rainger

G townNewcastle upon Tyne Investing in quality The Project 1st Floor e welcome this timely Grainger Town is creating a Central Exchange Buildings report on Newcastle’s memorable historic area in one

128 Grainger Street magnificent Grainger of Europe’s re-awakening contents WTown. We endorse its view that regional capitals. The public NE1 5AF historic areas of city centres can sector is making a substantial become ‘great places’ for both contribution. Now is the time tel: 0191 261 9000 fax: 0191 230 3770 investors and local communities for the private sector, led by while still conserving their heritage. the professionals, to be fully Some people, even some involved. professionals, are sceptical of the value of retain- ing historic buildings and feel frustrated by the restrictions imposed on Listed rainger Buildings in particu- lar. But experience Page... shows that with skill, town creativity and persistenceG worth- Purpose of the handbook 2.

endorsements while solutions can be found to virtually all the problems in- Brian Raggett - President of the RTPI volved. Success may take longer Grainger Town’s significance 4. Simon Kolesar - President of the RICS in a historic quarter, as it de- pends on promoting a mix of The value of quality 8. Sir Jocelyn Stevens - Chairman of English Heritage uses and raising demand Stuart Lipton - Chair of the Commission for throughout the area, but it is Plans for the future 18. Architecture and the Built Environment achievable and well worth Richard Rogers - Chairman of the Urban Task Force achieving. The many examples, Finding help and expertise 24. from Britain and abroad, show David Rock - President of the RIBA 1998/99 this to be true. Grant schemes available 30. Nick Thompson - Prudential Portfolio Managers Newcastle contains some of the finest urban architecture in Point of contact 32. Michael Gwilliam - Director The Civic Trust the country. The regeneration of Dr. Malcolm Airs - Chairman of IHBC

Foreword

After the last few years, the name ‘Grainger Town’ now stands for ‘quality’ in our Northern urban environment. What visionary builder, Richard Grainger, and succeeding designers of flair and ability, have bequeathed to us, is a city centre of exceptional quality, second to none in the country. But, although most of us by now respect this quality and its undoubted value to the economy of Newcastle, there are others who do not share this recognition and understanding. Personal development interests and short term gain sometimes get in the way. This persuasive publication is aimed at these limiting interests. It urges doubters to think again and to admit the reality of the long term value of investing in quality. Telling statements are ordered and relevant evidence is marshalled to settle the sterile ‘conservation versus development’ argument once and for all. So let us join in partnership to retain and enhance the quality in Grainger Town because now we all know it makes good financial sense too.

Councillor Tony Flynn Chairman of the Grainger Town Partnership and Leader of Newcastle City Council Eldon Square Eldon Square Shopping Centre Grey’s 3 Monument

8 Greenmarket 5 Grainger Market Theatre Royal

7 s one of Britain’s proudest and most distinctive cities – with over 2,000 years of history and more Town Blackfriars 9 than 1,500 Listed buildings, and now one of Eu- Wall 6 2 Arope’s emerging regional capitals – Newcastle has been actively promoting the regeneration of its city centre for some time. The results are becoming clearly visible, not only in its modern shopping centre and along the award-winning 4 Quayside, but also in Grainger Town, its historic but previ- ously run-down core. This handbook has been produced by urban regenera- Assembly tion experts URBED to help property owners and investors Rooms and their advisers make the most of the potential of Tyne Theatre Grainger Town, and to ensure that the quality of any devel- & Opera House opment matches the standards now required in the success- St. Nicholas’ ful historic quarters of great cities. The handbook: 1 Cathedral

explains why Grainger Town is of national significance 10 3

reviews research into the value of quality in urban regen- St. Mary’s eration and the commercial performance of Listed Cathedral buildings Central Station shows what is already happening in Grainger Town (through local case studies) and its future potential (drawing on success stories from comparable cities in Europe), and grown in GraingerTown Case studies referred to in this handbook explains how the Grainger Town Partnership is able to The Union Rooms The Red Box Central Exchange Former Binns Store Galen House 1 £4 million pub development 3 Mixed-use conversion 5 Residential conversion 7 Fashion retail development 9 New housing development help development projects. 2 The Metropolitan 4 76-80 Clayton Street 6 Bank of 8 Public Realm Works 10 Turners Building New bar/restaurant Living over the shop New commercial space Environmental improvements Workspace for small businesses Some people claim that conservation of a historic area and development that meets modern needs are incompatible. However, other cities have used their heritage to create memorable centres which combine economic success with the highest architectural and environmental standards. Else- purpose where, developers have seen Listed buildings and historic of the environments as assets not liabilities. Thus the potential for building on Richard Grainger’s splendid legacy to Newcastle handbook to create a truly great and successful city centre is immense. The Grainger Town Vision “Grainger Town will become a dynamic and competitive location in the heart of the City. Grainger Town will develop its role in the regional economy with a high-quality environment appropriate to a major European regional capital. Its reputation for excellence will be focused on leisure, culture and the arts, retailing, housing and entrepreneurial activities. Grainger Town will become a distinctive place, a safe and attractive location to work, live and visit.” Central Station St. James’ Park The Castle Civic The Quayside St. Nicholas Cathedral Centre University of Eldon Square Newcastle University Northumbria 4 5

The Cloth Market early 19th century, from an engraving by Thomas Miles Richardson

f Grainger Town’s exceptional architectural merit there is no doubt. Virtually all of it is included in Newcastle’s Central Conservation Area, one of the Ofirst to be designated in England. 240 of its buildings, half of all those in the area, are Listed. What is more, an aston- ishing 30% of these are designated as Grade I or Grade II* Grainger – ‘buildings… of particularly great importance to the nation’s built heritage’. In the country as a whole, only 6% of Listed buildings fall into these higher categories. Town’s Grainger Town occupies much of the southern part of the city centre, and takes its name from a series of elegant, classical streets conceived as a whole and built by Richard Grainger between 1835 and 1842, at the end of the Geor- significance gian period. Its centrepiece, Grey Street, with a wonderful rising curve, is widely acknowledged as ‘the finest Classical street in England’. However the area also includes medieval th It comes as a surprise to many streets like Bigg Market, the 13 century Dominican Friary people that the great industrial city ‘At two we went to of Blackfriars and remnants of the old Town Wall, and after of Newcastle has one of the finest Newcastle and saw Grainger’s day it was extended with many fine Victorian centres in Britain. Famous for its the principal objects, commercial buildings. All this gives Grainger Town a great dramatic bridges over the Tyne and including especially the richness of character. It now covers some 90 acres right in for being one of the world’s great fine church and the centre of the city, between Newcastle’s Central Station party cities, Newcastle has even been lantern, the gem of an and the thriving regional shopping area of Northumberland voted the most popular UK city to old castle and Grey Street and Eldon Square. It is well served too by Newcas- work in. Yet its magnificent central Street - I think our tle’s efficient Metro system, and the city’s two universities, the area – Grainger Town – is less well best modern street’ Castle and the regenerated Quayside, with its stylish prom- known, even though its architecture enade, hotels and offices, are also close by. (See map page 2.) ranks with that of Bath or Diary of W.E.Gladstone 1862 Grainger Town was built as a commercial centre with Edinburgh New Town. shops below housing or offices. Although there are some truly palatial buildings, such as the Theatre Royal, the former Branch Bank of England and Grainger Market, most of the Nash’s Classical Terraces: original buildings are quite small, but they are joined together A good investment to form terraces with beautifully proportioned facades. The The great sweeping curve of overall character of the streets is therefore just as important Regent Street designed by John as the quality of the individual buildings. Nash, which links London’s commercial West End with the large terraced houses around ‘Grey Street is... Regent’s Park, may have provided an inspiration for Grey Street, but one of the best in these imposing buildings fell out England’ of fashion too. Restoration work by the Crown Estate has encour- Nikolaus Pevsner, aged private investment in Northumberland fashionable shops and offices, and (The Buildings of England) houses that not long ago were 1957 considered not worth saving have now sold for up to £7 million. What is possible Leeds Victoria Quarter: 6 A Brief History A place to be proud of 7 What makes Grainger Town Leeds has promoted its exceptional is the series of centre as a ‘24 hour city’, classical streets developed in a and changed its image with period of frenetic construction specialist shops that have between 1835 and 1842 made use of grand 19th which are overlaid on the century buildings such as the pattern of the medieval Corn Exchange. A recreated settlement that was there arcade called The Victoria before. ted an entirely new commer- Quarter has attracted a Newcastle was unusual in cial centre with wide, elegant branch of Harvey Nichols, that up until 1830 there was a streets. This was both difficult and the superbly restored large property – Anderson and controversial. The princi- market is also highly popular. Place – with extensive pal street, now Grey Street, What is possible grounds within the city walls. had to follow the steep curve This became available on the of the Lort Burn, but Grainger death of Major Anderson in turned this to great advantage 1831, creating a unique in designing what is acknowl- development opportunity. A edged to be one of Britain’s number of schemes were finest streets. Two other drawn up but only Richard streets, Grainger Street and Like all historic areas Grainger Town has been through Grainger had the capacity to Clayton Street, provided many changes. First the fashionable residents began moving take the project on. As one linkages to Bigg Market and out to the suburbs, and the population decline continued for commentator remarked: ‘While Westgate Road. most of the 20th century. Even so Grainger Town, espe- others think, Mr Grainger acts’. However several buildings, cially Grey Street and Mosley Street, was until recently Grainger’s idea was to link including the old theatre and the smart residential areas to the Butcher Market, had to be Newcastle’s prime office location. Grainger Street was its the north with the cramped demolished, and a new main shopping street and Clayton Street a secondary shop- trading district above the Theatre Royal and Grainger ping area. But since the 1970s the development of the quayside. In so doing he crea- Market were built as replace- Eldon Square shopping centre and the redevelopment of ments. Other fine buildings, the Quayside have greatly expanded the city centre, and such as the Central Exchange, many of the larger shops and offices have moved out of formed part of the overall plan, and the composition was Grainger Town to more modern premises. As space, completed by Grey’s Monu- especially on upper floors, became empty and there was ment which was erected in increased traffic on the streets, the area began to look down- 1838, to commemorate Earl at-heel. Grey, Prime Minister from 1831 to 1834, and his role in the passing of the Great Reform Act. evertheless Grainger Town remains an important part of , and it is still a distinctive place. It has survived with remarkably Nfew modern intrusions, and its streets and buildings have an underlying quality which is comparable with the very best in Europe. It has all the potential to become a memorable and prosperous quarter at the heart of a great city – a highly desirable place to live in, to work in and to visit. Its regenera- tion is already seeing it start to reclaim its position as a place to be proud of, and an area worth investing in for the future.

The map to the left shows the centre of Newcastle in 1830 prior to Grainger’s developments. The plan above, drawn just 14 years later, shows Grainger’s developments in their completed form. Top: An early artist’s impression of the plans for Grainger Town (never fully realised). Centre: A portrait of Richard Grainger c.1830 from Laing Art Gallery (artist unknown). 8 9

nly a small number of cities still retain their historic cores intact and Newcastle is one of them. Few places can boast of Osuch a fine ensemble of streets and buildings right in their centres, and those that do now look after them with great care. Not only are they to be admired in their own right, but they are irreplace- the able and, given the pressures on modern cities, unrepeatable. Above all they have the potential for creating a special atmosphere, a memorable sense of place, that can be very valuable. It is ironic that over the years the historic areas of many cities have been destroyed, often in the valueof name of progress, and their buildings replaced with utilitarian designs that have not stood the test of time. Only with hindsight can it be seen what a mistake was often made. In London, for example, there were serious plans after the war to quality demolish the Nash terraces that surround Regent’s Park. Now they are among the most sought after and most expensive houses in the capital. Other areas such as Edinburgh’s Old Town, Dublin’s The Union Rooms Temple Bar and London’s Covent Garden have been threatened too, but all have survived and The former Union Club in become world-famous attractions. Westgate Road, a Listed Historic areas in city centres are therefore rare, Victorian building described and those that do remain often enjoy great in Pevsner as ‘a splendid financial success, provided that sympathetic uses French chateau’, lay empty for over 20 years in spite of are found for their buildings and that the area as a its grand staircase and whole, including its public spaces, is properly impressively-sized rooms and managed. While not suitable for every type of its location close to Central use, historic areas and the special atmosphere that Station. The 22,000 sq. ft. they create are especially attractive for certain building has recently been activities, such as tourism, renovated and converted ‘The Grainger Town Project Team into a pub/restaurant/wine housing, entertainment, acted as facilitators. They oiled the creative industries bar, which occupies the three wheels and helped us deal with the lower floors, by the J D and specialty Wetherspoon chain. There is contentious issues…They helped a shopping. also space for up to 7 flats dream come true’ on the top two floors. Ian Lear, Project Architect, Lawrence Tring Although the original Architects. building contained much wasted space, and vandalism and dry rot had caused cast iron dome have been extensive damage, the restored; the plasterwork, renovation has largely fireplaces, stained glass and followed the original design. other details have been The spacious, high-ceilinged replaced to match what was

grown in rooms have been retained; previously there. the stone staircase and the The total cost of the GraingerTown project was £4.2 million, but the result is a great success. Wetherspoons know that creating a special environ- ment with high standards is essential in such a highly competitive business as theirs. They have several Listed buildings in their estate. grown in GraingerTown 10 designed tohousetwobanks. 170 diners. space withroomforupto create ahighlycontemporary lightweight mezzaninefloorto original featuresbutinserteda have retainedmanyofthe architects, ProvinandMakin, Grade II*building. The done withtheinteriorofa place showsjustwhatcanbe fashionable barandeating floor of35GreyStreetintoa The conversionoftheground The Metropolitan The buildingwasoriginally expand elsewhere. owners arenowlookingto area. The Metropolitan’s eating anddrinkinginthe growing marketforstylish historic buildingsandthe both theflexibilityofmany Its newleaseoflifeillustrates The HeritageDividend,EnglishHeritage,1999. ment’ spark avirtuouscycleofimprove- investors inanarea,whichcan property ownersandpotential sends outpowerfulsignalstoother economicuses to enable contemporary ‘The restorationofderelictbuildings

H What is possible bars, hotelsandrestaurants. tive shoppingarea,withmany cultural quarterandalterna- been turnedintoathriving energetic marketing,ithas investment, togetherwith mixture ofpublicandprivate leading attractions. Through a station, isnowoneofthe to make way foranew bus was tohavebeendemolished the centre ofthecity, which in Europe. Temple Bar, rightin successful touristdestinations make Dublinoneofthemost rule, buttheynowhelpto come hangoverfromBritish ings wereseenasanunwel- At onetimeGeorgianbuild- From liabilitytoasset Dublin, Temple Bar: far lessattractive Town. areasthanGrainger draw inspirationfrom–manyofwhichhavesucceededin examplesto ods. However, of thereisnow noshortage of them,deterioratingbybeingleftemptyforlongperi- create demandandtopreventbuildings,orsignificantparts solutions. to Interimusesmay needtobeencouraged requires creative,flexiblethinking,notnecessarilystandard This afinebuildingistofindtherightuseforit. preserve buildings needtogohandinhand,forthebestway streets. the areaasawhole,andtobringlifevitalityback essential istoretainandbuildupthespecialcharacterof new roles,andtheprocessneedscarefulassistance.Whatis Economic regenerationandtherestorationofhistoric good, throughdeclineaswellrenaissance. owever allareasgothroughbadperiodsaswell Historic areascantakealongtimetoadapt the city. a recognisedeconomicassetfor was onceablightedareaisnow popular placetolive. What Bar isalsobecominga numbers ofvisitors, Temple As wellasattractinglarge 11 What is possible grown in 12 GraingerTown the area.Nowwithmore to astrategyregenerate the importanceoftourismled of thevalueheritageand However agrowingrealisation seemed theonlyanswer. wholesale redevelopment state that,upuntilthe1970s, burgh wasinsuchapoor The medievalpartofEdin- Edinburgh Old Town: by localarchitect, Alan J. living’ inNewcastle. growing interest in ‘city £380,000, reflectingthe for between£140,000and The flatsareonthemarket new roofgardencreated. ing havebeenretainedanda itectural featuresofthebuild- studios. The principalarch- may beusedfor artists gallery andflexiblespacethat 2 restaurants,12flats,a of uses. These includeoffices, ative conversiontoarange is nowundergoinganimagin- which wasemptyfor5years, ft.ofspaceon3floors, sq. Town withover 100,000 Listed buildinginGrainger Office, animposingGradeII Newcastle’s former Post The RedBox The schemewasdevised Regeneration through heritage improved publicrealm,a visitor attractions,agreatly Town Partnership. member oftheGrainger and Development Agency One NorthEast,theRegional English Partnershipsthrough £1.7 millioninfundingfrom existing space.Itreceived uses couldbefittedintothe care andcreativity, different Smith, whosawthat,with population thathasdou- bled, andthenewScottish Parliament, theOld Town has achieved World Heritage Sitestatusandis attracting significant investment. amounts ofprivate A care andattentiontodetailthananordinaryone, maintaining aListedbuildingdoesrequiremore more thandoingthembadly, butconverting and of theexamplesinthishandbookillustrate. distinctiveness, whousuallyleadtheway, asmany qualityand value of understand thelongterm entrepreneurial developers,andthosewho that needstobetaken.Inhistoricareasitisthe change requiredisinthedevelopmentapproach 31.)Often, however,(See page thebiggest particular problemsthatneedtobeovercome also availableandhasbeentailoredtosuitthe advice (seepages25-29.)Financialassistanceis specialist of andawiderange vide information to what theywereoriginallybuiltfor. uses, butoftenthesecouldberemarkablysimilar upgrading; othersmayneedconversionto‘new’ success.factors for Somebuildings justrequire thesehasitsownspecial city centres. Each of shops –whicharenowfoundinmanysuccessful shops, restaurants,cafes,flatsorhousesabove mix ofsmall-scaleuses–smalloffices,specialist majority aremuchmoresuitableforthewide provide spaceforlargeinstitutionalusers,butthe Mosley StreetandCollingwoodStreet,do problems ofhistoricareasandListedbuildings its regeneration.Theyunderstandthespecial In mostcasesdoingthingswellcostslittle Town Grainger The Team Project canpro- Some buildings,particularlyalongGreyStreet, s partoftheoverallprocessregenerating Newcastle citycentre,Town Grainger now has itsown ProjectTeam tohelpguide 13 What is possible 14 nity gardenswerecreatedon Church. Temporary commu- ing infront ofSt. Paul’s Entertainers startedperform- wine barsandrestaurants. customers fornewgalleries, visitors andhelpedprovide attracted growingnumbersof pendent shops. These small businessesandinde- space wastakenoverby 1970s, thecheapempty of CoventGardeninthe vegetable marketmovedout After theoldfruitand A magnetforvisitors London, Covent Garden: buildings of thecorner Victorian exubrance architecture andthe contrast between Grainger’s Westgate Roadshowingthe Corner ofClaytonStreetand erty marketisbuoyant. activity andthelocalprop- buildings remainafocusof home andabroad. The narket net forvisitorsfromboth vitality thatmakesitamag- still retainsadistinctive begun tomovein,thearea established retailchainshave of itsown. to developalivelycharacter drawn inastheareabegan and newinvestmentwas behind aGeorgianfacade, Bank movedintonewoffices development sites.Coutts While, more recently,

grown in GraingerTown I possible, doors. The overall cases, windowsand,where retained alongwithstair- Loadbearing wallshavebeen buildings aspossible. retain asmuchoftheoriginal £350 permonth). let atmarketrent(around floor roof-terrace. They are which givesaccesstoafirst separate entranceattherear tion. byThe flatsare a served by HomeHousing Associa- been convertedinto12flats Grade IIListedbuildingshas ground floorshopsinthree The vacantspaceabove Street isagoodexample. scheme for 76-80Clayton originally designedfor. The many ofthebuildingswere Town becausethatiswhat the upperfloorsofGrainger Flats fitparticularlywellinto 76-80 Clayton Street to live well maintained anddobusinessthere. Furthermore improvements morepeople areasattract toconservation tends toaddvalue toadjoiningproperties. Repairs and throughout awiderarea.TherepairofListedbuildings arefelt conservation cludes thattheeconomicbenefitsof tional investors.Research University by Cambridge studies bytheInvestmentPropertyDatabank may alsolower values.obtaining permissions However, andpotentialdelays in what alterationsmightbepermitted Areas.less marked inConservation about Uncertainty one-time lossofvalueatthetimelisting,althoughthisis provides somesupportforthis,concludingthatthereisa a usethatfitsthebuildingwell. redeveloped, thebestreturnwillusuallycomefromfinding bedemolishedandthesite building cannotnormally accessorairconditioning.disabled However, sinceaListed facilities thatsometenantsrequire,suchascarparking, contain moreunlettablespacethanmodernones,orlack lower, particularlyforoffices,whereolderbuildingsoften canbe and canbemoreexpensive. returns Furthermore Debenham Thorpe on Debenham Thorpe bytheoccupiernotowner.borne cluded theeffectofmaintenancecostswhichareusually periods thiswas notnecessarilyso. study alsoex- This althoughover theirtotalannualreturn, shorter of terms unlistedbuildingsin ings intheirdatabaseoutperformed over alongerperiod(1980-1995)theListedofficebuild- Care hasbeentakento commercial buildings perform lesswell financially than perform commercial buildings t iswidelybelievedinthepropertymarketthatListed Further researchbytheUniversityofReadingandDTZ unlisted ones,andtheyremainunpopularwithinstitu- h au fConservation? The Value of local businesspeople. als, overseasstudentsand tenants, includingprofession- now fullylettoavarietyof smooth theway. The flatsare Town Project Team helped took time,buttheGrainger permissions andconsents Obtaining allthenecessary public sectorsources. were obtainedfromthree £54,000 perunit,butgrants cost wasapproximately 2 showthat 3 con- 1 15 16 17

The view up Clayton Street, virtually all of which was developed by Grainger

historic areas encourage visitors, bringing money into the area Glasgow, Merchant City and so increasing values. This view is also strongly supported The importance of entrepreneurial developers by English Partnerships and English Heritage.

The imaginative marketing of the success is also due to campaign of ‘Glasgow’s Miles entrepreneurial developers hus while individual commercial buildings or sites may Better’ is credited with who renovated old buildings suffer a short-term loss in value when they are listed, changing the city’s image, and for housing and other uses, it has won a number of such as hotels and cafes, with that loss can be recouped over the longer term if they European awards and memorable names like Tform part of an area whose special character can be devel- distinctions. However some Babbity Bowster. oped and exploited. Experience shows that the restoration of a historic area in a central location raises its appeal and liveliness, and leads to increasing values over time. In

What is possible Grainger Town, everyone can benefit from the special legacy of the past, which makes the area unique and potentially valuable. But this extra value will only be achieved if stand- ards are raised in the whole area. Everyone, particularly property owners and occupiers must play their part. The public sector is making a major Central Exchange contribution. It is investing over £40 million in the area (with Buildings £25 million coming from English Partnerships, £11 million from the Single Regeneration Budget £2 million from New- Central Exchange Buildings castle City Council and £1.75 million from English Heritage at the very heart of Newcas- tle right next to Grey’s and £250,000 from Tyneside Training and Enterprise Coun- Monument originally con- cil). It is upgrading the public spaces and the overall environ- tained a magnificent hall, ment, and it is making available expertise and support to help which Richard Grainger property owners and occupiers take advantage of the oppor- intended to be a Corn tunities that the regeneration of Grainger Town now brings. Exchange. Instead it became a successful newsroom, art gallery and meeting place, but after a disastrous fire in 1. K. Scanlon et al, The Listing of Buildings: Its Effect on 1901 it was converted into a space into 14 maisonettes ‘People are drawn to attractive Value. English Heritage, The Department of National tiled arcade with offices along with managed work- sustainable environments as Heritage and Royal Institution of Chartered Surveyors, above. space above part of the places to invest and as places to 1994. However because of its arcade. The scheme is the 2. Investment Property Databank, The investment many changes in level, it was first to attract a major private live and work… A high quality performance of listed buildings. Royal Institution of never ideal for offices and the housebuilder into the area environment makes good Chartered Surveyors and English Heritage, 1993, up-dated 1994, 1995, and 1996. grown in top two floors have remained and provides a long-term business sense. It will create 3. G. Allison et al, The Value of Conservation? Department empty for 5 years. Miller solution for an important value and attract investment’ GraingerTown of National Heritage, English Heritage and Royal Homes is now converting this building. Space for Growth, English Partnerships, 1999. Institution of Chartered Surveyors, 1996.

Bilbao: restoring the heart of the city

Once known as a decaying steel town with huge redundant docks, Bilbao has recently reasserted its position as the leading city of the Basque Country. Regeneration started with the restoration of the Old Town’s historic shopping streets, and has continued with a stylishly designed metro system and the Guggenheim Museum, which has put it on a world map. It is a place to be proud of once more. What is possible St John’s Church on the corner of Westgate Road and Grainger Street - a 18 reminder of the areas Medieval history 19 plans for the ow that the Quayside has been regenerated with such success, the next stage in bringing Newcastle city centre up to the standard of a major Euro- Npean regional capital is to focus on Grainger Town. The Grainger Town Partnership has been established to channel future the public sector partners’ contributions into the area and to take the lead in implementing the agreed strategy for the area. The main elements of the strategy for Grainger Town, The Former Bank are now occupied by Coutts up to 2003, are: of England Bank, Knight Frank property consultants and a recruit- Extending the retail core south of the main shopping The former Bank of England ment agency. Thomas Chu’s area building, described in own offices are on the top Pevsner as ‘a grand palazzo’, floor in converted roof space. is the most imposing building The project took almost Creating residential units above shops in Grainger Street on the west side of Grey two years to complete, and and Clayton Street Street. It is Grade II* Listed required constant liaison with and has a spectacular row of the Grainger Town Project Strengthening the office core around Grey Street, Corinthian columns in its Team, the City Council and Mosley Street and Collingwood Street facade. English Heritage. However it The Bank moved out in is now considered a resound- 1971 to smaller premises ing success. All the occu- Introducing corridors of leisure activities nearby. The building contin- pants are delighted to be in ued to be partially occupied such a prestigious building in Upgrading the quality of public spaces and the until it was bought in 1996 a splendid location. What is environment. by Thomas Chu, a local more Thomas Chu is already entrepreneurial developer engaged in restoring other Improving accessibility and substantially reducing who wished to make it a Listed buildings in Grainger landmark once again. It was Town. through traffic. in comparatively good condition, but needed refurbishment to suit the ‘I am proud to have this landmark Manchester, Whitworth needs of different tenants. building in my portfolio. Restoring it Street Corridor: A desirable place to live The ground floor has be- has at times been a long and difficult come a stylish brasserie. (See page 10.) The upper floors process, but now that it is complete, it Several thousand of apart- has all been worthwhile’ ments have been created in Thomas Chu, Owner what were previously old warehouses to make a popular new residential quarter in the heart of Manchester. Initial projects were carried out by housing associations and they were followed by volume house builders. However, it is local specialist developers that have had the greatest success through their stylish designs, imaginative marketing efforts What is possible grown in and attention to detail. GraingerTown 20 21

Former Binns Store as well as three restaurants on Bigg Market. Just as the closure in 1995 of Over the years the Binns department store on interior had been greatly the corner of Market Street altered since it was originally and Grainger Street was a built. The new scheme has huge blow to Grainger Town, inserted modern retailing so its refurbishment for space behind the Grade II fashion outlets is a potent Listed facades. It illustrates sign of recovery. The £10 that, with imagination and million first phase of the skill, the needs of contempo- development by Commercial rary users can be met while Development Projects Ltd. still respecting the quality of has created 60,000 sq. ft. of the existing buildings and retailing. This was completed townscape – thus achieving The International Centre for Life in March 1999 and has been the best of both worlds. on the edge of Grainger Town let to Oasis, Karen Millen, designed by Terry Farrell Jigsaw and Envy. Phase Two is planned for completion in ‘What we are looking at Several flagship schemes are already transforming the area: 2000 and will include further is the Bond Street of retail units in Grainger Street Newcastle.’ The former Bank of England building and the Metro- James Marshall, developer politan (See pages 10 and 18)

The former Binns store (See opposite)

grown in The Red Box scheme in the old Post Office (See page 12) GraingerTown Repaving the area around Grey’s Monument (See page 22)

The International Centre for Life (just outside the area).

Particular emphasis is now being put on:

Upgrading office space, especially for small and me- dium-sized firms

Encouraging ‘city centre living’ and bringing upper floors back into use through Living Over The Shop schemes

Improving the environment to a high quality

Prague: Resolving car parking difficulties A delightful place to stroll in

Following UNESCO’s desig- Repairing run-down buildings, including shopfront nation of the historic core of improvements Prague as a World Heritage site, the municipality started Providing tailor-made assistance and grants to encour- restoring the pavements with age private sector investment. patterned sets. Pedestrians now have priority, and there is excellent public transport, making it a wonderful city to stroll around. Many of the Careful shopfront design can buildings and public spaces create a contemporary feel have also been restored, and while respecting and a series of festivals keeps the indeed enhancing the centre popular with tourists original building and local people all year round. A large amount of foreign investment – at- tracted in part by the unspoiled heritage – has now started to flow into the ‘Golden City’. What is possible grown in 22 What is possible GraingerTown ate demonstrationproject. recommended asanimmedi- space inNewcastle’)was most importantpublicopen Monument (‘arguablythe ing thearea around Grey’s commercial quarter. became Edinburgh’s leading the New Town quickly century asaresidentialarea, Built attheendof18th Edinburgh New Town: streets andspaces’ city, and ‘improved key and withotherpartsofthe both withinGrainger Town especially pedestrianroutes, called for ‘improved links’, architects Gillespies. This in 1998bylandscape Grainger Town wasprepared A publicrealmstrategyfor Public Realm Improving The Detailed designswere . Upgrad- An attractive identity attractive An the ‘living places’ofcities. recognised thatstreetsare where ithaslongbeen standards foundinEurope– Grainger Town uptothe quality ofthepublicrealmin is afirststepinbringingthe social andcivicactivity. This ages andhelpspromote ure, improvesexistinglink- ture, makeswalkingapleas- of thesurroundingarchitec- that encouragesappreciation pedestrian-priority precinct to createahighquality is nowcomplete. The aimis Gillespies, andthefirstphase Services inconjunctionwith Council’s Engineering undertaken bytheCity and theirelegantrooms. of theGeorgianbuildings prefer thedistinctiveidentity many ofthesmallerfirmsstill modern officebuildings, recently movedoutto legal andfinancialfirmshave Although someofthelarger

T What is possible special characterisretainedandenhanced. can onlybeachievedbyworkingtogethertoensurethatits standing opportunityforinvestment,butitsfullpotential areas ofgreatqualityinacitycentre,representsanout- theleastknown play theirparts. Town, Grainger asoneof private investorsandexistingpropertyownersmustalso joint enterprise.Whilethepublicsectorcantakelead, its effectontheareaasawhole. must bejudgedwithinthecontextofitssurroundingsand design canenhanceahistoricarea,allnewdevelopment presentdayactivities. for alively mixof quality ofthearea,andprovidefacilitieswhicharesuitable that aremadebothrespecttheexceptionalarchitectural attracted to. thattheimprovements requires inturn This quarter ofthecitythatpeoplewillfeelproudandbe Victorian andmodern magnificent buildingsandstreets– Town’s Grainger area. Itsaimistomakethemostof whole andindividualswhoinvest,liveordobusinessinthe gone beyondjustafocuson centre oncemore. This has aged peopletoliveinits business visitorsandencour- broadened itsattractionsfor Volvo, Gothenburghasboth known astheheadquartersof building city, now better Once Sweden’s great ship- Gothenburg: Making the most of Grainger Town Grainger is, therefore, a Making themostof thatwillbenefitbothNewcastle asa isastrategy This always bewelcome.Butwhilegoodqualitymodern investment isrequiredandimaginativeprojectswill hese twoaspectsmustbecarefullybalanced.New A changeofattitude – tocreatealively anddistinctive pleasant tovisit. for, makingitmuchmore meticulously cleanandcared cafes onstreetsthatarekept provides splendidpavement on drinking,thecitynow which untilrecentlyfrowned buildings. Inacountry medieval, classical, 23 Union Rooms of thenewlyrefurbished The mainstaircase finding What is possible 24 expertise popular placetolive. shopping centreandvery world. Itisalsoathriving visitors fromalloverthe and drawshugenumbersof buildings opentothepublic ter. Itnow hasmany historic enhanced itselegantcharac- carefully retainedand bombing, thecitycentrehas suffering extensive war-time by seasideresortsand Despite beinglatereclipsed wealth ofGeorgianbuildings. century, andcontainsa fashionable spainthe18 Bath wasrelaunchedasa Founded bytheRomans, Bath: A thrivinginheritance help and th T this handbook. Town. isgiven Thecontactaddress ontheback cover of concerning investmentordoingbusinessinGrainger improve Newcastlecitycentre,including: with theotheragenciesthatareworkinginpartnershipto historicbuildings. Team TheProject isinclosecontact of including howtodealwiththeproblemsandcomplexities Town, Grainger of theregeneration on allaspectsof It isthereforethenaturalfirstportofcallforallmatters Tyneside Training andEnterprise Council English Heritage responsibilities) which hastakenoverEnglishPartnerships’local One Northeast(theRegionalDevelopmentAgency Newcastle CityCouncil professionals, basedatCentralExchangeBuildingsin 14 Townhe Grainger of ProjectTeam hasastaff Grainger Street,whocanprovideadviceandassistance medieval alleys streets andnarrow the grandclassical is thecontrastbetween Grainger Town’s character An importantpartof 25 Helsinki: Encouraging small 26 enterprise 27 Helsinki is a comparatively isolated city that knows the value of enterprise and communication. Finland’s mountainous terrain and scattered towns helped Nokia become the pioneer of the mobile phone industry. Continued innovation is being encouraged through a network of business incuba- tors that provide workspace The Grade I Listed Grainger Market which has for small firms on flexible terms backed up with training been the retail heart of the area for 165 years and advice. They include schemes like Helsinki’s Design Village which helps ensure that new graduates can remain in the city and

What is possible he Project Team is available to help everyone con- develop business there. cerned with Grainger Town, including property owners and occupiers and their professional Tadvisers, as well as those who are interested in any of the many investment or business opportunities that the area now offers. Its aim is to help make Grainger Town a distinctive, dynamic and attractive quarter which benefits to the full from its historic environ- ment. The team’s philosophy is to do all it can to assist those with projects that will contribute to this aim, by working constructively with them to ensure that their schemes respect the unique heritage of the area as well as achieve adequate financial returns, and by helping them cope with the extra requirements of Listed buildings and Conservation Areas.

Photograph and drawing opposite: The Red Box, a development of flats offices and housing (see Page 12)

Above: The Assembly Rooms on Fenkle Street, a Grade II* Listed building dating from 1776

Below: The Tyne Theatre and Opera House on Westgate Road from 1867, built as a rival to the Royal Theatre Sheffield, Cultural Partnerships between the Industries Quarter: City Council and local busi- 28 Encouraging creative firms nesses have led to the creation 29 of many new jobs in a range of A group of redundant indus- business including recording trial buildings between the studios, an arts cinema, restau- railway station and Sheffield rants and cafes. The project city centre have been con- took over ten years to com- verted into workspace for plete, but it has succeeded in creative firms, and are helping creating an entirely new quar- to change the image of a city ter in Sheffield in and removing once known only for steel. a major source of blight. What is possible

The Project Team works both by making contact with property owners and occupiers in Grainger Town, through its business and residents’ forums and other contacts, and by welcoming approaches made to it by those with ideas or problems to discuss. The Team: Galen House provides advice to help make projects more acceptable This former pharmaceutical market rents by Home warehouse on the corner of Housing Association. The £2.3 for planning purposes or for financial support Low Friar Street and Dispen- million capital costs were sary Lane was built at the supported by English Partner- arranges contacts with appropriate local experts to help turn of the century. It has ships and the Conservation bring in specialist advice now been converted into 62 Area Partnership grant furnished apartments after scheme. The architects for provides information (if available) on local markets, standing empty for many the project, Greenall Winskell, years. The scheme was have also been involved in including the local property markets

grown in undertaken by Collingwood other ‘living over the shop’ Properties and is being let at schemes in Grainger Town. provides information on government grants and other GraingerTown forms of assistance (see next section)

acts as an advocate for suitable schemes and helps ‘fast- track’ them through planning and other procedures.

ot all parts of Grainger Town are the same and different standards can apply in different places. High quality modern design can often fit well into a Nhistoric area, and imaginative proposals will always be welcomed. As this handbook shows, good quality is fundamental to the success of the area as a whole and this in turn will also determine whether individual investments achieve their full potential value. The Project Team will therefore ensure that Grainger Town’s magnificent heritage is preserved in order to make it a memorable and highly Bradford, Little Germany: successful area as a whole – for the benefit of all. A historic commercial quarter

Bradford’s historic merchant a programme of environmental Cross House, a landmark quarter, Little Germany, works and cosmetic improve- at the junction of contains one of the finest ments to buildings. This was Westgate Road and collections of Victorian ware- followed by public investment Fenkle Street. houses in Britain. Covering in a number of building just 20 acres it includes 83 conversion schemes which buildings, two thirds of which demonstrated that there was are Listed. The buildings, indeed a market for the space. however, no longer suit the Concerted efforts followed to needs of the textile industry, promote Little Germany and to and by the late 1980s much of generate a range of uses to the floor space was vacant and animate the area and its the area was starting to buildings. This promotion become derelict. It was said included attention-grabbing that there would never be any events (such as the perform- demand for space there. ance pictured above) which Since that time Little have certainly raised the profile Germany has been successfully of this once neglected historic regenerated. The first step was quarter. What is possible Illustrations andphotographs Architects) Cover: Repro, CityofNewcastle upon Tyne), Illustration–David RudlinURBED Baker illustration –David RudlinURBED Tyne), Metropolitan Bar–NeilBlackburn, Temple Barandclock–URBED photograph –(CityRepro, upon CityofNewcastle Tyne), photograph bottom–(URBED) Rudlin URBED Museums Service), ofRichard Graingercourtesy Laing portrait Gallery,Art maps –( MuseumsService), Leedsphoto Market Engraving (Laing Gallery),Art historicphotograph ofGraingerStreet –(Tyne and Wear MuseumsService) Page 20/21: – CharlieBaker andtheinsideof Arcade (CityRepro, CityofNewcastle upon Tyne) 30 grant grown in Page 31/32: All photographs URBED, Illustration–David RudlinURBED

Page 27/28: GraingerTown Photographs –URBED Page 8/9: the areafromsmallbusi- strong demandforspacein convinced thatthereis Richard Clarkhaslongbeen delighted withtheresults. solutions company, are multi-media andinternet such asEnigmaInteractive,a urban televillages. Tenants ofoneBritain’spart first internet accessandforms businesses. Eachunithas created 27unitsforcreative itects andcontractorsithas the space.Usinglocalarch- grants andloanstorefurbish East hasraised£750,000in condition andProjectNorth was vacantandinpoor Victorian brickbuilding.It Listed, isafine6-storey Pink Lanealthoughnot nesses. accommodating 50busi- sq.ft.ofspace, 45,000 Pink Laneandnowhassome refurbishing premisesaround firms. Since1989ithasbeen space andservicestosmall record ofprovidingwork- prise Agencies withatrack the UK’s pioneeringEnter- Project NorthEastisoneof Turners Building available Photographs –URBED schemes Project East’s North Turners Building, 7-15 Photographs–URBEDexceptRedBoxillustrationandphoto Alan JSmithPartnership Photographs –URBEDexcept The UnionRooms–Lawrence Tring Architects Page 14/15: Page 22/23: Back cover: Covent Garden photograph–GREProperties, Illustration–David RudlinURBED Axonometric –Gillespies, andillustration–URBED photographs Photographs –URBEDexceptGrainger Town Team photograph –(CityRepro, CityofNewcastle upon Tyne) Inside Cover: Page 2/3: Page 12/13: achieving impressiveresults. development, butitis preneurial –approachto unconventional –orentre- much timeandeffort,an support him.Ithastaken including amajorbank,to now convincedothers, project showsthathehas TheTurnersBuilding centre. operating inahistoriccity identity thatcomesfrom nesses thatappreciatethe All photographsURBEDexceptviewdown Grey Street andphotographofCouncillor Flynn –(City Stephen Grainger,M.D.EnigmaInteractive. of mediabusinessesbasedhere’ from beingpartofathrivingcommunity we attract…Ithinkwillbenefit fairly prestigiousduetothetypeofclients ‘I neededanopenplanofficethatwas Map baseduponOrdnance Survey baseplan, arialphotograph courtesy Air Images, Dome Red Box photographs – Alan JSmithPartnership, Page13 photographs –URBED, Edinburgh Page 18/19: Page 4/5: Engraving –(Tyne and Wear Museums Service), photograph Bath–URBED, Bigg Photographs –URBEDexceptManchester StreetWhitworth –Charlie Baker Page 10/11: Page 24/25: Page 29/30: Page 6/7: Dome photocourtesy –(CityRepro, CityofNewcastle upon Photographs –URBEDexceptstaircase –(Lawrence Tring Historic artists’ view ofGrainger Historic artists’ Town –(Tyne and Wear Photographs –URBEDexceptLittleGermany –Charlie Page 16/17: – URBED, illustrationGrey Street –David All photographs –URBEDexceptGlasgow

What is possible improving thecity. sustain publicinterestin included aseriesofactivitiesto Yourself LookPretty term campaign transformation throughalong- of publicart–startedthe colour schemesandpromotion introducing andco-ordinating restoring buildingsandfacades, landscaping ofneglectedsites, improvements –imaginative changed. Environmental its football team. This hasall industrial city, famousonlyfor from beingseenasagreyand Barcelona sufferedforyears A shiningexample Barcelona: A Team andadvice onthese. canprovideinformation available fromothersources. Town TheGrainger Project Grainger T Grainger T Source: Source: Grainger T Grainger T Sources: Sources: Grainger T Grainger T Source: Source: Grainger T Grainger T Sources: Sources: Grainger T Grainger T Source: Source: Grainger T Grainger T Source: Source: Financial supportandotherassistancemayalsobe Grainger T Source: Town in Grainger organisations andcultural artists Arts andCultureProgramme: Grainger T Sources: Town andforrelocationstothearea able forstart-uporestablishedbusinessesinGrainger Business SupportProgramme: Grainger T Source: traditional orotherwelldesignedshopfronts grant aidtowardsremovingcanopiesandrecreating Shopfront ImprovementProgramme: Grainger T Sources: New BuildingsatRisk targeted of conservation Percentage grantaidtoassistthetraditionalrepairand Heritage EconomicRegenerationProgramme: Grainger T Source: assist theconversionofvacantupperfloorsintohousing Living OverTheShopProgramme: Grainger T Source: streets towards officeimprovementsintargetedcommercial The OfficeInvestmentProgramme: Grainger T Grainger T Source: Source: Grainger T Grainger T Sources: Sources: Grainger T Grainger T Source: Source: Grainger T Grainger T Sources: Sources: Grainger T Grainger T Source: Source: Grainger T Grainger T Source: Source: wide rangeofgrantsareavailabletoassistthose operating inorinvesting Town. inGrainger Barcelona Make These include: English Partnerships. Single RegenerationBudget. Single RegenerationBudget. Single RegenerationBudget. Single RegenerationBudget,EUFunding. , whichalso o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: wn Contact: castle CityCouncil,EnglishHeritage.

Alastair Haworth (Tel: 01912699105) Alastair Haworth (Tel: 01912699105)

Kari Kiernan (Tel:Kari Kiernan 01912699113) David Lovie (Tel: 01912699114) Ned Buick(Tel: 01912699111) Jill Young (Tel: 01912699103)

urban regeneration. shining exampleofsuccessful colourful anddynamic,a Now thecityisseenas Olympic Games,togoahead. larger projects,includingthe investment whichhasenabled risen, sotoohasprivate As Barcelona’s imagehas Fundingforindividual Financemaybeavail- Gap fundingto Grant aid Percentage 31 Price £5.00

For further information on all aspects of Grainger Town please contact Chris Oldershaw at the Grainger Town Project address below.

In conjunction with this handbook the Grainger Town Partnership is publishing a Point of series of detailed guides (available from the address below) on ways of achieving quality in a historic area. The first guide, currently under production, is:

Grainger Town Shopfront Guide

Other planned guides include: Grainger Market Stalls Improvement Grainger Town Character Assessment Care and Conservation of Historic Buildings Owning a Historic Building Reuse and Refurbishment of Historic Buildings contact

The Grainger Town Project First Floor, Central Exchange Buildings 128 Grainger Street, Newcastle-upon-Tyne NE1 5AF

tel: 0191 261 9000 fax: 0191 230 3770

Credits This handbook was commissioned by the Grainger Town Partnership and has been researched, written and designed by URBED (Urban and Economic Development Group). The preparation of the handbook has been guided by a steering group consisting of David Lovie (Grainger Town Heritage Officer), Chris Oldershaw (Grainger Town Project Director), Graham Bell (North East Civic Trust), Colin Haylock (Newcastle City Council) and John Edwards (English Heritage).

The handbook has been researched and written by Christopher Cadell of URBED, assisted by Nicholas Falk with design and illustration by David Rudlin. Preprint by M15 Design. Printed by Communique.

URBED: 19 Store Street, London, WC1E 7DH, tel. 0171 436 8050 fax. 0171 436 8083 e - [email protected]