrprovements promising, Walker Riverside industrial area would still benefit from further public transport improvements.

The possibility of rebranding the existing bus service serving the estate should be explored, in conjunction with the Walker regeneration programme and the future marketing strategy for the area. This could include promoting the service through use of distinctive, high quality hybrid buses that are unique to the route, as well as marketing of the route to encourage use of public transprort to and from the area. This could be complemented with bus priority measures along the route, such as selective vehicle detection at certain signalised junctions. The improvements should also include high quality shelters and use of kassel kerbing as standard at all stops as well as the implementation of a real-time information system. Such a system, if ensured to be reliable, would greatly help market the service and improve passenger confidence in it.

In addition to the above the feasibility of rerouting the service to extend to the southern end of the estate, currently not served by buses, should be explored. However, this may well prove unfeasible without costly new highway infrastructure to create a new link between the A186 and the southern end of the estate as it would otherwise require buses to route by ‘double backing’ on themselves. A alternative to this would be to reroute the service via the new link road (maximum change). Again, the feasibility of this needs to be explored further as diversion would be at the expense of directly serving development that fronts White Street.



92 Colin Buchanan

Project 011 Marketing strategy

Once a strategy for the site is established (see Strategic Options in Stage 3 report), a marketing strategy should be drafted.

This will include:

- Definition of target businesses to attract to the area;

- Identification of potential sources of funding;

- Identification of networks and institutions to be joined and trade fairs to join;

- Development of joint working with universities, research centres and the planned local training facility;

- Preparation of business plan for the creation of a marketing centre/ business club house, available for marketing purposes, but also to visitors and to local businesses for their own business operation;

- Clarification of relationship of industrial area and residential Walker, in terms of joint marketing and image creation: the area could be further integrated with mutual regeneration benefits, or developed with separate identities. Public consultation on this issue will be required.



www.cbuchanan.co.uk

Project 012 Design/ Image guidelines

Similarly, with the establishment of a strategy for the site (see Strategic Options in Stage 3 report) and a marketing strategy, there will be the need to prepare design and image guidelines.

These will include:

- Identification of an appropriate colour scheme and definition of its applications;

- Preparation of guidelines for the use of the colour scheme as part of development;

- Development guidelines, in terms of addressing the public spaces and highways, setbacks and landscape. Broad principles for built development (taking into account the very specific nature of some activities);

- Design of signage typology;

- Suggestions for other elements of branding (such as bus liveries).




94 Colin Buchanan

www.cbuchanan.co.uk

12. Delivery


12. Delivery 12.1 Viability of proposals

There are significant costs associated with making the sites safe and available for use, whatever the marketing objectives and the final occupier.

Minimum costs (associated with the medium scale option), involve:

- Repair and make safe the riverside wall for commercial use (i.e. pedestrian and car parking loads only allowed in proximity of the wall) - Approximate cost £ 6.2m

- Clear and level land that becomes available - Approximate cost for all sites in medium scale option £ 9.3 m

- Medium scale infrastructure improvements - Approximate cost £ 2.4m

These costs rise to the following, for the maximum scale change:

- Repair and make safe the riverside wall for industrial use (with no wharf activity) - Approximate cost £ 17m (over 170% increase) - viability of this level of repair should be confirmed, otherwise:

- Repair and make safe the riverside wall for commercial use (i.e. pedestrian and car parking loads only allowed in proximity of the wall) - Approximate cost £ 6.2m

- Clear and level land that becomes available - Approximate cost for all sites in maximum scale option £ 9.5 m

- Maximum scale infrastructure improvements - Approximate costs £ 3.2m (33% increase).

This means that, if allowing industrial use up to the edge of the riverside wall is considered discretionary, the difference in capital costs between the medium and maximum change is of £1m, out of a total of £13m approximately. The maximum change/ Option2 Strategy, however, would also involve additional effort in marketing, liaisons and the need for extra capital and revenue funds for the training/ research and marketing centre.

However, the maximum scale changes proposed and the new infrastructure will enable the area to gain competitiveness in respect of others of similar nature in the Port of Blyth, in both North and South Tyneside and in Sunderland. Currently its main competitive advantage is the deep water berth. Access arrangements to the principal road, rail networks and Newcastle Airport are better than a number of alternative available sites and the proposed infrastructure changes would capitalise on the current advantages.

Moreover, the significant effort that would be required to market the key sites appears to be justified only with a comprehensive re-launch of the area accompanied by infrastructure change.

Cost savings made by the medium scale option will impact on the potential image and branding of the area and its regeneration impact on the local community. Limited improvements will not preclude interest in the sites, but it is likely that would limit interest to small to medium sized businesses unable to materially change the complexion of the area and its future sustainability.

At this stage it is only possible to provide a broad idea of the values associated with the two improvement approaches. Success in attracting one or two high profile companies to relocate to the area will further enhance land values in the remaining sites.

Broadly considered, the medium scale option could generate land values in the region of £100,000-£125,000 per acre, while the maximum change option would generate values in the range of £175,000- £250,000 per acre.

Considering the sites illustrated in Project Package 005 – Medium Change, the total value could be of approximately £2,650,000 (Sites 3 to 6 and 8-16). A further £1.1m could be applied to the housing and incubator unit sites.

The sites illustrated in Project Package 006 – Maximum Change could generate total values of approximately £6,500,000 (Sites 1-4, 6-13), with a further £1m for the mixed use elements (Site 17).

This estimate shows that:

- The medium scale option does not generate the same returns as the maximum scale one and therefore it is not recommended.

- Costs to maintain the area for employment will exceed the financial returns.

- The lack of investment is not likely to result in a sustained level of occupation and activity, and is likely to result in simple postponement of expenditure as the majority of the costs are associated with the safety of the riverside wall and with land clearance.

- Job creation and local regeneration must be clear objectives of any investment strategy aiming at retaining the area for industrial use, as significant public sector funding would be required.

96 Colin Buchanan

www.cbuchanan.co.uk


12.2 Action Plan

Management, marketing and Works on the ground negotiations

Year 1-2

- Exploration of renewable energy prospects with One NorthEast and government and of synergies with NaREC, Blyth and Teeside Responsibility: Economic and Development Division, Regeneration Directorate, Places for People

- Develop branding vocabulary and signage design Cost: £30-40,000 Responsibility: Economic and Development Division, Regeneration Directorate, Places for People

- Start negotiations for aquisition of school site and possibly early break of leases of industrial sites west of Station Rd. Responsibility: Economic and Development Division

- Revise concept for training centre into a flagship training, research and marketing centre if appropriate Reponsibility: Economic and Development Division

- Start negotiation for relocation of scrapyards to main site Responsibility: Economic and Development Division

- Explore potential and gains of relocating TA activities to Walker Responsibility: Economic and Development Division

- Investigate feasibility of infrastructure improvements Cost: £70,000 Responsibility: Economic and Development Division

- Marketing of Neptune Yard and A&P Tyne sites for renewable energy manufacturing Responsibility: Economic and Development Division

- Immediate landscape improvements, clearance and repair works (Project 1+2) Cost: £110,000 Responsibility: Economic and Development Division, Environment and Transportation Division

- Arrange to give grants for improvement within sites (Project 3) Cost: £75,000 (50% grant to occupiers) Responsibility: Economic and Development Division

- New branded wayfinding and furniture Cost: £91,000 Responsibility: Economic and Development Division, Regeneration Directorate, Places for People

- Improvements to public transport and parking Cost: £300,000 (50% of works) Responsibility: Economic and Development Division, Transportation Division, Regeneration Directorate, Places for People

Year 3-6 (up to 2011)

- Prepare and adopt Supplementary Planning Document for redevelopment of Station Road/ Bath Road area, including Community Involvement and Sustainability Appraisal Cost: £60,000 Responsibility: Economic and Development Division, Planning, Regeneration Directorate, Places for People

- Prepare marketing strategy to reflect previous negotiations Cost: £60,000 Responsibility: Economic and Development Division, Regeneration Directorate, Places for People

- Market sites in Station Road/ Bath Road area for mixed use, training, education, incubator units according to SPD Responsibility: Economic and Development Division

- Revise marketing of large sites if appropriate Responsibility: Economic and Development Division

- Start implementation of marketing plan Responsibility: Economic and Development Division

Year 7-10

- Market sites at core of area, following infrastructure improvements Responsibility: Economic and Development Division

- Continue implementation of marketing plan and establishment of marketing suite Responsibility: Economic and Development Division

-

-

New entrance square and training/ marketing facility complete Prepare riverside sites £0.8-£1.25m and repair wall £ 6.2m-17m Responsibility: Economic and Development Division

- Prepare sites for relocation of scrapyards Responsibility: Economic and Development Division

- Construction of infrastructure improvements Cost: £2.4-3.2m Responsibility: Economic and Development Division, Transportation Division

- Complete improvements to public transport and parking Cost: £300,000 (50% of works) Responsibility: Economic and Development Division, Transportation Division, Regeneration Directorate, Places for People

- Construction along Station Road/ Bath Road starts - Construction/ occupation of large sites

98 Colin Buchanan

www.cbuchanan.co.uk

Fig. 12.1 - Phasing Plan

5

Phase 1

Phase 2

Phase 3

4

2 3

12

31b

1a 6

N


100 Colin Buchanan

www.cbuchanan.co.uk


April 2005

LONDON BRISTOL EDINBURGH MANCHESTER NEWBURY BELFAST DUBLIN GALWAY

Colin Buchanan 45 Notting Hill Gate London W11 3PB T 020 7309 7000 E [email protected]

in association with

Gavin Black and Partners 184 Portland Road Jesmond Newcastle upon Tyne NE2 1DJ T 0191 230 2777

Wardell Armstrong Collingswood Building Collingswood Street Newcastle upon Tyne NE1 1JF T 0191 232 0943

Turner and Townsend Low Hall Calverley Lane Horsworth Leeds LS18 4GH T 0113 258 4400

project packages3 final - our services | newcastle city council · pdf file ·...

Documents