LIVERPOOL COMMERCIAL BUSINESS DISTRICT

Spatial Regeneration Framework

November 2019

02 November 2019 Commercial Business District SRF Contents

01 Introduction 04 02 Strategic Regeneration and Existing Planning Policy Context 08 03 The Framework Area Identity 14 04 Issues and Opportunities 32 05 Drivers for Change 34 06 The CBD’s Vision 36 07 The Development Framework 58 08 Implementation and Phasing 94

Liverpool Commercial Business District SRF November 2019 03 01 Introduction

The Liverpool Commercial Business District Purpose of the SRF relevant planning legislation and guidance within the Spatial Regeneration Framework (CBD SRF) 01.01 The SRF will guide new development National Planning Policy Framework (NPPF, 2019) and has been prepared collaboratively with opportunities within Liverpool’s historic Commercial NPPG. Liverpool City Council (LCC) and its partners District. The document will increase the economic including the Liverpool Business Improvement potential of the CBD by enhancing existing conditions 01.05 Once adopted, this document will be a material District (BID) Company and the Liverpool City and promoting new ones to attract and retain consideration in the determination of future planning Region Local Enterprise Partnership (LCR LEP). businesses. The SRF identifies new development applications within the CBD area as well as promoting This SRF will guide the future investment opportunities and looks to enhance City connectivity the commercial core of the City to potential investors and and development of the historic commercial through improved public realm and revitalising stakeholders. It will also build upon Liverpool’s Local core of Liverpool; and once adopted as a underused buildings. Plan policies and will be adopted as a Supplementary Supplementary Planning Document (SPD), Planning Document (SPD). The adoption of the CBD will be a material consideration in the 01.02 The SRF takes account of a range of studies SRF as an SPD will follow once the Local Plan has been determination of planning applications. already undertaken which are detailed in Chapter adopted. 2. Ambitions set out within these studies are reflected The CBD SRF assesses the current commercial throughout this document to highlight economic 01.06 In summary, the SRF: status of this significant part of the City, priorities, improve the commercial district and attract whilst considering its heritage and emerging investment from local to international interest. The • Examines baseline conditions, picking up on key development proposals. Through this analysis importance of a new supply of Grade A office space character areas, emerging planning applications, the document presents a vision, illustrative in the CBD is a key aim of this document to continue its history and current market conditions; masterplan, a number of uses, development Liverpool’s commercial success. • Sets the context and presents the drivers for change; principles and guidance to direct future • References the strategic context of the area, existing development and investment over the next 01.03 This SRF also details a vision for the CBD, local planning policy and shows how these can be 15-20 years. development principles and different uses to guide applied specifically to this area; development proposals, culminating into an illustrative • Identifies key issues and opportunities; The SRF responds to adopted national and masterplan. • Sets out the strategy and overall vision for the area local planning policies and seeks to nurture to attract suitable development and investment for the assets and opportunities that are unique 01.04 This document also expands upon relevant the next 15-20 years; to this part of the City. These include the planning policy as a means of promoting a high • Focuses on establishing strategic marketing stunning maritime architecture, a commercial quality world class business environment that responds priorities to better promote the area’s location and heritage built on world trade and a pivotal positively to its UNESCO World Heritage designation character; location to link emerging proposals in north and close proximity to a world class waterfront. The • Prioritises office-led development with appropriate Liverpool with the City Centre and waterfront guidance and proposals contained in this document guidance to manage growth and protect future to encourage regeneration and development align with Liverpool’s Local Plan (submission draft May opportunities; and opportunities. 2018) and have been written in accordance with

04 November 2019 Liverpool Commercial Business District SRF 01 Introduction

• Explains how the SRF could be implemented and delivered.

SRF Study Area 01.07 The study area was originally set to align with the Main Office Area designated within Liverpool’s Local Plan.

01.08 Upon further review however, it was proposed that the study area should be expanded to include areas which would act as an interface to other neighbourhoods and emerging development opportunities.

01.09 The study area now includes further land to the north to help connect the site to Ten Streets and Liverpool Waters, the east to enhance the connectivity to Lime Street and the Knowledge Quarter, and the south so the historic waterfront is included within the SRF.

extended study area

original study area 0 50m 250m

Figure 01 Liverpool CBD SRF Site Boundary © Crown copyright. Liverpool City Council, Licence Number LA076288, 2017.

Liverpool Commercial Business District SRF November 2019 05 01 Introduction

CBD SRF Project Team Inspector and has been involved with some of Liverpool’s 01.10 This SRF has been prepared by Liverpool City major projects, including the initial masterplanning of Council in close collaboration with its partners the LCR , the Kings Dock masterplan and the Pier LEP and the Liverpool BID Company. Head.

01.11 Arup, shedkm, Worthington Owen and Rob 01.15 Worthington Owen (Commercial and Burns Heritage and Urban Design are the professional Property Agent) provide market advice to a wide team who have worked with the SRF partners to produce range of commercial companies across Liverpool. The this document. team have over 50 years of combined experience in dealing with commercial property within the commercial 01.12 Arup (Town Planning Consultant) has district of . They provide regular been involved in the shaping of Liverpool for the last 15 advice to both landlords and occupiers and are currently years and has worked on a number of key regeneration part of the team who have been retained to deal with sites throughout Liverpool. Their team has a strong the new Pall Mall development site where new grade A understanding in local planning policy and the local office buildings are proposed. plan making process (which this SRF will run parallel with) via obtaining major redevelopment planning consents for a number of clients within Liverpool’s City Centre.

01.13 shedkm (Masterplanning) provide urban design and architecture expertise to a range of clients across the City. One of their key aims is to ensure places extend far beyond individual buildings through a firm belief that the architecture is initiated and delivered through innovation and place making. Their recent work on the emerging Ten Streets will bring continuity to this project due to the close proximity of “neighbourhoods”.

01.14 Rob Burns (Heritage Consultant) has been involved in the historic built environment for over 35 years, as a qualified archaeologist, heritage specialist and urban designer. He spent almost 10 years at English Heritage (now Historic ) as Historic Areas Figure 02 Team logos

06 November 2019 Liverpool Commercial Business District SRF 01 Introduction

Consultation 01.20 All relevant statutory bodies, individuals, groups 01.24 The Responsible Authority (Liverpool City Council) 01.16 A separate Consultation Statement has been and organisations were informed of the consultation must therefore undertake a screening process to identify prepared to accompany this SRF. This is in accordance and further details can be found within the supporting if an SEA is required. This is based on a standard set of with Regulation 12 of the Town and Country Planning Consultation Statement. criteria. If it is determined by the Responsible Authority (Local Planning) (England) Regulations 2012. that the SRF is unlikely to have significant environmental 01.21 The representations received have been effects and does not require a full SEA, it must prepare a 01.17 The Consultation Statement sets out: considered in preparing the final SRF. Once the statement which provides reasons for this determination final SRF has been approved by Cabinet it will be (i.e. the completed SEA screening letter) • Who the local planning authority has consulted adopted as a Supplementary Planning Document with when preparing the document; following the adoption of the Local Plan; and it will be 01.25 A screening statement for this SRF was sent to • A summary of the main issues raised by those material consideration in the determination of planning statutory consultees in January 2019 for comments. consulted; and applications. There may be a need for the SRF to be Following responses from consultees, LCC formed a • How those issues have been addressed within the updated based on any relevant amendments to the Local conclusions that a SA/SEA would not be required for SRF. Plan prior to adoption. this SRF. Natural England also confirmed that a Habitats Regulation Assessment (HRA) Screening exercise would 01.18 This SRF has been prepared in accordance with Strategic Environmental Assessment not be required for this SRF either. the above regulations and has been the culmination of a 01.22 A Strategic Environmental Assessment (SEA) series of consultation exercises to help the team consider is a process which ensures environmental impact is 01.26 All the statutory responses and further information views from stakeholders which include the public considered at the formation of plans stage (i.e. the can be found in the supporting Consultation Statement. and private sector businesses and relevant statutory strategic level). A Sustainability Appraisal (SA) does this, consultees. but it takes in a broader scope of impacts, looking at the economy and local communities/wider society as well 01.19 The SRF has been approved by Liverpool as the environment. City Council’s Cabinet and was also made available for 7 weeks to the public, statutory consultees and 01.23 The Emerging Liverpool Local Plan (May 2018) stakeholders. This statutory consultation period provided has been subject to an SA, including Equalities Impact an opportunity for comments to be formally issued so the Assessment and Health Impact Assessment. The 2008 project team could develop the SRF further and respond Planning Act allows SPDs to be prepared without an to any issues or queries which were raised as part of this SA as long as a screening assessment is carried out process. to establish whether there will be significant effects, as defined in the SEA directive.

Liverpool Commercial Business District SRF November 2019 07 02 Strategic Regeneration and Existing Planning Policy Context

The SRF takes account of a number of recent Strategic Studies 02.05 The report concluded that the PBS sector is one of studies undertaken over recent years for the most important and generates more than £8 billion LCC and the Liverpool City Region Combined Inclusive Growth Plan: A Strong and Growing in GVA. Around 20,000 jobs are forecasted to be Authority, they are summarised in the City Built On Fairness (2018) created in the sector over the next 20 years. following chapter. 02.01 This plan sets out LCC’s vision, long term aims and priorities for meeting them through partnership with Liverpool City Region Commercial Office This chapter also seeks to summarise key stakeholders. Market Review (2018) planning policies which have been considered 02.06 The report concludes that the CBD continues to to formulate a set of development principles, 02.02 A key aim set out in the plan is “A Strong and be the preferred destination for PBS. A major concern design guidance and an illustrative masterplan Inclusive Economy” (Aim 4) which sets out the need for for the sustainability of the CBD is the shortage of high for the CBD SRF area. Grade A office space and strengthening the waterfront quality office stock which may deter investors and offer. businesses from choosing this areas to locate. The review is not a comprehensive account of all planning policy and only ones which Liverpool City Region Strategic Investment Liverpool City Region Strategic Housing are relevant to the study area have been Fund (SIF) Strategy (2018) and Employment Land Market Assessment included within the chapter to provide 02.03 The document provides a strategy setting out (SHELMA) (2018) context. National and local policy should LCR’s sources of funding and priorities and principles. 02.07 The City Region commissioned GL Hearn to be read in more detail along with relevant One of the sectors identified where SIF investment prepare a Strategic Housing & Employment Land Market supplementary planning documents where could drive growth and productivity is Professional and Assessment (SHELMA) to provide a consistent joint appropriate. Business Services. Key aims within this sector are to evidence base for housing and employment land needs develop infrastructure to facilitate future growth within over the period to 2037. It is vital that the SRF fits strategically with this area, support incremental and radical innovation the Liverpool City and Liverpool City Region’s and investment and support skills and professional Ten Streets SRF (2018) wider visions, ensuring full consideration of development overall. These key visions will allow the 02.08 Ten Streets is an area in Liverpool’s Northern City policy and existing research findings to enable CBD to be an innovative and attractive destination for Fringe. The Ten Streets Spatial Regeneration Framework the area to build and flourish and importantly, future investment especially in regards to commercial prepared by shedkm and HOW Planning encompasses to align with the Local Plan. development. six distinct character areas centred around the Ten Streets character zone, and seeks to build upon the Professional and Business Services (PBS) in Atlantic Corridor Development Framework to transform LCR, Baseline Report (2018) the site into a vibrant quarter. The vision for the area is 02.04 This report provides a baseline review of the PBS underpinned by ‘Ten Big Ideas’. sector along with strategic priorities to support future growth.

08 November 2019 Liverpool Commercial Business District SRF 02 Strategic Regeneration and Existing Planning Policy Context

Liverpool Employment Land Study (2017) throughout the day and evening, create an enhanced Centre. The proposals aim to reduce car and bus traffic 02.09 The Employment Land Study (ELS) prepared by and more coordinated music tourism offer and a and make it easier and more enjoyable to get about. GL Hearn assesses the City’s economy and provides wayfinding strategy to make the neighbourhoods Phase 1 of the scheme is made up of eight projects and evidence regarding the need for, and supply of, including Williamson Square more legible and the key projects relating to the CBD include Lime Street, employment sites within the City. permeable. The area borders the CBD SRF at Victoria Tithebarn Street, Moorfields, The Strand and City Bus Street, therefore it is important to liaise with the team to Hub. 02.10 The report provides site assessments and ensure consistency and collaboration between the two recommendations within the City Centre sub area for types of prominent land use (commercial and leisure). Local and National Planning Policy Pall Mall and sites identified on Tithebarn Street to be safeguarded for B1 Office Development. Emerging Tall Buildings SRF (2019) National Planning Policy Framework (NPPF) 02.14 The emerging SRF will look to assess appropriate (February 2019) Building Our Future: Liverpool City Region height in relation to existing buildings and the 02.18 The NPPF first came into effect in March Growth Strategy (2016) environment, identify appropiate locations and the 2012 but was revised in 2018 and subsequently in 02.11 The Liverpool City Region Growth Strategy potential for “tall building clusters” in the City Centre February 2019. It sets out the Government’s planning was prepared by the LCR LEP to realise ambitions for and encourage best practice in building design. policies for England and how these are expected to be economic growth over the next 25 years. The document applied. There is a presumption in favour of sustainable outlines the Strategy for Growth for the entire City 02.15 As the CBD study area falls within an area where development and economic growth, whilst balancing Region through three pillars; Productivity, People and tall buildings could be located, the teams have informed and protecting the needs and priorities of communities Place. each other of the progress of each SRF to ensure without adversely impacting on future generations. consistency and correct collaboration. 02.12 The City Region economy is worth £28.3 billion 02.19 The NPPF states that planning policies and GVA. The strategy forecasted (through research from Emerging Baltic Triangle SRF decisions should support development that makes Oxford Economics) that using the growth strategy within 02.16 Liverpool City Council has commissioned a SRF efficient use of land, taking into account both the the City and City Region could lead to the creation for the Baltic Triangle. This mixed-use area is home to desirability of maintaining an area’s prevailing character of over 100,000 additional jobs by 2040 and a net digital and creative industries. Through the SRF, the and setting whilst promoting regeneration and change. increase of 20,000 businesses over the next 25 years. LCC aims to set out clearer design principles to guide This SRF intends to guide sustainable regeneration in the development and continue attracting investment to both CBD and thus, is supported by the NPPF. Emerging City Visions the area and these types of industries. Liverpool Unitary Development Plan Emerging Cavern Quarter and Williamson Liverpool City Centre Connectivity Scheme (November 2002) Square SRF (2019) (2019) 02.20 The Liverpool Unitary Development Plan (UDP) 02.13 The emerging SRF is currently being drafted 02.17 Liverpool City Council have announced a number was adopted in 2002. Its saved policies, along with and will explore how to create a more diverse mix of scheme proposals focussing on making walking and the Joint and Halton Waste Local Plan of complementary building uses that could operate cycling the first choice for short journeys in the City (2013), form the current Development Plan for the city

Liverpool Commercial Business District SRF November 2019 09 02 Strategic Regeneration and Existing Planning Policy Context

of Liverpool. Liverpool City Council is preparing a Liverpool Maritime Mercantile World Heritage requirements for access and active transport into the new Local Plan for Liverpool which, once adopted, will Site – SPD (2009) design at the earliest possible stage. supersede the policies within the UDP. This SRF will be 02.25 The WHS SPD was adopted by the Council formally adopted following the adoption of the emerging in 2009. Guidance is provided for protecting and Design for Access for All SPD Local Plan. enhancing the Outstanding Universal Value (OUV) 02.29 This SPD sets out LCC’s requirements in respect of of the WHS whilst also encouraging investment and provision for disabled people in new development and 02.21 Therefore, UDP policies have not been development. advises developers on how to integrate inclusive design considered at length; instead, the emerging Local Plan principles into their proposals, to ultimately produce policies are considered in detail below. 02.26 Part of the CBD area is located within the inclusive buildings and public realm. For the SRF area WHS – Character Area 4 and therefore, this document to be regenerated successfully, development must take Emerging Liverpool Local Plan (May 2018) is an important consideration in the protection of these considerations into account at the outset of the 02.22 This SRF will supplement and align itself with the Liverpool’s OUV. ‘Character Area 4: The Commercial design process to fully integrate them into the public emerging Liverpool Local Plan. As stated, once adopted District – Castle Street, Dale Street and Old Hall Street realm. the Local Plan will replace the Liverpool UDP (2002). Conservation Area’ covers the historic mercantile, The intention is to then adopt this SRF as an SPD to the commercial and civic centre of Liverpool and is focused Surrounding Developing Areas Local Plan. on Dale Street and Victoria Street. 02.30 The CBD SRF is situated within a crucial location connecting the waterfront and emerging northern Other Material Considerations Liverpool Maritime Mercantile City World schemes of Liverpool Waters, Ten Streets and Pumpfields, 02.23 In addition to planning policy and emerging Heritage Site Management Plan 2017-2024 to the more established character areas in the east City visions, there are a number of SPDs already 02.27 The WHS Management Plan for Liverpool sets out such as Cavern Quarter and Knowledge Quarter and adopted which provide further guidance and should be the Council’s approach to the effective protection and its gateway shown in the Figure 04. These important considered relevant to the CBD. management of the WHS. The approach encompasses linkages will shape the way in which this SRF area the basic principles of heritage management and aims develops due to its relationship with each one of its Joint Merseyside and Halton Waste Local Plan to establish a more valued role and active profile for neighbours and interfaces. (July 2013) the WHS in Liverpool. Refreshed governance, stronger 02.24 The Joint Merseyside and Halton Waste Local public engagement and a clearer set of principles Liverpool Waters Plan (WLP) was adopted in July 2013 and is the first contribute towards conservation of the WHS’s OUV. 02.31 Peel Holdings’ Liverpool Waters project is a Local Plan to be successfully produced between the six 60-hectare, mixed use regeneration scheme along councils of the LCR. The WLP intends to support the LCR Ensuring a Choice of Travel SPD Liverpool’s historic and mostly derelict waterfront. The in improved waste and resource management and sets 02.28 This document provides guidance for developers scheme will act as a catalyst for development within out a number of policies which are now material to the with regard to requirements for access and transport. north Liverpool and is key to help the CBD connect better consideration of planning applications. As the SRF seeks to improve connectivity and the public with the waterfront. realm of the CBD, development will need to incorporate

10 November 2019 Liverpool Commercial Business District SRF 02 Strategic Regeneration and Existing Planning Policy Context

Princes Dock Neighbourhood Masterplan Upper Central SRF MAY 2018 Submission Document SD1.0 02.32 As part of the Liverpool Waters Outline Consent, 02.35 The SRF includes the area between Mount the Princes Dock Neighbourhood Masterplan will guide Pleasant, the old Lewis’s store, Copperas Hill and PRINCES DOCK CONDITION development within Princes Dock, the document includes Lime Street Station. It includes Liverpool John Moores 11 a range of uses, landscaping palette of materials in University, the University of Liverpool and both DETAILED NEIGHBOURHOOD addition to phasing of development and public realm. cathedrals. The focus for this framework area is MASTERPLAN Liverpool Local As this document is a material consideration for all promotion of tech and digital businesses as well as PLANIT-IE Plan development which takes place within Princes Dock, this futuristic educational space in addition to enhancing 2013 -2033 Submission Draft SRF aligns with this vision to ensure consistency with connectivity from the Knowledge Quarter to the rest May 2018 Peel’s emerging development. of the City Centre. It is proposed that the SRF will be adopted as a formal SPD once the Local Plan has been Central Docks Neighbourhood Masterplan adopted.

02.33 Central Docks is the second phase of Liverpool liverpool.gov.uk Waters. Although not part of the CBD, it is important Atlantic Corridor Development Framework to understand what is proposed within this nearby 02.36 This framework articulates a vision for the area waterfront area. Emerging plans propose a mix of of Liverpool stretching from the City Centre to the Port waterfront development including residential, office and of Liverpool. It provided the catalyst for the Ten Streets retail in addition to a large public space in the centre of SRF and identified opportunities for creative industries to the neighbourhood. establish new centres in fringe locations.

Pumpfields Development Framework 02.34 This framework area directly to the north of the ten streets CBD focusses on primarily industrial and business uses. Spatial Regeneration Framework This area acts as a key link between Ten Streets to the west and the City Centre to the south. There are several emerging schemes proposed for residential development in Pumpfields also, which will support the tall buildings cluster along the northern boundary of the CBD. draft September 2017 Although the framework published its final draft in May 2018 it has not become an adopted SPD.

Figure 03 Examples of relevant strategic studies

Liverpool Commercial Business District SRF November 2019 11 02 Strategic Regeneration and Existing Planning Policy Context

01 Liverpool Waters 02 Princes Dock Neighbourhood Masterplan 03 Central Docks Neighbourhood Masterplan 04 Pumpfields Development Framework 05 Ten Streets SRF 06 Cavern Quarter and Williamson Square SRF 07 Upper Central SRF 08 Atlantic Corridor Development Framework

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Figure 04 Surrounding developing areas © Crown copyright and database rights 2019 OS 100018351

12 November 2019 Liverpool Commercial Business District SRF 02 Strategic Regeneration and Existing Planning Policy Context

ref no title planning ref no 01 Liverpool Waters Princes Dock 01.01 Plaza 1821 17F/0913 01.02 Hive City Docks 17F/0456 01.03 The Lexington 17F/2056 01.04 William Jessop House 15F/0560 01.05 Liverpool Cruise Liner Terminal 17O/3230 01.06 Liverpool Cruise Liner Hotel 19F/1038

02 Liverpool Waters 02.01 Liverpool Waters Outline Consent 10O/2424 02.02 Non-material amendment for Liverpool 18NM/2766, Waters Outline Consent 19NM/1121

03 Behind Liverpool Crown Court 16F/1826 04 Pall Mall residential development 16F/3032 Elliot Group have now acquired site and will be Withdrawn submitting a new residential development in the near Application future 05 Pall Mall Exchange 19F/1879 06 Ovatus 1 17F/0042 07 Infinity Towers 17F/0340

08 Ten Streets SRF Adopted as a Supplementary Planning Document 2018. 09 City Bus Hub, Old Haymarket 18F/1705 10 Anywl Homes, Pall Mall 16F/2634 11 Princes Dock / King Edward Triangle Southern Link Road 18F/1419 12 Strand Apartments - residential conversion scheme 17F/2280 13 Old Hall Street, Ralli House - conversion office to 18F/0338 residential 14 Chambers, Reliance House, 20 Water Street - additional 17F/0960 residential 15 Former Echo Building, Old Hall Street - hotel conversion 18F/0079 16 Silkhouse Court - conversion office to residential 16PO/0741

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Figure 05 Major emerging schemes © Crown copyright. Liverpool City Council, Licence Number LA076288, 2017.

Liverpool Commercial Business District SRF November 2019 13 03 The Framework Area Identity

Placemaking must be at the heart of The CBD’s Historic Context regeneration and change. Through this SRF 03.01 The morphology of the CBD is defined by the 1650 process a new brand will be created to project medieval plan form of the City with its original seven the strong heritage and character of the CBD streets. These were located to the north of the castle into the future. Knitting together the successes formed in 1232 which was constructed on what is now and pioneering nature of this historic part of Derby Square. Occupying high ground to the north of the City and its grain with the 21st century the tidal pool from which Liverpool derives its name, modern business area and the emerging it was essentially a rural backwater, but offered some growth within north Liverpool. strategic potential.

The area is to be considered holistically 03.02 Following the construction of the world’s first through creation of brand, sense of place, commercial wet dock in 1715, the town was able to connections and movement through the area. optimise port activities, allowing cargoes to be loaded during low tide within the dock, and the burgeoning This chapter sets out the context of the trade allowed Liverpool to expand exponentially. By CBD to help position the SRF and provide 1796, and John Gere’s plan, the expansion also 1796 an understanding of what the issues and included building docks into the river itself, in addition to opportunities are within the area. It is future expansion of the township to the north. The streets important to understand the history of an area within the CBD were a mix of residentials, described and its commercial status to help identify the as “higher classes”, shops, taverns, manufacturing, drivers for change and in turn allow a new warehousing and merchants. identity and vision. 03.03 But by 1844, the German visitor JG Kohl was able to write that “Every house…is either a counting house, warehouse, a shop, or a house that in one way or other is an instrument or result of that trade”. The Building News observed a few years later that whereas in the warehouse was the most notable type of development, in Liverpool “…piles of offices or commercial buildings, have for some time past, given the largest scope for architectural display”. The trading activities within the CBD grew a new dock and were provided along the Mersey, making Liverpool the Figure 06 Liverpool 1650 second City of Empire and of global importance. Figure 07 Liverpool 1796

14 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

03.04 As the outward manifestations of mercantile 03.08 But Liverpool was not just a centre for success grew, buildings became more ornate and commodities, and the currency of ideas led to early 19th century grander, including the first purpose-built offices in the remarkable innovative solutions with a whole string World and this influenced the design approach redolent of ‘Liverpool firsts’. Amongst these was the answer to of Renaissance palaces, such as the of Old capturing light in the cotton buildings, where samples Hall Street. The commercial activity centred around the were examined. Since the 1850’s the designers of the Exchange (now ), with the traders using traders’ buildings had used cast iron lintels to allow the courtyard to enact business and keep in touch with for a series of larger windows, but in 1864 Peter Ellis events, but there were specialist zones throughout the designed , the world’s first commercial commercial area. curtain wall system using a cast iron frame. Whilst this was largely condemned in the press, the technology 03.05 Cotton traders focussed around the Exchange, was used elsewhere to create the evolving ‘skyscrapers’ 1907 with premises on Old Hall Street and sample rooms in of the American eastern seaboard, aided by John buildings such as the Albany and Berey’s Buildings. The Root’s presence in Liverpool when Oriel Chambers was corn merchants gravitated towards Brunswick Street, constructed. The likely export of this approach was used whilst the fruit and produce merchants were located by the architects Burnham and Root in Chicago. around Victoria Street and what is now the Cavern Quarter. 03.09 The CBD was effectively extended to the waterfront with the construction of the ‘Three Graces’ 03.06 Lawyers and accountants were to be found in the at , which replaced the redundant George’s Cook Street area, whilst financial services operated out Dock. Designed as part of a competition, they were of premises in Castle Street and surrounding streets, as intended to operate as landmarks from the river, did insurance officers. Shipping companies were to be providing a gateway and acting as symbols of the found around Water Street and James Street, closer to trading might of Liverpool. The the port and with the concentration of business premises was designed following a trip to America, and is 1930 in the district, local government too located its premises acknowledged as Europe’s first true skyscraper, a fitting to Dale Street and Victoria Street. tribute to the City which provided the technology and inventiveness to enable these huge commercial edifices 03.07 The palazzo style buildings which sprang up to be constructed. around the district, resonated with the earlier mercantile city state of Venice, a precedent for Liverpool’s position as one of the most influential and important commercial centres in the World. With the growth in trade came Figure 08 Old Hall Street early 19th century Figure 09 Port of Liverpool building completed 1907 migration, with the City as an economic magnet. Figure 10 Victoria Street 1930’s

Liverpool Commercial Business District SRF November 2019 15 03 The Framework Area Identity

The CBD’s Heritage Designations 03.10 Due to the vast importance the CBD has within the City’s heritage, it is almost entirely within the Liverpool Maritime Mercantile WHS or its Buffer Zone. It is also covered by the Castle Street Conservation Area. There are over 120 listed buildings, the densest concentration within the City and with Castle Street as the focal point for this. The area has remained the City’s commercial heart and the listed buildings which give the area its character and feeling of importance and grandeur are still mostly populated with commercial related businesses.

03.11 The whole of the site area is within the Liverpool Maritime Mercantile City WHS and its Buffer Zone. The WHS was inscribed as “the supreme example of a commercial port at the time of Britain’s greatest UNESCO global influence”, the City received its WHS in 2004. World Heritage Buffer Zone The inscription is based on criterion which identifies Liverpool:

• as a major centre which generated innovative technologies and methods in dock construction; • as an exceptional testimony to the development of maritime mercantile culture; and UNESCO • as an outstanding example of a world mercantile World Heritage Zone port city.

listed building 0 50m 250m Figure 11 UNESCO World Heritage Site boundary and the listed buildings within the study area © Crown copyright and database rights 2019 OS 100018351

16 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

03.12 Those tangible aspects and attributes that convey 03.15 Listed buildings mark and celebrate a building’s The CBD’s Existing Commercial Status Outstanding Universal Value (OUV), based on the special architectural and historic interest, and also brings 03.17 Despite the emergence of the out of town strength of authenticity and integrity within the CBD, can it under the consideration of the planning system, so business parks with their purpose-built offices and be summarised as: that it can be protected for future generations. Whereas abundant car parking, the CBD remains as popular conservation area designations introduce a general as ever with both new start-up companies as well as • Commercial Buildings (WHS character areas 1 and control over the demolition of unlisted buildings and established corporate occupiers who recognise not only 4); provides a basis for planning policies whose objective the suitable accessibility of the location for their staff but • Civic Buildings (WHS character areas 4 and 5); is to conserve all aspects of character or appearance also the additional amenities that a City Centre location and (, 2019). can provide. • The street pattern, morphology, 3D envelope of the property, texture and tone, residual industrial and 03.16 The CBD area has the highest concentration of 03.18 The availability of good quality office civic remains. listed buildings within Liverpool, focused on the Dale accommodation is a major concern and is something Street/Victoria Street alignments, and extending along that needs to be addressed through new Grade A office 03.13 Intangible attributes that express OUV are not the southern section of Old Hall Street to the north, and stock in order to retain and attract new commercial limited to the WHS boundaries, but include amongst to Pier Head to the west. The CBD area is also situated offers. other qualities: partly in the Castle Street and Albert Dock Conservation Areas. These help define the areas of highest heritage 03.19 The type of offices within the CBD varies greatly • Innovation and inventiveness; importance and integrity, as well as demarcating the between the more modern stock located to the north end • Adaptability and re-use; historic core of the city centre. of Pall Mall in areas such as St Paul's Square to the more • Commercial and economic imperatives; historic pre and post war schemes such as Exchange • Ostentation; Flags, Exchange Station and of course the Three Graces • Risk taking; and on the waterfront. • Entrepreneurship and purposefulness. 03.20 Whilst it could be assumed that most of the larger 03.14 The UNESCO World Heritage Designation is corporate occupiers would gravitate towards the City's seen as an asset to the City and something that sets this newer stock, the reality is that many still recognise the CBD apart from other destinations. It is important for cachet that some of the older buildings offer and are development within the study area to be progressive but hugely loyal as a result. Much of this may well be to do also ensure there is compliance to the World Heritage with the lack of new grade A offices that have been built SPD and no detrimental impact to the OUV takes place. over recent years but equally those buildings that have proved popular have typically undergone substantial investment to bring them to a grade B* (grade A equivalent) standard.

Liverpool Commercial Business District SRF November 2019 17 03 The Framework Area Identity

03.21 There is perhaps no better example of this than traditionally viewed as the centre of the business speculative grade A offices are required if the City is Royal Liver Building which remains one of the jewels of community – with most of this unsuited to the modern to be able to accommodate not only the growth of its the City's office stock; the landlord invested heavily in office occupier given the lack of DDA compliance and indigenous occupiers but perhaps more importantly the entrance, common areas, lifts and suites themselves small floorplates. A spate of development took place secure any large scale inward enquiries to the City. and as a result now boast one of the best tenant rosters between 2007-2010 with the completion of buildings within the City with many existing occupiers such as such as 20 Chapel Street, St Paul’s Square and Mann 03.28 This SRF therefore intends to identify sites which Princes Foods, USS, Grant Thornton and Pershing having Island which sought to address this problem but the will allow these types of development to flourish, in chosen to remain within the building. oversupply of the City’s older and in many respects addition to providing guidance and design proposals redundant stock remained an issue. to promote better public realm, connectivity and 03.22 Tenant retention is not the full story however as innovation. perhaps more surprisingly, the building has managed to 03.26 The introduction of permitted development rights attract a series of new occupiers who could easily have in 2015 allowed the conversion of much of the older chosen to take space within new grade A buildings but office stock into alternative uses such as residential or who chose Royal Liver Building as the location to base hotel. Availability of space has therefore plummeted their operations. Such examples include HSBC as well from just over 2,000,000 sq ft in 2014 to around as Everton FC and Sport Pesa all of whom have chosen 958,000 sq ft at the end of 2018. It is estimated that the building over more modern office accommodation vacant stock levels now lie in the order of 700,000 available elsewhere. sq ft and with only a little over 200,000 sq ft of this falling within the most popular grade A and grade 03.23 This is not an isolated case with other buildings B* categories. Whilst most recognise the significant such as Exchange Flags securing large corporate steps forward taken by the City over recent years and occupiers like Brabners Chaffe Street and DLA Piper and certainly since the UK economy emerged from recession The Plaza retaining companies like Investec and Bosch. in 2013, concerns remain that office availability has reached an alarmingly low level and particularly in the 03.24 In summary therefore, what appears clear is that face of the City’s 10-year average take up which stands providing landlords of the City's older stock invest in at approximately 350,000 sq ft. their buildings, the market for this space remains strong. However, there is only so much of this older, high quality 03.27 Although the re-use of commercial stock is stock which is available and suitable to tenants and important to provide vibrancy within the CBD and make today’s office needs. efficient and sustainable use of the existing buildings where ancillary services to offices are provided, it is 03.25 Historically much of the City’s office stock apparent that the lack of purpose built, Grade A office comprised older pre and post war accommodation developments within the CBD has reduced Liverpool’s largely centred around the Castle Street area – commercial attractiveness. There is little doubt that new

18 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

Building Heights 03.29 The CBD currently includes buildings predominantly ranging from 4 to 10 storeys, with the eastern and Castle Street area reflecting more of a consistent 4 to 6 storey height and 7 to 10 storeys prevailing closer to The Strand, Exchange Flags and Old Hall Street.

03.30 Only occasional blocks push beyond 13 storeys as landmark structures, largely parallel to the Strand. These include Beetham Tower (29 storeys), Alexandra Tower (27 storeys) and No 1 Princes Dock (22 storeys).

03.31 Smaller footprint residential buildings push beyond this in isolated locations towards the end of Old Hall Street and to the north of Princes Dock.

03.32 The emerging Local Plan (May 2018) has a specific Tall Buildings policy (UD6) which sets out a number of criteria which need to be adhered to should a tall building development come forward. Further work is currently being undertaken to expand on this policy and focus on promoting well-designed buildings for the right sites within the City Centre, including the CBD.

17+ storeys 03.33 A tall buildings SPD will also be produced to guide three fundamental issues, height, location and 14-16 storeys design. 11-13 storeys

7-10 storeys

4-6 storeys

1-3 storeys 0 50m 250m

Figure 12 Building heights © Crown copyright. Liverpool City Council, Licence Number LA076288, 2017.

Liverpool Commercial Business District SRF November 2019 19 03 The Framework Area Identity

Existing Ground Floor Uses Existing Upper Floor Uses 03.34 The CBD has a scattering of use classes at street 03.38 The predominant use of upper floors is level with the wide pavements of Castle Street offering commercial office, but the area has evolved with a the most vibrant bar and restaurant environment. This large proportion of hotels, residential, student use and vibrancy is extended across the blocks either side of multi-storey and surface car parking structures. The Castle Street but becomes a somewhat downgraded commercial heart of the area remains with a variety of offer around Derby Square, where the disused ground historic and new buildings creating a range of offers in floor of the Law Courts currently prohibits a more terms of scale and condition, however as already stated animated connection to Liverpool ONE. there are very few modern Grade A office buildings.

03.35 To the north of Tithebarn and Castle Streets, 03.39 Premises mainly provide professional the offer is more limited to convenience uses such as services office space and there are limited creative sandwich shops and newsagents which provide limited / collaborative workspace offers or less traditional, dwelling time. The area immediately east of Castle more flexible rental agreements. The buildings to the Street is the most diverse in terms of bars, restaurants east of the CBD weave in a tapestry of hotel, serviced and nightclubs but this becomes sparser along Dale apartment and residential use with some remaining Street and further east into Haymarket. unused buildings as well as a peppering of derelict plots which could become development opportunities, 03.36 Old Hall Street provides some amenities for the mainly east of Pall Mall. New hotel structures have been main area of offices including mini-supermarkets and developed towards the end of Old Hall Street and within cafes but is not diverse enough to provide a vibrant the Princes Dock surrounds. street scene. Further north, King Edward Triangle retains a semi-industrial use whilst within the Princes Dock area 03.40 The main land uses are mapped onto Figure 13 there is a very limited ground floor offer. Vacant plots in such a way that the predominant uses within the CBD mix with a newsagents and coffee shop. are shown via the larger circled areas, with smaller circles highlighting uses which are complementary to the 03.37 Figure 13 clearly shows that commercial office prominent use use still dominates the CBD. Whilst it is important to ensure commercial office uses continue to be primary, to ensure a vibrant and sustainable place it is also important to encourage active ground floor uses to provide workers, residents and visitors with access to a range of ancillary shops and services.

20 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

predominantly residential

predominantly education

predominantly religious

predominantly hotel

predominantly leisure

predominantly retail

predominantly civic

predominantly office

predominantly transport

predominantly industrial

predominantly multi storey car park

0 50m 250m

Figure 13 Main land uses © Crown copyright. Liverpool City Council, Licence Number LA076288, 2017.

Liverpool Commercial Business District SRF November 2019 21

© Crown copyright and database rights 2019 OS 100018351 03 The Framework Area Identity

Existing Vehicle Movement and Parking 03.41 The CBD forms the northern gateway of the City Centre and is well connected to the Key Route Network (KRN) and public transport services. Great Howard Street, Leeds Street, Tithebarn Street, , Dale Street and Victoria Street are all arterial roads serving the Strand which, at peak times, are congested.

03.42 The streets link to a range of parking options available in the CBD including:

• Off-street parking which services office and residential buildings both surface and multi-storey; • Off-street public car parking which is available to 01 Liverpool Waters Car Park 02 NCP Car Park Liverpool Pall Mall all visitors to the area; and - 840 spaces 03 NCP Car Park Liverpool Moorfields • On-street short stay car parking within the - 577 spaces controlled parking zone. 04 Q-Park Dale Street - 78 spaces 05 Rumford Street Car Park - 89 spaces 06 Fort Knox Car Park - 159 spaces 07 Old Haymarket + Dale Street 03.43 The parking is located both within the core CBD + Shaw Hill Street - 140 spaces and on the periphery. In addition, there are parking 08 Q-Park Queen Square - 537 spaces 09 St Paul's Square Car Park areas external to the CBD boundary, but which will be 10 Q-Park Liverpool One - 1900 spaces 11 NCP Smithfield Street - 58 spaces offering parking provision to those using the CBD (mostly 12 NCP 69 Tithebarn Street - 21 spaces surface level car parks on vacant development plots). 13 The Capital Building Car Park 14 Naylor Street - 130 spaces 15 Leeds Street - 142 spaces 16 Lanyork Road - 460 spaces 03.44 A new parking strategy is currently being 17 Victoria Square Multi Storey Car Park developed by Liverpool City Council which will review 18 Beetham Plaza - 89 spaces 19 Primrose Hill + Fontenoy Street - 41 spaces the current and future parking demand in the City 20 Hunter Street - 62 spaces 21 Terminal Car Marshalling area Centre. 22 44 Hanover Street - 554 spaces

managed surface car park

multi storey car park

surface public carpark 0 50m 250m

Figure 14 Existing parking © Crown copyright and database rights 2019 OS 100018351

22 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

Existing Public Transportation 03.45 The CBD is well connected to public transport services. Moorfields and James Street Stations sit within the CBD on the Merseyrail network which serves the wider City Region. Both stations have two ingress/ egress points with the secondary access for both closed outside of peak hours. Liverpool Lime Street and Central Station are also a short walk from the CBD area and provide access to regional and national rail services.

03.46 The area is well serviced by bus and has multiple bus stop locations throughout the City including around the key rail stations. To the east of the CBD is the Queens Square Bus Station which operates as an interchange of services north and east of the City. To the south of the CBD is the Liverpool ONE bus interchange which operates as a key service for buses to the south of the City and Liverpool Airport.

03.47 Access to the CBD is also available via Ferry from the Wirral, which forms part of the public transport network at peak hours but a tourism attraction off-peak. The Ferry Terminal is located at Pier Head directly opposite the Three Graces.

bus routes

B bus stop 0 50m 250m

Figure 15 Existing public transportation © Crown copyright. Liverpool City Council, Licence Number LA076288, 2017.

Liverpool Commercial Business District SRF November 2019 23 03 The Framework Area Identity

Existing Pedestrian and Cycle Routes 03.48 The CBD is well connected to the City Centre with several walking routes through and within the site formed by the historic street pattern providing a good level of accessibility. However, some walking routes are dissected by the Key Route Network (KRN) of Dale Street, Tithebarn Street, Chapel Street, The Strand and Leeds Street which form key crossing barriers and can hinder wayfinding.

03.49 Pedestrians and cyclists are squeezed onto narrow and sometimes non-continuous footways and cycle routes which are broken by cluttered street furniture, poor quality hard landscaping and car parking and loading bays.

03.50 CityBike stations (LCC’s bike hire scheme) are available throughout the area, providing access to a low carbon travel option. In addition, cycle parking is also available across the CBD for personal bike storage in public areas and within buildings.

03.51 The Liverpool City Centre Connectivity Programme will see the area become an enhanced cycling and public transport corridor with emphasis on connectivity across the Stand and north to south movement. cycle lane

pedestrian route

city bike station

C cycle park

B bus stop 0 50m 250m

Figure 16 Existing pedestrian and cycle movement © Crown copyright and database rights 2019 OS 100018351

24 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

Existing Public Realm 03.52 The CBD is dense with large footprint buildings tightly planned around the historic street grain. This leaves very few opportunities for public realm in the heart of the area. The north-south route of Castle Street has been intensified in recent years; connecting Derby Square to the south and Exchange Flags to the north. Even then, Exchange Flags is often barren, due to its large size and little public interaction apart from people using it as a thoroughfare.

03.53 Whilst there is subsequent connection from the south to Liverpool ONE, the ground floor of the Law Courts is not very welcoming and to the north, Old Hall Street lacks a sense of place and continuation.

03.54 The CBD has however created a number of ‘pocket squares’ over recent years but there is an evident 01 Pier Head 02 public realm lack of animation and maintenance of these, some in 03 Liverpool Parish Church Gardens 04 Princes Dock private and some in public ownership. It is proposed 05 Chavasse Park that the open space and public realm behind Exchange 06 Derby Square 07 Castle Street Station will be replaced and enhanced as part of the 08 Exchange Flags 09 St Paul's Square Pall Mall scheme. 10 Temple Square 11 St John's Gardens 12 Webster Street 03.55 Whilst the area is therefore quite densely packed 13 Vernon Street 14 Pownall Square by building plots, there are quite grand areas of public 15 Fontenoy Street green space realm close by; to the east in St John’s Gardens, south in Liverpool ONE / Chavasse Park and to the west with areas of trees the river frontage at Pierhead and dock waterspace interaction at Princes Dock. public realm water events public realm hard landscape

public realm 0 50m 250m

Figure 17 Existing public realm © Crown copyright. Liverpool City Council, Licence Number LA076288, 2017.

Liverpool Commercial Business District SRF November 2019 25 03 The Framework Area Identity

CBD Character Areas 03.56 The CBD SRF encompasses 5 distinct character zones reflective of the heritage and growth of the City of Liverpool. These have been identified as part of the CBD vision in order to reflect on historic grain and movement to, through and around the area. Each area has its own unique features, characteristics and opportunities but as a whole form the CBD area.

01 Historic Merchant City – the heart of the City and its original CBD

02 Historic Waterfront – the ‘shop window’ of the historic CBD with the world famous ‘Three Graces’ and Pierhead

03 Modern Waterfront – the commercial regeneration of dockside plots

04 Modern Business District – the 20th century regeneration of the CBD and emerging 21st development of the commercial district

05 Haymarket – the eastern commercial district and interface with mixed use/neighbouring quarters

0 50m 250m

Figure 18 CBD SRF character areas © Crown copyright and database rights 2019 OS 100018351

26 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

Character Area 01: Historic Merchant City 10 upper floors lies at the heart of the Historic Merchant 03.57 With its focus of the Town Hall and the corridors City and remains one of the City's most popular of Castle Street, Brunswick Street, Water Street and locations for commercial space. James Street; the area is at the heart of the narrative of Liverpool’s emergence, from late medieval obscurity to 03.62 Water Street boasts two of the City's most global port. famous and historic offices being and Martins Bank Building. The former had languishing for 03.58 Following the opening of the Old Dock in 1715, many years with low levels of occupancy due to lack this area was the first to be purposely developed, with of investment but has just been the subject of one of new buildings designed for commercial activity and the largest lettings in the history of the City Centre with warehousing, and with interventions in the public realm HMRC taking a lease of the upper floors extending to provide an improved environment, fit for commercial to 270,000 sq ft to form one of the new hubs being activity. created across the UK.

03.59 The chief characteristic of the area is the series 03.63 Several other post war office buildings are of office buildings, with serried ranks of warehouses to located within the Historic Merchant City area including the rear along with alleyways. The buildings range from 43 Castle Street (formerly Castle Chambers) and One classical to gothic, with early Palazzo style contributing Derby Square. Both have benefited from substantial much to the identity of Liverpool as self-styled city state, investment and remain popular albeit with smaller floor and even later, American influenced buildings such as plates they struggle to secure the City's more corporate Martins Bank and India Buildings, acknowledge Italian occupiers. .

03.60 With an iterative mix of red-brick, , granite and sandstone, the area has a cohesive tone and texture which provides linking elements whatever architectural style is used, and it is this, coupled with the scale of the buildings which provides a distinctive townscape for this character area. Figure 19 Town Hall and Castle Street 03.61 Comprising one of the largest groupings of office Figure 20 Martins Bank buildings in the City Centre, Exchange Flags which Figure 21 James Street comprises Horton House and Walker House and which Figure 22 Water Street Figure 23 Derby Square extends in total to some 359,558 sq ft over ground and Figure 24 Horton House, Exchange Flags

Liverpool Commercial Business District SRF November 2019 27 03 The Framework Area Identity

Character Area 02: Historic Waterfront 03.68 This area of the City Centre remains as popular 03.64 The area is defined by the Three Graces and their as ever with office occupiers and therefore boasts setting of the Pier Head, although the character area excellent occupancy rates. Furthermore, many of the also includes the development to the south City's largest corporate occupiers have chosen to locate and the Strand as the main transport corridor. in this area due in some part to the views over the river but perhaps more importantly the cachet offered by 03.65 As a set-piece sequence, the Three Graces have being located in one of these infamous buildings. become emblematic of the City, and they were designed and delivered to be the major gateway to Liverpool 03.69 Many underestimate the importance of the Three at a time when the Mersey was a major artery for Graces on the City Centre's office market but it is worthy goods and people. Whilst the buildings are of very of note that during 2017, 49,378 sq ft of lettings took different architectural styles, they each use Portland place between these three buildings. In the context of stone to provide a strong visual and tonal link, and their the City's overall take up of 481,128 sq ft, this may not deliverable spacing and arrangement also promotes appear a lot but its should be remembered that 2017 cohesion rather than separation. included the letting of India Buildings of 270,000 sq ft and so if this is deducted, the actual underlying take 03.66 They mark the essential symbiotic relationship up was probably more like 211,128 sq ft. In reality between the waterfront and the CBD to the east, a therefore, the deals completed within the Three Graces deliberate extrusion of the offices within the City Centre constituted 23% of the total. extending into the area of the docks. Whilst the Edwardian Baroque of the Port of Liverpool building and 03.70 Mann Island is the most recent addition to this the patrician Palazzo style of the Cunard building offer area. Completed in 2011, the development consists solidity and respectability to the group, it is the Royal of 376 apartments, 75,000 sq ft of retail/leisure and Liver building which is, for many, the star attraction. 114,000 sq ft of office uses. Merseytravel, LCR CA and Homes England occupy almost the entire office 03.67 As important as the buildings which provides floorspace with ground and first floor space taken up by their setting, the Pier Head has been added to with the agile working. introduction of the Leeds-, and is one of the primary public spaces in the City, used for events and more informally as a place to view the Mersey, as Figure 25 Royal Liver building well as a destination for the ferry and the increasing Figure 26 numbers of cruise ships. Figure 27 Cunard building Figure 28 Mann Island Figure 29 Port of Liverpool building Figure 30 Pier Head Ferry Terminal

28 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

Character Area 03: Modern Waterfront townscape. A new opening in the wall was completed 03.71 The area of Princes Dock is another example, in February 2019 which has improved links between albeit much later of the expansion of the CBD into the the waterfront and CBD and will help consolidate the waterfront. Opened in 1821, Princes Dock was the connection to Brook Street. largest dock constructed from reclaiming the river and designed to accommodate the trans-Atlantic trade. 03.75 The entire Modern Waterfront character area Although it is much altered, it still retains a substantial (minus the adopted highway, specifically the Strand) is body of water which immediately provides a different owned by Peel Holdings. Peel are currently developing focus, appearance and character to the other areas of their plans for Liverpool Waters, a 60-hectare waterfront the CBD. regeneration project.

03.72 Following the disuse of Princes Dock and 03.76 It is expected that the office offering within the demolition of remaining dockland structures in Princes Dock will continue to grow as does the market the 1990s, a masterplan was commissioned which with Peel having recently secured planning permission promoted commercial usage, and the first phases of for the development of a new office of 80,000 sq ft offices were delivered along the western quay of the known as No.5 Princes Dock. This development will dock. The Crown Plaza hotel is an unassuming, low supplement the other residential schemes that are scale building on a key corner, and its diminutive already underway and which are expected to inject scale and anonymous design does little to announce further life into the area. the dock. The office buildings allow for a horizontal datum, striking a consistent scale along the western site, although the later multi-storey car park and hotel on the former eastern quay are higher.

03.73 Development is currently underway on three residential towers which will make up the remaining plots of the eastern quay and which will join those tall structures of City Lofts and Alexandra Tower, the scale on the eastern site marks a transitional identity between the riverfront buildings and the CBD at Old Hall Street. Figure 31 Crown Plaza Figure 32 Alexandra Tower 03.74 The existing layout and arrangement minimises Figure 33 New opening in the wall into Princes Dock Figure 34 City Lofts public realm and provides a series of surface level Figure 35 The listed dock boundary wall and emerging development car parks for the office buildings, fragmenting the Figure 36 Princes Dock

Liverpool Commercial Business District SRF November 2019 29 03 The Framework Area Identity © Crown copyright and database rights 2019 OS 100018351

Character Area 04: Modern Business District This started with 20 Chapel Street which was completed 03.77 This area extends to Leeds Street to the north in 2007 and comprised 155,000 sq ft of grade A office and Pall Mall to the east and includes both modern and accommodation. historic buildings. Whilst along Old Hall Street and Bixteth Street the urban grain is tight, the area fragments 03.81 St Paul's Square, now widely recognised as the towards Pall Mall. This is largely due to the large heart of the City's commercial core then followed. Built surface NCP car park, which was originally the site of in the shadow of The Plaza (the former headquarters St Paul’s church, and then the railway viaduct which of Littlewoods built in 1964) this 369,914 sq ft office delivered trains to Exchange Station. The southern part was acquired by Bruntwood and comprehensively of Old Hall Street retains a number of important historic refurbished in 2006 and again in 2011. buildings, including the Albany and City Buildings, as well as the heavily reworked Cotton Exchange. 03.82 St Paul's Square is now considered a success and there is little doubt that this plus the fact that it is largely 03.78 Further north and west, towards Leeds Street and fully let, has lead to the discussion surrounding the the Strand, the historic buildings have been replaced development of a new speculative office on the Pall Mall by more modern structures, and the juxtaposition of site to provide a logical expansion of St Paul's Square. the historic and the contemporary provides a dynamic to this part of the CBD which sets it apart from other 03.83 The Modern Business District also encompasses a sub-areas. This is the area of the tall buildings cluster, number of older traditional office buildings, an example built in two phases in the early 1970’s and then post being Yorkshire House on Chapel Street which has millennium. The variety of the stylistic approaches to benefited from significant investment and enjoys full tall buildings not only provides a clear identity to the occupancy. One of the largest and most successful of building phases, but also a diversity in materials, tones, the refurbished office stock is Exchange Station. Built textures and character. behind the original 19th century facade of the former railway station, the scheme was constructed in 1986 03.79 Due to the large areas of surface parking at Pall and provides a total of 192,101 sq ft of office space on Mall, there is a thinning out of commercial activity which a total site of 2.54 acres. means less footfall. The emerging commercial proposals for this area should ensure that this part of the CBD becomes active once again adding further density and Figure 37 Pall Mall NCP car park improved open space and public realm. Figure 38 Exchange Station Figure 39 The Albany building 03.80 This character area has seen the greatest Figure 40 20 Chapel Street Figure 41 St Paul’s Square concentration of new office development within the CBD. Figure 42 Yorkshire House

30 November 2019 Liverpool Commercial Business District SRF 03 The Framework Area Identity

Character Area 05 Haymarket between the CBD and Lime Street. What should be the 03.84 This part of the CBD is an eastern extension of most efficient and main route to this area is hampered the historic, Merchant City character area, marked by by an over engineered road network, poor pedestrian buildings which are generally slightly more modest in crossings and car parking. However, the removal of scale and where the mercantile activity centres on Castle the Churchill Way flyovers will create an opportunity to Street began to merge with more civic buildings and enhance this area outside of the CBD. with non-commercial buildings. 03.88 Other locations such as Moorfields and 03.85 Route hierarchy is based on the strong east-west Tempest Hey have not been redeveloped following alignments of Tithebarn, Dale and Victoria Streets, with wartime damage and derelict sites are currently used a series of smaller north-south routes dividing the area as grade car-parking, creating a shatter zone, where into narrow plots. The area was laid out across the the underlying or surmised urban grain has now been former field systems, and this offers a clue to the starting repaired. These sites, like those at Pall Mall in the point for its morphology, as individual landowners sold Modern Business District offer the opportunity to reinstate their plots as the City expanded. a new generation of buildings to complete the urban plots and provide a continuation of routes. Many of the 03.86 Historically, the area contained a number of civic north-south routes that lead into other parts of the City, buildings, including the Municipal Buildings and other specifically the main retail area are lined with redundant public buildings, with the Magistrates Court, main Post and derelict buildings which makes it feel unwelcoming Office, Sorting Office, Fire Station, main Bridewell and and unsafe at certain times. newspaper offices. Victoria Street was the main area for fruit and produce and the exchanges and warehouses 03.89 One of the earliest examples of the office to where these goods were traded and stored, presented a residential repurposing was the conversion of the different character and townscape to the main merchants former Post Office sorting offices on Hatton Garden and brokers’ offices elsewhere in the City. into residential accommodation in the late 1990's. This change of use has shown little sign of slowing over 03.87 The eastern part of Tithebarn Street has more recent years with other buildings having been converted recently become an area for large scale student from office to alternative uses. development for John Moores University, with one of its main campuses being located in this area. Further Figure 43 Dale Street towards waterfront east lies the Queensway Tunnel, one of the main Figure 44 Dale Street towards Lime Street Station vehicular routes in and out of the City to Birkenhead on Figure 45 Former Fire Station the Wirral. This tunnel route, although important for Figure 46 Queensway Tunnel Figure 47 Surface car parking at Tempest Hey vehicular connectivity creates a problem for legibility Figure 48 Moorfields Station

Liverpool Commercial Business District SRF November 2019 31 04 Issues and Opportunities

Through initial consultation, evidence Issues Opportunities base desk top research and original work Commercial Quality and Market Attraction undertaken by the project team, issues and Lack of Grade A quality office space A range of development plots for large scale Grade A opportunities have become apparent within commercial space the study area. The points highlighted within this chapter have allowed the team to develop Reduction of office floorspace due to residential Promotion of flexible spaces for working to attract a the strengths/opportunities further to ensure permitted development range of occupiers the area builds upon these. Where issues/ challenges have been identified, ways to Numerous and fragmented land ownerships resolve have also been considered. Both issues and opportunities have therefore led Public Realm the team to develop the SRF’s development Lack of green infrastructure Enhancement and additional provision of greenery principles for the study area. Poor ground floor uses to encourage public realm Encourage a mix of active ground floor uses including utilisation increasing evening uses where suitable

Lack of quality amenity space for people to gather Creation of new public and open spaces including flexible spill out space

Heritage Supporting new development whilst retaining and The promotion of sustainable development within iconic protecting the UNESCO World Heritage Site listed buildings

Retaining the character of relevant conservation area Support development that sensitively promotes the reactivation of derelict and underused heritage assets

Risk of listed buildings which are currently vacant Encourage the re-use of historic buildings, in particular falling into disrepair upper floors, whilst retaining their significance and value.

32 November 2019 Liverpool Commercial Business District SRF 04 Issues and Opportunities

Issues Opportunities Land Use Poor offer of complementary uses to encourage vitality Increase of suitably-placed retail and amenity uses, to of district encourage vibrancy and support flexible working

Low quality public realm to support primary Creation of new public and open spaces including commercial use flexible spill out space

Connectivity Lack of permeability northward to Old Hall Street Potential to pedestrianise south end of Old Hall Street near Moorfields Station entrance

Lack of cycle connections Encourage active transport through cycle lane provision and increased ground floor cycle facilities in office and residential buildings

Lack of clearly-defined routes to the waterfront Encourage movement through green infrastructure enhancement and increased wayfinding, including safer crossings over the Strand

Poor quality train station entrances and bus stop Reconfigure station entrances and potential to create provision new entrance near Pier Head

Limited and scattered parking provision Creation of a centrally-located, shared car park

Lack of high quality north-south routes Creation of a golden spine opportunity from Derby Square through to Ten Streets and Liverpool Waters

Poor legibility of area from Lime Street Station Enhanced public realm connectivity to Haymarket

Liverpool Commercial Business District SRF November 2019 33 05 Drivers for Change

As set out in the previous chapters, the CBD The Need for High Quality, Grade A Office locally, nationally and internationally in order to reduce has undergone significant change in recent Accommodation the economic output gap and boost the productivity of years which has resulted in both positive and 05.01 The Liverpool City Region Office Market Review LCR. negative impacts on the growth of the City’s (2018) produced by Professional Liverpool and Liverpool economy and office sector. The following BID Company identified there to be no available Grade 05.04 A key challenge to the area is investment, and Drivers for Change establish the need to A office space within the area. Without this high-quality it is a known fact that development of office space develop a framework for the area to pro- office space allowing the City to compete with our can only be viable if the return on investment (i.e. actively guide its regeneration and growth of neighbouring cities there is a risk of companies looking business rates and floorspace value) is right. Therefore, a competitive office market. to bring investment to the City going elsewhere. rebranding the CBD to create a distinctive identity will play a substantial part in the strategy. Better Health and Wellbeing within the CBD 05.02 As important as grade A office space is, it is Office to Residential Permitted Development equally as important that development creates a high- Control quality and sustainable environment which supports a 05.05 Due to permitted development rights allowing the work-life balance, and which recognises the importance transformation of existing office to residential and hotels of health and wellbeing for everyone within the CBD. It there is a further lack of supply and building activity is proven that a healthy workforce is a more productive in the City’s office market. The interim chief executive workforce. Environments which recognise the needs of of the Town and Country Planning Association (TCPA) the people within them are more likely to grow, flourish, was quoted in September 2018 as stating that this and attract new businesses and development. The permitted development right was “the most shameful area will be attractive to graduates, helping to support built environment policy in the post-war period”. Due to graduate retention within the City and enhance the the lack of control local government has on development area’s image as a top university destination (nationally conversion there is a risk of poor quality housing and internationally). standards being introduced into the City and of course a loss of potential business space. Although a mix of Improved promotion and identity of the CBD uses is important to ensure vibrancy runs throughout the 05.03 A report commissioned by the Liverpool City CBD further consideration needs to be given on how to Region Combined Authority (LCR CA) in July 2018 control these conversions to ensure that there isn’t any (Professional and Business Services in LCR) highlighted additional negative impact on the commercial success of that there is an economic output gap of circa £10 the CBD. billion. A key priority within the report was to promote the commercial sector and develop collateral to promote

34 November 2019 Liverpool Commercial Business District SRF 05 Drivers for Change

Enhance the CBD’s historic and world class Recognising Changing Business Needs Innovative Transport Uses waterfront connection 05.08 Some office space operator requirements are 05.10 Sustainable, accessible transport modes is a 05.06 Businesses can’t just be attracted through new seeking out traditional office space in buildings which strength of any area, especially a CBD where masses Grade A office space. Working and living in areas of also have common hubs of serviced office space, of people populate an area at peak times. The need high-quality public realm, landscaping which has the meeting rooms and conference space, and breakout for more reliable transport which offer users a range appropriate amenities, brings inspiration to people space in cafes and restaurants/bars with WIFI zones of options is vital and will enhance any City Centre. and a better working and living environment. There (such as Avenue HQ at Mann Island and St Paul’s The SRF will look to enhance its vision by ensuring the is a need to ensure that heritage is protected and Square which have gone from strength to strength). area is futureproofed by providing innovative ideas listed buildings and heritage assets are used correctly Through creating spaces for cross-sector collaboration and ensuring connectivity is at the forefront of new to enhance the OUV. The world class waterfront is we can support innovation and knowledge sharing, development and its relationship to the rest of the City. included within the CBD and it feels disconnected; better support local businesses and strengthen the area’s brand connectivity is required to create a unique sense of as a place to work, play and collaborate. Recognising 05.11 The SRF will use these Drivers for Change as the place, a selling point for Liverpool. this within the SRF and supporting the provision of some main focus to set key principles, guidance and provide other non-office uses where they are complementary to a new vision for the CBD area. This vision will underpin The need to capitalise on existing the primary use of the area should be considered. the development of the framework area and support opportunities growth and enhanced placemaking to attract investors, 05.07 A working partnership between the public and Complementary evening economy developers and assist decision makers. private sectors is essential to meet the needs of the area 05.09 With modern business needs changing, and and to ensure that investment is targeted to repair the cross-sector collaboration being seen as increasingly voids of under-used buildings, plots and spaces and important, the area needs to develop an enhanced to explore the creation of new activities. Maximising early-evening economy which supports office workers to opportunities which are already present (the utilisation remain in the CBD after working hours, enjoy a post- of high-quality open spaces, historic buildings and work meal with colleagues and an opportunity to relax. new development opportunities) to contribute further to Therefore, such uses should contribute to place-making, the area and attract further footfall through other uses creating a location which is of a high-quality design, ancillary to commercial but without harming the overall is vibrant and active both day and night, enhancing vision is key to the success of the CBD. connectivity across the CBD and towards other areas of the City.

Liverpool Commercial Business District SRF November 2019 35 06 The CBD’s Vision

The CBD will be an innovative and world class Key Principles 06.05 The vision encompasses 6 key principles. These location for a wide range of businesses to 06.01 The CBD SRF will look to promote the City’s ideals represent the heart of the CBD vision as a thriving grow. It will be a driver for not just the City’s core Commercial District as an exemplar area and for and successful commercial hub and have driven the economy but also the City Region’s. The CBD investors and developments seeking new opportunities to creation of the subsequent development framework and will be the prime location for Professional and come and build their businesses and trade. illustrative masterplan. Business Service sectors attracting prominent companies in these industries who want to be 06.02 The SRF’s vision is to develop existing assets 01 routes / connections involved in the City. which already make Liverpool an attractive destination 02 boundary / gateways to business and promote and expand on these further so 03 innovative transportation The historic location with a world renowned the City develops on its history of innovation and world 04 land uses / policy changes waterfront gives this unique location an class trade. The SRF also identifies future opportunity 05 existing stock repurposing advantage over other cities. The enhanced plots which are proposed to be safeguarded for new 06 future opportunity plots public realm will create a vibrant, sustainable Grade A office development. place for businesses, residents and visitors 06.06 The SRF will facilitate the realisation of these to enjoy throughout the day and evening. 06.03 The 6 key principles highlighted in this chapter 6 principles to ensure the CBD retains its identity and The smart transport connectivities within and will assist in the CBD’s vision and will build on its new, remains the commercial focus of Liverpool through its around the CBD will ensure easy, sustainable clearer identity whilst incorporating and respecting future development and investment. access for all making efficient use of the its existing relationship with historic buildings, the well-connected underground stations and UNESCO WHS status and of course its waterfront. 06.07 As already raised within the SRF, it has become pedestrianised areas. apparent there is strong support for a new brand that 06.04 Through these principles and visions, Liverpool’s conjures a sense of place; with reference to the past, the The CBD will offer a competitive, high quality CBD can stand on a platform for new investment, area’s unique location but also forward thinking in terms office market with premises to meet all current enhancing existing areas and encouraging a wide of trade and exchange. and future business demands. High quality range of uses focussing on commercial trade. Grade A office space will be available across 06.08 These principles will align with the proposed new a range of plots so investors can be confident branding of the CBD to help rejuvenate a strong sense of businesses will grow from strength to strength place for the area. in this area.

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Modern Business District Developing area Contemporary architecture Innovations

Historic Business District Existing identity Heritage The heart and soul of the area

0 10m 50m 100m 250m Figure 49 Identity

Liverpool Commercial Business District SRF November 2019 37 06 The CBD's Vision

Routes / Connections 06.14 Enhancing connectivity throughout the CBD 06.09 One of the main visions within the CBD is to as well as strengthening routes into other areas of create a more connected, inviting ground floor space for Liverpool is vital to ensure the success of the district all with key routes that span seamlessly north/south and as a commercial centre. Wide pavements to allow east/west with specific emphasis on Lime Street through complementary ancillary uses to utilise spill-out Haymarket. space, encouraging activity will be supported where appropriate. The removal of car parking spaces where 06.10 The growth of Castle Street northwards along Old possible will allow for greater pedestrian opportunities. Hall Street is to be nurtured in order to draw pedestrians through the area and create a primary spine. This route 06.15 Links between the CBD and the Waterfront must needs to be reconnected and revitalised. Enhanced be strengthened to encourage movement between the linkages and ground floor uses will increase footfall and two areas. Emphasis on pedestrian movement towards thus, create opportunities for business and investment. the riverfront and movement across the Strand should be encouraged, particularly in the redevelopment of the 06.11 There should be an enhanced priority area for King Edward Triangle site and its opportunity to deal pedestrians and cyclists to the end of Old Hall Street, with the change of level and transform perception of the removing unnecessary street clutter and improving the Strand marking the boundary of the CBD. setting for the Old Hall Street and Moorfields concourse. CBD Connectivity Visions 06.12 Derby Square should be reimagined with greater connectivity to Liverpool ONE. The enhancement of • More active, ground floor space for all; additional key north/south routes through smaller streets • A north/south primary spine from Liverpool ONE to should be encouraged to allow a smoother flow of north CBD; pedestrian movement and less dependency on the core • Enhanced linkages for pedestrians and cyclists; routes. • Removal of street clutter and car parking for enhanced pavement activity; 06.13 Haymarket connections to the wider city and • Addition of green infrastructure incorporated Museum Quarter/Lime Street Station should benefit from between key routes; green infrastructure and the reduction of over engineered • A strong east/west link to encourage better junctions, allowing the pedestrian route between Lime waterfront connectivity. Street Station and the CBD to be heightened.

38 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

station entrance

pedestrian priority

parking

green transportation hub

suggested new station entrance

existing station / entrance

improved north-south waterfront pedestrian route

existing public realm

potential vehicular route

major existing vehicular route

east-west pedestrian route

north-south pedestrian route

primary pedestrian route

0 10m 50m 100m 250m Figure 50 Illustrative Routes / Connections

Liverpool Commercial Business District SRF November 2019 39 06 The CBD's Vision

Boundaries / Gateways of the Churchill Way flyovers, opportunities should 06.16 The SRF proposes to enhance gateways into the be considered to enhance public realm and promote heart of the CBD to create three potential opportunity development where appropriate. zones. 06.21 Open space should be reconfigured and 06.17 The Northern Gateway will change perception of enhanced with green infrastructure, this would enable the over engineered Strand. The King Edward Triangle the CBD to have a clear and welcoming connection to site is primed for commercial space and public realm the station and the rest of the city. to work together and will create the northern hub of the CBD. 06.22 The Western gateway is the and will be transformed and revitalised by emerging schemes 06.18 The proposed Princes Dock Link Road will in Liverpool Waters for the Liverpool Cruise Terminal, allow for better connectivity from Leeds Street through Isle of Man Ferry Terminal and various developments to Liverpool Waters and the proposed Cruise Liner governed by Liverpool Waters Neighbourhood Terminal. With the existing dominant vehicular Masterplans. infrastructure and emerging cluster of tall buildings at this northern boundary of the CBD, green space and CBD Gateway Visions public realm will be encouraged to ensure connectivity and wellbeing of those in the area. • Promote King Edward Triangle as a commercial hub for the north; 06.19 Derby Square should be reinvented as an • Improve Derby Square’s public realm and create exemplar for public realm for the Southern Gateway opportunities for new office development on vacant and future redevelopment plots for Grade A office space plots; should be considered. Through this, the existing node • Improve pedestrian routes between CBD and Lime will be enhanced, ensuring pedestrians can easily reach Street and Queensway Tunnel; Liverpool ONE and retail amenities beyond the CBD. • Promote the waterfront as an entrance into the City.

06.20 The Eastern Gateway will improve the CBD’s route to Lime Street Station and will look to enhance public realm around the emerging bus hub at Old Haymarket. Pedestrian routes around the Queensway Tunnel should be improved to make the area more attractive and therefore encourage individuals to travel into the CBD framework area. Through the removal

40 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

0 10m 50m 100m 250m Figure 51 Illustrative Boundary / Gateways

Liverpool Commercial Business District SRF November 2019 41 06 The CBD's Vision

Innovative Transportation parking for employees and residents in the district. 06.23 The CBD’s approach towards travel should be ambitious and set targets for innovative transportation to 06.28 A programme of “Urban Crossings” should be be recognised as a pioneer of the future. developed to give the impression of pedestrian rather than car priority at key locations of the Strand; ensuring 06.24 The existing Moorfields Station building, and that the CBD is located with the asset of waterfront concourse should be improved. Thereby creating new public realm. A significant design competition could be Grade A office opportunities at upper levels and a brought forward in order that Liverpool steers a unique sense of place and arrival and public realm grandeur at and internationally recognised solution to its ongoing ground floor around the station. vehicular/pedestrian conflict along The Strand.

06.25 Improvements to the secondary Old Hall Street 06.29 As the waterfront develops further, the provision Merseytravel concourse should be introduced and of water taxis to encourage north/south movement coordinated with public realm works and an extension through the docks should be explored subject to no to the opening times of this station. James Street Station significant effects on sensitive habitats. improvements would enhance perception of an extended concourse and the potential of a new entrance to the CBD Innovative Transportation Visions waterfront as a high level, long term aspiration. • The improvement of all Merseytravel Stations; 06.26 Green travel should be encouraged by • Extension of opening times for Old Hall Street and creation of business car share, electric car and cycle Water Street Station entrances; hubs. The emerging Pall Mall redevelopment scheme • Encouragement of infrastructure to cater for car should provide a multi storey car park to service clubs and electric car and cycle hubs; the forthcoming development and wider area at an • Urban Crossings across the Strand to improve appropriate location to allow for easy access. connectivity between the CBD and waterfront; • Encourage movement via water through increased 06.27 Innovative transportation into and throughout the water taxis and canal boats. CBD is key to ensuring its sustainability as a commercial centre for years to come. A green space area with a hub for innovative transport underneath with potential for tall buildings above is proposed at the Northern Node. This use will complement existing and emerging tall buildings along the northern boundary of the CBD by providing amenity space and centrally-located

42 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

station entrance

pedestrian priority

parking

green transportation hub

suggested new station entrance

existing station / entrance

0 10m 50m 100m 250m Figure 52 Innovative transportation

Liverpool Commercial Business District SRF November 2019 43 06 The CBD's Vision

Land Use CBD Land Use Visions 06.30 Complementary uses which do not negatively impact office development and is ancillary to meet day- • Active ground floor spaces to encourage street to-day needs of the CBD will be supported to create a activity; sustainable and vibrant area. • Ancillary complementary uses that enhance the area as a primary location for commercial office 06.31 To ensure the growth of the area, outside the uses and do not impact on its ability to secure normal working CBD hours there needs to be services commercial office investment; that contribute to the evening economy and support • Services to expand around the north/south office development such as restaurants, bars, hotels and pedestrian spine to encourage better footfall and retail services. connectivity.

06.32 Complementary ancillary uses will allow CBD users who live in the area, work different hours or perhaps just want to stay in the area after work a chance to benefit from the wide range of services the CBD provides. Having a successful land use structure which harmonises with each other will reduce the amount of “dead spaces” increasing vibrancy and more important security within the area.

06.33 Ground floor use and animation of such complementary ancillary uses should be considered across the CBD with the focus on the north/south pedestrian spine along Castle Street and Old Hall Street, encouraging movement through and beyond the area.

06.34 Proposals for development other than B1 Commercial Use should clearly demonstrate the offer will not affect capacity to meet future demand for office development, and that use of the site for other purposes will bring wider economic, social or environmental regeneration. Development that propose opening hours past Midnight will not be supported.

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complementary use

ground floor animation

main pedestrian route

0 10m 50m 100m 250m Figure 53 Land use / Policy changes

Liverpool Commercial Business District SRF November 2019 45 06 The CBD's Vision

Existing Stock Repurposing Island and now St Paul’s Square. These ground floor CBD Existing Stock Repurposing Visions 06.35 The landscape of the office market has changed activities would be encouraged within the CBD within dramatically within the past three years with stock the existing stock where appropriate identified inFigure • Promotion of agile working and communal working being reduced due to the conversion of more than 54. spaces on the ground floor of existing commercial 1,000,000 sq ft of office space into hotel or residential stock; accommodation. This is due to permitted development 06.40 Where existing stock identified inFigure 54 is • Support use of existing stock for new businesses rights and the office absorption of space which is still considered no longer suitable for an entire commercial starting out; considered suitable. use, a complementary ancillary use could be considered • Existing commercial stock being repurposed for a with the appropriate evidence to support the case complementary use only if it does not negatively 06.36 As well as permitted development rights, a lot of of development, showing how the CBD will not be impact the existing CBD environment and is an existing office stock is no longer considered suitable to negatively impacted and how development aligns with ancillary service to meet day-to-day needs of the the modern occupier due to small floorplates plus a lack Local Plan policy CC1. Examples of ancillary uses CBD. of DDA accessibility, raised access flooring and benefits could include shops, cafes, restaurants, wine bars which one tends to expect in a modern office space such as air all have appropriate opening hours and close before conditioning and highspeed internet connectivity. midnight. Smaller scale gyms and community facilities such as healthcare services will also be considered as 06.37 In light of this and as existing older stock returns ancillary to an office development. to the market, it is expected that landlords will continue to consider alternative higher value uses for this space such as residential or hotel use which will further reduce the City’s supply of office stock.

06.38 This is of course a threat to the CBD. It is important to retain office stock which remains suitable for modern day demand. However, not all businesses will require Grade A offices, emerging startup businesses or smaller companies looking for a distinct place to work, which isn’t seen to be “corporate”, could be the ideal tenants for existing stock.

06.39 Existing stock also offers the opportunities for flexible working and agile office spaces, which include communal social areas. The City is already seeing the success of these types of uses at Avenue HQ at Mann

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12

08 13

15

14 11

04

02

03 01 01 Bank of England building 02 19 Castle Street 03 22 Castle Street 04 Martin's Bank 05 44 Castle Street 05 06 Court Building Castle Moat House 07 07 08 54 Tithebarn Street 09 Crown House 09 10 Derby Square Buildings 11 Imperial Court 06 12 BT Building and rear car park 13 Former Echo/Trinity Mirror Office Building 10 14 37/39 Dale Street 15 Former Echo/Trinity Mirror Printing Room

0 10m 50m 100m 250m Figure 54 Existing stock repurposing

Liverpool Commercial Business District SRF November 2019 47 06 The CBD's Vision

Schedule 1 Existing Stock Repurposing

01 02 03 04

Bank of England building, Castle 19 Castle Street 22 Castle Street Martin’s Bank Building, Water Street Street size size size size 23,111 sq ft (basement + 4 floors) 12,611 sq ft 27,139 sq ft (basement + 7 floors) 140,000 sq ft notes notes notes notes • Significant redevelopment • Attractive redevelopment • Former Natwest bank with a ground • Significant redevelopment opportunity of Grade I listed opportunity on a major pedestrian floor lease ending in 2025 opportunity of a Grade II* listed building throughfare of Castle Street • Grade II* listed building building occupying a city block • Strong street presence within the • Grade II listed building • Striking ground floor banking hall • Support for high quality residential / heart of the CBD • Suited for office renewal with suitable for complementary ancillary hotel use • Impressive ground floor banking generous floor plates and other uses to the CBD • 40,000 sqft former banking hall (5,860sqft) suitable for appropriate uses subject to policy hall on ground floor suitable for complementary uses compliance complementary ancillary uses • Upper floors have the potential for a bespoke residential / hotel use • Includes single storey warehouse to the rear suitable for development

48 November 2019 Liverpool Commercial Business District SRF 06 The CBD's Vision

05 06 07 08

44 Castle Street Court Building, Derby Square Castle Moat House, James Street 54 Tithebarn Street size size size size ~8,000 sq ft ~20,000 sq ft ~8,000 sq ft ~12,000 sq ft notes notes notes notes • Smaller scale redevelopment • Strategic redevelopment opportunity • Good opportunity for office renewal • Smaller scale redevelopment opportunity on a major pedestrian connecting the retail district/public or complementary ancillary uses and opportunity route realm. other appropriate uses subject to • Suited for office renewal • Suited for office renewal • Active frontages to improve entrance policy compliance • Complementary ancillary uses to • Grade II listed building to Liverpool ONE • Grade II listed building the CBD on ground floor to increase • Part of the wider court estate • Close to James Street Station active frontage • Suited for office redevelopment • Close to Moorfields train station with ground floor mixed use complementary ancillary services

Liverpool Commercial Business District SRF November 2019 49 06 The CBD's Vision

09 10 11 12

Crown House, James Street Derby Square Buildings Imperial Court, Exchange Street BT Building and rear car park, Old East Leeds Street size size size size ~12,000 sq ft 86,567 sq ft ~83,000 sq ft ~180,000 sq ft notes notes notes notes • Excellent redevelopment opportunity • Significant large scale • Large scale re-development • Significant redevelopment for office renewal redevelopment opportunity opportunity in the heart of the CBD opportunity • Suited to complementary ancillary • Prime location on Derby Square • Building suitable for continued office • Located on a strategic location uses within the CBD on ground floor • Close to James Street Station and use within the CBD • Close to James Street Station and Waterfront • Building currently occupied by British Waterfront • Suited for multi-let office Telecoms redevelopment • Suited for continued office use or major mixed use redevelopment opportunity

50 November 2019 Liverpool Commercial Business District SRF 06 The CBD's Vision

13 14 15

Former Echo/Trinity Mirror Office 35/37 Dale Street Former Echo/Trinity Mirror Building, Old Hall Street Printing Room, Brook Street size size size 54,000 sq ft + 7,000 sq ft of ground 17,468 sq ft unknown floor notes notes notes • Strategic redevelopment opportunity • Significant change of use • Significant redevelopment at a major on a major route development potential pedestrian connection to the North • Building suited for continued office • Support for mixed use development and waterfront use with commercial office offer • Office space suited on upper floors • Located close to Moorfields station • Located close to Waterfront and in addition to mixed complementary Moorfields station ancillary uses including a hotel to encourage active frontages

Liverpool Commercial Business District SRF November 2019 51 06 The CBD's Vision

Future Opportunity Plots 06.44 The current lack of larger floorplates is no less CBD Employment Floorspace 06.41 There is a need to retain and protect a number a problem and to this extent it would be expected that 06.48 Utilising this data to determine forecasts for of sites within the CBD where they are considered any new office development would offer floors of around employment floorspace showed that there was a net optimum opportunity plots for high quality Grade A 15,000 sq ft which is the size typically required by most requirement for 2,000,000 sq ft of general office (B1a) office development. The most notable and deliverable corporate occupiers. With dwindling levels of supply, floorspace over the local plan period. of these are areas of vacant land where commercial floorplates such as this are becoming increasingly rare office development will be supported and should be and this potentially forms another barrier to the future 06.49 To determine land requirements to support the considered as the prominent use of the site (specially success of the commercial core and the City’s ability to above changes, plot ratios have been applied. These plot 02, 05, 07, 10 and 11 highlighted in Figure 55 compete with other Cities throughout the UK. assume that office development will predominantly and Schedule 2). be in high density City Centre locations (i.e. the CBD) CBD Demand Forecast and therefore a plot ratio of 1.5 has been set. This 06.42 As this SRF forms a 15-20 year vision aligned 06.45 The Liverpool Employment Land Study (GL Hearn, forecasted a site area of 12.3 hectares required to with the Local Plan, other sites have been identified 2017) which is part of the Local Plan evidence base support B1a employment growth and 1.2 hectares to within Figure 55 and Schedule 2 which have also been considers demand for employment and land floorspace support B1b employment growth through to 2033. included within Figure 54 and Schedule 1. Although over the emerging Local Plan period. The scenario these plots contain existing development, there is an considers future employment needs based on the amount 06.50 The CBD area contains a wealth of potential opportunity to consider these for commercial office of employment land necessary to meet future labour available and suitable land (as identified inFigure redevelopment in the first instance should there be supply. 55 and Schedule 2). Proposals for uses in these an opportunity to rethink the plot layout of each area identified plots which do not include commercial office identified. 06.46 The forecasts demonstrated that overall jobs in development as a main aspect of the development Liverpool should reach 283,000 by the year 2033. should be resisted. 06.43 Given falling stock levels and the lack of any The study also shows that the largest growth through new Grade A office development since the completion to 2033 is expected to be the financial and business CBD Future Opportunity Plot Visions of No 4 St Paul’s Square, the City is now in desperate services sector with an average of 15,200 additional need of high quality offices to not only accommodate jobs within the sector. • Retain and protect land identified for future the growth of its existing occupier base but perhaps opportunity plots for office space; more importantly enable it to secure footloose occupier 06.47 The forecast has been translated into Full Time • High quality architectural-led design, sensitive to requirements and therefore grow as a commercial Equivalent (FTE) employment by use class and concluded heritage surroundings; centre and become known as a national leader in office that there was an expected average increase of 12,800 • Complementary uses ancillary to office-led attractiveness. FTE within Use Classes B1a and B1b (office and development to allow a mixed-use offer to all CBD research and development jobs). users.

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02 09

10

03

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12 01

07

05

01 Princes Dock, part of Liverpool Waters (10O/2424) 02 King Edward Triangle, part of Liverpool Waters (10O/2424) 03 NCP surface car park + 2 x pubs 04 Seat dealership 05 Rumford Street Car Park 06 Vacant land on the Strand and Derby Square Buildings 07 Moorfields 08 Court Building 08 09 BT Building and rear car park 06 10 Pall Mall site 11 Vacant land and surface parking 12 Trinity Mirror printing room and car park

0 10m 50m 100m 250m Figure 55 Future opportunity plots

Liverpool Commercial Business District SRF November 2019 53 06 The CBD's Vision

Schedule 2 Future Opportunity Plots

01 02 03 04

Princes Dock King Edward Triangle NCP surface car park + 2 x pubs Seat dealership, Leeds Street

size size size size 11.5 hectares 3.0 hectares 0.25 hectares 0.45 hectares notes notes notes notes • Plot development and large scale • Significant redevelopment site with • Currently surface car park • Major road-side redevelopment public realm dockside opportunities. opportunity to connect the existing • Mid-scale development commercial opportunity Part of Liverpool Waters office district with North Docks office opportunity • Opportunity for a mid to high rise regeneration. redevelopment. - Part of Liverpool commercial office proposal within • Outline Planning Consent for a Waters regeneration existing cluster of tall buildings range of uses including 615,000 • Outline Planning Consent for sqft office development 918,000 sqft office development • William Jessop House a Grade A in addition to a range of other uses office proposal has received full including residential, parking and planning consent retail

54 November 2019 Liverpool Commercial Business District SRF 06 The CBD's Vision

05 06 07 08

Rumford Street Car Park Vacant land on the Strand and Moorfields Court Building, Derby Square Derby Square Buildings size size size size 0.20 hectares 0.95 hectares 0.65 hectares 0.32 hectares notes notes notes notes • Scarce development site opportunity • Longer term redevelopment potential • Significant development site • Major public realm fronting within the heart of the CBD of a significant gateway commercial opportunity opposite Moorfields opportunity • Currently surface level car park site Station • Close proximity to James Street • Primed for commercial office • Sustainable location close to James • Located within the heart of the CBD Station investment Street Station and Waterfront • Primed to become a key gateway • Suited for a strong commercial • Close to James Street Station • At the time of writing, an application and transport hub with a prominent office offer within the CBD southern has been submitted on this parcel commercial office offer gateway of land for a 167 bed hotel with ground floor bar and restaurant (19F/0878). However, the site is still suited to commercial office development.

Liverpool Commercial Business District SRF November 2019 55 06 The CBD's Vision

09 10 11 12

BT Building and rear car park, Pall Mall site Vacant land and surface parking, Trinity Mirror printing room and Leeds Street North Street car park, Brook Street size size size size 0.63 hectares 2.34 hectares 1.05 hectares 0.54 hectares notes notes notes notes • Potential office redevelopment site • Major new-build opportunity with • Gateway site opportunity in the • Significant site with underused plot with major connections to adjacent significant potential for office growth eastern area of CBD potential on vacant land adjacent to development parcels • Phase 1 office development for • Adjacent university buildings Capital Building • Key location within Northern 115,000 sqft Grade A office and • Close proximity to Liverpool Lime • Close proximity to the Waterfront gateway of CBD 280 bed hotel and further 2 phases Street Station and Princes Dock • Support for MSCP to consolidate of office buildings to be submitted land for planning in 2019

56 November 2019 Liverpool Commercial Business District SRF 06 The CBD's Vision

Liverpool Commercial Business District SRF November 2019 57 07 The Development Framework

The CBD provides an opportunity for a variety Key Uses and Development Principles of uses to co-exist and collectively contribute 07.01 The following chapters sets out potential to the creation of a vibrant and sustainable opportunities within each type of CBD use. Relevant place. The area should be led by office guidance is also set out which aligns itself with the development but strive to create amenity and emerging Local Plan. Interested developers and decision leisure opportunities for workers, residents makers should review this information as a material and visitors. There are opportunities for the consideration for forthcoming proposals. following uses: 07.02 Within this section, each character area is Commercial - new grade A office expanded upon with key development principles. This developments, existing stock renewal and provides further guidance on how each area of the small business incubation CBD should be revitalised and what development and improvements LCC will support. Public Realm - pocket squares, civic plazas, pedestrian routes, greenery, dockside and rooftop re-imagining

Complementary use - food/beverage, retail and leisure amenity along with residential integration

58 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

Commercial Office Opportunities 07.06 Guidance set within this chapter specifically 07.03 Business uses should be encouraged, established informs proposals within the CBD. The below policies set and sustained across the area. within the Liverpool Local Plan (May 2018) should be referred to also, please note this is not an exhaustive list. 07.04 The City’s economic and employment growth should be enhanced with more B1/A2 use classes. • STP1 Spatial Priorities for the Sustainable Growth of Existing employment businesses alongside smaller “start Liverpool; up” and creative businesses looking to use the CBD as • STP2 Sustainable Growth Principles and Managing a place to work and grow their company and workforce Environmental Impacts; will be supported. • CC1 The Main Office Area; • CC1a Pall Mall; 07.05 In line with the emerging Local Plan, • CC10 Waterfront Design Requirements; commerciality and employment focused on the • CC12 Liverpool Waters; professional and business services sector should be the • CC19 Vacant Sites and Temporary Uses; main use within the CBD to ensure the area continues to • EC1 Employment Land Supply; grow as the commercial heart of the City. • EC2 Employment Areas; • EC3 Delivering Economic Growth; • EC5 Office Development; • EC6 Mixed Use Areas; • SP5 Community Facilities; • UD4 Inclusive Design; • UD5 New Buildings; • UD6 Tall Buildings; • UD7 Alterations and Extensions to Existing Buildings; • HD1 Heritage Assets; and • HD2 Liverpool Maritime Mercantile City World Heritage Site

Liverpool Commercial Business District SRF November 2019 59 07 The Development Framework

B01 New Grade A High Quality Office CBD1: Principle of Use of Development within Buildings the CBD 07.07 Due to the tight urban grain and limited scope 07.12 New development within the CBD should in the heart of the CBD, any new building opportunities focus on supporting the economic development and within the plots identified withinFigure 55 of the SRF growth of the area. Construction of new development should include office development rather than alternative should be directly related to the financial, business use classes. and professional service sectors (Use Class B1). Complementary ancillary uses as part of the commercial 07.08 The plots also present themselves on a handful office development will be supported, if evidence is of central locations currently being used as site level provided to show that development will not harm the car parking or where an existing building is falling into commercial office attraction or viability of the CBD and disrepair. is suited to the needs of the area.

07.09 Height should be consistent with neighbouring 07.13 Major development coming forward within the context and design of the highest standard/British CBD which does not have any office development set Council for Offices (BCO) compliant to reflect a quality within the proposal will be resisted if the site has been offer for the City. identified withinFigure 55, unless strong justification for not including this use is given. 07.10 All developments within the CBD should contribute to climate change adaptation and look to CBD2: New Development within the CBD enhance public realm, including walking and cycling 07.14 Vacant land within the CBD which has been routes and green infrastructure. New developments identified withinFigure 55 will primarily be protected should be energy efficient and of high architectural for development which is predominately office use. quality. Proposals for other use classes which do not include office development should first consider plots identified 07.11 Development proposals within that part of the within Figure 54 or other areas of the City and clearly CBD lying in the WHS or its Buffer Zone should not demonstrate alignment with relevant Local Plan policies. compromise any of the key views of the landmark buildings identified in the WHS SPD. Any building should be of a high quality and have a high-quality facade.

Figure 56 One Ruskin Square by shedkm, Croydon

60 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

CBD3: Tall Buildings within the CBD CBD5: Sustainable Design 07.15 Tall buildings should only be considered within 07.19 Development proposing new public realm should the CBD Character Area 3 and 4 at appropriate allocate provision for the management of surface locations. Designs should respond to the surrounding water through the use of sustainable drainage systems topography and make a positive contribution to with multi-functional benefits as part of a high quality the skyline. Tall building development within the green and blue water environment. Development with northern portion of CBD Character Area 3 is the most such features should consider the topography of the appropriate area due to the cluster of tall development site to understand any naturally occurring flow paths already emerging. and any low lying areas within the proposal where water will naturally accumulate. New development 07.16 Buildings should be of high architectural quality, will be expected to incorporate exemplary Sustainable have a positive impact on the amenity of surrounding Drainage methods and follow the surface water uses and consideration should be given to how the hierarchy as referred to in the NPPG. ground floor uses relate to the existing built environment. 07.20 The design of new development should consider 07.17 At the time of writing, a tall buildings SPD is the inclusion of water efficiency measures in the currently being produced for the City Centre which development of new buildings. New development can will include key guidance specific to the CBD. When become more resilient to climate change by encouraging adopted, developments should align with the guidance water efficiency measures including water saving and set within the tall buildings SPD also. recycling measures to minimise water usage. Such a proactive approach is designed to mitigate and adapt CBD4: New Development Design Requirements to climate change, taking into account the long-term 07.18 Any new development built within the CBD implications for water supply in the city. should be of a high-quality design that respects its sensitive historic surroundings and the existing streetscape. The CBD development principles set within this SRF should be considered to ensure that proposals either contribute the proposed improvements for the area.

Figure 57 One Ruskin Square by shedkm, Croydon Figure 58 One Ruskin Square by shedkm, Croydon

Liverpool Commercial Business District SRF November 2019 61 07 The Development Framework

CBD6: Design Review improve access for all into and around the premises 07.21 Development should justify its design rationale whilst having regard to what makes the building and through the pre-application process and where LCC surrounding area special. Where, in the view of the City consider it necessary, attendance at Places Matter! Council such provision may reasonably be achieved, the design review board should be considered early on Council will require its provision. within the design stages. 07.26 Hard and soft landscaping should be designed in CBD7: Preservation of CBD’s Heritage such a way to ensure that it is accessible and safe for all 07.22 All new development proposals must have regard users to enjoy. Layouts should be arranged to facilitate to all heritage assets within the CBD especially within access to and within the building. CBD Character Areas 1,2 and 5. Development in the curtilage of listed buildings should be carefully designed CBD9: Corporate Access Forum and Policy in such a way so not to detract any heritage value Compliance from the CBD and in fact complement the setting. Pre- 07.27 Major applications should be accompanied by application engagement with LCC’s Conservation Officer an Inclusive Design Statement which forms part of the is recommended in these instances. Design and Access Statement. The project team, where appropriate should also consult with Liverpool City 07.23 Development should respect character and Council’s Corporate Access Forum as early as possible distinctiveness of both the CBD and its more local to gauge their views and opinion and receive advice to character area. Wherever possible, proposals should ensure that new development is inclusive for all. strengthen the historic fabric of the area and enhance patterns of movement, through the balancing of open 07.28 The City Council's “Design for Access for All” spaces and built form. SPD includes detailed guidance and advice in respect of ensuring all development proposals are inclusive. CBD8: Inclusive Design Proposals should refer to Local Plan Policy UD4 (Inclusive 07.24 Proposals should meet the correct standards of Design) for further guidance on space standards and accessibility and inclusion to ensure all users can safely provide details of further facilities and provision for and properly access new development. All development inclusive access where appropriate. should provide safe, easy and inclusive access for all whether this be for a new building or an improved 07.29 The use of BS8300 will assist greatly in meeting public realm area. the requirements of all users.

07.25 Alterations and extensions to listed buildings and Figure 59 One Ruskin Square by shedkm, Croydon their settings should take every possible opportunity to Figure 60 One Ruskin Square by shedkm, Croydon

62 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

BO2 Existing Office Renewal CBD10: Vacant Buildings and Temporary Uses 07.30 Opportunities to sustainably renew and 07.32 Proposals for the temporary use of vacant repurpose existing stock for office use should be sought buildings or sites of underused floorspace identified wherever possible. This could provide scope for modern within Figure 54 and elsewhere in the City will be alternative workspace and encouragement of modern supported for existing stock repurposing for other uses working environments with exposed services and as long as the proposal does not prejudice any future creative re-use. Figure 54 highlights key areas within office development proposals or cause negative impact the CBD that have been identified for development that on the existing commercial attractiveness of the CBD. could be repurposed with appropriate redevelopment. CBD11: Mixed Use Development 07.31 British Council for Offices precedents exist to 07.33 Mixed use development will be supported in showcase how these transformed environments can character area 3 (Modern Waterfront) and character create a diversified offer and encourage established area 5 (Haymarket) where it does not negatively impact companies to renew and modernise their own offer the office aspirations of the wider CBD area. The City whilst staying in or relocating to the CBD. appreciate the benefit of mixed use development to the vibrancy of the CBD but proposals must not impact the existing residential amenity by providing uses which are not in the setting of the area.

CBD12: Sensitive Design 07.34 Particular attention should be given to the architectural innovation and vibrancy of the nineteenth- and early twentieth-century banks, exchanges and offices in the Historic Merchant City; as well as the docks and maritime structures associated with the City’s port and trading history located in the Modern and Historic Waterfront. Proposals within the WHS and associated Buffer Zone should make a positive impact to the area and wherever possible, should actively retain and enhance its historic commercial and maritime identity.

Figure 61 Soapworks by shedkm, Salford Figure 62 Soapworks by shedkm, Salford

Liverpool Commercial Business District SRF November 2019 63 07 The Development Framework

BO3 Small Business Model CBD13: Community Facilities 07.35 Small to medium sized business ventures are 07.36 Complementary community facilities will be encouraged to identify pocket spaces across the area as supported where they meet a specific and identified identified on Figure 54. Thereby creating an interesting need within the CBD for workers and those residing in base for new business enterprises where a company can the area. Facilities should meet health and wellbeing, grow into different workspace offers in the same area social and recreational needs of the community and as their company and accommodation needs growth. therefore, contribute to the vitality of the commercial Research published by the Enterprise Research Centre in office district. Facilities should sustainably support February 2016 found that Liverpool is home to a bigger the area as a growing centre for investment. In this proportion of fast-growing firms than anywhere else in context, community facilities are defined as areas the UK, with the number of fast-growing firms based which encourage shared working spaces for a range in Liverpool increasing by 56% between 2009 and of businesses which could also provide recreational 2015. To be classified as “fastgrowing” they must have facilities which are ancillary to the commercial office increased staff numbers by at least 20% over the last offer of the CBD three years and employ a minimum of ten people. CBD14: Agile Working 07.37 Proposals for agile working development will be supported in existing office stock identified withinFigure 54. Agile working will be considered favorably when located on ground floors to promote active frontages and animated spaces.

Figure 63 Tempest by SixTwo, Liverpool Figure 64 Tempest by SixTwo, Liverpool

64 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

New Grade A High Quality B01 Commercial Office Buildings

B02 Existing Commercial Office Renewal

B03 Small Business Model

0 10m 50m 100m 250m Figure 65 Commercial office opportunities

Liverpool Commercial Business District SRF November 2019 65 07 The Development Framework

Public Realm Opportunities 07.38 High quality public realm, improved public spaces and the enhancement of green infrastructure will help keep the area vibrant and improve the level of amenity for existing and new users of the CBD.

07.39 Guidance set within this chapter specifically informs proposals within the CBD. The below policies set within the Liverpool Local Plan (May 2018) should be referred to also, please note this is not an exhaustive list.

• CC10 Waterfront Design Requirements; • CC11 Recreational Use of Dock Water Spaces, Quaysides and the Waterfront; • CC26 Protection and Enhancement of Green Infrastructure; • UD1 Local Character and Distinctiveness; • UD2 Development Layout and Form; • UD3 Public Realm; • UD4 Inclusive Design; • UD8 Public Art; • GI3 Open Space, Sport and Recreation; • GI4 Water Spaces; • GI7 New Planting and Design; • GI9 Green Infrastructure Enhancement; • TP1 Improving Accessibility and Managing Demand for Travel; • TP5 Cycling; • TP6 Walking and Pedestrians; • TP7 Taxis; • TP8 Car Parking and Servicing; and • TP9 Public Transport.

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P01 Pocket Squares 07.44 The relationship to the surrounding natural and 07.40 Figure 17 identifies a number of existing pocket built environment should be considered including views, squares that should be reinvented and maintained as landmarks, nodes and gateways. Materials chosen for areas of enjoyment and to enhance building settings in development should be respectful of existing colours and the heart of the tight urban grain. These areas present textures in the local vicinity and should enhance identity opportunities for ground floor amenity, cycle stands to of the area. Overall, development must be of high reduce the amount of street clutter elsewhere, public art, design quality and make a positive contribution to the feature lighting, greenery and ultimately raise value of local CBD character area. surrounding plots. CBD16: Inclusive Public Realm CBD15: Public Realm within the CBD 07.45 When designing public realm within the CBD it 07.41 The redesign of public realm will be encouraged should be demonstrated that it takes account of the role by LCC, especially when linked to a new development of the location within the overall movement hierarchy proposal. The design should reflect the location and of the area and reinforces and complements local specific CBD character area to ensure improvements are distinctiveness. sustainable and sensitive to the setting. 07.46 Public realm should be designed to maximise 07.42 Public realm should enhance visual amenity and opportunities for activity and enjoyment for all and optimise potential for activity whilst also strengthening encourage interaction and community cohesion. local distinctiveness. It should be inclusive and The hierarchy within public spaces should prioritise encourage activity ground floor uses through ‘natural pedestrians (especially those with disabilities), cyclists overlooking’ and an improved sense of place. and then vehicles where appropriate in that order.

07.43 Innovative public spaces tailored to each 07.47 Strong inclusive design principles should be character area will encourage activity throughout the considered which minimise physical barriers and visual CBD and City Centre and increase wellbeing of those clutter to allow more space to be freed up for pedestrian working and living in the district, thus creating a more activity whilst considering the safety of all. successful environment.

Figure 66 Tiny Travelling Theatre by Aberrant Architecture, Figure 67 Valencia by Dorte Mandrup Arkitekter, Denmark

Liverpool Commercial Business District SRF November 2019 67 07 The Development Framework

P02 Civic Squares art will be encouraged within the CBD across suitable 07.48 Public realm improvements should be brought sites and could include murals, sculptures and light forward at Derby Square—located at the southern installations. gateway—and Exchange Flags to create usable civic spaces. These could be complemented by new landscape opportunities at the other gateway Figure 68 Pop-up Forest, Williamson Square Liverpool locations—Haymarket in the east and King Edward Figure 69 Unexpected Hill by Studio SO?, London Triangle in the north. Ground floor use should create Figure 70 Place de la Republique by TVK, France animation and amenity for the CBD population along with wider residents/visitors of the City. Here, there are opportunities for regular events and pop-up attractions to encourage a better sense of vibrancy within the CBD and potentially an enhanced weekend offer.

07.49 Derby Square and Exchange Flags, both within the CBD character area 01, are two spaces with an existing civic identity and have potential for increased animation through public realm enhancement such as street furniture or public art. Improved public realm will additionally attract increased investment to the area, making the CBD a place where businesses strive to be based due to complementary offers other than attractive office space.

CBD17: Public Art within the CBD 07.50 Developments should make provision for public art within the public realm especially as part of regeneration schemes.

07.51 Several sites within the CBD have already been identified through the ‘Commercial District BID Public Art Strategy’ as locations where artists could be commissioned to display work. These sites include Old Hall Street, St Paul’s Square and Derby Square. Public

68 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

P03 Pedestrian Routes and Connectivity CBD18: Development Form and Connectivity 07.52 Encouragement of specific pedestrianised zones, 07.54 Development should be mindful of connectivity especially along Old Hall Street, Castle Street and Brook and promote physical activity through its design and Street (see Figure 50) should allow enhanced pedestrian public realm interface. Continuity and cohesion with the use within the CBD. These should be particularly surrounding character area should also be demonstrated encouraged to promote routes through the area and in street and space design. create external concourses to underground stations on Old Hall Street and James Street. CBD19: Pedestrian Enhancement 07.55 To promote the CBD as a forward-thinking and 07.53 Landscape should be of a high quality with mobile commercial centre, the district should ensure integration of planting, seating and amenity kiosks active travel is encouraged through provision of cycling where possible. lanes and facilities and adequate, walkable public realm. As new development comes forward, proposals must have a positive impact on the cycling network and its users and ensure development layout is accessible for both cyclists and pedestrians.

07.56 A cycle and pedestrian audit process should be undertaken as part of development design to ensure public realm and roads are safe, attractive and comfortable for active travel. For instance, the public realm north of the Exchange Flags near the Old Hall Street Moorfields entrance is proposed through this SRF to be reconfigured to allow for a safe crossing for those on foot. This would ensure permeability of the Modern Business District from the south and enable the various surrounding character areas to feel increasingly connected, thus safeguarding sustainable growth of the commercial sector within Liverpool.

Figure 71 Bahnofplatz Aachen by HH+F Architekten, Germany

Liverpool Commercial Business District SRF November 2019 69 07 The Development Framework

CBD20: Train Station Enhancements infrastructure intersecting the CBD and innovative 07.57 Accessibility to public transport within the thinking should be considered regarding “smart urban CBD should be maintained and enhanced to ensure crossings” to allow improved pedestrian movement. sustainable growth and increased active travel. CBD22: Parking for Taxis 07.58 LCC will support improvements to the arrival 07.63 Taxi stand locations should be reassessed to experiences of all public transport hubs within the CBD ensure they are fit for purpose and do not detract from (i.e Merseytravel station openings) to ensure services are pedestrian movement. In the case of the Old Hall Street fit for purpose for a thriving commercial district. Moorfields entrance, LCC will support the relocation of taxi spaces to allow the public realm to expand 07.59 This includes the need for enhanced public and flourish on this end of the street, therefore making realm around stations. The Old Hall Street Moorfields passenger arrival more pleasant. Merseytravel entrance should seek to redefine and extend its public realm offer, as well as extend opening CBD23: Car and Service Vehicle Parking hours to ensure the CBD is considered a viable and 07.64 Where parking spaces and servicing lanes are vibrant place beyond core business hours. deemed unnecessary or superfluous, these spaces should be reconfigured, and greenery should be added to 07.60 Potential to open an additional James Street encourage movement of people not vehicles. station entrance on the Pier Head would assist in reconnecting the waterfront to the core CBD. Ensuring 07.65 Additionally, a shared parking facility will be bus stops are strategically located throughout the City supported on the King Edward Triangle site, which will also encourage public transport use and enable the would encourage vehicles to travel around the edge CBD to utilise existing links to the City Centre. of the CBD framework area and further discourage redundant movement and traffic through the business CBD21: Road Networks district. 07.61 To enable the CBD to flourish as a commercial centre, the site should be accessible primarily by 07.66 Where car parking is proposed, they must be sustainable public transport and active travel, and well lit with clear pedestrian routes. Any multi storey unnecessary car permeability should be resisted. parking must be access controlled, covered by managed CCTV and have clear sight lines to avoid users feeling 07.62 The existing road network within the CBD should vulnerable. be assessed and reimagined wherever appropriate to ensure suitable and sustainable connectivity throughout Figure 72 Bahnofplatz Aachen by HH+F Architekten, Germany the site. The Strand is currently a major piece of Figure 73 Superkilen by BIG, Denmark

70 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

P04 Greening the City 07.71 Protection of natural resources, including air 07.67 Delivery of specific areas of greenery should be quality, ground and surface water and soils within encouraged wherever new building opportunities exist proposals should be considered. outside of the tight urban grain, specifically around the Queensway Tunnel entrance, within the Pall Mall CBD26: Green Infrastructure masterplan and towards the Northern Node of the CBD. 07.72 Enhanced spaces which incorporate green infrastructure identified inFigure 17 to encourage better 07.68 Opportunities for fresh air and wellbeing public realm opportunities will be supported. The CBD are a critical factor of the modern working day and Character Area 5 will be an ideal location to reimagine concentrated locations for lunchtime relaxation can and introduce green space and visual amenity to become an essential ingredient to the vitality of the area. enhance the connection from Lime Street Station. Attractive green infrastructure improves quality of life for workers and residents, contributes towards climate 07.73 Green infrastructure should be carefully change mitigation and creates quality of place and an considered to ensure enhancements are sustainable, ideal environment to support regeneration of the CBD. sensitive to the environment and survive in the City’s climate. CBD24: Landscaping within the CBD 07.69 All new development should make provision 07.74 As new development comes forward throughout for on-site planting, trees and landscaping where the CBD, green infrastructure enhancement should possible. This provision of green infrastructure should be considered integral to the sustainability and be fit-for-purpose and comprise sustainable species to attractiveness of the CBD. Where appropriate, proposals ensure it takes the local context and character area into should protect and enhance biodiversity through consideration. Where sites have limited floorspace building and public realm design. for green infrastructure, innovative methods should be applied such as green roofs and walls. This will 07.75 High quality green infrastructure increases an be especially important in the tight urban grain of the area’s competitiveness as a business location and should Historic Merchant City. be central to regeneration in the CBD.

CBD25: Environmental Mitigation within the CBD 07.70 Green infrastructure and sustainable transport modes should be encouraged to mitigate impact on the environment as well as improve amenity. Figure 74 Green roof bus stop by Wallbarn, London Figure 75 Neo Bankside by Rogers Stirk Harhour + Partners, London

Liverpool Commercial Business District SRF November 2019 71 07 The Development Framework

P05 Dockside Public Realm 07.76 The asset of the waterfront should be maximised by improved pedestrian connections across The Strand and the dockside should be celebrated as a unique offer of the CBD. The individual building plots can be knitted together by a more holistic approach to form the ground floor and the encouragement of established and meanwhile fitness and entertaining events both within and alongside the dock.

CBD27: Animating Waterfronts 07.77 Living bridges can be a way of integrating public realm and amenity into the waterfront environment which has limited opportunity due to existing delivered private plots.

07.78 Liverpool’s water is a vital part of the City’s green infrastructure network and a unique feature of the CBD. The Liverpool Canal Link and Princes Dock lie within the CBD boundary, and the River Mersey borders it. Proposals will be supported which increase access to and recreational use of the water spaces in the City.

Figure 76 Kalvebod Waves by JDS Architects + KLAR, Denmark Figure 77 Bobbing Forest by Mothership, Netherlands Figure 78 Chicago Riverwalk by Ross Barney Architects, USA

72 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

P06 Rooftop Opportunities 07.79 The tight urban grain offered by the historic core can become an asset at upper levels by encouragement of a rooftop offer and amenity for the workforce of individual businesses. The re-imagination of the fifth elevation of individual plots can create welcome greening and animation of the CBD at an upper level and ultimately create an attractive alternative offer to commercial locations.

CBD28: Rooftop Amenities within the CBD 07.80 Where appropriate accessible rooftops for general public and / or office workers of that building will be acceptable where appropriately managed and maintained.

07.81 The efficient use of rooftops will also be supported to improve the sustainability of a building and reduce the impact of ground floor development. Inappropriate harm to the townscape of the area and views from significant locations identifies within the WHS SPD should be considered when proposing new rooftop development.

Figure 79 Tempest by SixTwo, Liverpool Figure 80 Tempest by SixTwo, Liverpool Figure 81 Tempest by SixTwo, Liverpool

Liverpool Commercial Business District SRF November 2019 73 © Crown copyright and database rights 2019 OS 100018351

P01 Pocket Squares

P02 Civic Squares

Pedestrian Routes P03 and Connectivity

P04 Greening the City

P05 Dockside Public Realm

P06 Rooftop Opportunities

0 10m 50m 100m 250m Figure 82 Public realm opportunities

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Complementary Use Opportunities 07.82 The CBD should be a lively, animated sense of place with a strong identity.

07.83 A mix of ancillary uses which will support and complement office growth within the City will be supported. It is important that there is a wide mix of services for all users of the CBD to ensure the area thrives and is a place people not only want to work in but relax and live in also.

07.84 Guidance set within this chapter specifically informs proposals within the CBD. The below policies set within the Liverpool Local Plan (May 2018) should be referred to also, please note this is not an exhaustive list.

• STP1 Spatial Priorities for the Sustainable Growth of Liverpool; • CC1 The Main Office Area; • CC20 Convenience Retail Provision and Community Facilities; • CC21 The Night Time Economy; • CC22 Food and Drink Uses and Hot Food Take- Aways within the City Centre and MRA; • CC23 Pavement Cafés; • CC24 Housing Provision in the City Centre; • EC6 Mixed Use Areas and Sites for Various Types of Development; • SP3 Design of New Development within the City Centre MRA, District, Local and Neighbourhood Centres; • SP5 Community Facilities

Liverpool Commercial Business District SRF November 2019 75 07 The Development Framework

C01 Food and Beverage 07.85 Amenity for the population and visitors of the CBD should be provided by the encouragement of the ground floor use of buildings for ancillary complementary uses, together with the introduction of kiosks on routes identified as key pedestrianised connections through the area such as Old Hall Street.

CBD29: Food and Drink Uses and Hot Food TakeAways within the CBD 07.86 Proposals for food and drink uses within the CBD should demonstrate that there will be no adverse impact on residential amenity or character of the local area.

07.87 No new hot food take-aways uses will be supported within the CBD as this is not considered an appropriate use for a primarily commercial centre. This nighttime use can lead to dead frontages during business hours which is harmful to the workplace as well as residential amenity.

Figure 83 Capri on Via Roma by BDA Architecture, Australia Figure 84 Cafe Birgitta by Talli Architecture and Design, Finland Figure 85 Ice Cream Shop by mode:lina architekci, Poland

76 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

C02 Retail Amenity 07.88 Complementary ancillary use and service for workers should be encouraged in similar locations to food and beverage establishments; ultimately enabling the population to be able to conduct all their business around their workplace.

CBD30: A1 Retail within the CBD 07.89 Small scale A1 retail will be supported where it would provide an ancillary use, which will complement the commercial offer. In this instance, A1 uses should be positioned in locations that will provide animation and vitality to the public highways.

07.90 Retail should have a positive impact on the public realm and should maintain an active street frontage, ultimately creating a pleasant experience for workers, visitors and surrounding businesses within the CBD. Shop front design is expected to be a high standard and should be an appropriate scale, proportion and appearance. Retail should encourage connectivity and be fully accessible and, additionally, not have an adverse impact on pedestrian safety.

Figure 86 Flower kiosk by Archio, London Figure 87 Salakauppa, Finland Figure 88 Casanueva Pharmacy by Clavel Arquitectos, Spain

Liverpool Commercial Business District SRF November 2019 77 07 The Development Framework

C03 Leisure Use 07.91 Larger ground floor unit opportunities, perhaps within historic buildings with limited ‘shop window’ presence should allow fitness and wellbeing to become a wider offer to companies looking to remain or move into the CBD.

CBD31: CBD Evening Economy Uses 07.92 Planning permission for complementary evening time economy uses will only be supported where they are ancillary to the primary use of the area and where trading hours stop at midnight and do not provide adverse impact on the commercial office or residential amenity nearby.

CBD32: Pavement Cafés 07.93 Well-managed areas can make a positive contribution to the atmosphere and safety of the CBD. Proposals for pavement cafés should consider their impact on pedestrian safety, the amenity of residents and on protecting the character of historic areas and buildings.

CBD33: Ancillary leisure uses within the CBD 07.94 Leisure uses should look to use existing buildings (see Figure 54) with vacant stock and will be supported where it is shown not to make a detrimental impact on the commercial office market.

Figure 89 Brown University by Diller Scofidio + Renfro, USA Figure 90 Wellness Sky by 4of7, Serbia Figure 91 Wellness Sky by 4of7, Serbia Figure 92 Wellness Sky by 4of7, Serbia

78 November 2019 Liverpool Commercial Business District SRF 07 The Development Framework

C04 Residential 07.95 The re-use of existing buildings (see Figure 54) which cannot be proven for modern commercial viability, or have indeed remained uninhabited for some time, should be encouraged as residential repurposing to ensure an enhanced vibrancy to the area.

07.96 New build which is solely residential development should be resisted in lieu of growth opportunities involving new office stock. Controlled residential through existing stock repurposing however could help with vibrancy.

CBD34: Residential Development within the CBD 07.97 The conversion of existing buildings into residential uses will be considered within the existing stock that has been highlighted within the SRF (see Figure 54) where it does not compromise the delivery of commercial office uses within the area. Residential development within character area 5 will be supported within existing stock.

07.98 Provision must be made to enable all people to access new dwellings and use the dwelling and its facilities. Features must be incorporated that make it suitable for a range of occupants.

07.99 New residential development on sites identified within Figure 55 will only be supported where it is part of a predominately commercial office proposal.

Figure 93 Chokladfabriken by Jaegnefaelt Milton, Sweden Figure 94 Chokladfabriken by Jaegnefaelt Milton, Sweden Figure 95 Chokladfabriken by Jaegnefaelt Milton, Sweden

Liverpool Commercial Business District SRF November 2019 79 © Crown copyright and database rights 2019 OS 100018351

C01 Food and Beverage

C02 Retail Amenity

C03 Leisure Use

C04 Residential Use

0 10m 50m 100m 250m Figure 96 Complementary use opportunities

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Character Area Development Principles 07.100 Each character area of the CBD can contribute to the overall sense of place and there should be a consistent palette developed to the public realm in order to weave a consistency through the whole area. The brand can be enhanced by an overall approach to signage and street furniture. Each character zone can apply the catalogue of uses, appropriate to existing building/opportunity plot size, to create a truly vibrant, mixed use community. The animation of identified routes and connections to and through each character zone are fundamental to the overall sense of place.

07.101 This section of chapter 7 expands on the guidance which has been provided within this SRF and gives it context within each character area.

Liverpool Commercial Business District SRF November 2019 81 07 The Development Framework

01 Historic Merchant City 07.105 The City Council will: 07.102 The original heart of Liverpool, this area links the retail and waterfront. Energised by ground floor • Support the redevelopment of vacant plots into high use, the redevelopment of Derby Square will create an quality Grade A office space where appropriate enhanced sense of quality and civic pride to the area and identified within the SRF as suitable whilst ensuring that existing stock is sustained through development; repurposing. • Encourage better placemaking at Derby Square and Exchange Flags through encouraging a high 07.103 New development in the area is limited in quality public realm and public art strategies that terms of opportunity sites, and is likely to rely on re- bring people into the public spaces and give them purposing the existing, historic buildings stock. Emerging excuses to dwell; development should refer and align with relevant • Support ground floor complementary ancillary retail policies within the WHS SPD which picks up specifically and leisure uses on Castle Street to provide an on proposals such as roof extensions, and this should be active street scene subject to amenity issues; consulted before designs are finalised. • Support the repurposing of existing stock in the upper floors of Castle Street and surroundings 07.104 Continuity of tone and texture are important streets providing no detrimental impact to the considerations, as are enclosure and scale. The axial existing or future commercial office development; street pattern provides a series of viewing corridors, and • Encourage longer opening hours for the Water development proposals should be used to support this Street entrance of James Street. arrangement.

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Primary Routes to Liverpool 01 ONE and through Exchange Flags should be promoted and enhanced

3 new urban crossing points 02 encouraging greening and pedestrian priority across major junctions

Potential for existing commercial 03 uses renewal

station entrance

pedestrian priority

parking

green transportation hub

suggested new station entrance

existing station / entrance

improved north-south waterfront pedestrian route

existing public realm

potential vehicular route

major existing vehicular route

east-west pedestrian route

north-south pedestrian route

primary pedestrian route

0 10m 50m 100m 250m Figure 97 Historic Merchant City key moves

Liverpool Commercial Business District SRF November 2019 83 07 The Development Framework

02 Historic Waterfront 07.109 Development proposals should take into account 07.106 The ‘shop window’ to an International City, the the visual setting of the buildings and the Pier Head at maintenance and use of the public realm will ensure an early stage, and the importance of their legibility as a civic pride is maintained and the iconic commercial a sequence of commercial buildings commanding the stock within The Three Graces continues to project a waterfront. Designed to be read in their totality from the positive image of the City’s world trade and identity of river, and as such a major maritime gateway, the ability the CBD. to view them as a related ensemble is fundamental to appreciating their role. Specific guidance on proposals 07.107 As a set-piece sequence, the Three Graces for the Pier Head is provided in the WHS SPD. have become emblematic with the city, and they were designed and delivered to be the maritime gateway to 07.110 The City Council will: Liverpool at a time when the Mersey was a major artery for goods and people. Whilst the buildings are of very • Support better pedestrian and bicycle crossings different architectural styles, they each use Portland from the Pierhead to the rest of the City; stone to provide a strong visual and tonal link, and their • Not support any development or uses on Pierhead deliberate spacing and arrangement also promotes that will negatively impact the Three Graces and its cohesion rather than separation. They mark the essential setting.; symbiotic relationship between the waterfront and the • Encourage a greater connectivity between the commercial district to the east, a deliberate extrusion of Historic Waterfront and the Modern Waterfront; the offices within the city centre extending into the area • Support future aspirations of a new Merseyrail of the docks, and capture the essence of a city where station entrance close to Mann Island to reduce the commercial and dockland activities melded to form a demand on the existing James Street Merseyrail port of global significance. concourse; • Support complementary ancillary uses within the 07.108 The Three Graces are central to the identity of Three Graces only where it is clearly demonstrated the city, and due to their location are visible either in there would be no harmful impact on the historic vistas from across the river, or as a series of architectural value of the buildings, the proposal would benefit elements seen in glimpsed views around the city. the buildings and would not undermine their primary purpose as office buildings.

84 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

Movement across the Strand 01 and traffic calming are a major consideration to be linked to any new development

Enhance the connection to the 02 Modern Waterfront

station entrance

pedestrian priority

parking

green transportation hub

suggested new station entrance

existing station / entrance

improved north-south waterfront pedestrian route

existing public realm

potential vehicular route

major existing vehicular route

east-west pedestrian route

north-south pedestrian route

primary pedestrian route

0 10m 50m 100m 250m Figure 98 Historic Waterfront key moves

Liverpool Commercial Business District SRF November 2019 85 07 The Development Framework

03 Modern Waterfront 07.114 The area is to the north of the Pier Head, 07.111 The amenity element of the holistic and care should be taken in designing development neighbourhood, this character area knits the waterfront proposals to retain the visual setting of the Three Graces, public realm with that of the Modern CBD through as well as taking advantage of the opportunity for long enhanced connections, ground floor use and animation. range views across the dock water space, and to the Essentially its building stock cannot be island projects river and the Wirral. Further guidance on the importance but weaved back into the holistic vision with the King of setting in this area is provided within the WHS SPD. Edward Triangle and its level change presenting an opportunity for transport solutions, public realm and 07.115 Liverpool City Council will: commercial growth; ultimately collaboratively stitching the character zones and driver growth north. • Support development coming forward in line with the outline consent of Liverpool Waters and the 07.112 Although it is much altered since it first adopted Princes Dock Neighbourhood Masterplan; opened in 1821, it still retains a substantial body of • Support development which seeks to enhance the water, which immediately provides a different focus, connectivity between Princes Dock and the CBD appearance and character to other areas of the (through Brook Street and King Edward Triangle); commercial district. • Consider proposals for innovative transport, this could include a cycle hub, electric vehicle charging 07.113 It is the dock which provides the element of points or even autonomous vehicles and its cohesiveness in this area, rather than the buildings. infrastructure required; and Guidance on the modern waterfront is contained in the • Promote waterfront activities and greater public Princes Dock Neighbourhood Masterplan for Liverpool realm. Waters, and includes the provision of tall buildings to consolidate the existing cluster within the CBD, emerging development should use this masterplan and align its proposals to it.

86 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

Movement across the Strand 01 and traffic calming are a major consideration to be linked to any new development

Whilst mixed use, new 02 commercial building opportunities should be prioritised

Enhance the connection to the 03 Historic Waterfront

station entrance

pedestrian priority

parking

green transportation hub

suggested new station entrance

existing station / entrance

improved north-south waterfront pedestrian route

existing public realm

potential vehicular route

major existing vehicular route

east-west pedestrian route

north-south pedestrian route

primary pedestrian route

0 10m 50m 100m 250m Figure 99 Modern Waterfront key moves

Liverpool Commercial Business District SRF November 2019 87 07 The Development Framework

04 Modern Business District 07.119 The dialogue between the historic and the new 07.116 Pall Mall is the largest potential new-build is a key aspect of its character, and it is the contrast commercial development site within the CBD and has the between the two which provides a unique dynamism opportunity to have enhanced transportation links. The to the townscape. Development proposals should pedestrian growth of Old Hall Street will be a catalyst acknowledge this diversity, and allow for varied scale for enhancing perception of the area, brand and to celebrate the skyline, whilst supporting the need for investment. active frontages of a human scale.

07.117 The southern part of Old Hall Street retains 07.120 Liverpool City Council will: a number of important historic buildings, including the Albany and City Buildings, as well as the heavily • Encourage the removal of on street parking on re-worked Cotton Exchange. Further north and west, Old Hall Street subject to evidence being provided towards Leeds Street and Strand, the historic buildings that doing so will not harm the existing businesses have been replaced by more modern structures, and within the local areas; the juxtaposition of the historic and the contemporary • Promote the reduction of street clutter to give provides a dynamic to this part of the CBD which sets ownership back to the pedestrian; it apart from other sub-areas. This is the area of the tall • Enhance the modern CBD’s connection to Ten buildings cluster, built in two phases in the early 1970’s Streets through the Northern Gateway; and then post millennium, and the variety of the stylistic • Support the redevelopment of vacant plots into high approaches to tall buildings not only provides a clear quality Grade A office space where appropriate identity to the building phases, but also a diversity in and identified within the SRF as suitable materials, tones, textures and character. development; • Promote high quality green and public open space 07.118 The current contrast between the Old Hall through the first phases of Pall Mall redevelopment; Street and the Pall Mall sections of this character area • Support the development of a multi storey car park is striking, although the potential for a dynamic re- within Pall Mall when required; and purposing, extending the grain and scale across the • Support complementary ancillary uses along Old large grade car park, will help to re-stitch the two zones. Hall Street which animate the route.

88 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

3 new urban crossings to assist 01 movement in and out of the character area. The crossing of Leeds Street should be also considered with Northern Pall Mall development

New commercial building 02 opportunities should be prioritised

station entrance

pedestrian priority

parking

green transportation hub

suggested new station entrance

existing station / entrance

improved north-south waterfront pedestrian route

existing public realm

potential vehicular route

major existing vehicular route

east-west pedestrian route

north-south pedestrian route

primary pedestrian route

0 10m 50m 100m 250m Figure 100 Modern Business District key moves

Liverpool Commercial Business District SRF November 2019 89 07 The Development Framework

05 Haymarket 07.125 Liverpool City Council will: 07.121 The key area for changing perception of proximity to Lime Street Station and movement into the • Encourage the reanimation and greening up of CBD, this tapestry of different building blocks, historic pocket squares and the narrow lanes to encourage routes and modern pocket squares is ideally placed to more pedestrian connectivity; weave residential, workspace and education into the • Support commercial office development on commercial heart by enhanced pedestrian movement sites identified withinFigure 55, specifically and place making experience. in relationship to helping the enhancement of Moorfields station; 07.122 This area is an eastern extension of the historic, • Support residential development where appropriate merchant city character area, marked by buildings providing evidence demonstrates no negative which are generally slightly more modest in scale, and impact on the surrounding area or commercial where the mercantile activity centred on Castle Street economy is created and that the cumulative impact began to merge with more civic buildings and with non- of development is controlled; commercial buildings. • Support a greater connection between Liverpool Lime Street Station and the CBD through better 07.123 As an extension to the Historic Merchant City, pedestrian movement and public realm; and it shares the same axial nature of the street pattern, • Encourage the repurposing of existing stock for and continuity and enclosure are key characteristics. a wide range of commercial and complementary With streets such as Leather Lane, Eberle Street and ancillary uses where appropriate. Cheapside in the area, the hierarchy of main routes interspersed with narrow ‘lanes’ is a feature of this zone, and the architectural differentiation between the ostentatious frontage buildings and the more utilitarian warehouse uses to the rear is particularly pronounced.

07.124 Development proposals should recognise this contrast, and celebrate richness and the functional as part of the context.

90 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

Enhanced public realm around Haymarket 01 can provide a modern counterpart to St John’s Gardens and major as a pedestrian gateway to the CBD which works with the emerging bus hub. The pedestrian gateway linked to further 02 connections North and Dale Street can be the catalyst for a mix of uses required to complete and enhance the character area

New commercial office building opportunities 03 should be prioritised

station entrance

pedestrian priority

parking

green transportation hub

suggested new station entrance

existing station / entrance

improved north-south waterfront pedestrian route

existing public realm

potential vehicular route

major existing vehicular route

east-west pedestrian route

north-south pedestrian route

primary pedestrian route

0 10m 50m 100m 250m Figure 101 Modern Business District key moves

Liverpool Commercial Business District SRF November 2019 91 07 The Development Framework

Illustrative Masterplan Historic Merchant City 07.126 An overarching illustrative masterplan has 01 A revitalised Derby Square been produced that demonstrates how the character 02 Enhanced connections to the waterfront areas could be enhanced using the guidance set within the SRF. The masterplan aims to create a cohesive, Historic Waterfront integrated framework area and presents one possible 03 Retention of office occupation of the Three Graces form of development for the CBD. Improved connectivity, 04 Enhanced connections to north and east gateways, innovative transportation, focussed land-uses, the refreshing and repurposing of existing office stock Modern Waterfront and new development opportunities are all considered. 05 Enhanced public realm and activity These elements come together to create one cohesive 06 Integration of King Edward triangle as a key area, with a strong identity; realising the vision for the strategic location for innovative transportation and CBD. commercial growth

07.127 Although only illustrative, interested parties Modern Business District with potential proposals for the CBD should consider 07 Pall Mall masterplan delivery with predominant how their development works with this masterplan. LCC office occupation will encourage development which aligns itself with the 08 Old Hall Street public realm masterplan and contributes to the vibrancy of the CBD. 09 Enhanced connections to the waterfront and north

Haymarket 10 Moorfields office led regeneration 11 Definition as the primary route from and to Lime Street Station 12 Commercial office led redevelopment of sizable gateway and infill sites 13 Reimagining of pocket squares 14 Mixed use infill and repurposing of smaller footprint sites

92 November 2019 Liverpool Commercial Business District SRF © Crown copyright and database rights 2019 OS 100018351

primary pedestrian route desire line

0 10m 50m 100m 250m Figure 102 Illustrative masterplan

Liverpool Commercial Business District SRF November 2019 93 08 Implementation and Phasing

The CBD SRF seeks to facilitate a step-change Immediate Opportunities (“Quick Wins”) location but also forward thinking in terms of trade and in development that will safeguard and 08.01 The first phases of the development of the exchange. enhance the area, securing its role as the CBD have already begun, with the development of primary commercial district across all of LCR. Princes Dock (as part of Liverpool Waters), the Phase 1 08.04 In response to this, the name “New Merchant This evolution will not happen overnight and remediation of the Pall Mall Site and the development of City” has received favourable support will require strong leadership, investment a Ten Streets SRF. and a bought-into shared vision of the • New ... as we are looking forward to a new era of area by occupiers, developers, investors 08.02 Together these development opportunities cover commerciality and regeneration of the area; and politicians. Key developments such as a significant area of the CBD and its interface. These • Merchant ... as the area sits in a unique waterfront Pall Mall and Liverpool Waters will act as a will provide high-quality, mixed-use development, setting location and has an enviable history of trade and catalyst for change, accelerating the ongoing a standard for future regeneration to match and build commerce due to this; and regeneration of the wider area. on and provide developers and investors’ confidence of • City … as this is not a ‘quarter’ of Liverpool, it is the the growing CBD market. Other early initiatives in the historic heart and commercial centre of the city. framework area that have the potential to build upon this on-going change in the short term are: 08.05 New Merchant City should be worked into a strong brand and identity to attract business to the • Greater public realm and pedestrian improvement City and rejuvenate a strong sense of place for the to Old Hall Street to create a gateway for the CBD; area. Brand alone will not be enough; however, it • Greater connectivity between Princes Dock and should harness a strong attitude to primarily promoting Brook Street to enhance the CBD’s relationship with commercial space whilst, through placemaking and the waterfront; streetscape, appropriately weave mixed use. The • Pall Mall commercial redevelopment through general vibrancy of the area can be created through a the delivery of Liverpool City Council and their positive and engaging approach and holistic view of the development partners; ongoing development of the district. • Encouraging and focussing on the redevelopment of vacant or underused sites and buildings; 08.06 This SRF does not prescribe defined phases • Reinvigorate existing pocket squares allocated of development, recognising that market forces will within the SRF with green infrastructure and activity be a key contributing factor to the pace and scale of to encourage dwell time. regeneration. That said, smaller scale interventions such as improved wayfinding and lighting, public realm 08.03 The actual choice of name for the CBD could be enhancements and street-greening are considered as subjective but, throughout consultation there has been early opportunities to contribute to the overall vision for strong support for a new brand that conjures a sense the area. of place; with reference to the past, the area’s unique

94 November 2019 Liverpool Commercial Business District SRF 08 Implementation and Phasing

Quick Win 01: Greater public realm and pedestrian improvement to Old Hall Street Opportunity to provide a greater sense of arrival and progression at the significant Northwards route from Exchange Flags, whilst also providing a greater sense of external concourse to the Moorfields Station entry, via the creation of a more pedestrian friendly environment with less car dominance.

Figure 103 Illustration of Old Hall Street

Liverpool Commercial Business District SRF November 2019 95 08 Implementation and Phasing

Implementation, Monitoring and Review Article 4 directions S106 Contributions 08.07 For the vision within this SRF to be delivered, 08.09 The General Permitted Development Order 08.12 Obtaining contributions will help build the all planning applications brought forward within the (GPDO) sets out classes of development which can be quality of the CBD and deliver to vision of the SRF. site should be in line with the adopted planning policy granted planning permission subject to exceptions, Development contributions could be relevant to: within this framework, recognising its status as a SPD. limitations and conditions within the GPDO. If That said, it is recognised that market forces will be a development is carried out in accordance with the • Street Trees; driving factor in the regeneration of the CBD and that Order, then a detailed planning application is not • Public Art; development may come forward which differs from that required in order to commence development. A • Lighting schemes and enhanced signage and outlined in this framework. The guidance set within Local Planning Authority (LPA) may remove permitted wayfinding; this SRF are considered flexible enough to present a development rights using an Article 4 direction. • Improvements to highways and public transport; long term vision for the area whilst still maintaining a and commercial focus. 08.10 This direction restricts the scope of permitted • Public Realm and Open Spaces development rights in terms of a specific site or a 08.08 Developers will be expected to provide particular type of development within the LPA’s area. City Region Combined Authority Funding comprehensive submissions, demonstrating how When a LPA uses an Article 4 direction, a planning 08.13 In 2015 the government agreed terms for the proposals deliver the key requirements of the SPD. application may be required for development that could devolution of a range of powers and responsibilities to Where necessary, legal agreements and conditions will have otherwise been permitted development. Article 4 the LCR CA and a new directly elected Metro Mayor for be sought, and will for example: directions are used to control works that could threaten the City Region (Steve Rotherham was appointed in May the character of an area of acknowledged importance, 2017). • Make sure the delivery of high quality schemes is such as the CBD. LCC could enact an Article 4 direction maintained; in order to restrict permitted development in the CBD, 08.14 Powers include the responsibility to create • Make sure that developments are brought forward thus preventing valuable office space from being turned a Single Statutory LCR Framework. The agreement within a reasonable timescale; into development deemed inappropriate. includes a devolved and consolidated transport budget • Make sure that physical elements such as provision with a single asset management plan to manage and and maintenance of open space, public art and Funding and Developer Contributions maintain. security measures are included within proposals; 08.11 The CBD needs to be of the highest quality • Secure financial/developer contributions; architecture, public realm and services in order for 08.15 The Metro Mayor has powers over strategic • Require occupiers to enter into management it to attract key investors and create development planning as well as the LCR Single Investment Fund (SIF). agreements; and opportunities. It is therefore important that LCC, in • Ensure that development enhances and not detract line with national and local planning legislation and 08.16 The SIF supports LCR’s strategic priorities and from the CBD’s commercial attractiveness. guidance take advantage of relevant funding resources to unlock economic potential and accelerate growth. and mechanisms to obtain financial contributions from Funding will be utilised in areas which will support new development opportunities. business growth and sector development, research and skills development and transport and other infrastructure.

96 November 2019 Liverpool Commercial Business District SRF 08 Implementation and Phasing

Quick Win 02: Greater connectivity between Princes Dock and Brook Street Opportunity to provide a greater awareness of the proximity and accessibility of Princes Dock through a greater sense of pedestrian priority and ease of movement, possible through new commercial frontage coupled with positive landscape design, street furniture and wayfinding.

Figure 104 Illustration of Brook Street

Liverpool Commercial Business District SRF November 2019 97 08 Implementation and Phasing

The new approach to government finance in Liverpool Urban GreenUP occupiers to drive business growth, inward investment will mean that there are new opportunities for the Metro 08.20 To facilitate Green Infrastructure Studies within and job creation. It could cover the following: Mayor to make funding decisions related to strategic Liverpool, Liverpool City Council has been awarded priorities. This package includes mechanism for the circa. 2.2 million euros. Although funding has already • Delivery of vacant plots with the CBD and re- Mayoral Development Corporation (MDC) to capture been allocated to trial, monitor and create 3 green purposing of existing identified buildings; and direct financial benefits for investment in growth. corridors, additional funding may become available • Opportunities / mechanisms for incentivising the should there be potential to bring green infrastructure Market, including site assembly, building fit-out and 08.17 At the City Region level, there are opportunities into the CBD. speculative build; to fund new infrastructure through devolved funding • Target key growth sectors including those that and the use of public assets. Any arrangements for CBD Stakeholder Group would qualify for SIF grant funding, including start- future funds or new sources will be determined by 08.21 To ensure the CBD grows and attracts investment up businesses; and the Metro Mayor. Such funding sources are likely in a sustainable and successful manner, and the • Delivery of Public realm, movement and place- to lend themselves to large scale strategic transport delivery of a collaborative vision, in line with this SRF, making proposals within the SRF document and infrastructure investments as well as to education it is recommended that a cross-sector CBD stakeholder investments which will be critical to the future growth of group is established. This group will help coordinate A Marketing and Branding Strategy the City Region as a whole. and monitor progress, give particular focus to cross 08.24 This could build upon the recommendations in disciplines and sector activity and should comprise this SRF in respect of branding and look to create a new 08.18 Therefore, within the CBD there are a number public and private sector representatives including City identity and enhanced reputation for the CBD as the best of proposals (set out within this SRF) which have the Council, LCR LEP, Liverpool BID Company, Liverpool & and most attractive place to invest, operate, live and opportunity to have funded from the SIF in order to Sefton Chambers of Commerce, Liverpool PBS Board, work in, with links to a wider City branding offer for unlock key sites and developments. Professional Liverpool, Merseytravel, landowners, culture, heritage and leisure. landlords and developers and construction companies. Liverpool City Region LEP Funding Establishing Business Networks 08.19 The Liverpool City Region Local Enterprise 08.22 This group could then lead on the following: 08.25 This would be about creating networks at a Partnership priorities are set out in ‘Building Our Future’ regional, national and international level that provide a joint strategy with the Liverpool Combined Authority. An Action/ Delivery Plan the necessary market intelligence on office supply and This focuses on productivity, people and place. The main 08.23 This would set out key actions / opportunities demand trends, and investment opportunities, linking to priorities for the LCR LEP are research, innovation and based on the recommendations within this SRF, along the emerging City/City Region Economic Strategy and business support with the LCR LEP programme aiming with delivery mechanisms/partners, timescales, and proposed Liverpool Investment Bureau. to promote direct investment, principally within small- identification of resources; and with provision for medium enterprises (SMEs), into sustainable business monitoring and review. Its purpose would be to include and as a result, increase private sector employment. proactive measures to attract investors/developers/

98 November 2019 Liverpool Commercial Business District SRF 08 Implementation and Phasing

Quick win 03: Reinvigorate existing pocket squares allocated with the SRF Opportunity to re-invigorate examples of existing pocket squares which have been neglected and mismanaged through re-proposing of ground floor frontage, positive temporary installations, greenery, street furniture and wayfinding with a programme for use, policing and management.

Figure 105 Illustration of Hewitts Place

Liverpool Commercial Business District SRF November 2019 99 Liverpool City Council Cunard Building Brunswick Street Liverpool L3 1AH