LANCASTER CANAL QUARTER
Strategic Regeneration Framework
REFERENCE 1234 CONTEXTPROJECT AND SITEPROJECT ANALYSIS TITLE
DOCUMENT BID TO TENDER
CLIENT STATUS DATE NAME OF CLIENT DRAFT 12/12/19
DECEMBER 2019 REF. 2037 2 |
4 |
CONTENTS
1 ABOUT LANCASTER 7
Context 8 Land Use and Facilities 10 Movement 11 Green and Blue Infrastructure 12 Car Parking 13 Lancaster Canal 14 Planning, strategy and market context 16
2 THE CANAL QUARTER 25
The Canal Quarter Today 26 Heritage 28 Understanding the Site's Character 30 Site atmospheres 32 Cataloguing the Site's Specialness 34 LANCASTER CANAL QUARTER 5 |
ABOUT LANCASTER 1 8 |
CONTEXT
Lancaster is the most northerly city in Lancashire, located on the River Lune KENDAL and the Lancaster Canal. Its LAKE DISTRICT rich past as a commercial and economic centre has M6 resulted in an abundance of historic sandstone buildings, YORKSHIRE winding streets and defined DALES spaces, as well as a skyline LANCASTER marked by steeples.
It benefits from good connections to the towns and FOREST OF cities of the North West and M6 BOWLAND proximity to the M6. Lancaster is also a main rail station on the West Coast Mainline. It enjoys excellent links with BLACKPOOL neighbouring Morecambe. M55 This includes a traffic-free PRESTON M65 cycleway, the western end BLACKBURN of which comprises the national coast-to-coast Way of the Roses cycle route. M56 M62
The Lake District, Forest of M6 Bowland Area of Outstanding M61
Natural Beauty, Arnside M60 M58 and Silverdale Area of
Outstanding Natural Beauty M57 MANCHESTER and the Yorkshire Dales are also within easy reach. M62 LIVERPOOL The city benefits from the M56 internationally-renowned Lancaster University, and many students are tempted to relocate to Lancaster after their studies are completed. and cultural heritage and is Lancaster offers other excellent known for its range of festivals, opportunities for further cultural venues and high quality education at Lancaster and pubs. The vibrant local music Morecambe College and at scene is supported by a number the Lancaster Campus of of music venues and a series the University of Cumbria. of annual music festivals. Lancaster is proud of its arts LANCASTER CANAL QUARTER 9 |
MORECAMBE
SANDYLANDS
THE SITE
LANCASTER HEYSHAM
PROPOSED BAILRIGG GARDEN VILLAGE LANCASTER UNIVERSITY
CANAL QUARTER
The Canal Quarter is located immediately northeast of Lancaster city centre, roughly bounded by St Leonard's Gate, Alfred Street, Lancaster Canal, Quarry Road, Nelson Street, LANCASTER CITY CENTRE Bulk Street and Moor Lane. Previously known as Canal Corridor North, the 6.5 hectare site was subject to another spatial strategy during the early 2000s. However Lancaster City Council decided to rethink the scheme, in the name of a more deliverable, phased approach to the redevelopment of the site. 10 |
WIDER CONTEXT LAND USE AND FACILITIES
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The Canal Quarter's proximity to the city centre KEY and its comparable size have the potential to Site Primary school significantly influence its existing pedestrianised River Lune Secondary school centre. Canal Higher education Lancaster is compact and walkable, and most City centre of the city centre amenities are within 15 Medical facility Train station minutes walking distance from the surrounding Supermarket residential areas. Bus station Football club
Cricket club LANCASTER CANAL QUARTER 11 |
WIDER CONTEXT MOVEMENT
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The Canal Quarter benefits KEY from Lancaster's excellent Site connectivity with its River Lune surroundings, both by rail Canal and road. The main railway Railway station is located 7-10 minutes walk from the site. The A-road Motorway network runs past the edge of 10-20 mins to A-roads 20 mins to Lancaster University the site boundary; it provides Preston B-roads easy vehicular access, but on Public Right of Way (PRoW) 30 mins to Kendal the other hand, also acts as a 30 mins to Bridleway potential barrier to movement. Morecambe Traffic-free cycle route 40 mins to 40 mins to Kendal Preston Recreational route
50 mins to Blackpool
1 hour to 1 hour to Kirkby Manchester Lonsdale 12 |
WIDER CONTEXT GREEN AND BLUE INFRASTRUCTURE
A pp ro x. 15 m in w a lk
RYELANDS PARK App rox . 10 m in w a lk
App rox . 5 m in QUAY w WHALLEY a MEADOW lk RECREATION GROUND
DALTON SQUARE DALLAS ROAD GARDENS WILLIAMSON SCOTCH PARK QUARRY
FAIRFIELD BISHOP'S NATURE WALK RESERVE GREAVES PARK
There is a lack of green space within the city KEY centre - the key public spaces within the city's Site heart are Dalton Square, within the historic civic River Lune quarter, and Quay Meadow, a large green space Canal around Lancaster Castle. Public open space The River Lune and Lancaster Canal both provide Sports amenity within the city centre and are important, Allotments biodiverse walking routes. Cemetery LANCASTER CANAL QUARTER 13 |
WIDER CONTEXT CAR PARKING
There are several areas of surface car parking KEY distributed across Lancaster city centre. The Canal Site Quarter site is predominantly covered by council Surface car parking owned and managed surface car parking areas. These include Edward Street, Bulk Street and Nelson Street car parks. 14 |
LANCASTER CANAL
The Lancaster Canal is known as the 'Black and White Canal' as it transported coal down from the North and limestone up from the South.
The canal was only connected up to the wider network (via the Ribble Link) in 2002. This long period of isolation from the wider network has contributed to the canal's unique character.
The site has the potential to play a major role in providing a new point of interest along the canal and contribute to the tourism offer of Lancaster. LANCASTER CANAL QUARTER 15 |
KENDAL
66KM
GREENLANDS FARM VILLAGE
LANCASTER THE CANAL QUARTER
GALGATE MARINA
BARTON GRANGE GARDEN CENTRE BOAT HIRE
PRESTON
BOAT HIRE 16 |
PLANNING, STRATEGY AND MARKET CONTEXT
The Canal Quarter is located within Lancaster City Centre and is recognised to hold the potential to create an exciting and unique neighbourhood, accommodating a mix of uses whilst contributing to the vibrancy and vitality of the city centre as a whole.
The SRF has been developed with full consideration to strategic policy and regeneration context relevant to the area, which is summarised in this section. A fuller review of the strategic and planning policy context is contained in the Lancaster Canal Quarter SRF Planning Appraisal produced by Avison Young.
PLANNING POLICY CONTEXT
The relevant planning context is set out in the and the Proposed Modifications version. National Planning Policy Framework (NPPF), which provides the overarching planning The emerging Local Plan for Lancaster requires framework that underpins decision making at the development in the Canal Quarter to be brought local scale. The NPPF expects the planning system forward in the context of a Development to embrace positive development and to deliver Framework (this SRF) which will be prepared in the types of sustainable development that will the form of a Supplementary Planning Document create inclusive, mixed and vibrant communities. (SPD). It further states that the framework will support the phased regeneration of the Canal Whilst the relevant adopted Development Plan Quarter area and provide a document which can Documents (‘DPDs’) for Lancaster comprise be applied in a flexible and adaptable manner. the Lancaster District Local Plan (adopted April 2004), the Core Strategy (adopted July It supports a mix of town centre uses across 2008), and the Development Management DPD the area, and specifically requires the mix (adopted December 2014), it is recognised that of uses brought forward to contribute to the Council are currently preparing a new Local the overall diversity across the city centre. It Plan, intended for adoption in early 2020. At the requires explicit connections between the time of writing, the Council are consulting on Canal Quarter and the wider area to create the proposed modifications to the Local Plan a sustainable extension to the city centre. following Examination in Public earlier in 2019. The adopted Development Management There is no question of the long term focus DPD will remain a material consideration on the need to regenerate this area of the city in determination of planning applications centre. Indeed, the site was first allocated for across the site following adoption of the development in the form of Supplementary revised Local Plan and Canal Quarter SPD. Planning Guidance (‘SPG’) Note 8 ‘Lancaster Canal Corridor – North Development Brief’, which was adopted by the Council in May 2002.
The focus on the Canal Quarter as a priority area for regeneration and investment continues to be a theme within Lancaster’s emerging local planning policy, with the site designated as ‘Canal Corridor North, Central Lancaster’ within Policy SG5 of the emerging Part One Strategic Policies and Land Allocations Development Plan Document (2011-2031) Publication Version LANCASTER CANAL QUARTER 17 |
PLANNING HISTORY
The Canal Quarter is steeped in an extensive and The Inspector, and some statutory consultees, extremely important planning history which the noted specific concern with the proposals relating SRF has had full regard of in defining a vision to potential heritage impact. In particular this and framework for change in the future. A full was relating to the uncertainty of proposals at the summary of the planning history is included nose of the site which did not provide sufficient in the Planning Appraisal produced by Avison comfort that material negative harm would not Young, with the following commentary providing be generated by the proposed development. an overarching narrative across that history. Following the Inspector’s decision, The The Canal Quarter has been subject to Malthouse on Brewery Lane (part of the multiple development proposals since former Mitchell’s Brewery complex) was 2006. The principal application made afforded Grade II Listed status in 2010. in relation to the redevelopment of the Canal Quarter was submitted by Centros In addition the City Council and English Heritage Miller Lancaster LP (‘Centros’), who had worked together to compile an Assessment been selected as the preferred developer of Heritage Values and Significance (2011), for the Canal Quarter (formerly known as prepared by the Conservation Studio. This study ‘Canal Corridor North’) site at the time. developed a mutually-shared understanding of the evolution of the city and the significance of Centros submitted an initial series of planning the buildings contained within the Canal Quarter applications in May 2007. However, following site. The findings and recommendations of this formal public consultation and assessment Assessment should underpin future proposals. by the local planning authority, the proposals were considered to be unacceptable and the application was withdrawn.
In July 2008, Centros submitted a new series of planning applications relating to the Canal SUMMARY Quarter site. The updated proposal was comprised of a retail-led mixed-use development. The Canal Quarter SRF is underpinned by It was subsequently refused by the Secretary an extensive planning history and a clear of State on 15 January 2009 for the reason long-standing planning framework and that the application was not in accordance context which seeks to enable development with the adopted development plan. and investment within the area. The Development Framework that forms the basis of the SRF is rooted in adopted and emerging planning policy. It will assist the Council and landowners / developers in bringing forward development proposals that accord with planning policy and assist in delivering the overarching vision for the area. 18 |
PLANNING, STRATEGY AND MARKET CONTEXT
At 143,508 people, the district has accommodation in Lancaster centre has greatly the second largest population of the increased the number of students living in the local authorities in Lancashire. city and this trend is expected to continue.
The district has one of the most self-contained The district also has an above average proportion labour market areas in Lancashire; approximately of people in the 65+ age range, reflecting both the 83% of its residents live and work in the area. district’s ageing population and its attractiveness Employment is focused on a number of key as a retirement destination for many. The future economic sectors that are well-related to the challenges for the district will be to maintain key economic drivers of the district – Lancaster the high degree of economic self-containment University, Lancaster Royal Infirmary, the and sustainability in order to create a robust and University of Cumbria, Heysham Nuclear skilled workforce to meet its economic needs. Power Station and the Port of Heysham. Population projections for the district suggest Economic forecasts for the forthcoming plan that there will be growth in the population period predict significant opportunities for through the plan period, particularly economic growth in a range of knowledge- in the older population. Consequently, based industries, the energy and environmental achieving this economic potential requires sectors, the visitor economy and port related intervention to address the challenges employment. Positive growth in a wide of an ageing workforce, poor graduate range of economic sectors could see growth retention and low inward migration. in the region of 9,500 full-time equivalent jobs over the course of the plan period. In this context, the vision for the SRF envisages a range of uses, including residential, offices, The economic potential of the district hotels, retail and leisure (including food and is well recognised by the Lancashire beverage activities and arts and culture), Economic Partnership (LEP). Lancaster is commensurate with its city centre location. identified within its Strategic Economic Plan as a major location for economic and housing growth in the coming years.
The presence of the two universities in the district is reflected within the district’s age profile: there is an above average proportion of people recorded in the 15-24 age range. Students are concentrated in a small number of electoral wards, particularly in areas of urban Lancaster. The completion of purpose-built student
Approximately 83% of Lancaster's residents live and work in the area. LANCASTER CANAL QUARTER 19 |
RESIDENTIAL OFFICE MARKET
Residential demand in the future in Lancaster There is an evidenced shortage of larger City Centre is likely to be part driven by the floorplate office accommodation within area's ageing population which presents the Lancaster – with the average floorspace of offices opportunity to provide purpose built retirement across the city identified as being 141sqm as accommodation. In particular, the city centre recorded by the Valuation Office Agency (VOA). location of Canal Quarter lends itself well to Notable schemes include White Cross with retirement living due to its proximity to local units up to 253sqm for office occupiers and facilities and the potential to introduce new 196sqm for workspaces. Smaller units are also essential amenities such as health centres. generally available at CityLab (up to 93sqm), The Storey, and InfoLab21 (at the University) The market analysis has identified a lack with units up to 84sqm on short term leases. of diversity in residential offers coming forward currently within Lancaster City The 2015 Turley Review of the Employment Centre, including a predominance of Land Position for Lancaster District (prepared student-related accommodation. There is a on behalf of the City Council) identified recognised desire and market opportunity that the majority of office stock is outside of to diversify both type and tenure, and a the City Centre. There have been no major need to do this to create a sustainable planning applications for large floorplate office residential market within the city centre. development or delivery of schemes during the intervening period so supply of accommodation There is a lack of clear evidence from the within the centre remains an opportunity. education sector to support the need for additional student accommodation within Local stakeholders including the Chamber Lancaster City Centre, although it is understood of Commerce have identified demand for that the University have identified the potential larger floorplate accommodation within the need to deliver circa 2000 additional units in the City Centre but there are no specific known next 2-5 years to support their growth. The extent requirements at the time of writing. to which this takes into account the latest student accommodation pipeline is not known – but the Wider evidence base prepared by Turley in need to support the continued expansion and 2018 supports the view that there are specific sustainability of Lancaster University is recognised. opportunities for high value growth in the digital sector in Lancaster in the coming years Demand for new residential accommodation as part of the wider Northern Powerhouse is considered likely to come from a agenda. However, the 2018 ‘Nowhere to grow’ variety of sources, including: report prepared by Digital Lancashire identified an acute shortage of grow-on business space • Young professionals and key workers who within Lancaster specifically within this sector. are not able to access a choice of city centre It references specific examples including the accommodation, seeking an attractive, inability of existing premises to support business dynamic and urban living environment; sized above circa 100 employees – i.e. above • Graduates who are seeking to stay in Lancaster 1,000sqm floorplates. These conclusions sit for work or lifestyle reasons, aspiring to living alongside wider observations on the need to within the city centre outside of formal student ensure skills, support and broadband support accommodation offer; and digital business expansion, but lack of suitable • Older people who are looking to locate within office space was the number one issue identified. a service centre where they can access amenity and public transport easily and live within a multi-generational environment. 20 |
PLANNING, STRATEGY AND MARKET CONTEXT
RETAIL AND LEISURE
The retail analysis of Lancaster draws on Family Entertainment Centres (FECs) are on various data sources. In particular it is notable the increase in prime tourist attractions within that the Promis data indicates Lancaster or close to major cities, operating alongside is below average in most retail indices. dominant retail and leisure schemes. Lancaster lacks the gravity that the likes of Westfield, Nationally, the retail market is struggling overall. London; Trafford Centre, Manchester; and There are some instances where some out- Royal Albert Dock, Liverpool all have. That of-town retailers are moving into high streets being said, Lancaster could have a facility on a to improve customer engagement through reduced scale and such a facility would have focusing on flagship stores, but retailers are the potential to draw in increased footfall risk averse and cautious about opportunities for a longer period of time. Uses within FECs even in the most prime locations. The SRF could include junkyard golf and escape rooms notes the need to be cautious regarding future which would both utilise vacant space and aspirations for retail development within the stimulate daytime and evening footfall. Canal Quarter, and ensures specific regard is given to the relationship between any floorspace Finally, Lancaster does benefit from some brought forward for this use in this area and excellent local restaurants dispersed throughout the wider city centre, including impact on the the city. However for a city that accommodates vibrancy and vitality of the primary retail area. a world-class university, it is expected that there would be a greater diversity of food and beverage There is no defined major leisure destination uses, which may be clustered around the evening within the city centre and Lancaster needs to economy generated by the existing theatres evolve in order to entice more of its catchment on the site. This could create an attraction in population in to the city centre; in particular this is its own right and complement a wider mix of applicable to the 15-24 age bracket (student) and uses to drive footfall to and through the area. more affluent over 65 (retired) age groups. In this context, a good quality boutique bowling offer, supported by complementary food and beverage provision, is seen as something which occupier demand would exist for. Operators are particular about their location but given the high student population density and lack of competition, this could be a feasible option for the area. LANCASTER CANAL QUARTER 21 |
HOTELS
There is a known requirement from Premier Inn, a major national hotelier in Lancaster currently, this is known to be for a 60-bed scheme under their ‘joint’ delivery model, which assumes the delivery of a hotel alongside a Whitbread pub / restaurant. There is more widely understood to be a separate requirement for a hotel within the centre (unconfirmed but understood), with a size above 60 beds based on their minimum operating model.
Lancaster has a noted shortage of bed spaces at both the budget and the top end of the range (4* plus). With this in mind, it is concluded that the SRF include capacity for a hotel and that the Council should consider the potential to accommodate either budget or high end, and to explore the potential for more than one hotel across the totality of the site.
The potential to deliver a hotel at the Canal Quarter is considered to form part of a wider City Centre strategy, required to support the visitor and business economy generally. 22 |
PLANNING, STRATEGY AND MARKET CONTEXT
STRATEGY CONTEXT
Following a period of consultation with stakeholders and the community, Lancaster City Council has produced and committed to the following principles to underpin the future of development within the Canal Quarter. These design principles capture directly the Council’s corporate priorities, and in part were a response to previous failed proposals for the Canal Quarter area. LANCASTER CANAL QUARTER 23 |
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Provide significant and wide- Have less reliance on additional Find new uses for historic ranging economic benefits retail floor space, thereby buildings and capitalise on the without exposing the city instilling confidence in the site’s proximity to the Lancaster council to unacceptable levels future of the existing city centre Canal. of financial risk. shopping area.
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Include more residential Facilitate an increase in Provide more business space accommodation and cater for a Lancaster University’s presence especially for Lancaster’s variety of different occupiers. in the city centre. thriving digital sector.
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Deliver a significant Take advantage of the latest Rationalise car parking and enhancement in arts-related in green technology to make encourage sustainable travel to development, that achieves the the site as self-sustainable as and through the area especially goal of making Lancaster the possible. to the existing city centre. North West’s primary cultural centre outside of the main conurbations.
THE CANAL QUARTER 2 26 |
THE CANAL QUARTER TODAY
Today the Canal Quarter seems like an incoherent area, but one with character. Buildings are organised in rows, attached, or standalone and are of various degrees of historic significance and state. Large areas of surface car parking cover much of the site.
The 'nose' along Moor Lane and St Leonard's Gate faces the city centre and is an eclectic mix of sandstone and rendered buildings with active ground floors, mostly in retail or food and drink use.
Despite the predominance of car parking across large swathes of the site, the wider Canal Quarter site also accommodates a variety of uses along Moor Lane and St Leonard's Gate, including The Dukes, the Musician's Co-Op and the Grand Theatre, all located within the site boundary. The Sugarhouse (Lancaster University's Student Union's night-time venue) sits adjacent to the site.
Its proximity to the edge of the city centre presents many opportunities, and it is vitally important that the proposals complement the existing city centre and the retail core of Lancaster. Any development should not compete or do harm to the prosperity of the historic retail core.
Residential neighbourhoods lie to the east of the Canal Quarter, and provide a large catchment of people who have a close and direct relationship with the area.
Sensitive redevelopment of the Canal Quarter has the potential to improve connectivity KEY between the centre and the residential suburbs to the east and northeast of the city. Site Boundary Civic Retail and Food / Drink Residential Cultural Healthcare Hotel Education Student housing Community Derelict / Unused Commercial LANCASTER CANAL QUARTER 27 |
LAND USE PLAN ANNA TO REVIEW
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HERITAGE
The area is located on the The evolving plan-form of the The canted orientation of the periphery of the city centre and city is evident in the street area led to a series of almost this is reflected in its evolution hierarchies, with key streets hidden spaces associated with to a greater extent than the city linked with a series of minor the court housing, and still centre to the west, where the routes, many of which are seen on site, most notably at street grid has been relatively covered. Known as Lanes within Shaw’s Court accessed from constant and influenced firstly the centre, this is a distinctive St Leonard's Gate, and to the element in Lancaster’s rear of The Dukes Theatre. The townscape. combination of straight streets with former industrial buildings The same degree of public providing enclosure such as realm differentiation is the Brewery and the Heron evidenced within the study Chemical Works to the east of area, with longer streets the study area, and the smaller running parallel with the canal, scale residential sites associated such as Alfred and Edward with courtyard areas of open Streets, linked with narrower space, are distinctive aspects and shorter east to west routes. of the site, and essential to its These typologies provide an character. essential component of the streetscape, and are associated by the Roman occupation and with functions and uses which settlement. This was followed used this distinctive pattern. by an expanded mediaeval The longer, straight streets township and with an extensive were used as roperies when Georgian layering when the city Lancaster was an important was economically successful port city, whilst some of the and of regional importance. shorter and narrower routes The Speed map of 1610 shows a through were used as infill simple cruciform plan formed areas for court housing. The by Penny Street running north- canted ‘nose’ of the study area south, and Market Street east at Stone Well seems to have to west and terminating at the been used as a setting out eastern end with Stone Well. To point for part of the study area, The tone and texture of the area the east of that within the study leading to uncomfortable, is consistent with stone used to area, a field system is evident diagonal and canted plots provide a coherent materiality. (named Coopers Fields on later to the east, which influenced However, variations, such as maps). Later maps of the 18th the emerging streetscape brick and the later use of metal, and 19th centuries illustrate the within the site. Earlier plans for also indicate the former and expansion of the centre, with a the study area, most notably continuing industrial uses, new civic quarter established seen in the Binns map of 1821, and as such, are part of the southwest of the study area, and show that the changes in narrative of the study area. the study area showing planned orientation and grain were to Residual sandstone setts can Georgian housing and later be accommodated through a also be found within the area, court-based tenement housing series of landscaped spaces. In and these help to continue the cheek by jowl with warehouses, the nineteenth century, with coherence found within the mills, breweries and roperies. the failure of the Georgian plans facades of the buildings. Whilst for the study area, it became a of limited heritage value, the warren of courts and terraced flora found throughout the housing, with industrial uses study area, left unchecked and also a feature of the area. unmanaged through a period ANNA TO REVIEW
LANCASTER CANAL QUARTER 29 |
of abandonment, creates a The topography of the study unique, Piranesian character, area would allow for the and complements the tree lined preservation of these views, towpath of the canal to the east. even taking account of the This is quite unlike any other height of proposed new area within the city centre, buildings, although detailed and is striking because of its visual analysis would be singularity. required for specific site positioning. The scale of the area changes from two-storey at Stonewell, In terms of a retention strategy, through to the height of the the Conservation Area Appraisal MALTHOUSE former maltings and Brewery undertaken by the Conservation building, the tallest point of Studio and AHP provides a which is equivalent to some clear categorisation of the 6 modern storeys high (but as significance of each structure, Malthouse it operated across with the designated listed 3 full storeys, with a roof space buildings as high, and others and a basement). Landmark ranging from no significance buildings such as The Dukes through low, medium, low to and Grand Theatre are also medium and medium to high. higher than the two-storey This remains the starting point datum, and this mix of scale for an acceptable demolition provides an interesting and approach. However, it was
unique roofscape across the clear on the site visit that GINNELS study area. This is most evident the later buildings, given a when viewed from the higher low to medium significance canal towpath to the east, in the conservation area which provides distant views of appraisal, do also contribute key Lancaster structures such to the study area, as part of as the Town Hall, the Castle the continued narrative of and the spires of the Centenary evolution and re-purposing Church at the western end of of the site, and although St Leonard’s Gate, which also they may lack architectural provides a very visual gateway interest, they remain part of the to the study area from the distinctiveness of the locality. city centre, and the distinctive STONEWELL Georgian spire of St John the Evangelists church on North s Street. Other key views are of the Ashton Memorial from Moor Lane, and the spire of the Cathedral from the towpath.
MOOR LANE MILLS SOUTH 30 |
UNDERSTANDING THE SITE'S CHARACTER
SITE ATMOSPHERES
It is clear from our visits to the site that it is made up of several different areas, with different characteristics, which result in changing 'atmospheres' as you move through the site. 'Atmospheres' seems an appropriate term, as it describes and suggests a subtle change in character. These areas bleed into one another, although one area may feel quite distinctive, elements of another may still be 3 found or visible. Each of the areas are described in more detail.
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5 LANCASTER CANAL QUARTER 31 |
1 Stonewell 2 The Ropewalks 3 Coopers Fields
4 The Canal 5 Moor Lane South 32 |
SITE ATMOSPHERES
1 Stonewell
• The 'nose' of the site, defined by continuous • Glimpsed views through narrow openings / frontage forming a 'shell' around the site. passages into warren of courtyards beyond; sense of intrigue and discovery. • Dramatic view along Moor Lane to the Ashton Memorial in Williamson Park. • Tight-knit, fine grain, human-scale, feeling of cosiness. • Vertical green elements.
3 Coopers Fields
• Open character, in contrast to historic areas • Long vistas and striking views over the city of the site and Steeply sloping topography to from highest point towards eastern boundary east, rising up to canal. of site. • Series of plateaus create level platforms, • Encroaching influence of greenery yet no sense currently used for car parking. of canal, despite its adjacency, due to high stone wall and level change. • Bound by edge of residential development to northeast. LANCASTER CANAL QUARTER 33 |
4 The Canal
• Sense of discovering the canal through gaps in • Glimpsed views through breaks in the the wall to the north and south. vegetation reveal views over the rooftops and toward the city beyond. • Strong residential influence to the north, with properties overlooking canal. • Striking, layered view towards Cathedral, enhanced by the curve in the canal. • Established vegetation along both sides of canal creates feeling of escapism - disconnect from the city.
2 The Ropewalks 5 Moor Lane South
• Long, straight streets due to • Currently surface car parking. former use as Roperies. • Disconnect from canal due to high • Elongated building façades. stone wall and level change. • Long vistas. • Access to canal via gap in the wall, • Increase in scale towards the canal. creates sense of discovery. • Residential properties overlooking space to south. • Abundance of stone walls. • Glimpsed views of Cathedral and historic buildings along Sulyard Street. 34 |
CATALOGUING THE SITE'S SPECIALNESS
VERTICAL CANVASES
A characteristic that can be spotted throughout Lancaster, Vertical Canvases are created by blank facades, often composed of a single material resulting in a monolithic form. Their striking silhouettes help to frame views or form backdrops for activities within the foreground. Vertical Canvases create stage-like settings, conjuring up connotations of theatrical performances and set designs. This quality feels particularly relevant 3 1 within the Canal Quarter, with two existing theatres and a music co-op present on site.
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KEY Vertical Canvas
3 LANCASTER CANAL QUARTER 35 |
PIRANESIAN LANDSCAPE
Giovanni Battista Piranesi (1720−1778) was an Italian architect and artist, famous for his etchings depicting ruinous landscapes of Rome. His work was incredibly atmospheric and often featured nature clambering over cavernous, dilapidated and desolate architectural structures. The flora found within the Canal Quarter shares these Piranesian qualities, with vegetation seemingly 2 pouring out of some of the buildings and tumbling over the stone walls. This characteristic 1 creates a distinctive vernacular in which buildings and landscape are sinuously woven together.
This character could be reinterpreted within any new development through the use of integrated green elements such as living walls.
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KEY Green Walls Trees Wild Green
1
Giovanni Battista Piranesi 1768 Hadrian's Villa, The Canopus 36 |
CATALOGUING THE SITE'S SPECIALNESS
SANDSTONE WALLS
Sandstone walls are a common feature throughout Lancaster and the Canal Quarter is no exception. Appearing in various shapes and sizes, the sandstone walls define routes and boundaries whilst also contributing to a visual layering effect within the urban scene.
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KEY Sandstone Wall
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4 LANCASTER CANAL QUARTER 37 |
VIEWS / VIGNETTES
The Canal Quarter is made up of numerous 'moments' or 'vignettes' in which particular elements, views or spatial arrangements come together to form a distinctive and memorable scene. The presence of two on-site theatres and a music co-op make this a particularly poignant characteristic to work with. 38 |
CATALOGUING THE SITE'S SPECIALNESS
KINKS AND CRANKS
Kinks and Cranks are little oddities appearing in the urban form. Sometimes seen in elevation, sometimes in plan, they add character and charm and can be spotted all over the city of Lancaster. They might be seen in the form of a wonky roof-line, the subtle twist of a building facade or a sharp bend in a road. There are numerous examples throughout the Canal Quarter, contributing to the quirky character of the area.
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3 40 |
CATALOGUING THE SITE'S SPECIALNESS
OPPORTUNITIES AND QUALITIES
The Canal Quarter today presents a site rich in character.
The site is clearly made up of several different features, layered evidence of the historic evolution of the area.
St Leonard's Gate which forms the nose of the site is an important and historic asset contributing to the Canal Quarter's identity.
Particularities of the site include large blank stone walls, crooked and canted buildings, hidden spaces and glimpsed views. Features not always immediately appreciated, but with closer inspection form the inherent qualities of this unique place.
An open and honest appreciation of these features underpins the vision and strategies presented further on in this document.
The success of the future development of the Canal Quarter will be assessed on how well it has retained and respected this overall 'character'.
KEY Vignette view Access Street pattern Nose Vertical Canvas Piranesean landscape
Stone wall Buildings within area Atmospheres Site boundary Canal LANCASTER CANAL QUARTER 41 | MANCHESTER 2 Back Grafton Street Altrincham, WA14 1DY +44 (0)161 928 9281
LONDON Waterside, 44-48 Wharf Road London, N1 7UX +44 (0)207 253 5678
LIVERPOOL Tempest 5.3, 12 Tithebarn Street, Liverpool, L2 2DT +44 (0)151 363 1230