Marshall's Mill, Holbeck
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Marshall’s Mill Holbeck Design Statement Revised 8th August 2004 Prepared by... URBED with Bauman Llyons Architects Martin Stockley Associates and King Sturge For Igloo URBED 10 Little Lever Street MANCHESTER M1 1RF t. 0161 200 5500 f. 0161 237 3994 19 Store Street LONDON WC1E 7DH t. 0207 436 8050 f. 0207 436 8083 [email protected] Marshall’s Mill Holbeck Contents Introduction 1 3b Masterplanning structure 19 3c Masterplan form 21 PART 1: The Leeds context 2 3d Masterplan blocks 23 1a Leeds 3 3e Masterplan massing 24 1b The development of Leeds 5 3f. Masterplan townscape and Heritage 25 3g. Proposed Uses 26 PART 2: The Holbeck Urban Village Area 6 3h. Public Realm 27 2a The development of Holbeck 7 2b History of the Site 8 PART 4: Transport Strategy 28 2c The area today 11 4a. The curent situation 29 2c The area today (continued) 12 4b. Access strategy 31 2d Townscape Analysis 13 4c. Parking and servicing 33 2e Policy context 14 PART 5: Socially Responsible Investment 34 5a. Sustainable energy strategy 35 PART 3: Masterplan Development 16 5a. Daylight and overshadowing 37 3a Reconnecting Holbeck Urban Village 17 5b. Wind assessment 39 A report by URBED with Bauman Lyons, Martin Stockley Associates and King Sturge Introduction This design statement has been pro- The masterplan for Marshall’s duced in support of the outline planning Mill proposes a mixed-use, application for the Marshall’s Mill site dense urban quarter that can that is being submitted to Leeds City contribute positively to the Council by Igloo. This document has development of the wider urban been prepared by URBED with inputs village from Martin Stockley Associates, King Sturge and Bauman Lyons Architects. The Design statement is in five parts: The Marshall’s Mill site – illus- trated on the plan to the left – includes Part 1: Looks at the Leeds context, 2.1ha of land in the Holbeck area. The the city today and its development. triangular site is bounded by Bath Road, Water Lane, Marshall Street and Un- Part 2: Describes the Holbeck Urban ion Place and lies within the Holbeck Village area including its historical Conservation area. The site falls within development, the area today, and the the Holbeck Urban Village which is be- current policy context. ing promoted by Leeds City Council and Yorkshire Forward. Part 3: Describes the development The masterplan for Marshall’s of the masterplan including our Mill proposes a mixed-use, dense urban analysis of the way that it fits within quarter that can contribute positively the planning context for Holbeck. to the development of the wider urban village. This planning application has Part 4: Describes the masterplan been prepared following discussions including the design form, block with Leeds City Council and Yorkshire structure, height and massing, herit- Forward and in parallel with the emerg- age and townscape, land use, public ing Supplementary Planning Guidance realm and access. for Holbeck Urban Village. The propos- als set out in this document are entirely Part 5: Describes the Socially in line with this emerging vision for the Responsible Investment analysis area. developed for the Masterplan. Marshall’s Mills Masterplan Design Statement A report by URBED with Bauman Lyons, Martin Stockley Associates and King Sturge PART 1: The Leeds context Marshall’s Mills Masterplan Design Statement A report by URBED with Bauman Lyons, Martin Stockley Associates and King Sturge 1a Leeds Leeds is the second largest metropoli- A large part of the growth in em- and 26% in print and publishing. The tan district in the UK and is the regional ployment will be in creative and city is predicted to provide 37% of the capital of Yorkshire and the Humber. media industries. Holbeck Urban regions additional employment by 2012. The city has a population of Village is one of the potential Forecasts predict job growth of 8.4% 715,000 with 2.2m people living within growth areas for these sectors (an additional 36,000 jobs) in Leeds a 30 minute driving time of the city over the 2002-2012 period. A large part centre. The working age population is The £26m Grand Theatre improve- of the growth in the employment sector forecast to rise by 8,000 over the next ments. will be in the creative media industries decade to 468,000 and the labour force with over 13,000 people and 1,700 will rise by 4,000 over the next decade Feasibility work is also being under- employers. Holbeck Urban Village is one to 374,000. Unemployment stands at taken into a possible new convention of the potential growth areas for these around 12,500 and the unemployment centre in the city. creative industries. rate has fallen from a 9.3% peak in 1993 to 2.8%. Employment Property Like many of the UK’s provincial cities Leeds has been experiencing a There are 442,000 people working in Since 1992, £5.2bn has been invested, period of economic growth which is Leeds including 55,000 self employed. or is in the pipeline for major property reflected in the amount of construction The city has achieved sustained em- schemes in Leeds. The commercial taking place in the city centre. A number ployment growth and low unemploy- property market remains buoyant and Marshall’s Mill of major projects are planned and un- ment and between 1996 and 2001 more at the beginning of 2002, property derway at the present time: jobs were created in Leeds than in any schemes valued at £650m were under construction in Leeds and £2.7bn of Main Plan: The Leeds conurbation, major city outside London - 34,000 one of the emerging plans from the The new £26m City Museum (due in total. 29% of the employment is in schemes were proposed. Of these, 70% Leeds City Masterplan. Right: Proposed development at for completion 2007). finance and business services, 35% in and 58% respectively were city centre Bridgewater Place on the edge of the schemes. Holbeck area legal services, 13% in manufacturing The new £5 m theatre and arts centre in Millennium Square (due for completion 2005). The new £9m Northern Ballet Thea- tre and Phoenix Dance headquarters (due for completion 2004). Marshall’s Mills Masterplan Design Statement A report by URBED with Bauman Lyons, Martin Stockley Associates and King Sturge View of Holbeck looking towards Leeds in 1858 1821 Whole town Figure Ground Plan Whole town Figure Ground Plan today 1851 1894 1909 1938 2002 Marshall’s Mills Masterplan Design Statement A report by URBED with Bauman Lyons, Martin Stockley Associates and King Sturge 1b The development of Leeds URBED’s approach to masterplanning is way to the city from the south. indeed been reinforced in the period be- based on, what we call the ‘Three Rs’, The remainder of the area to the tween this and the earlier plan. However Rediscovery, Repair and Renewal. For south of the river was originally market major transport infrastructure has been this reason our masterplanning work gardens serving the city. This was scat- driven into the city on the line of least starts with a historical reading of the site tered with a number of villages including resistance along the river. The first piece to understand how and why it developed. Holbeck, Holbeck Moor, Beeston Hill of infrastructure was the canal but much We have therefore undertaken a histori- and Hunslet Moor. As Leeds developed, more important were the railways that cal review of the growth of Leeds as it these market gardens were developed arrived in the 1840s. The main station affects Holbeck. This is set out on the along the roads between these villages. was built over the river and the tracks sequence of ‘figure ground’ plans on the The Round Foundary site and Marshall’s were bought in on a series of elevated facing page. Mills were some of the earliest sites to viaducts. This cut off the southern parts Figure ground plans are a useful be developed in this way. of Leeds even more from the city. The method to uncover the urban structure As the sequence of plans of Leeds picture was completed by the M621 mo- of an area. They show the density of city centre illustrates (below left with torway that penetrated into this part of development but also the way in which Marshall’s Mill appearing in the bottom Leeds. The road infrastructure between buildings enclose space. The larger left corner) as Leeds grew there was a the motorway and the City Centre served plans show the whole city with the circle period when the Marshall’s Mill site was to further undermine the structure of this drawn at a mile radius from the city connected to the city despite the sever- part of the city. centre. The left hand plan is from 1821 ance effect of the river. It was during this The effect of this can be seen and shows the historic shape of the city. period that many of the fine buildings clearly on the whole town figure ground This grew up as a ‘T’ junction between of the area were erected. However as plan. The city centre is shown as a the Headrow and Briggate predominantly the city contracted, the Holbeck Urban coherent, densely built-up area. There The area developed as an in- to the north of the River Aire. The single Village area once more became isolated is a small shatter zone to the north west dustrial district in fields between bridge over the Aire allowed the city to from the centre. and east of the centre.