St James’ House & St James’ Square Market Review & Concept Design Works
Final Report December 2010 A report for North East Lincolnshire URBED Council by URBED (Urbanism 10 Little Lever Street Environment and Design) together Manchester with Landscape Projects, AGDR, and M1 1HR Buttress Fuller Alsop Williams Architects t. 0161 200 5500 FINAL REPORT email: [email protected] web: www.urbed.coop October 2010 A down loadable version of this report is available from: www.urbed.coop
2 Contents
Introduction 4 Part 1: The Minster Today 6 Part 2: Visioning 26 Part 3: The Preferred Option 50 Part 4: A Way Forward 62
Appendices Appendix 1: Property Market Overview Appendix 2: Roundtable Feedback Report Appendix 3: Public Consultation Report Appendix 4: Conservation Report Appendix 5: Options Appraisal Matrix Appendix 6: CABE Review Boards Appendix 7: Summary Development Appraisal (Private and Confidential) Appendix 8: Estimated Public Realm Costs Appendix 9: ERDF Outline Business Proforma.
3 Study Area
St James Hotel and Wilkinsons facade Rear side of St James House
View from Minster of St James House and Hotel Inside St James House
4 Introduction
In mid 2010 North East Lincolnshire Council commissioned a consultancy team led by URBED with support from Landscape Projects, AGD Regeneration and BFAW to undertake a Market Review and Concept Design work for St James House and St James Square. The study has been funded by Yorkshire Forward.
‘A prosperous and distinctive This study looks to build upon St James House and Square town centre which makes the the Masterplan for Grimsby are located to the West of the most of its North Sea Town (GTCM) completed in town centre in the grounds of St location’ October 2009. James Church, the towns GTCM Vision for the Town Centre greatest cultural and The GTCM identified St James architectural asset. House and St James Square as one of 5 Tier 1 projects to be We began this report by brought forward over the describing the analysis following 5 years. undertaken as part of this study of St James Square and its The GTCM identifies that surrounding area. ‘St. James’ Square should remain the tranquil heart of In Part Two of the report we the town centre and provide develop a number of options for a calm, safe dwelling space the redevelopment of St James but will be strengthened by House and Square. These the replacement of poor options were then appraised quality surrounding develop- against regeneration objectives, ment with new and refurbished viability, deliver and community buildings which will provide support. activity and security with ap- propriate ground level uses. In the final section of the report New buildings surrounding the we develop the preferred option Square will complement and and explore delivery models to respect the scale of the his- take the project forward. toric church and should include social and cultural uses. Activity and movement will be encour- aged with the specific aim of improving safety but this will remain a tranquil green oasis.’ 5 6 Part 1 The Minster Today
7 GRIMSBY MINSTER AND THE TOWN
Church south side 1900’s Church south side 1903
8 The Minster and the Town
Founded by the Danes in the 9th century AD Grimsby is located on the Humber Estuary. The town originally developed on higher ground between the West and the East March which provided the town protection in the absence of town walls.
Up until 1801 Grimsby The St James Church came St James Church was awarded remained a small settlement into existence in 1114. During its Minster status in 2010 with a population of just 1,524 the medieval ages it was marking its importance as the barely larger than medieval one of two parish churches most important cultural and times. The town then began alongside St Marys. By the architectural asset in the town. to grow and by 1831 housed 1840s the number of parish a population of around 4,000 churches had increased to The Minster plays host to a people. The advent of the around 10 churches. Today variety of cultural events and railway and development of St James, now designated is the only parish church in Alexandra dock brought rapid as a Minster is one of only England to have its own Choir expansion to the town which a handful of the churches School, St James’ School. by the end of the 19th century still remaining in the town. had grown in population St James House and Grimsby to 75,000 inhabitants. Minster are both under the ownership of the diocese.
RIVER HUMBER RIVER HUMBER RIVER HUMBER
royal dock
alexandra dock
the haven
the haven
West Marsh East Marsh West Marsh East Marsh
+
+
ground higher than 5m
1840 - Pre railway 1625 - Medieval 1960 - Established railway, extended docks, 12th Century 1840 Pre Railway pre1960 inner relief road - Established railways, extended docks, and inner relief road 9 1820
1850
1850 over 1820 1850 2010 over 1850 1820
2010
1850 over 1820 2010 over 1850
2010
10 St James Churchyard
In this section we describe the changes to St James Square and the public realm since 1820 to the present day.
The drawings on the opposite 2010 1850 2010 over 1850 page analyse the changes to From 1850 to today there has the public realm and Grimsby been a number of significant Minster since 1820. St James 1850 pre restorationchanges west end to both the public realm Churchyard is indicated in green 1850 pre restorationand west the end churchyard. Both the with the public realm of the time main public space, the Bull Ring coloured in either brown or red.1850 pre restoration west end and Market Square, were lost following the construction of Bull Ring 1850 1820 the Wilkinsons development. Bull Ring 1850 Bull Ring 1850 In 1820 the Bull Ring to the The Wilkinsons development Bull Ring 1850 north east of the Minster was did however expand the the primary public space in the1880 post restorationChurchyard west end to the East by
town. At the time the Bull Ring1880 post restorationsetting west end back the buildings
was accessed by Deansgate 1880 post restorationfurther west end from the Minster. Bull Ring 1900 which ran to the west along the Bull Ring 1900 western edge of the churchyard. The construction of the Bull Ring 1900 Bull Ring 1900 2010 over 1850 To the east of the churchyard the inner ring road has resulted building line encroached much in the Churchyard again closer to the Minster than the been expanded. The area current Wilkinsons development. previously taken by Deansgate Bull Ring 1960 has now been consumed 1850 into the Churchyard. Bull Ring 1960 By 1850 the Corn Exchange Bull Ring 1960 Bull Ring 1960 had been removed to create The photos to the right show the a second large public space view of the Minster from the Bull known as the Market Square. Ring from 1850 till 1960 prior to The churchyard was also the removal of the Bull Ring. expanded as Church Lane was re-aligned following the construction of the trainline.
11 Notes
1. Fishermans Memorial : bronze statue on slate tiled plinth. Popular and attractive feature.
2. Low stone wall : informal meeting place
3. Low Stone Wall and cast iron lighting columns
4. Low stone wall : poor condition, constrains large
OLD MARKE church groups close to main enrance to Minster. CHANTR HOTEL Y LANE 5. Low Stone Wall : sitting wall at western end of 2 Minster. Occasional use only. Western entrance WILKINSONS Rp T S used for funerals and wedding etc. Hardstanding 12 TREE used as car park
1 T Y A 6. Historic Stone Cross (relocated to curent posi W Rp Rp tion in 1990’s)
ARD
W 10 7. Main entrance to Minster
USE Bp Notes 3 8. Churchyard entrance for vehicles; pedestrain Si Cc entrance from south FREDERICK Bp Til 1. Fishermans Memorial : bronze statue on slate AMES HO Si Bp Sa tiled plinth. Popular and attracti9. ve feaChurture.chyard Wall : brick with railing panels T J Bp S Bp 4 Cc U”S” 11 7 2. T Low stone wall : informal meeting10. placeSeats against wall : popular afternoon sitting area Ps TREE Ps Bp 11. Grass area, some 600mm higher than adjacent Tp THLEHEM3. S Low Stone Wall and cast iron lightingp acolumnsving Ap 8 BE TER 4. Low stone wall : poor condition,12. constraReclaimedins large yorkstone paving surface Ap Y MINS OLD MARKE church groups close to main enrance to Minster. CHANTR HOTEL GRIMSB Tp Ap Ap Tp Y LANE 5. Low Stone Wall : sitting wall at western end of 2 5 Tp Minster. Occasional use only. Western entrance Ap WILKINSONS Rp Tp T S used for funerals and wedding etc. Hardstanding 6 TREE 12 Tp used as car park Tree Species 9 Ps 1 T Y Code name A 6. Historic Stone Cross (relocatedAp to curentAcer pseudoplaposi tanus W Fe Rp 9 Rp WELLO tion in 1990’s) Bp Betula pendula
ARD Cc Corlyus colurna W WG Fe Fraxinus excelsior 10 7. Main entrance to Minster CHURCH LANE A Si Sorbus inermedia Notes TE USE Bp Sa Sorbus aucuparia 3 8. Churchyard entrance for vehicles; pedestrain Cc Tp Tilia platyphyllos Si 1. Fishermans Memorial : bronze statue on slate entrance from south U’S’ Ulmus “Sapporo Gold” FREDERICK Bp Til TE A tiled plinth. Popular and attractive feature. AMES HO Si Bp Sa 9. Churchyard Wall : brick with railing panels T J Bp S Bp 4 Cc 2. Low stone wall : informal meeting place DEANSG U”S” 11 7 T 10. Seats against wall : popular afternoon sitting area Ps 3. Low Stone Wall and castTRE ironE lighting columns Ps Bp 11. Grass area, some 600mm higher than adjacent 4. TpLow stone waTHLEHEMll : poor cSondition, constrains large paving carriageway : bitmac and Railway bitmacBE car park grass bench / seat Grimsby Minster Ap OLD MARKE 8 church groups close to main enrance to Minster. OTEL concrete kerbs CHANTR H TER 12. Reclaimed yorkstone paving surface Existing Churchyard Y LANE Ap footwaYy MIN: concreteS and buildings 5. Low Stonegranite Wall :sur sitfaceting wall at western endtree of 2 GRIMSyorkstoneB slabs Tp Minster. Occasional use only. Western entrance May 2010 WILKINSONS Rp Ap Ap T S Tp used for funerals and wedding etc. Hardstanding 12 TREE used as car park 5 1 T Tp Y Ap A 6. Historic Stone Cross (relocated to curent posi W Tp Rp Notes 6 Rp Tp tion in 1990’s) Tree Species ARD 9 Ps W 10 1. Fishermans Memorial : bronze statue on slate 7. Main entrance to Minster Code name tiled plinth. Popular and attractive feature. Ap Acer pseudoplatanus USE Bp Fe 9 3 8. WELL O Churchyard entrance for vehicles; pedestrain Bp Betula pendula Si Cc 2. Low stone wall : informal meeting place entrance from south Cc Corlyus colurna FREDERICK Bp Til Si Bp WG Fe Fraxinus excelsior AMES HO Sa CHURCH LANE 9. ChurA chyard Wall : brick with railing panels Si Sorbus inermedia T J Bp 3. Low Stone Wall and cast iron lighting columns TE S Bp 4 Cc Sa Sorbus aucuparia U”S” 11 7 4. Low stone wall : Tpoor condition, constrains large 10. Seats against wall : popular afternoon sitting area Tp Tilia platyphyllos OLD MARKE church groupsTRE closeE to main enrance to Minster. U’S’ Ulmus “Sapporo Gold” HOTEL Ps Bp CHANTR Ps TE 11. Grass area, some 600mm higher than adjacent A Y LANE Tp 5. LoTHLEHEMw Stone WS all : sitting wall at western end of paving 2 BE Ap 8 Minster. Occasional use only. Western entrance WILKINSONS T S Rp TER DEANSG used for funerals and wedding etc. Hardstanding 12. Reclaimed yorkstone paving surface 12 Ap Y MINS TREE used as car park
1 GRIMSB T Tp Y A Ap Ap Tp 6. Historic Stone Cross (relocated to curent posi W Rp Rp tion in 1990’s) 5 carriageway : bitmac and bitmac car park bench / seat ARD Tp Railway grass Grimsby Minster W Ap concrete kerbs 10 Tp 7. Main entrance to Minster 6 Tree Species Existing Churchyard USE Bp Tp 3 9 Ps footway : concrete and buildings 8. Churchyard entrancegranite for sur vehicles;face pedestrain tree Si Cc yorkstone slabs entrance from south Code name May 2010 FREDERICK Bp Til Ap Acer pseudoplatanus AMES HO Si Bp Fe Sa 9 9. Churchyard Wall : brick with railing panels Bp Betula pendula T J Bp WELLO S Bp 4 Cc Cc Corlyus colurna U”S” 11 7 T WG 10. Seats against wall : popular afternoon sitting area Fe Fraxinus excelsior CHURCH LANE TREE A Si Sorbus inermedia Ps TE Ps Bp 11. Grass area, some 600mm higher than adjacent Sa Sorbus aucuparia Tp THLEHEM S paving Tp Tilia platyphyllos BE Ap 8 12 U’S’ Ulmus “Sapporo Gold” TE 12. Reclaimed yorkstone paving surface TERA Ap Y MINS GRIMSB Tp Tp Ap Ap DEANSG 5 Tp Ap Tp 6 Tree Species Tp bitmac car park 9 Ps carriageway : bitmac and Railway grass bench / seat Grimsby Minster concrete kerbs Code name Fe Ap Acer pseudoplatanus Existing Churchyard footway : concrete9 and buildings WELLO granite surface tree Bp Betula pendula yorkstone slabs Cc Corlyus colurna May 2010 WG Fe Fraxinus excelsior CHURCH LANE A TE Si Sorbus inermedia Sa Sorbus aucuparia Tp Tilia platyphyllos U’S’ Ulmus “Sapporo Gold”
TE A
DEANSG
carriageway : bitmac and Railway bitmac car park grass bench / seat Grimsby Minster concrete kerbs Existing Churchyard footway : concrete and buildings granite surface tree yorkstone slabs May 2010 The Churchyard Today
In this section we describe the condition of the churchyard today, its significance in the life of the town centre of Notes Grimsby, and the role it plays in supporting the work of the
1. Fishermans Memorial : bronze statue on slate church. It includes a brief description of the key features and tiled plinth. Popular and attractive feature. characteristic physical elements of this important green space. 2. Low stone wall : informal meeting place
3. Low Stone Wall and cast iron lighting columns
4. Low stone wall : poor condition, constrains large
OLD MARKE church groups close to main enrance to Minster. CHANTR HOTEL Y LANE 5. Low Stone Wall : sitting wall at western end of The churchyard of St James, and south west. The churchyard The churchyard surface is 2 Minster. Occasional use only. Western entrance WILKINSONS Rp T S used for funerals and wedding etc. Hardstanding dominated by the Minster at is located on the EDGE of the primarily lawn, and hard 12 TREE used as car park 1 T its centre, extends over an town centre, due to severance surfaces comprising new and Y A 6. Historic Stone Cross (relocated to curent posi W Rp Rp tion in 1990’s) area of 1 ha , with a maximum caused by Church Lane reused yorkstone slabs
ARD W and Frederick Ward Way and setts, and bitmac. 10 7. Main entrance to Minster east west dimension of
USE Bp 3 8. Churchyard entrance for vehicles; pedestrain 150 metres and north Si Cc entrance from south FREDERICK Bp Til south of 100 metres. Places and Enclosure (see The layout of paths through AMES HO Si Bp Sa 9. Churchyard Wall : brick with railing panels T J Bp diagram overleaf) Entrances the churchyard is functional, S Bp 4 Cc U”S” 11 7 T 10. Seats against wall : popular afternoon sitting area Massing into the churchyard from following the primary desire Ps TREE Ps Bp 11. Grass area, some 600mm higher than adjacent the north are closely lines (see Movement) across Tp THLEHEM S paving (see diagram overleaf)) Ap 8 BE framed by buildings, creating the space. A wide paved TER 12. Reclaimed yorkstone paving surface On its northern side, the Ap a strong sense of arrival; area extends around the Y MINS churchyard is enclosed by the GRIMSB Tp by contrast, the churchyard north side of the Minster Ap Ap Tp 4 storey enclosure of St James is less well-defined to the to access the western end, 5 Tp Ap Hotel and St James House, Tp south, where it is open to where the yorkstone paved 6 Tp Tree Species while the western and southern 9 Ps view from Church Lane. hardstanding widens to form Code name boundary is defined by the Fe Ap Acer pseudoplatanus a gathering space. Low stone 9 Bp Betula pendula walls and railings of the raised WELLO Public Realm Places seating walls, set out in a semi Cc Corlyus colurna carriageway of Frederick WG Fe Fraxinus excelsior circular arrangement, are CHURCH LANE A Si Sorbus inermedia TE Ward Way and Church Lane. (see diagram overleaf) Sa Sorbus aucuparia located immediately outside Tp Tilia platyphyllos The western side of the The churchyard comprises of U’S’ Ulmus “Sapporo Gold” the north, west and southern TE several types of public place; A churchyard is enclosed by entrances to the Minster, and a blank 4-5m high wall. streets to the north and south DEANSG connect it with the town centre in short lengths elsewhere. Urban Setting to the west; squares are located at the west and east ends of carriageway : bitmac and Railway bitmac car park grass bench / seat Grimsby Minster (see diagram overleaf) concrete kerbs the Minster, while to the Existing Churchyard The Minster is a LANDMARK. footway : concrete and buildings granite surface tree north, the churchyard is a broad yorkstone slabs May 2010 The churchyard forms a lawned area, and to the south it GATEWAY for people entering is a more intricate garden area. the town centre of Grimsby from the north west
13 MASSING
URBAN DESCRIPTION Massing 1 Storey 2 Storey Pedestrian Routes Wall 3 Storey Urban Description Connection Nodes Inner Ring Road 4+ Storey Building Line
SQUARE
STREET
VOID
LAWN
SQUARE
GARDEN
STREET
PLACES AND ENCLOSURE PUBLIC REALM PLACES
Places and Enclosure Public Realm Places
VICTORIA STREET
CARTERGATE OLD MARKET PLACE FREDERICK WARD WAY
BETHLEHEM STREET
ST JAMES
CHURCH LANE
GRIMSBY TOWN STATION
DEANSGATE
PEDESTRIAN MOVEMENT VEHICULAR MOVEMENT Vehicular Movement Pedestrian Movement
14 The Churchyard Today cont.
The paved areas are generally statue by local artist Trevor walks and access to the level. The grassed areas are Harries, is located on a slate main entrance of the generally some 500-600mm tiled surface, on the northern Minster. There is evidence higher than surrounding paved side of the churchyard. of a desire line through the surfaces; it is understood that churchyard to the western this is due to excavations Overall the churchyard has end of Church Lane. and remodelling which took the character of a municipal place after the demolition garden. While it has some Staying Wall Inner Ring Road of the sunken garden. attractive features, it lacks The churchyard is a the consistently high quality popular place for staying Trees have been planted layout and materials appropriate especially in still wind throughout the churchyard; to the Minster setting. conditions, and when Lime and Ash trees have it is sunny. grown for many years around Vehicular Movement The west facing “Wilkinsons” the southern perimeter Vehicular movement in the wall provides a sheltering and are visible there today. churchyard is restricted to the backdrop for a row of seats Maple trees were planted in paved route along the north which benefit from afternoon a clump at the western end side of the Minster; low vehicles and evening sunshine. This of the churchyard, perhaps can access the undercroft is by far the most popular to provide visual screening to of St James House location for staying. Although reduce the impact of vehicles via a subway beneath people congregate at the on the raised carriageway. Frederick Ward Way. western and northern entrances of the Minster. A fine, wide spreading Elm Pedestrian Movement “Sapporo Autumn Gold” Behaviour dominates the eastern end The churchyard is frequently of the Minster. Elsewhere in used by pedestrians as The churchyard is one of the the grounds is a scattering of a route from the western few green public places in the ornamental trees, including suburbs to the town centre town centre, and is used by Birch, Cherry, Turkish of Grimsby. Most footfall occurs people as if it was a municipal Hazel, Rowan and False on the northern edge of the park; informal ball games, Acacia, of varying quality. churchyard, where pedestrians running, jumping and other enter and leave by Cartergate. boisterous activity frequently Beds and planters for seasonal The south eastern gate is occurs. This is often at odds bedding plant displays are also busy, with pedestrians with the passive enjoyment of also scattered through the using the diagonal route and the Minster grounds which other churchyard. Street furniture the footpath along the users often seek, leading to includes seats of timber and eastern wall. Elsewhere in the conflict and perceptions that the cast iron, and cast iron heritage- churchyard, walking levels are churchyard is unfriendly, and style lamps. The Fishermans low, associated with pleasure subject to anti-social behaviour. Memorial, a 3m high bronze 15 B
C
C
A B 17.5m
A 11.0m
Existing Buildings 16.6m Fishermans Memorial Proposed Cartergate Scheme Key Connection Medieval Building Line Section A:A St James House Building Line Key View Coridor Maximum area of development Potential area for future development No development within area
Development Parameters 17.5m 12.0m 11.0m 11.0m
16.6m 33.0m
Section A:A SectionSection B:B Section A:A 17.3m 4.5m
16.6m 12.0m 11.0m
Existing Buildings 33.0m Existing Buildings Section C:C Fishermans Memorial Fishermans Memorial Proposed Cartergate Scheme Existing Buildings Key Connections ProposedExisting Buildings Cartergate HistoricScheme Building Lines Key Connection Fishermans Memorial Section B:B KeyFishermans Connection Memorial Medieval Building Line Proposed Cartergate Scheme 16 MedievalProposed Building Cartergate Line Scheme St James House Building Line Key Connection StKey James Connection House Building Line Key View Coridor Medieval Building Line KeyMedieval View BuildingCoridor Line Maximum area of development St James House Building Line MaximumSt James Housearea of Building development Line Potential area for future development Key View Coridor PotentialKey View areaCoridor for future development No development within area NoMaximum development area of within development area Maximum area of development Potential area for future development Potential area for future development No development within area No development within area 17.3m Scale 1:500@A3 4.5m
16.6m
Section C:C
Scale 1:500@A3 A Heritage Setting
As part of the study we have undertaken a PPS 5 Heritage and Conservation Assessment of the Minster and its surrounding area. Although the level of detail of this work is not of that to be taken to planning application the proposals made as part of this report do include development within the sensitive setting close to Grimsby Minster a grade 1 listed building.
17.5m The key conclusions from
11.0m the study were as follows:
16.6m • Key views - the key After meticulous analysis of A second area (brown hatch) Section A:A views identified on the the key features for the area has been identified as not being plan opposite should be it has illustrated that there are suitable for development at this respected to ensure that the certain areas that development stage but should be considered views of Grimsby Minster should not encroach onto, to if proposals for the remodelling are not lost. ensure that the setting of the of the Wilkinsons block are Minster and St James Square taken forward in the future. • Connections - there are 4 is not jeopardised in any way. key connections to the site For further information which provide good access The plan on the opposite page please refer to Appendix_4: into the area for pedestrian indicates the maximum area Conservation Report . 12.0m 11.0m use. that development can take place on (orange hatch) without 33.0m affecting the key views and • Enclosure and Massing Section B:B connections in the site. This - St James Square has presents a relatively large area a good enclosure due to for potential development which the appropriate size and can be explored through the location of the surrounding generation of different options. buildings. The current level of enclosure should be retained where possible in any redevelopment of the 17.3m area, to ensure that they can
4.5m continue to be appreciated 16.6m by Grimsby town.
Section C:C
17
Scale 1:500@A3 Rear of St James House Undercroft and extruded window
Existing office in St James House
First floor Hall 18 St James House Condition
A condition survey for St James’ House was undertaken in 2005 by Pearce Bottomley Architects to assess the outcome for St James’ House in terms of refurbishment or demolition. The findings of that report are detailed below.
Internal Condition
St James’ House is a commercial kitchen, bar area The overall condition of the rectangular block of three and toilets, now includes three internal finish is tired though storeys with a fourth smaller offices using part of the hall and the building contains a number storey at roof level. The the lobby space. The second of interesting features such as concrete framed building was floor is also used as office the timber screen and doors constructed in the early 1970s, space. The much smaller third with the staircase and lobby. principally in rustic brick in a floor comprises a two bedroom Circulation within the building pleasant reddish brown, with flat and small exterior patio. is complex and confused with six concrete arched openings access to the upper floors on the ground floor finished via a separate stairwell. in exposed aggregate. External Condition Overall St James House is in The overall condition of the The building is approximately a generally good condition external building is relatively 20m long by 10.4m wide and although not currently good with the brickwork in a and 10.9m high. The ground useable in its present state with decent condition in certain areas. floor is largely open with no some refurbishment it could However there are problems with designated use, except ad- be returned to active use. some of the window bays and hoc parking and a pedestrian issues with overspill staining the route across the building. A summary of the facades. Some elements would The first floor, designed as Refurbishment report is require work if the building was to a parish hall served by a included with Appendix 4: be returned back into active use. Conservation Report.
Estimated refurbishment Costs
Proposed works Estimated Costs 2006 Estimated Costs 2010 (As set out in the Pearce Bottom- (upper range) ley Refurbishment Report, 2005) Infilling to ground floor and refurbish- £1,515,000 £1,914,915 ment of existing building and small ground floor extension to the front elevation.
19 Property Market Assessment
AGDR has undertaken an assessment of the local property market sectors of retail, leisure, office and residential to help inform the likely demand and potential for space within either a refurbished St James House or redeveloped site. The key headlines from the assessment are provide below with further detail included in Appendix 1: Property Market Assessment.
Retail Leisure • Strong retail catchment with • The existing commercial • The potential exists to limited competition from leisure offer is comprised improve and enhance competing centre due to of mainly independent the existing leisure and its geographical location. pubs, bars and restaurants cultural offer of the town centre through a pro- • The prime retail area is with few a higher active policy to diversify located within the Freshney quality restaurants. the evening economy Place Shopping Centre • No commercial cinema is that encourages the and along Victoria Street located within the town development of quality new with areas of specialist centre with a multiplex food and drink floorspace retail located within the located in Cleethorpes. and possibly a new multi- Abbeygate Centre. • Hotel provision within purpose performance and • Zone A rents are static at the town centre is poor arts venue and hotel as around £135 per sq.ft with with only the 3-star St the centre piece of a new rents outside the prime retail James Hotel operated cultural and leisure offer. area significantly lower in by Corus located directly the region of £25 per sq.ft. within St James Square. Office • The demand and potential • Cultural facilities such as • The existing office market for major new retail theatres and performance in the town centre is not floorspace is limited as space are very limited particularly well developed evidenced by the shelving within the town centre. and is concentrated in and of the Henry Boot retail • Pipeline development of around the Town Hall Square scheme on Garth Lane and new leisure uses includes area and along Osborne the proposed extension the proposals for new Street/Bethlehem Street of the Freshney Place cultural and leisure uses corridor. It is comprised Shopping Centre, although at Alexandra Dock and largely of older small units some demand does exist a number of proposals located above shops or in for smaller modern retail for new hotels outside converted buildings with including a requirement the town centre. typical rents in the region for a Costa Coffee. of £5 - £10 per sq.ft. 20 • Newer purpose built office other interested parties unemployment and limited space is located in a number does reveal some demand employment opportunities. of office parks located in for quality new office space • Existing and future out of town locations with based on market rents in the development activity is typical rents in the region region of £10 - £12 per sq.ft. focused on suburban of £10 - £12 per sq.ft. housing schemes located • Serviced office space also Residential outside the town centre with exists in and around the a number of developments • The supply and character town centre with rents on site or proposed for of the existing housing ranging from £5 to £8 per family housing with prices within the town centre is sq.ft for the older converted ranging from around £90k dominated by pre 1919 serviced office suites and for a 2 bed apartment up terraced housing and from £15 to £19 per sq.ft to £300k for a 4/5 bed flats in and around the for the purpose built fully detached house with the town centre with semi serviced managed office typical prices for a 3 bed detached and detached suites such as those to let semi in the region of £150k. properties located on the at the Europarc Innovation edge of the town centre • The potential for new Centre `and Alexandra and in outlying estates. housing within the town Dock Business Centre. centre and specifically on • The town centre living • The demand and potential the site of the St James market is in its infancy for quality new office House site is limited due to within Grimsby with only a space within the town the weak demand for town small number of recent and centre is limited with the centre living, as evidenced ongoing schemes offering proposed 40,00 sq.ft office by the small number of a range of apartments scheme at Cartergate existing and future schemes and town houses for sale being shelved due to lack for new housing within the and shared ownership. of occupier demand. town centre, and the weak • Demand for new housing and decreasing values for • The potential for new office both within and outside the town centre apartments space within a refurbished town centre has to a large making the development of or redeveloped St James extent been limited due to new housing within the town House site is uncertain the weakness of the local centre likely to be unviable although market research economy with low average in the current market. with existing occupiers and wages, above average
21 22 Consultation
On the evening of Thursday 8th July 2010 a Roundtable workshop was held Grimsby Minster with approximately 30 attendees. The purpose of the event was to bring to- gether interested parties who are involved or have vested interests in the management and future development of St James Square and St James House in Grimsby.
The event took place between The workshop produced some used as more of an asset, by 5pm and 7.30pm and the very interesting discussions creating a cultural hub with evening was split into two about future development for the addition of perhaps an Art sessions. The first roundtable the area. There was a clear Gallery, Museum or Art Cinema. discussion focused upon consensus that something looking at how well the square needs to be done to rejuvenate It was felt that the square is currently working, identifying the square and make the would benefit from playing host the positive and negative things most of this space. to a variety of small events that happen in the square, on both an ecclesiastical peoples perception of the The square, not dissimilar to and entertainment level. square and how the square other public spaces suffers from could be viewed in the future. antisocial behaviour particularly There were mixed feelings after dark. This is primarily due about St James House This was followed by a to the lack of surveillance in the and whether it should be second presentation on area. The underused and un- demolished or not. However the Story of Grimsby, the sightly St James House along there was a clear consensus development of the Church / with the blank wall of Wilkinsons that the building could be a Square area and some initial running along the sides of useful part of the square if options for the Square. the square also create an redeveloped properly. The unwelcoming feel to the area. addition of active ground In the second workshop session floor uses would bring life to the discussion focused on the Key to reviving the area will be the area and create facilities future role of St James Square, creating a hub of activity in the to attract people to the area. looking at the different uses space by providing facilities The development of a cafe and activities, followed by some that will draw people to the or restaurant on this site initial options being developed Square and retain them. It was would help to tie the square for the square. The findings suggested that the cultural and the house together of each group were fed back connection in the area should and allow alfresco dining at the end of the workshop. be enhanced and the Church in the lovely surroundings during summer months.
23 24 Conclusion
Based on our initial research, around the Churchyard, the heritage setting, the market review and the roundtable workshop we have identified a set of key aims for the project. These aims will then be used to assess the options generated in the next section.
Future development in and around Grimsby Minster should:
• Enhance the setting of Grimsby Minster, reinforcing • Provide a limited number • Re-integrate and enhance its heritage value as a listed of residential units into the the distant formal entrance building square to be used in part of the Minster back into St by the Minster and provide James Square active surveillance onto the • Build upon the existing Square cultural presence of Grimsby • Integrate and connect Minster within Grimsby to the proposed Cartergate expand and diversify the • Provide opportunities development into cultural offer within the town within the square to host a the Town Centre variety of small events on both an ecclesiastical and • Introduce active ground entertainment level. floor uses to animate the square and develop an alternative evening economy • Enhance the green and to the current offer within well-treed character of the Grimsby, while retaining Minster grounds. and enhancing the tranquil nature of St James Square.
25 26 Part 2 Visioning In which we develop a series of options for St James Square
27 Church and Square
ChurchChurch and and Square Town Square Church in a Town Grid church and town square
Church and Square Whitehaven churchyard in town grid churchyard in town grid Selby Selby Stamford Whitehaven church and town square Whitehaven Whitehaven churchyard in town grid
church and town square
Selby Stamford
Stamford Stamford Accrington
Selby Stamford
Church inside a Town Church set in a Close
church set in close
Lincoln Minster : Close
church set in close churchyard inside town churchyard inside town churchyard inside town Lincoln Minster : Close
York York York York Lincoln churchyard inside town church set in close
Lincoln Minster : Close York
Crowland York Lincoln Lincoln
28 Churchyard Typologies
In this section we outline different typologies of church- yards and churches, and their relationship with the sur- rounding townscape. This exercise helped the design team and steering group make informed decisions about the character of the churchyard in relation to the Minster.
CHURCHYARD TYPOLOGIES
church and town square churchyard in town grid st james churchyard churchyard inside town church set in close
Church and Town Square Church inside Town Church set in a Close Direct connection between Partial interface with church and adjacent square; surrounding town; church Usually associated with the church dominates the public yard located to the rear of Cathedrals and Minsters, space; the church door opens some buildings, while other where the church authorities into the public space. Examples buildings face onto and sought to establish a separate include Selby and Stamford Grimsbyoverlook Minster it. Walking routes “closed” domain around the and streets pass through church. Usually accessed via Church In a Town Grid the churchyard. Churchyard gates, the typical Close is evolves as a tranquil garden frequently lined with buildings Interface between Town and separate from the busy town. used by the clergy which face Church through churchyard; Examples include Grimsby, onto the green surrounding the surrounding street Crowland and York the Minster or Cathedral. This frontages face onto and lends a domestic, tranquil overlook the churchyard. The character to a typical Close. churchyard is often planned as a formal garden in the townscape. Examples include Whitehaven and Accrington.
29 MINSTER CLOSE : ELEMENTS MINSTER CLOSE : ELEMENTS
MINSTER CLOSE : ELEMENTS
gathering place w e
gathering place w e
MINSTER CLOSE : ELEMENTSMINSTER CLOSE : ELEMENTS
gathering place w e
processional route courtyard enclosed garden (cloister) perimeter garden
gatheringprocessional place w e route gathering place w e courtyard enclosed garden (cloister) perimeter garden
processional route courtyard enclosed garden (cloister) perimeter garden
Processionalprocessional route Route courtyardprocessional route enclosedCourtyardcourtyard garden (cloister) perimeterenclosed garden garden (cloister) perimeter garden
York Square Courtyard Enclosed Garden (cloister) perimeter garden Lincoln
MINSTER CLOSE : ELEMENTS MINSTER CLOSE : ELEMENTS
MINSTER CLOSE : ELEMENTSMINSTER CLOSE : ELEMENTSLiverpool Kalundborg
gathering place w e gathering place w e gathering place w e gathering place w e
Tranquil Garden
Enclosed Garden (Cloister) Perimeter Garden processional route courtyardprocessional route enclosedcourtyard garden (cloister) perimeterenclosed garden garden (cloister) perimeter garden processional route courtyardprocessionalSquare route courtyardenclosedCourtyard garden (cloister) enclosedEnclosed gardenGardenperimeter (cloister)(cloister) garden perimeterperimeter garden garden
Salisbury Coventry
Lincoln
30
Tranquil Garden Minster Close Elements
In this section we outline the key elements of a typical Minster Close
Processional Route Courtyard The conventional cross-shaped The transition from town to garden, surrounded by walls plan of a church is set out minster grounds often occurs and defined by its perimeter with the altar at the eastern through a courtyard, a paved path, often contained a richly end of the nave. Day-to-day surface defined by walls; this scented herb garden. Modern entrances to the church will transition space enhances cloister gardens, such as the usually be found at the ends the sense of progression from example shown at Coventry, of the nave and transepts; the the busy town to the tranquil explore the use of clipped trees formal arrival point for major churchyard. At Grimsby, and raked gravel surfaces to events and processions is the enlarged paved area on evoke contemplative space. usually at the western end of Chantry Lane to the north the church, where a grand door of the churchyard provides Perimeter Gardens faces out onto a gathering the potential for a courtyard- The houses which line a place. At Grimsby Minster, the type transitional space. typical cathedral close provide western entrance provides a a domestic frontage which route for processions, but the Enclosed Garden frequently articulated by gathering space is detached Historically, the Hortus gardens defined by railings or from the town centre, and Conclusus or Cloister a low wall. Typically garden lacks spatial definition Garden was an important planting lends a well-kept, place for contemplation for colourful and highly textured the clergy; the rectilinear fringe to the Close. Example from Lincoln Cathedral Close.
31 32 Developing Options
Based on our findings from the first section of this report and the typology studies carried out by Landscape Projects on Churchyards and Minster elements we have generated 4 options to be taken out to consultation.
Options Appraisal
We have developed 4 options Each option has been ap- To see the detailed Option Ap- for the redevelopment of St praised against a set of criteria praisal please refer to Appendix James Square and Minster. to assess the options contribu- 5: Options Appraisal Matrix. The first 2 options explore tion toward the regeneration the potential of retaining and of the area, its viability and the Each criteria has been assigned refurbishing St James House. support within the commu- a colour signifying if the op- Option 3 & Option 4 explore nity. The criteria used were: tion has a high level (green), the removal and replacement • Regeneration: medium (yellow) or low (brown) fit for each criteria. The op- of St James House. We also -- Heritage explore a variety of different tion appraisal information is -- Cultural Offer landscape designs and high- included with each option way alterations to Frederick -- Activity / Animation / on the following pages. Ward Way within the 4 options. Evening Economy -- Enhancement of the Square -- Accessibility / Con- nectivity • Economic Viability • Deliverability • Community Consultation
33 Refurbishment of St James House and infill ground floor
Pink buildings show proposed development
Option Appraisal
Heritage Cultural Offer Activity/Animation/Evening Economy Enhancement of Square Accessibility / Connectivity Economic Viability Deliverability Frederick Ward Way Community Consultation ch Lane Chur
Deansgate
34 Option 1: Refurbishment of St James House
The first option proposes the least amount of development to the area. The option retains St James House and the current landscape proposals. The only addition to the area is the infill of the ground floor of St James House with active uses on the ground floor.
Pros Cons
Overall this option will provide • New active ground floor • Limited change to the very little change to the onto St James Square. area may fail to increase the activity of the site and area and meets very few of • Retention of St increase the number of the Church’s aspirations. James House. people that use the area. • Limited disruption to the This option achieves an average • The option does not area while the improvements score for deliverability. The risk generate enough value are put in place. profile of the project is much to make any landscape lower than for a new build. The • Retention of St James improvements to the square. fabric of the building remains House for managed • The Wilkinson wall and the developer has less office use will remain blank. funding to raise and less financial exposure during the • Retention of underpasses project decreasing emphasis under Frederick Ward Way. on the need for substantial • Limited demand/returns for occupiers. Securing a delivery office space reduce viability partner should therefore be easier than for a higher cost scheme although the modest viability represents a threat to progress. Less risk of the project stalling than for new build options.
35 New hard landscaped area
Retain view of Northern Landscape screening of side of the Minster Wilkinson facade Retain and improve the existing underpass
Retain and improve existing underpass to connect to public space within the Cartergate Scheme
Retain public route under St James House
Retain view of Western entrance of the Minster Refurbish St James House plus extend ground floor to include cafe / restaurant / managed workspace Landscape screening to Church Lane
Pink buildings show proposed development
Option Appraisal
Heritage Cultural Offer Activity/Animation/Evening Economy Enhancement of Square Accessibility / Connectivity Economic Viability Deliverability Community Consultation
Frederick Ward Way
ch Lane Chur
Deansgate
36 Option 2: Extension St James House
This option also retains and refurbishes St James House. A new extended ground floor has been added to the existing building to increase the amount of ground floor space and also frame the square to the North of the Minster. A new hard landscaped square has been created adjacent to the St James Hotel.
Pros office space reduce viability. The new extended ground floor • Refurbishment of St Cons and landscape improvements James House to provide • Limited change to the to the square provide limited managed workspace; and area may fail to increase benefits to the square whilst • New active ground floor the activity of the site and retaining the existing building. with cafe to provide increase the number of activity onto the square. people that use the area. This option scores highly for deliverability as the risk profile • New ground floor frames • The option only generates of the project is much lower squares to the West and a small value meaning any than for new build. The fabric of North of the Minster. landscape improvements to the square will be reduced. the building remains and the • Improvements to the developer has less funding to existing underpasses • The Wilkinson wall raise and less financial to create better access will remain blank. exposure during the project into the site. • Retention of underpasses decreasing emphasis on the • New hard landscaping under Frederick Ward Way. need for substantial occupiers. to replace the area lost Securing a delivery partner • Limited demand/returns for following the demolision should therefore be easier than of the Bull Ring. for a higher cost scheme. There is also less risk of • Screening of the Churchyard the project stalling along Church Lane to the than for new build options. South of the Minster.
37 All ground floor building lines front onto the square Retain view of Northern side of the Minister
Larger 4 storey building to include 200 seat theatre / event space / managed workspace Proposed active frontage onto St James Square
Retain & improve existing underpass
Retain & improve existing underpass to connect to public space within Cartergate Scheme
Smaller 3 storey building including cafe / restaurant / residential units
Creation of an enclosed garden and cloister around the Minster. Improve hard landscaping to the front of the Western Entrance to create a Pink buildings show New pedestrian crossings on Church Lane to proposed development gathering point as part of a improve pedestrian link down Deansgate processional route into the Minster.
Option Appraisal
Heritage Cultural Offer Activity/Animation/Evening Economy Enhancement of Square Accessibility / Connectivity Economic Viability Deliverability Community Consultation
Frederick Ward Way
ch Lane Chur
Deansgate
38 Option 3: Minster Square
This option is based around a series of squares relating to the geometry of the Minster. The squares are framed by 2 new buildings containing a new theatre, managed workspace and a cafe/restaurant. This option also adds a strip of development on the Wilkinsons frontage to provide additional retail space and animate the existing blank facade.
Pros of a processional route This option scored well • New development around into the Minster. when assessed against the the open space to create a regeneration criteria due to the distinctive square to the site. • Creation of an enclosed additional facilities provided • All ground floor buildings garden and cloister to the area including the front onto the square to around the Minster. theatre and the landscape ensure active frontage • Development will generate improvements. Retail value on the square. enough value to make will need to be maximised to • A theatre will provide a landscape improvements subsidise the non-commercial cultural asset to Grimsby to the square. aspects of the scheme. and build on the cultural • A small number of assets of the square. Though the high cost residential units will character of this solution • New pedestrian crossing provide surveillance over represents a risk to over Church Lane to the square at night. potential developer partners improve access to the • New buildings will be as it depends heavily on site and to enhance the more energy efficient. securing large space and strong link with Deansgate. covenant occupiers. If a • Improved pedestrian link Cons developer partner cannot be to underpasses and the • Loss of St James House. secured unconditionally the proposed square in the • The western façade project could stall. Cartergate Scheme. of Grimsby Minster is • Landscaping improvements partially obscured from to create a number Frederwick Ward Way. of different squares • Retention of underpasses around the Minster. under Frederick Ward Way. • Improve hard landscaping • Limited demand/returns to the front of the Western for office & residential Entrance to create a space reduce viability. gathering point as part 39 Historic Deansgate Building Line Retain view of Northern side of the Minster
Lower road to provide pedestrian crossing over Frederwick Ward Way Additional retail/ commercial unit space
New building fronting onto the Remove underpass and medieval building line replace with steps up to pedestrian crossing over Frederwick Ward Way
Close of 2-4 storey buildings Improve hard landscaping to the front of the including small theatre / Western Entrance to create a gathering point as managed workspace / cafe / part of a processional route into the Minster. restaurant / 4 residential units
Pink buildings show Steps up to super crossing over proposed development Church Lane and Deansgate
Option Appraisal
Heritage Cultural Offer Activity/Animation/Evening Economy Enhancement of Square Accessibility / Connectivity Economic Viability
Frederick Ward Way Deliverability ch Lane Chur Community Consultation
Deansgate
40 Option 4: Minster Close
The final option would provide the most significant change to St James Square and the setting of the Minster. St James House has been removed and replaced with a new building which follows the historic Deansgate building line. A second development has also been added to the Wilkinsons frontage which follows the historic medieval building line. This option also looks to remodel Frederick Ward Way to provide level crossing points over the road.
Pros
As with Option 3 the • This option reinstates the make landscape improve- new facilities such as the historic medieval build- ments to the square. theatre and the landscape ing lines of the site. • Retained views of the West- improvements mean that this • Small theatre will provide ern entrance of the Minster. option scored highly against a key cultural venue in • New buildings will be the regeneration criteria. the centre of Grimsby. more energy efficient. • New ground floor retail The remodelling of the square in • A small number of resi- units will provide activ- this option provides a significant dential units will pro- ity onto the square such visual change to the area. vide surveillance over as a café and restaurant. the square at night. The extra retail space onto • Improved access to the Cons the Wilkinsons frontage site by lowering the road to assists with the economic provide pedestrian crossing • The increased build- viability of the scheme. over Frederick Ward Way ing area will reduce the and removing the underpass amount of open space The high cost character of this and replace with steps up available for public use. solution represents a risk to to a pedestrian crossing • This option involves potential developer partners on Frederick Ward Way. the most change and as it depends very heavily on • Improve pedestrian access would therefore take securing large space and strong up to and across Church longer to deliver. covenant occupiers. If a Lane onto Deansgate. • Replacing the underpass developer partner cannot be with steps may pose some secured unconditionally the • Improve hard landscaping to problems with DDA access. project could stall. the front of the Western en- trance to create a gathering • The re-alignment of point as part of a proces- Frederwick Ward Way sional route into the Minster. will be expensive • Development will gen- • Loss of St James House. erate enough value to 41 Option 1: Refurbishment of St James House
Building Improvements
52.7% 45.5% In support Not in support
Landscape Improvements
49.1% 47.2% In support Not in support
Option 2: Extension to St James House
Building Improvements
52.7% 45.5% In support Not in support
Landscape Improvements
49.1% 47.2% In support Not in support
Option 3: Minster Square
Building Improvements Road Improvements
64.4% 32.2% 68% In 22% In support Not in support Not in support support
Landscape Improvements
68.4% 24.6% In support Not in support
Option 4: Minster Close
Building Improvements Road Improvements
52.7% 45.5% 61.8% 36.4% In support Not in In support Not in support support
Landscape Improvements
49.1% 47.2% In support Not in support
42 Consultation: Community
The public consultation was held on the 7th August in St James’ Square in URBED’s Consultation Bubble, displaying the 4 masterplan options that have been developed for the regeneration of St. James House and St. James Square. The consultation event was a very successful day. The day saw over 100 people come and view the plans and over 50 people filled in questionnaires on the day to let us know their views, with a further 18 filling questionnaires in online.
Although there were some very • The redevelopment • Improvements to the mixed opinions across the 4 of the area is looked pedestrian infrastructure. options there can be some clear upon favourably. • The creation of new uses for conclusions drawn out which • The removal of St. James the area, in particular open will help to steer the option House is supported. air events and theatre space. development of the masterplan and generate a preferred • High quality landscaping For further information option. creating a series of open spaces was preferred. please see Appendix 3: Public Consultation Report • A retention of as much of the open space as possible.
Over 100 people came and view the plans and over 50 people filled in questionnaires on the day. A further 18 filling questionnaires in on line.
43 Consultation: Stakeholder
Alongside the roundtable workshop we have carried out a number of individual meetings with key stakeholders regarding the development of St James Square. Included below are details of potential occupants for the redeveloped scheme.
Grimsby Bargate Training & Institute Consultancy The Grimsby Institute of Bargate Training & Consultancy hospitality and catering training Further and Higher Education Ltd are a private sector training in Grimsby which would include is a general further education company with training centres upto 10,000 sq.ft of office/ college offering full and part- in Grimsby and Sheffield. training space, training kitchen time Further Education, a and a cafe/restaurant. Such a growing higher education The company has recently facility could be accommodated provision, training for merged with Charnwood either within a refurbished St business, education in the Training the UK’s leading James House or new build community and commercial specialist provider of option with the offices/training activities at its main Nuns work-based training and suites on the upper two floors Corner campus in Grimsby. development for the hospitality, and the cafe and training catering and licensed trades. kitchen on the ground floor. The Institute are interested in exploring the opportunity to The company currently The project in principle has the relocate their performing arts operates from the 1st floor of ability to secure funding from department to a purpose built St James House, Grimsby and the ‘Skills Funding Agency’ facility in St James Square. is keen to maintain its current and other sources including and possibly an expanded ERDF but may be viable without operation on site either within funding based on its ability the existing building or as to pay market rents fro space part of any redevelopment. in the region of £10 - £12 per sq.ft for any refurbished The company have identified an or new build floorspace. opportunity to establish a new ‘Training Academy’ focused on
44 Existing offices with St James House
Immage Studios NELCU e-Factor Immage Studios is a state The North East Lincolnshire e-Factor is a government of the art production centre Credit Union operates from the funded initiative funded and home of Channel 7 TV ground floor of St James House through North East Lincolnshire based in Immingham. with approx 600 sq.ft of offices, Council that aims to inspire The studios are owned and meeting room and kitchen. and encourage enterprise managed as an independent across Grimsby, Immingham trading arm of East Coast The company would like to and Cleethorpes. Unfortunately Media (School of Media) retain its offices either within the project does not fit with at the Grimsby Institute. a refurbished St James House E-Factor’s current funding or new building if redeveloped deadlines they wish to be The studios have an aspiration and would not require any kept informed about the to relocate to a more central more space than it currently project and could potentially location within Grimsby in occupies and if had use of a take on the managed premises with lower overheads. shared meeting room/kitchen workspace in the future. could reduce its floorspace They are currently looking at a requirements to circa 250 sq.ft. number of locations including Alexandra Dock, Grimsby. In terms of rent the company is currently paying a pepper corn rent in the region of £5 per sq.ft and as such would require a subsidised rent going forward as part of a refurbished building or new build option.
45 Option 2a: Full refurbishment including ground Option 2b: Full refurbishment including ground floor, extension and new commercial block floor and extension (without the Wilkinson block)
• Total Net floorspace approx 25,000 • Total net floorspace approx 22,000 sq.ft sq.ft across two blocks • Approx 6,000 sq.ft net ground floor lei- • Approx 9,000 sq.ft net ground floor lei- sure/specialist retail sure/specialist retail • Approx 6,500 sq.ft net office space • Approx 6,500 sq.ft net office space • Approx 7,000 sq.ft net leisure/performance space • Approx 7,000 sq.ft net leisure/performance space • Estimated total development costs £2.4m - £3.0m • Estimated total development costs £2.7m - £3.5m • Public realm costs in the region of £100K • Public realm costs in the region of £1.3m • Office rents of around £10 per sq.ft • Office rents of around £10 per sq.ft • Leisure/retail rents of around £15-20 per sq.ft • Leisure/retail rents of around £15-20 per sq.ft • Surplus/deficit in the region of £600k to +£1.2m • Surplus/deficit in the region of -£200k to +£550k Option 3b: Redevelopment Option 3a: Redevelopment (without Wilkinsons Block)
• Total net floorspace approx 33,000 • Total net floorspace approx 24,000 sq.ft across three blocks sq.ft across two blocks • Approx 14,000 sq.ft net office space • Approx 12,000 sq.ft net office space • Approx 10,000 sq.ft net arts block – per- • Approx 10,000 sq.ft net arts block – per- formance space, café etc formance space, café etc • Approx 9,000 sq.ft net ground floor lei- • Approx 2,500 sq.ft net ground floor lei- sure/specialist retail sure/specialist retail • Estimated total development costs £5.0m - £6m • Estimated total development costs £3.9m - £4.5m • Public realm costs in the region of £1.3m • Public realm costs in the region of £100k • Office rents of around £12 per sq.ft • Office rents of around £12 per sq.ft • Leisure/retail rents of around £15-25 per sq.ft • Leisure/retail rents of around £15-25 per sq.ft • Surplus in the region of -£450k to +£300k • Deficit in the region of -£35k to -£550k 46 Viability Testing
Following the options appraisal we carried out further viability testing on 2 emerging options for the redevelopment of the square. The options are explained below.
Option 2 a/b Due to the risks identified with We contrasted this against In Option 3b we have removed the options appraisal regarding an option containing the the development onto the deliverabilty of removing remodelled St James House Wilkinsons frontage and St James House we tested and a nominal cost of £100k also included a nominal an alternative remodelled for public realm costs. This cost of £100k for public option for St James House generated a surplus/deficit in realm improvements. This which did not impede as far the region of £600k to +£1.2m. produces a deficit in the into the existing square. It region of -£35k to -£550k was noted that the retention of St James House was Option 3 a/b These options along with the deeply unpopular during the options appraisal matrix were The public and stakeholder community consultation. presented to the steering group consultation identified a strong meeting in order to identify concern with development on a preferred option to move to the Wilkinsons frontage. It In option 2a we tested forward with. The preferred was felt that any development a scheme containing a option along with a deliver plan along the facade may have the remodelled St James House, is described in the next section. effect of ‘tying in’ the unpopular a strip of development onto Wilkinsons development which the Wilkinsons frontage and may be removed in the future. a sum of £1.3m for public realm costs. This generated Option 3a includes the a Surplus/deficit in the region development on the Wilkinsons of -£200k to +£550k. frontage as well as £1.5m for Public Realm improvements. This produces a surplus in the region of -£450k to +£300k.
47 48 CABE Review
On 15th September 2010 the options and emerging preferred option were taken to a Regional Design Review for Yorkshire and Humber. A summary of the comments are below;
The panel thanks the scheme Currently the panel is leaning any future developments, representatives for coming towards supporting a although a movement to review and for an in-depth refurbishment option, as from corridor of more benign discussion about the site and an environmental perspective, configuration is not ruled possible options. The Minster on the day, the panel were out. represents a core green space not convinced all possible at the heart of Grimsby. The options to reuse St James • Continue exploring non- panel understand the key aim House had been explored. commercial options: a for this complex project is to However, in reality, this may large amount of work has attract more visitors to the not reflect the work carried been carried out to bring Minster through redeveloping out behind the scenes. cultural or educational the public realm, St James uses to the square which is House and neighbouring retail In summary, the comments encouraging. frontage. There is a difficult from the panel were: balance to maintain between tranquillity, acknowledging a • If pursuing a new build • Be mindful of, and engage major pedestrian thoroughfare, option for St James’ House, with, the wider landscape: and using both as a means avoid responding directly to the long term vision of to increase the Minster’s the road: ideally in the long the site needs to see the revenue. To this end, the term this ‘concrete necklace’ scheme within the wider panel suggests encouraging should be addressed. It context of the masterplan, the hotel to make more of the will be more difficult if the despite this going beyond square it turns its back on. road is firmly locked into the current brief. its current configuration by
49 50 Part 3 Preferred Option In which we describe the preferred option and a delivery route
51 Aerial View looking West
Aerial View looking North
52 Preferred Option
A description of the preferred option, in which we define the design rational for redeveloping St James House and Square.
Particular objectives to be addressed by the Conceptual Design Objectives: proposed design: Response to the Brief The design adresses the • Build on the cultural asset Due to the strong response following design objectives for of the Minster by providing from the public consultation development: a 200 - 250 seat theatre and the aspirations of the within the centre of Grimsby Church the preferred option • Build upon the existing • Development to be proposes the removal of the cultural presence of St 3 - 4 storey to shield St existing St James House. James Minster within James Square and Minster Grimsby to expand and from the traffic along In its place a pair of buildings diversify the cultural Frederick Ward Way. will be constructed which offer within the town frame and enclose a series of • Retain views of Western • Introduce active ground distinct garden. The buildings and Northern Elevation. floor uses to animate will house a variety of uses the square and develop • Provide cafe/restaurant including a purpose built an alternative evening linked to the theatre to theatre, building on the existing economy to the current provide active frontage cultural presence of the Minster offer within Grimsby. onto St James Square. and St James Square. • Provide managed • Integrate and connect The design will also re integrate workspace for local the proposed Cartergate the Minster and Square back businesses. development into into the West of Grimsby the Town Centre • Retain / improve / introduce through improving and • Enhance the setting new pedestrian connections introducing pedestrian crossing of St James Minster, across Frederick Ward Way along Frederick Ward Way. reinforcing its heritage • Provide cycle route through value as a listed building St James Square • Frame and enclose series of distinctive gardens within the square
53 Aerial View looking East
View towards the Western Elevation of the Minster
54 Use The Arts block located Through the development of closest to the Minster has this project it was suggested been designed as a 2 storey that the restaurant could be ran building with a cafe/bar on as a training facility by either the the ground floor and a 200 Grimsby Institute or Bargate - 250 seat theatre above. training. The upper 3 floors While Grimsby has a number will provide space for managed of large venues around the workspace which could either 7 Arts,Leeds edge of the town such as be let to a single occupant or the Auditorium and Whitgift divided into smaller units. Cinema, demand for a centrally located facility suitable for It has been assumed that staging theatre performances parking for the scheme will be has been identified. The Arts provided off site, potentially as block has been modeled on part of the Cartergate Scheme. the 7 Arts theatre in Leeds Caernarfon Arts Centre in which the bar is used to By combining a mix of uses cross subsidise the theatre. onto the site the scheme will provide activity and animate St The mixed use block located James Square throughout the closest to St James Hotel day and into the evening. The contains retail / leisure space on managed workspace, cafe/ the ground floor which would restaurant, St James Minster be suitable for a restaurant. and the improved St James Square will provide activity Scotish Storey Telling Centre during the day. Evening activity
Gross Internal Development Area will be provided by the Minster,
Mixed Use Block the theatre and the restaurant. Ground Retail/ 4,090sqft Leisure Built form First Office 4,090sqft Second Office 4,090sqft The mixed use block has been block will read as a 3 storey Third Office 4,090sqft designed as a 4 storey building building which relates to Total 16,361sqft to relate to St James hotel. the Western elevation of the Arts Block The additional storey height of Minster (see image opposite). Ground Retail/ 5,807sqft the office (4m) and leisure (5m) Leisure First Theatre 5,807sqft mean that the block will be a Both buildings have been Total 11,614sqft similar height as the hotel. designed to enclose a set of distinct gardens and also the The height of the theatre routes through the square space means that the Arts to the West of the Town
55 Service Access Refuge Access Fire ServiceAccess Cycle Route
The Collection, Lincoln www.panterhudspith.com
56 The Quad, Derby
A cultural hub for Grimsby St James Square provides The new blocks within the A cycle route will run across an opportunity to develop a preferred option have as a the site to provide a safe cultural hub within the town result been designed to engage connection from the town centre that will be of benefit to with the existing elevated centre under Fredwick Ward the whole of Grimsby. The hub Frederick Ward Way but not Way to the West of the Town. will build on the existing cultural preclude changes to the level offer of the Minster. A new of the road in the future. In addition to the temporary theatre, cafe and restaurant pavement the existing road will provide an alternative Both underpasses under alignment will be altered to evening economy to the Frederick Ward Way have been accommodate a pedestrian existing drink based economy. retained for pedestrian access. footpath within the width Located to at the Western of the existing carriageway. end of the town centre it A new set of steps and ramp at Further work is required will provide a clear terminus the western end of the Square to explore this further. to the town centre. will provide access up on to Frederick Ward Way to a new Servicing Strategy Connections pedestrian crossing connecting The plan opposite illustrates to Deansgate. To enable access Frederick Ward Way acts the service strategy for the to the pedestrian crossing a as a concrete neclace scheme. We have assumed that temporary pavement within the around the Western end of the arts block and the office site of St James Square will the town centre. Due to the block will will be serviced by be constructed at the same high costs of lowering the the access route in front of level as the existing Frederick road we have assumed that the Minster. The route will be Ward Way. The pavement will Frederick Ward Way will be designed to take a 7.5t vehicle. be constructed off the new retained in its current form Refuge access will be through buildings on the site. If in the for the imediate future. the underpass to the cartergate future the road is lowered scheme. Fire access will be then the pavement can be from Fredwick Ward Way. altered to suit. The buildings will also have been designed to accommodate the change to the level of the road.
57 8 4
8 4 4 2 1. retain existing Ulmus Sapporo Gold specimen 2. retain and manage mixed cherry / sorbus in churchyard 3 1 3 3 Hornbeam (carpinus betulus) pleached on framework : 2.4m clearstem, approx4.5 m ht 4. Lime : Tilia platyphyllos (Broadleaved lime) est 20-25m ht 8 4 5. existing lime est 15m ht 5 8 6. existing Ash est 20m ht 4 7. proposed ornamental trees : eg 4 5 Proposed Landscape - Holm Layout Oak (Quercus ilex) 2 7 7 - Acer rubrum (Red Maple) 1. retain existing Ulmus Sapporo Gold specimen 8. green wall : cimbing plants eg Hedera/solanum/rosa 2. retain and manage mixed cherry / sorbus in churchyard 3 4 1 3 3 Hornbeam (carpinus betulus) pleached on framework : 4 4 2.4m clearstem, approx4.5 m ht 6 4. Lime : Tilia platyphyllos (Broadleaved lime) est 20-25m ht 5. existing lime est 15m ht 5 6. existing AshGrimsby est 20m Minster ht : Minster grounds plan : 10-10-20 7. proposed ornamental trees : eg 5 - Holm Oak (Quercus ilex) 7 7 - Acer rubrum (Red Maple) 8. green wall : cimbing plants eg Hedera/solanum/rosa
4 perimeter garden Square 4 Courtyard Enclosed Garden (cloister) 4 Processional Route 6 Courtyard Enclosed Garden (Cloister) Perimeter Garden
Grimsby Minster : Minster grounds plan : 10-10-20
Tranquil Garden
58 St James Churchyard Public Realm and Landscape
A description of the proposals for the churchyard, which redefine the Minster precinct, and make a series of distinctive gardens which support the life of the Minster, and integrate with surrounding buildings. An indicative public realm specification and cost plan is provided in Appendix 9.
Particular objectives to be addressed by the Conceptual Design Objectives proposed design Response to the Brief The following design • open views to the dramatic The churchyard at Grimsby objectives for the churchyard west end of the Minster Minster will become a were established through collection of distinctive • reduce the impact of traffic the consultation process: landscaped gardens, each movements on enjoyment • to make St James providing a special character of the churchyard. Churchyard into a and supporting function for distinctive place which • re-integrate and enhance the Minster and the Town, enhances the heritage the distant western formal and held within a unified setting of the Minster entrance to the Minster framework which integrates into St James Churchyard with surrounding streets and • to retain and enhance buildings. The primary space its tranquil character • reduce vehicle movements is the new St James Square, as a counterpart to the through the churchyard a green quadrangle to the bustling Riverhead Square • enhance the stark and north of the Minster, which envisaged at the eastern austere “Wilkinsons Wall” will form a shared place where end of the Town Centre by clothing in greenery, and cultural activities of the church improve the seating. • to enhance the green, well- and the town will take place. treed churchyard, through Secondary spaces at east and the introduction of new west ends of the Minster will plantings, and management define the entrances to the of existing stock churchyard and the formal • to draw the Minster into entrance to the Minster. The the cultural life of Grimsby existing lawns to the south of by providing places for the Minster will be enhanced to hosting open-air events. create a rich sensory garden. • to promote positive social behaviour within the churchyard and surrounding streets 59 Boundary The perimeter of the churchyard is to be made more pronounced, so that it is made clear that visitors are entering into a special place, where respectful behaviour is View across square from Fishermans monument expected. The boundary on Chantry Lane along the northern edge of the Churchyard will be defined by a simple low wall and railing, with gates at each corner, corresponding with the main walking routes through the churchyard.
St James Square : The largest space, St James Square, will provide a sheltered place for events, sitting in the sun on seats and on the lawn. The Minster lawns will be redefined as a rectangle of grass, criss-crossed by walks, View through cloister to wards underpass and lined on three sides by rows of Lime trees. The eastern side will be widened to make Redefined Churchyard a broader sitting terrace, with The churchyard will be laid Within the churchyard, the a green backdrop of planting out anew, using a carefully grounds will be redefined as a to screen the wall. A double proportioned rectilinear series of inter linked gardens, row of lime trees will form an geometry of tree-lines and each with its own character, overhead canopy. Existing lawns, with contrasting and each supporting a trees will be retained and diagonal walks, which will particular function related both managed as they mature, to complement the scale and to the Minster, and adjacent create a mix of foliage tones geometry of the Minster. boundaries and buildings. and textures within the frame of the surrounding Limes.
60 St James Gardens
The long walk to the south of canopy over the courtyard. they are clearly different from the Minster will be extended Provision could be made for surrounding streets, and will and framed to either side short term car parking for use be treated with respect by by a series of richly planted by the Church, to ensure that people who will appreciate their flower and knot gardens, vehicles can be excluded from interesting and varied character. defined by a hedge of clipped the rest of the churchyard, A bold architectural framework evergreens. These will form except for special events. of trees and pleached hedges a screen to reduce the will create a unique setting for impact of passing vehicles, West Entrance Square the fine Grade1 listed Minster. while allowing glimpses into The intention here is to open the Minster grounds from Traditional materials such views to the fine west entrance outside. The gardens will be as stone, steel, timber and of the Minster, and to create a showcase for the excellent lawn, will be used to create a a clearly defined gathering abilities of the Grimsby park simple, robust and sustainable space which links with the maintenance and management landscape of high quality. proposed buildings, and the staff, and will explore the gardens on the southern side possibilities of low maintenance Carefully designed seats, of the Minster. A flight of steps, herbaceous planting such railings and lighting will with the potential for theatrical as grasses, “prairie” planting complement the wonderful staging, as well as access to and flowering perennials. Fishermans Memorial, to make Church Lane, will form the a special place which will western edge of the square. To East Courtyard become the venue for seasonal the north, a “cloister” of stone events at Christmas, Easter and The entrance to the Minster and gravel will form an outdoor for cultural events like outdoor Chambers and the churchyard space to support the activities concerts and special markets. will be redefined through of the adjacent restaurant and the creation of a hard paved performance space. It will be The proposals will ensure that courtyard, providing access framed by Hornbeam pleached the Minster Churchyard is to adjacent buildings, and a hedges, so that at eyelevel, transformed from a pleasant through route for pedestrians. views through the churchyard municipal into a unique The courtyard will be framed will not be obscured. by a 4 - 5m high pleached contemporary landscape which will show off the Minster, Hornbeam hedge, trimmed By redefining the churchyard at which is the jewel in the crown to 2.4 height. The existing St James, the grounds become of Grimsby town centre. Elm will be retained to form a more distinctive and legible;
61 62 Part 4 A Way Forward In which we describe the preferred option and a delivery route
63 Development Appraisal Summary
We have provided our broad financial testing of the various development options earlier in the report. This has led us to a preferred option, agreed in consultation with the client. We have then produced a final analysis of this preferred option, set out in appendix 7: Summary Development Appraisal (Private and Confidential).
As with the other options values and gap-funding value of the building together this has been done at a level requirement to deliver the with an allowance of £200,000 appropriate for the client brief preferred option including the for enabling works and and budget. It is based on redevelopment of St James demolition; £250,000 for an outline scheme proposals and House and the improvements archaeological field evaluation approximate building areas. All to St James Square. and £772,870 for public realm costs and values are therefore and landscaping improvements robust assessments based The appraisals indicate that to St James Square. on assumptions the team has to deliver the redevelopment made as to specification of of St James House and the A breakdown of the estimated buildings, net to gross floor- associated improvements to public realm costs is space ratio’s etc. We have St James Square gap funding included in Appendix 8. made reasonable estimates would be required in the region from our experience of these of -£2.1m to -£2.9m. This In evaluating these figures it kinds of developments and results from estimated total is important to understand arrived at robust conclusions development costs in the region the impact of the different as to project viability. In our of £6.0m to £6.8m, against components of the scheme opinion this is a sensible level estimated total development against the bottom line. For at which to draw conclusions values in the region of £3.9m. example the high value retail at this stage of the work, where and leisure uses on the site development options and The estimate of total deliver a strong surplus against decisions are still flexible. We development costs includes the estimated costs whilst office have provided an indication a notional sum of £500k as a space is marginal, probably of the likely outputs, costs, capital receipt to the Church in lieu of the existing asset
64 creating a small deficit. Arts/ the numbers moving to a careful consideration so as not cultural uses tend to have fairly greater deficit as many of to impact on the overall quality high construction costs set the cost elements are hard of the scheme located within against relatively low values to control if the scheme is the setting of the Grade 1 Listed and therefore create a deficit. to be of good quality. Much Grimsby Minster. A balance The arts/cultural component will depend on very careful will need to be struck between is the least viable element as management of the project. securing a high quality scheme might be expected. Offices of within what is financially viable good quality and in a mixed This suggests a clear need with or without gap funding. environment are hard to make for gap funding assuming the viable without a substantial pre- scheme is not amended to The outline appraisals let or pre-sale. This negative improve the financial position. presented as part of this work is compounded further by have proved a useful tool in high public realm costs and To help reduce the funding terms of assessing the broad demolition costs resulting in a deficit the scheme may require viability of the scheme and the substantial negative viability for redefining to increase the need for gap funding. Further the scheme. We must advise amount of higher value retail/ and more detailed feasibility that although these sums result leisure uses and reduce the work and market testing is now from detailed consideration of lower value office and arts/ required to refine the scheme the scheme, if anything these cultural uses until the scheme and development appraisals as deficits probably represent is financially viable It may also the basis for informing detailed a fairly positive view of the be appropriate to consider a funding bids and a development numbers. We are of the view reduction in build/landscaping procurement exercise to select there is more downside than costs to reduce the funding an appropriate developer upside i.e. more chance of deficit, although this will require partner to deliver the scheme on the site. This will be the start of the careful nurturing of the scheme to control risks and protect scheme quality. 65 Funding and Finance
The successful delivery of the redevelopment of St James House and the improvements to James Square will require substantial investment from both the private and public sectors.
The successful delivery of the (as gap funding). Although also mean all funding was redevelopment of St James this procurement route ‘gives from the client involving raising House and the improvements away’ a profit margin to the over £3m before grant funding to James Square in the form developer, in our experience could be drawn down and of the preferred option will this is good value as it is easy costs repaid through sale of the require substantial investment to lose a similar sum through completed building. We would from both the private and lack of experience managing a not recommend this route. public sectors. We believe the complex development project. best route for procuring a new The developer also brings Our recommendation is to building will probably be to find private risk capital, takes on identify public sector grant a private developer partner to board risks of cost over-run or funding and then use this to work on behalf of the client. income shortfall (through non- present a viable proposition This is because they will bring letting) and has access to bank to potential developer private capital and access to borrowings (in a more normal partners. This would enable debt finance together with market than the current one). a developer partner to assist development management in detailed grant applications, expertise. Because the An alternative route would be strengthening bids for funding selected option will require to pursue the development as by demonstrating project grant support this must also be a church/public sector project. certainty in terms of design, made available and the private This would involve a great project delivery experience and partner would use this to fund deal of human resource and match funding for the grant. the shortfall between their own expertise in-house and would capital/finance contribution involve all of the financial risk and the total project costs resting with the client. It would
66 Public Sector Funding European Regional to work for those furthest Development Fund (ERDF) away from the labour mar- In order to ensure that Public sector funding is being ket, particularly those in the programme delivery remains sought to support the delivery poorest communities and strategic and targeted, of the project from the European specific communities of in- the minimum threshold for Regional Development Fund terest (South Yorkshire only) proposals under Priority 3 is (ERDF) Yorkshire and The those seeking £500,000 ERDF • Support to foster a dynamic Humber Programme 2007- or more. ERDF will part fund enterprise culture includ- 2013 under the Priority 3 activities, which must be co- ing access to finance Programme with an initial funded by a public or private Expression of Interest approved • Support for activities that contribution towards the to enable the submission increase economic activ- costs. ERDF will contribute of an outline business case ity e.g. fostering busi- up to 53% of the costs in for funding early in 2011. ness networks, ‘tender South Yorkshire and 49.5% ready tool kit’ initiative of the costs in the Rest of Priority 3 Sustainable • Encourage and facilitate Yorkshire and The Humber. Communities community enterprise and The scope for funding under the other small scale business If the funding bid is to Priority 3 Programme include: development including the progress to the next stage • Capital support to help provision of incubator or of the ERDF funding process develop sustainable com- similar business space it is important to ensure munities through provision that the project objectives • Support to strengthen of facilities that promote and parameters are aligned social enterprises includ- social enterprise, develop to those required under ing access to finance local connections and the ERDF Yorkshire and access to employment, • Support for innovative Humber Priority Programme. ICT and public services solutions/new approach- This would benefit from es to energy efficiency • Promoting clean and sus- specialist external advice to in low-income housing, tainable public transport be- support the Partners in the where this is linked to job tween targeted communities preparation of the Outline creation in the region. and economic opportunities Business Plan for the project. • Support for development • Strengthening public trans- of positive approaches to A copy of the ERDF Outline port and access related links a changing work environ- Business Plan Proforma is between targeted communi- ment, effective communica- attached in Appendix 9: ERDF ties and economic opportu- tion skills and ICT usage. Outline Business Proforma. nities (South Yorkshire only) • Implementation of com- • Capital support for facili- munity ICT strategies. ties linked to tackling social and economic exclusion • Development of com- (e.g. childcare facilities) mercial and public service and overcoming barriers delivery through ICT.
67 North East Lincolnshire In general terms we would In addition to direct private Council suggest from our experience finance from a developer In the current climate of of similar projects that, as partner, our discussions reduced funding to local grant regimes tend to alter indicate that possible additional authorities the ability of North a great deal overtime, most client funding could be East Lincolnshire Council projects benefit from initial work secured through the disposal (NELC) to financially support the detailing up the form of the of elements of the Diocese delivery of the project is limited, project and its delivery method of Lincoln Grimsby and with likely support restricted to first. Once this is done suitable Cleethorpes Deanery land and administration of funding bids supporting grants can be property assets. However this and possibly front-end funding identified and applications draw is a complex process with a to assess further the feasibility strength from the preparatory number of procedural and legal of the project and to procure an work, improving the chances implications that will require appropriate developer partner. of successful delivery. the potential re-organisation of one or more pastoral schemes. Heritage Lottery Funding The location of the site within Private Sector Funding This form of funding should the setting of Grimsby Minster perhaps be considered as a Once the level of public a Grade 1 Listed building is back-up solution and therefore funding requirement has been an important factor in terms of its is proposed at this stage established all other project the projects ability to secure to defer any decisions on financing will be procured funding via the Heritage Lottery this until a later date once by the private sector via the Fund. This would be to support the funding position on the selected developer partner improvements to St James redevelopment of St James in the form of direct project Square, which subject to pre- House and the improvements finance (in-house and debt application enquiry may be to St James Square are known funding) to support the eligible for funding through the (following the selection of redevelopment of the site and Heritage Grants, Townscape an appropriate development associated improvements St Heritage Initiative and Parks partner and development of James Square as required for People programmes. detailed proposals for the by the Partners and local area). It would however be well planning authority. worth examining the potential for this at an earlier stage.
68 Delivery Structures & Partnering
It is important at the start of the development procurement process to establish appropriate delivery structures to drive and manage the delivery of the project.
The Church It is important at the start of by a developer partner when The Church as landowner and the development procurement selected or covered by the land key delivery partner will need process to establish receipt required. It would also to commit staff and possibly appropriate delivery structures be a normal project cost to form financial resources to help to drive and manage the part of the deficit covered by deliver the project. Initially this delivery of the project. grant as ERDF etc recognise is likely to involve key staff time the need for proper professional to attend a series of project The Partners comprising of support for projects. definition/clarification meetings the Church and NELC should to help identify a project that ideally nominate a dedicated Once a preferred developer meets their requirements and project officer with the right has been selected a project aspirations for the site. Once skills and experience to drive steering group could be the project feasibility and brief the delivery of the programme established comprised of has been defined the Church and facilitate the preparation representatives from the will need to commit further time of the further feasibility work, Church, officers of NELC and to help select an appropriate technical studies and the other interested parties. developer partner, which once development brief. Where selected will drive the delivery staffing resource is limited or of the project with the Church extra experience is required, Roles of the Partners attending regular project board external advice should be meetings until delivered. used to provide project In addition to the Partners’ management support to help There will be no requirement role in nominating a dedicated drive the procurement process. for the Church to financially project officer and attending This external advice should support the delivery of the project steering groups really be ‘self-funding’ in the project other than possibly and other meetings the long-term by saving time, to part fund the clarification/ Partners will have other reducing costs and adding feasibility and developer roles to play to promote and value. It can be financed selection process, the cost deliver the redevelopment through the project. It could of which can be recovered of the site as follows: potentially be re-imbursed from the developer partner once selected. 69 The likely financial risk to selected developer partner NELC will also have the Church in the delivery of prior to the draw down of responsibility for evaluating the project, in terms of major grant. The specific roles and any planning application costs, is minimal as once an responsibilities of NELC as the for the site to include the appropriate developer partner Accountable body include: need for an archaeological has been selected, it will, we field evaluation and other envisage and recommend, take • Ensuring the proper and ef- site based assessments. on all the financial and delivery fective use of public money The principal risks to NELC risk of the project including • The completion of relate to its potential role as the long term letting of the grant claims building. It will be important the Accountable Body in any • Technical and advisory sup- to pass on risk, as the Church grant funding applications with port to local organisations requires, both in the eventual NELC in effect agreeing to deal agreed and the legal • Putting in place appropriate accept financial responsibility documentation reflecting contractual arrangements for the grant funded element of the project. Accordingly if a that deal. This is perfectly • Providing cash flow sup- situation were to arise where normal and just requires a port to the organisations grant was either withheld or proper professional approach. concerned by funding subject to ‘clawback’ from the This can be examined them pending the receipt external funders, then there is further in the first stages of of grant income from clearly a likelihood that NELC planning procurement. the external funders. would be unable to recover North East Lincolnshire that money from the other In addition NELC and its Council partners, and would therefore partners will provide advice NELC and its strategic be faced with the possibility and support to help define the partner Balfour Beatty of having to meet the loss project during the clarification have a number of potential out of its own resources. and feasibility stages of the roles and responsibilities to project and also in the selection help deliver the project. Although there is clearly an of an appropriate developer element of financial risk to partner. Subject to the agreed Not least, depending on the NELC in undertaking the governance arrangements exact boundary determined Accountable Body role, NELC staff time will also be required for the project, if it includes has a considerable amount to attend project steering Council land it will need to be of experience in performing group and other meetings involved in all procurement this role and will ensure upto the selection of an issues and legal agreements. that appropriate safeguards appropriate developer partner The other main significant role are put in place in order to and possibly beyond in its role is as the ‘Accountable’ body in protect NELC interests. as the ‘accountable ‘ body any grant funding applications in relation to any successful to enable the forward funding funding applications. of the project alongside the
70 Development Procurement Process
The development procurement process put in place must allow for a large degree of flexibility if it is to be success- ful. The regeneration process is notoriously complex and the redevelopment of the St James House site par- ticularly so. Rigid plans usually fail as they are unable to adapt to changing circumstances and in development circumstances are always changing. The client should be prepared to act in an adaptable manner whilst al- ways holding fast to the core objectives of the project.
The key to success is to What is required therefore is an The selected developer will establish a clear and well ‘objective-driven’ procurement be aiming at our objectives thought out view as to the process which selects on the as set out in the procurement aspects of the project that basis of skills/experience in process and legal partnership are fixed and non-negotiable areas that will make a real documentation (probably a and others that are desirable difference to the chances development agreement) and but not crucial to meeting of successful delivery. will carry out the necessary the key objectives of the cost/value engineering to push project. In this way the project We should add that as a the project towards viability. can have absolutely solid pre-requisite, this process The aim must be to take the foundations but retain sufficient will need a reasonable project as far as it can possibly flexibility to be footloose expectation of grant, or be taken without at this stage during the delivery stage. amended form/requirements pre-judging where that will be in to ensure the project can terms of either scope or exact Once this is determined the be viable for the partner. form and quality, based on the development procurement design/feasibility work to date process can proceed The selection of a suitable and the next stage of more confidently with the emphasis developer will allow for a detailed feasibility assessment on handing the challenge to full commercial examination for the preferred option. a developer partner to solve. of the economic viability This can be done without of the proposals based on This approach will form the jeopardising key objectives if detailed analysis of market core of the detailed Developer the terms have been made clear conditions and detailed Procurement work. from the procurement stage. development appraisals based on ‘real numbers’ i.e. the developers’ own opinions. 71 Recommended Developer Content of Procurement Process Development Brief
The recommended developer The Development Brief can Once the required concept for procurement process is one work hard to guide the form the project is fixed a clear and based on the selection of of the finished scheme whilst simple brief should be created a developer partner via a getting the best creative to use as a marketing document competitive process based on a contribution from bidders. and guide for potential partners two-stage competitive dialogue This can be achieved by to bid against. The brief should process with the objectives preparing a brief of real quality demonstrate clearly the broad and parameters of the project to set aspirations high. After expectations of the Partners established via a Development the bidding process, the and be ambitious to ‘raise the Brief. We would aim to keep this development agreement with game’ in terms of quality of process as short as possible to the successful bidder must be responses. Some of the key save money and to present a drafted to control the developer areas it should cover are: more attractive proposition to partners and guarantee the • Vision and objectives the market which is concerned scheme selected is the scheme • Development and about abortive bid costs. ultimately delivered on site. site and context -- Ownerships The Development Brief Public sector professional costs would set out the criteria beyond the selection stage can -- Planning for competitive bids for the often be recovered from the -- Highways site based on a two-stage developer and costs before this -- Archaeology Field process to include an initial (i.e. for the development brief Evaluation expression of interest or etc) will be covered by eventual scoping stage to help inform financial receipts resulting from -- Technical – ground con- a shortlist of developers to a professional disposal process. ditions/services etc prepare detailed development Potentially therefore this • Design and develop- and financial proposals for the process can be very positive ment principles site. Bids would probably be and cost effective, although it invited based on design and does need the client to cash- price although more detailed flow the process for a period. advice should be sought at the appropriate time. The disposal should be carried out by development agreement with title to the land, if possible passing when quality of scheme is ascertained.
72 How to market the development opportunity • Selection process The successful developer will of reference in the property and requirements be asked to resolve the various market and to indicate the nature of the opportunity. -- Stage 1 Expression detailed issues of design, of Interest - PQQ and site assembly, phasing and A suitable list of developers info leaflet and pos- delivery in addition to detailed should be prepared with sibly developers day financial appraisal work. emphasis on approaching -- Stage 2 Issue of devel- Marketing should be carried strong and suitable contenders opment brief to inform out at the developer level direct to discuss the outline development and by advertising and direct opportunity. This will be vital if financial proposals and contact with an appropriate good quality responses are to clarification meetings etc list of potential developers. be secured. A catchall process -- Stage 3 Clarification Marketing should take place of advertising in relevant press of proposals to include only after the development (Estates Gazette, Regeneration site visits of develop- brief is finalised and not before. & Renewal, Planning) should ers schemes, clarifi- There is always a temptation also be planned, copy dates cation meeting etc to react to early enquiries but identified and adverts designed. -- Stage 4 Evaluation of if there is early interest there The brief can then be issued. bids/interview and se- will always be more following No detailed responses lection of partner marketing and the brief will create sufficient demand to to developers and most • Legal and finan- enable competition, choice and importantly, agents should be cial framework subsequently a strong design issued in other than the most • Evaluation and se- and solid basis for disposal basic terms until the brief is lection criteria by development agreement. finalised otherwise the impact will be lost and the accurate • Programme Whilst the above document is terms and objectives poorly being prepared a marketing communicated to potential plan should be devised and partners. Details of enquiries its implementation planned can be kept and the brief and prepared. The opportunity issued at the appropriate time. needs to be ‘branded’ for ease
73 Role of the Developer Partner Selection Partner Identifying the best possible In terms of resources it would The developer partner, once partner is hugely important be quite usual for the brief to the development agreement and should remain the focus make clear that the client’s has been signed, will take full of the project rather than reasonable professional responsibility for the delivery of process (although of course fees would be paid by the the project on the site to include this must be fair and proper). developer as a development the preparation of the detailed This may seem obvious but cost for the project on terms scheme design, negotiation gets forgotten surprisingly often to be agreed. This should of the necessary planning and in procurement situations! enable a proper professional other regulatory approvals, se- approach to preparation of the cure funding and finance of the The development brief should brief and the competition. project and manage and tender make clear that a limited all construction and contracting number of developers (probably activities required to deliver the 2 or 3 at most) will be short- scheme on site. The developer listed to prepare more detailed partner will also be responsible designs and proposals as for the letting and management a final part of the selection of the building either directly or process alongside interviews. through the appointment of a A common mistake is to ask letting/management company. too wide a list to do substantial work in bidding which often simply deters good (and inevitably busy) developers who do not wish to risk abortive work on a high-risk bid. Once they know they have a reasonable chance of success they will prepare strong bids.
74 Development Agreement Financial Implications Following selection, the ‘pre- It is important to consider the ferred developer partner(s)’ will financial implications of the have a limited period to agree developer procurement pro- heads of terms for a develop- cess from the start, as com- ment agreement. Most impor- mitment will be required from tantly these must deal with the the client to fund the front final design of the scheme, end of the process to prepare financial issues and other re- further feasibility and technical sponsibilities of the Partners. work to support the prepara- This will usually set out the role tion of a development brief. of the public sector in deliver- ing land and the rights of the Although costs will be incurred developer after exchange to in the short term, certainly after enter the land and build the developer partner selection and agreed scheme. Title to the exchange of partnership agree- land would if possible pass to ments, most reasonable client the developer upon satisfac- costs can become development tory completion of the scheme. costs covered by the developer and grant. This is an important Lawyers should be appointed aspect of project financing sufficiently in advance of part- since focussing on up-front ner selection to enable a draft cost cutting can be counter- development agreement to productive if available resources be issued as soon as heads and skills/experience are insuf- of terms for the partnership ficient, compared to achiev- agreement are finalised. ing a high quality procurement process which can generate It is important at the moment funds to work with. In addi- that any development agree- tion the selected developer(s) ment is realistic about market can be expected to cover the conditions and only obliges the costs of detailed design and developer to proceed when it is financial feasibility work as commercially viable to do so. part of the bidding process. 75 Cineroleum A temporary cinema constructed within a derelict petrol station. The building has been constructed using donated and found objects.
http://www.cineroleum.co.uk/
Jellyfish Theatre A temporary timber theatre constructed using scrap timber material collected from construction sites all over London
The 120-seat theatre has been built entirely from reclaimed and recycled building materials over a period of two months.
http://www.folkekoebberling.de
The Electric Hotel A performance structure and bar created by Urban space management. The structure is available to hire.
http://www.sadlerswells.com/show/Electric- Hotel 76 Next Steps
It is important to build on the momentum created by the Market Review and Concept Design Work set out in this study to begin work on refining the project to inform the development procurement process.
It is important to build on the • NELC and the Church to • NELC and the Church to momentum created by the secure the necessary en- commission additional Market Review and Concept dorsement of the recom- technical work to include an Design Work set out in this mendations set out in the Architectural assessment study to begin work on refining Market Review and Concept of St James House and a the project to inform the devel- Design Review Report. trial Archaeological Survey, opment procurement process. potentially as part of the • NELC to nominate a lead We envisage a number of more detailed feasibility. officer to work with the next steps as follows: Church to drive and manage • Following detailed feasi- the delivery of the project. bility work, NELC/Church to appoint consultants to • NELC to prepare ERDF prepare a Development Brief Outline Business Plan sup- and provide development ported by external advice. procurement support to • NELC to prepare pre- select a development part- application bids to explore ner to deliver the project. the potential of Herit- • Explore the potential to age Lottery Funding. install a temporary perfor- • NELC and the Church to mance space on the site to commission further detailed test the demand for a per- feasibility work to develop manent venue on the site the concept, demand and specification of the Arts/ Cultural and Retail/Commer- cial blocks so project clarity and certainty increases.
77 78