The Walnuts Shopping Centre Community Planning Weekend - March 2020 Introduction & Welcome
Orpington Town Centre
We understand the importance of N the Walnuts Shopping Centre as part of Orpington Town Centre with its distinctive High Street and good transport connections.
The shopping centre is right at the heart of the Town Centre and represents an exciting opportunity to increase both vibrancy and vitality and offer an improved range of facilities and much needed new homes.
Following the acquisition of The Walnuts Shopping Centre last year, operating partner Areli Real Estate, JTP and Cascade Communications have organised the Community Planning Weekend on behalf of new owners Tikehau Capital.
The Community Planning Weekend is a chance to discuss opportunities for the Walnuts and co-create a vision for Walnuts and its relationship with Orpington and the wider area. Following the creation of the Vision, the design team will develop the proposals and draw up a planning application for London South submission in late 2020. Orpington The Priory The Walnuts East College Tesco Nugent Shopping Park High Street Gardens Shopping Centre Orpington Superstore Town Hall
Community Planning Weekend Programme
Friday 20 March 2020 Saturday 21 March 2020 Walnuts Shopping Centre, former Walnuts Shopping Centre, former Argos Unit, Orpington BR6 0TW Argos Unit, Orpington BR6 0TW
Afternoon All Day
13:45 Doors open and exhibition begins 11:00 Doors open and exhibition begins
Young People’s Workshop Site Tour Dialogue (Post-it) Workshop 14:00 Welcome and Introduction 11:15 Welcome and Introduction 14:10 Dialogue Workshop 11:30 Dialogue Workshop Young People’s Workshop Young People’s Workshop 15:15 Refreshment break 12:45 Lunch break 15:30 Hands-on Planning Groups 13:30 Hands-on Planning Groups Young People’s Workshop 16:45 Refreshment break 14:45 Refreshment break 17:00 Feedback from Hands-on Planning Groups 15:00 Feedback from Hands-on Planning Groups 17:30 Event closes 15:30 Next Steps 16:00 Event closes
Hands-on Planning Workshop Report Back Presentation Programme Tuesday 24 March 2020 Walnuts Shopping Centre, former Argos Unit, Orpington BR6 0TW
Evening
18:45 Doors open
19:00 Report Back of the Vision for Walnuts Shopping Centre
20:30 Event closes Hands-on Planning Feedback from Hands-on Planning The Walnuts Shopping Centre Community Planning Weekend - March 2020 Collaborative Placemaking
Building Together
We place people at the heart of the planning process, unearthing the real needs of “Collaborative Placemaking” a community, empowering stakeholders, creating goodwill, inspiring community spirit and building consensus.
Far from imposing ready-made, off-the-shelf solutions, we will build a vision together. This leads to places that are vibrant, valued and sustainable from the outset.
We approach all our projects through a process of Understanding, Engaging and Creating.
Understanding the DNA of a place is fundamental to successful placemaking. We don’t stop until we truly get under the skin of a place and identify what makes Our workshops it special. uncover the things that matter most to Engaging stakeholders and the wider community at an early stage encourages understanding, creates shared ownership, and allows the construction of a people collective vision.
Creating begins with the visioning process and ends with physical interventions. Along the way there are many issues to resolve and many actions to coordinate.
This adds up to a process we call “Collaborative Placemaking”.
We listen We debate
We create new places and We draw together breathe life into old ones The Walnuts Shopping Centre Community Planning Weekend - March 2020 Collaborative Placemaking
The Team
Areli is a UK based urban regeneration specialist managing the Nicholson Shopping Centre project on behalf of the owner, Tikehau Capital.
The team at Areli are strongly committed to working with local communities at previous projects including Battersea Power Station and Gunwharf Quays in Portsmouth.
We strongly believe that people are at the heart of making great places and the team are excited to begin this regeneration journey in partnership with the Orpington community.
We are Benoy. A global family of design specialists committed to delivering world-class solutions for the built environment. Balancing creative vision with commercial viability, we work collaboratively to create iconic destinations that enrich people’s lives, strengthen communities, enhance nature, and deliver lasting economic value.
We specialise principally in placemaking, architecture and interiors, using what we call ‘creative commerciality’ to solve problems and unlock potential.
JTP is an award-winning international placemaking practice of architects and urban designers with extensive experience of delivering successful projects throughout the UK and internationally. They are passionate about placemaking and our unique approach has received high praise; a selection of placemaking projects are shown on the right where the team has successfully created new places, and reinvigorated existing Town Centres.
Cascade Communications is an award-winning specialist communications consultancy committed to delivering strategic advice and results for our clients in property, development, planning and construction.
Montagu Evans is a leading independent property consultancy based in the UK, focusing on creating “inspiring places to live, work, communicate and connect”. Their speciality is assisting clients with comple and difficult development challenges, whilst simultaneously offering services that will subsequently benefit the client, community and environment.
The company cover properties ranging from small-scale to large-scale, approaching each one in a tailored manner, catering for the specific requirements.
Exterior Architecture (ExA) is an award-winning team of creative and innovative Landscape Architects in the United Kingdom. Their London and Manchester based studios work on a range of projects including master planning, public realm, green spaces and infrastructure, mixed use and residential developments, leisure, and resorts. Formed in 2003, ExA’s skills extend across multiple scales and sectors from urban and green field masterplanning, to public realm design and prime market residential, as well as a variety of international and leisure projects. The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis 20KM FROM SITE
Orpington Wider Context
15KM FROM SITE LONDON Rainham To Grays Orpington is recognised as one of the 35 major Town Centres in HYDE RAINHAM MARSHES Greater London with a population of PARK NATURE RESERVE approximately 16,000.
A282 Orpington is located approximately
A2 13.5 miles South East of central London, GREENWICH 10KM FROM SITE Belvedere PARK within the London Borough of Bromley. A major town with good connections, developed and built up since the 1860s, A2 it now has successful transport links to, 15 MINUTES TO LONDON 35 MINUTES from and around London. Dartford A20 5KM FROM SITE The town is located just inside the boundary of the M25, with the A20 Rochester Greater A2 London BECKENHAM SUNDRIDGE and the A2 offering additional road PLACE PARK PARK 30 MINUTES connections. Bromley 20 MINUTES The railway lines running through
45 MINUTES Orpington were expanded, with 4 lines Mitcham FARNINGHAM linking Orpington to Hither Green, a M25 WOOD NATURE RESERVE South-East London district.
30 MINUTES To Dover - 2h A20 ORPINGTON Croydon
LULLINGSTONE PARK
To Ashford 16 MINUTES TO LONDON BIGGIN HILL AIRPORT N
To Hastings - 2h
Context Analysis Orpington Local Context
To London Bridge 15 - 20min Orpington remains a town full of local character, surrounding green St Marys Cray spaces and conservation areas, St Pauls Cray benefitting the local community.
River Cray JUBILEE COUNTRY PARK To Dover - 2h Nugent The town is located near to several Poverest Primary Shopping Park Petts Wood School other built up areas including St Mary’s Cray, Petts Wood and the town Petts Wood Units Farnborough. Industrial
Units Industrial Kevingtown St Marys Cray The centre of the town is clustered around the central High Street, a bustling street helping to attract POVEREST PARK residents from neighbouring areas. 3K From Site Orpington also benefits from the variety Perry Hall Derry Downs Primary School of social and community clubs, as 2K From Site well as small local parks such as the GRASSMEAD CROFTON WOODS RECREATION GROUND Orpington Rovers protected Priory Gardens to the North Football Club 1K From Site ORPINGTON of Orpington. PRIORY GARDENS
High Street
Harris Academy Walnuts Shopping Orpington Centre
KENT DOWNS
St Olave’s Grammar Orpington School Football Club
Princess Royal GODDINGTON PARK University Hospital
Goddington Westcombe Park Rugby Club N Farnborough Orpington A21 Hospital
To Hastings - 2h The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
Orpington Regional Map 1 Cray Avenue Retail Park 3 Nugent Retail Park 2 Sevenoaks Way 4 Springvale Retail Park
2 Petts Wood & Hawkwood
4
St Mary Cray
Jubilee Country Park Willett 1 3 Recreation Ground
Poverest Primary School
Petts Wood
St Mary Cray Recreation Ground
Poverest Park
Perry Hall Primary School
Priory Gardens Grassmead Crofton Woods Recreation Ground
Orpington Town Centre
Harris Academy
Orpington Train Station
Bromley Beacon Academy
St Olave’s Grammar School Goddington Park Farnborough Bromley Tennis Centre Recreation Ground Tubbenden Primary School
Orpington Football Club
The Highway Primary School
Chelsfield
High Elms Country Park
N The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
Orpington Town Centre Map 1 Odeon Cinema 3 TESCO 2 Orpington Town Hall 4 SAINSBURY’S
PERRY HALL ROAD
COURT ROAD V Grassmead Aerial view angle Priory Gardens Recreation Ground
Knoll Orpington Tennis Club
Perry Hall Primary School
THE WALNUTS 1 SHOPPING CENTRE HIGH STREET
4
Orpington Town Centre Harris Academy
Orpington Train Station N 3 2
A232
Orpington Town Centre Aerial View
The Walnuts Odeon Cinema London South East College Library Brunswick Square Sainsbury’s Shopping Centre
Orpington Square
Carpark Premier Inn Royal Mail Orpington High Street The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
History of the Town Centre
Orpington is a major town first recognised in 1032 as an important part of its district. It was the success of William Cook’s chicken breeding and consequent ‘Buff Orpington’ chicken that put Orpington ‘on the map’, but it was its location and transport routes that resulted in its future development success.
1860 WWII Bombs dropped during WWII are still being recovered Surrounded by open green spaces, Orpington was home today. The final bomb attack in Orpington was on the to a quiet, steady way of life. The Priory Gardens and 27th March 1945. Many local shopfronts were destroyed. Medieval hall house remain an important part of the town to this day. Bombs dropped during WWII The Walnut Tree Walnut The Destruction & Rebuilding
Named after a nearby avenue “We made for the centre of Walnut trees, Walnut house & Housing Retail Transport, where a scene of devastation was built in 1886 at the met our eyes, every shop location of the current window in the centre of the Walnuts Shopping Centre. High Street lay in smithereens across the pavement and gutter, ragged garments and 1886 hung from some open spaces.” Several local features were named after the avenue of Walnut trees. This open space was later built upon - Local, Orpington during the 1960s to make space for tennis courts, a bowling green and a car park. 1939 1900s The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
History of the Town Centre
Throughout the 1900s, particularly during the 1960s, when a significant amount of High Street construction occurred, Orpington became a thriving suburban area, complete with successful retail and leisure facilities.
1970-80 The decade prior to 1970 saw a population increase from 80,000 to 305,000 showing the growing attraction of Orpington as a place to live. This encouraged the development of larger retail units including the central Walnuts Shopping Centre.
1966 1982
Aerial photo of Orpington. Developments Retail Larger The Commodore Cinema, closed.
Victorian shops demolished for the Walnuts development. Orpington Now After World War II War After World Offices
Crown Building (Government Offices) Sainsburys’ opens in the Walnuts Shopping Centre. Car Park
Tennis Courts & 1973 Bowling Green
After The Second World War, Orpington’s built- Over the past few decades, Orpington’s Town Centre has up area increased at a much faster rate, flourished, with new leisure destinations and visitor particularly near the High Street. attractions. The Priory Gardens still remain to this day as a beautiful expanse of green space, but it is the High Street that is the main attraction to this town. 1960s 1980-2019 The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
Orpington Town Centre Retail Configuration
Cat chm en t Ar ea
Orpington H igh Str ee t &T ow n C e n t r e
High Street
N
Code Legend: High Street Retail Composition: F&B Civil & Hospitality Declining footfall
Independent Online shopping General Retail 53% F&B Residential Out of Town retail Convenient Retail Multiple Low Density / Houses Lack of family presence 31% Retail Residential Declining residential presence F&B Convenient Medium to High Density / Apartment Mul Ind 4% 9% Out of town Business parks General Retail Retail Frontage Banking & Services
Lack of night time economy
Independent Secondary 3% Education Retail Frontage
Primary Services & Banking
Orpington Town Centre Sectional Composition
Retail Park Low Density Residential Dated Office stock The typical High Street? Isolated diverse functions Low Density Residential
Function
Zoning Boundary Zoning Boundary Zoning Boundary Zoning Boundary Zoning Boundary
High Street vicinity
Out of Town Retail Suburbia Orpington High Street High Street vicinity Suburbia
District
New Towns? Orpington Catchment Area Orpington Town Centre Orpington Catchment Area
% %
80 20
Habitat & Travel
Challenges associated with the High Street & Town
Centre
The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
Local Photographs
1 2 3
4 5
6 7
10 8 9
11 12
15
14
13
1 Intersection between the High St and Homefield Rise looking East. 9 The Entrance to the Walnuts Leisure Centre.
V
8 9 V 2 High St along the pathway leading to Orpington Square. 10 View from Orpington Square towards the Walnuts entrance.
V
V 11 V14 7 V
13 3 The shops along the East edge of the High Street. 11 View of Orpington Square looking South-West.
V V 10 15 12 V 4 Entrance to the Walnuts from the High Street. 12 View from Orpington Square looking toward the High Street. V
6 V 1 V The Walnuts Shopping Centre internal central square. The access to the Library from Orpington Square. 5 5 13
V 2
V 3 6 Internal passage through the Walnuts leading to Orpington Square. 14 The entrance to college tower from the Square.
V 4 7 View from Lych Gate Road toward the Walnuts car park. 15 View from the shopping street looking toward the Square (South).
8 View from Lych Gate Road toward the South East College site. The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
Ownerships Boundaries
Carpark
Odeon Cinema
Premier Inn
High Street
N
Key:
The Walnuts Shopping Centre London South East College
Council Ownership Sainsbury’s Brunswick Square The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
Planning Context - Recent Developments
Developments local to site. N
Residential units on a former depot site.
Churchill Retirement Living
Residential on former depot site
Odeon Cinema
Brunswick Square
251 High Street
The Odeon cinema & pubic realm. Orpington Town Hall
Brunswick Square Residential units above a health & well- being centre.
Developments in the surrounding area.
Orpington Town Hall. 251 High Street. Churchill Retirement Living. The Walnuts Shopping Centre Community Planning Weekend - March 2020 Context Analysis
Planning Context - Borough Wide Policy (January 2019) - LB Bromley
Allocation: Major Town Centre
Requirements: Major Town centres should be the focus for the majority of higher order comparison goods retailing, whilst ensuring opportunities for higher density employment, leisure and residential development in a high quality environment.
Renewal Area
Allocation: Renewal Area – Cray Valley, St Paul’s Cray & St Mary Cray
Requirements: Seek to maximise opportunities for enhancement and improvement within the Renewal Areas. Proposals should provide demonstrable economic, social and environmental benefits and are expected to: - Deliver high quality environments, which complement and enhance existing development; - Support health and wellbeing by producing healthy environments; - Create inclusive communities; - Encourage an appropriate mix of housing tenures; - Make a positive contribution to the vitality of local centres; and - Improve accessibility, developing transport connectivity across transport modes.
Proposals within the Cray Valley Renewal Area will be expected to support Orpington Town Centre in its role, as Major Town Centre as designated by the London Plan. N
Key Considerations: High quality design, Inclusive environment, A mix of housing tenures, Access and connectivity.
Allocation: Primary and Secondary Retail Frontage
Requirements: Within the primary frontages the Council will require that new developments: - Do not harm the retail character of the shopping frontage; - Generate significant pedestrian visits; - Complement the existing shipping function of the Town Centre; - Provide active frontages at ground floor; and - Does not create inappropriate over concentration of similar uses.
Within the Secondary Frontages the Council require new development proposals to provide uses that complement the shopping function of the Town Centre, does not harm the retail character, retains an appearance which is compatible with adjoining shops and provides an active frontage.
Allocation: Orpington
Requirements: Developments within Orpington Town Centre are to provide a range of Town Centre uses that will contribute towards it role as a Major Centre.
Key Considerations: Ensure Town Centre uses are incorporated into the proposals.
Key:
N Orpington Town Centre Primary Retail Frontages Secondary Retail Frontages The Walnuts Shopping Centre Community Planning Weekend - March 2020 What are your thoughts?
Please let us know any problems that you feel need addressing, which would make Orpington better.
These can be in your local area, particular to you, or more generally. They may include things you have perceived to affect others.
Orpington Town Centre Problems The Walnuts Shopping Centre Community Planning Weekend - March 2020 What are your thoughts?
Please let us know the things that would make Orpington amazing and the place you want to be in the future.
These might include things that could be done, or just things you would like to do or see in the town.
Orpington Town Centre Dreams The Walnuts Shopping Centre Community Planning Weekend - March 2020 What are your thoughts?
Please let us know any ideas on how problems could be addressed or dreams could be realised.
What do you think is the top priority to change in Orpington? Is there anything that could be addressed now?
Orpington Town Centre Solutions