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UTC Site Assessment Matrix

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UTC Site Assessment Matrix HULL CITY COUNCIL: UTC Site Assessment Matrix HullSiteAssessmentMatrixV4.xlsx Site Reference: A B C D E F Site name: Colonial St Bond Street George Street Kingston House John Street Car Park Practical site (west of Spring St) is 1.3ha Practical site (car park, Edwin Davies & Site area (ha) Total site 0.93ha. Await TF Total site 0.35ha (total 2.75ha). and Bond St) is 0.85ha (total 2.12ha). Valuation Site purchased less area designated for Albion Street car park valued at Police HQ valued at £1,000,000 Kingston House valued at £1,000,000 John Street car park valued at £106,275 hotel valued at £750,000 £2,857,671 (based on rental income) (excluding demolition) (excluding demolition) (based on rental income) Deliverability Context Weighting: 50% Size of Site Vacant 'practical site' provides Restricted - 'practical site' Adequate site for stacked Adequate site for stacked Adequate site for stacked more than adequate area with includes former Edwin Davies scheme but restricted. scheme but restricted. scheme but restricted. 5 5 2 2 5 potential for additional store & western carriageway of development on adjoining land. Bond St. Site Ownership Whole 'practical site' in HCC HCC and private. HCC, Police Authority & private. HCC ownership with leased units HCC ownership ownership, remainder HCC and 5 2 1 to ground floor 4 5 private occupied buildings. Complexity of Site Assembly, Sufficient HCC land available for Sufficient HCC land available, Development agreement with Sufficient HCC land available Sufficient HCC land available for including valuation scheme but complex if additional however unacceptable in terms Humberside Police for mixed use although currently under offer. scheme but complex if additional land is included. Parts of the site of land values scheme - small private site However, site layout not New Theatre land is included. bounded by the site boundary 3 0 required to facilitate scheme. 2 conducive to proposed building 2 Excellent in terms of land value. 5 are either not in HCC ownership layout. or are already allocated for alternative development. Relationship with Wider Adjacent to St Stephen's Part optioned for commercial Scheme would require whole site Dependant on approach to Scheme would require whole site Development Proposals scheme. Parts identified for development & leisure scheme - potential links to College/civic refurbishment / demolition of - potential links to College/civic residential, fire station and 'other 2 would link well with retail quarter - 2 quarter. 5 building. Potential link with retail 2 quarter. 5 commercial' development. link to Kingston House quarter. demolition. Regeneration & Townscape Catalyst to regeneration of long Opportunity to improve semi- Appropriate use for site but Opportunity to provide catalyst for Prominent nature of site makes Impact vacant sites. derelict sites & link to public potential issue with large building improvements to neighbouring attractive proposition along with realm enhancements but alongside Queen's Gardens. semi-derelict sites & link to public nearby College/civic quarter 3 potential issue with large building 3 3 realm enhancements but 3 4 alongside Conservation Area. potential issue with adjacent listed buildings. Ability to Generate Development Could encourage development of Could encourage development of Could encourage development of Could encourage development of Limited as most of site will be Premium adjoining sites to generate 3 adjoining sites to generate 3 adjoining sites to generate 3 adjoining sites to generate 3 required. 2 premium. premium. premium. premium. Impact on Existing Practical site' is extensive cleared Mainly surface car park with Multi-storey car park (due to be Occupied building and leased Mainly surface car park area - no impact on existing vacant/part-vacant buildings demolished) and surplus police units. Potentially requirring depending on extent of site Facilities/Activities 4 3 2 1 4 activities unless wider site is requiring demolition. headquarters - one public house demolition developed. and various shops in use. Operational Viability of Location Good location - serves whole city Good location - serves whole city Fair location - serves whole city. Good location - serves whole city Fair location - serves whole city. 4 4 3 4 3 Scope for Linked/Additional Yes - site area available in highly Yes - depending on land Limited due to restricted site area Yes - depending on land Limited due to restricted site area accessible location. developed, with potential links to although potential college links. developed, with potential links to although potential college links. Community Development 3 4 3 4 3 Health Centre. Health Centre. Site Details Weighting: 30% Planning Policy Compliance Designated Strategic Develop- Part of site designated Strategic Designated Strategic Develop- Designated Strategic Develop- Designated Strategic Develop- ment Area (SDA) within Hull City Development Area within Hull ment Area (SDA) within Hull City ment Area (SDA) within Hull City ment Area (SDA) within Hull City 4 4 4 4 4 Centre. City Centre. Centre. Centre. Centre. Cultural Fit with Locality • Fit 24 (St Stephen’s) • Fit 24 (St Stephen’s) • Queen’s Gardens • Fit 24 (St Stephen’s) • Health Central (NHS) • Health Central (NHS) • Health Central (NHS) • Princes Quay Shopping • Health Central (NHS) • Hull New Theatre • Hull Truck Theatre • Hull Truck & New Theatres • Restaurants & Cafes • Hull Truck & New Theatres • Restaurants (St Stephen’s & • Restaurants (St Stephen’s & • Restaurants (St Stephen’s & • Ferens Art Gallery • Restaurants (St Stephen’s & City Centre) City Centre) City Centre) • Museum Quarter City Centre) • Retail Outlets (St Stephen’s & • Retail Outlets (St Stephen’s & 3 • Retail Outlets (St Stephen’s & 3 • Hull History Centre 4 • Retail Outlets (St Stephen’s & 3 City Centre) 5 City Centre) City Centre) • Hull New Theatre City Centre) • Museum Quarter • Holiday Inn & other hotels • Holiday Inn & other hotels • Trinity House School • Holiday Inn & other hotels • Hull History Centre • Hull College • Trinity House School • Guildhall & City Hall • Hull College • Guildhall & City Hall Current Development Proposals The site has been previously None for north end of site, Former police HQ is to be Currently under offer. None for main site, New Thetre / identified for residential planning consent for residential in marketed for development. Fire station to South, however development as part of the centre & option for commercial not negatively impacted by original St.Stephens scheme to south (BHS/Co-op). proposal. development. HCC has agreed to 1 4 1 1 4 sell a number of its land holding in the area to facilitate the development of a hotel complex on the site frontiong Ferensway. Visibility/Profile Limited visibility from key arterial Limited visibility from key arterial Good visibility from Freetown Limited visibility from key arterial Excellent visibility from Freetown routes but visible from Park St & routes but visible from King Way (A165) and close proximity routes but visible from King Way (A165) and close proximity access to St Stephen's/Tesco 2 Edward St, Jameson St & Albion 3 to Queens Gardens. 4 Edward St, Jameson St & Albion 3 to Queens Gardens and 5 retail area. St retail/commercial area. St retail/commercial area. Education Quarter. Flood Risk Flood Zone 3a ii (medium Flood Zone 3a ii (medium Flood Zone 3a ii (medium Flood Zone 3a ii (medium Flood Zone 3a ii (medium hazard). 2 hazard). 2 hazard). 2 hazard). 2 hazard). 2 Ground/Utility Issues Utilities in highways & asbestos Potential for buried museum Demolition required. Demolition required. Potential for utilities in highways on site of demolished nightclub. 2 artefacts in existing car park and 2 2 2 3 utilities in highways Archaeology & Heritage Issues One Listed building (St Patrick's No below ground archaeological No below ground archaeological Various adjacent / attached listed No known below ground Roman Catholic Church, Spring issues but mosaic mural above issues or heritage buildings. buildings to Jarratt Street part of archaeological issues or heritage Street from 1905) - no below 3 BHS is on Hull Local List. 4 5 Georgian New Town- no below 3 buildings. 5 ground archoaeological issues. ground archoaeological issues. Access and Movement Weighting: 20% Site Access Good from surrounding roads - Good - possible from north Excellent from surrounding roads Good - possible from north Excellent from surrounding roads most likely from south (Park St to (Albion St) or south (closed Bond - most likely servicing from north (Albion St) or south (closed Bond - vehicles most likely from North St Stephen's). St - pedestrians only). (George St) & customers from St - pedestrians only). (Freetown Way) Pedestrian / 3 4 south (Queen's Gardens). 5 4 Public Transport from South 5 (George Street or Jarret Street) Connectivity - Pedestrian & Excellent pedestrian access from Excellent pedestrian access from Good pedestrian access from city Excellent pedestrian access from Excellent pedestrian access from Cycle Accessibility locality & city centre, with locality & city centre, with centre, with access from on-road locality & city centre, with locality & city centre, with extensive on-road cycle routes 4 extensive on-road cycle routes 4 cycle routes to city centre. 3 extensive on-road cycle routes 4 extensive on-road cycle routes 4 nearby. nearby. nearby. nearby. Connectivity - Public Transport Excellent - 400m from Excellent - 400m from Good - 700m from Interchange Excellent - 400m from Good -
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