Briefing Paper to the Planning Committee Wards: All

17 September 2013

River Hull & Masterplan Update

Report of the City Planning Manager

1. Purpose of the Report and Summary

1.1. This report is intended to update the Planning Committee on the approaches to coordinate key projects along our cities major rivers to ensure they are enjoyed as an asset by residents, businesses and visitors.

1.2. Work has been undertaken to understand the flood risk management needs across the city and a range of projects are being developed through the City Plan process. It is vital a coordinated approach to these priorities is realised and where possible look for opportunities to deliver wider benefits through their realisation.

1.3. Masterplanning approaches have been developed in other cities – Derby and Darlington for example, both are in their early stages but show how significant flood risk management works can be combined with large scale regeneration. However, although more than £100M investment is needed to ensure flood defences on the Rivers Hull and Humber are resilient to current and future flood risks the works mainly entail rebuild, renovation or limited improvements in many parts of the city and existing defences already provide a high standard of protection in most cases. This limits the possibility of large scale capital works to manage flood risk and enhance and regenerate areas, this is especially exacerbated by the fact that the majority of required works are outside of the main areas of regeneration in the city.

1.4. Flood risk Management works in the lower and the River Humber confluence in the next 5 years will support and enable key city centre, Old Town, Fruit Market, cultural, heritage and tourism goals to be realised, work will be carried out to ensure strong links are made to regeneration projects and the City Plan.

Author: Status: Date: 09/09/2013 Page 1 of 34 2. Recommendations

Committee agree:

2.1. that Option 2 in 5.1 is progressed, this will ensure linkages between the City Plan and flood risk management projects deliver wide benefits, in turn ensuring value for money is achieved.

2.2. The masterplan guidance document findings at appendix 2 should be used to identify a strong cohesive linkage between all projects in the lower River Hull area.

This is a non-key decision.

Author: Status: Date: 09/09/2013 Page 2 of 34 3. Background

3.1. Flood risk from the cities Main Rivers is clearly understood from the Environment Agency’s River Hull and Humber Flood Risk Management Strategies. The City is currently protected by a range of flood defences, wharfages, riverside structures and key assets such as the Hull Tidal Surge Barrier.

3.2. Both strategies have shown a high standard of protection is provided by the current defences but significant work is required to ‘sustain’ this standard of protection especially with regard to rising sea levels and climatic change. More than £150M will need to be invested over the next 20 years or more.

3.3. Strong investment cases can be made to attract funding to deliver flood risk management works but specific Defra funding rules reduce the potential to deliver wider benefits through this work.

3.4. Work to sustain high levels of flood protection is essential to allow the city to grow and prosper, but the delivery of this work needs to recognise the importance of the cities rivers and it is considered an enhanced waterfront is key to enable regeneration, support well being and improve our cultural offer. Planning Committee and the Energy and Infrastructure Overview and Scrutiny Commission (in its former guise as the Environment and Transport Overview and Scrutiny Commission) have both shown a desire to develop a masterplan led approach to develop flood risk and regenerative projects on our rivers.

3.5. Links have been made with the Derby masterplanning approach and officers from the council and the Environment Agency have visited the city to understand this approach. Further work has been undertaken by the Environment Agency to develop individual projects and their programme of delivery. A development brief guidance document has been prepared for the lower river by the council.

4. Issues for Consideration

4.1. Initial work undertaken to categorise the river and to identify issues was undertaken earlier in the year, this was presented to the Environment and Transport Overview and Scrutiny Commission on the 5th February 2013. The paper can be found at Appendix 1. A boat trip on the River Hull was undertaken on the 8th May 2013 which allowed members an opportunity to observe the river in detail and hear directly from the Environment Agency.

4.2. The masterplan led approach was only shown to be potentially effective for the lower River Hull where regeneration and planning activity is greatest, the industrial middle and greener upper river present fewer opportunities for such an approach. An assessment of navigation and access along the river corridor showed good potential to enhance public rights of way and access but the decline in navigation activity does not immediately support this as a priority for a masterplan led approach.

Author: Status: Date: 09/09/2013 Page 3 of 34 4.3. The Environment Agency have further developed their appraisal studies for flood alleviation works on the Rivers Hull and Humber, the council sits on both project boards and are working with the Agency to develop the schemes further. Works will be required to maintain, improve and in some cases replace existing defences and other waterfront structures to ensure they will provide a 1 in 200 year standard of protection, all will be built to withstand rising sea levels and climate change impacts. Works will be prioritised and delivered in phased 5 year programmes and could take more than 20 years to be completed.

4.4. Works in the first 5 year programme are likely to be limited in the masterplan focus area, the existing standard of protection of defences is high and there are relatively few issues with structural stability, in comparison, significant reaches of defences and structures will require works in this period on the middle part of the river and to a lesser extent on the River Humber frontage. This clearly limits the way in which capital investment to deliver flood alleviation works can be used to deliver wider benefits.

4.5. Significant works are likely to be required on the west bank downstream of Myton Bridge and North Bridge and on the east bank adjacent to Tower Street, options are being considered and costed within the appraisal studies, options to enhance access, permeability, heritage, biodiversity and regenerative activity have been included and these options will be considered further. Examples could be the ‘setting back’ of the defence line from the waterfront to enhance or extend access routes.

4.6. A masterplan guidance document has been prepared to showcase the existing heritage and urban design environment and to signpost possible ways to enhance the area of the lower River Hull, this can be seen in Appendix 2. This will be used to align and coordinate any projects that arise from the flood risk management works and their linkages with wider City Plan projects.

4.7. The masterplan shows the potential for enhancing the heritage of the lower river through access and inclusion, under used assets such as the west bank dry docks could potentially be brought into usage for commercial or tourism usages. Flood risk management works will be considered in line with the guidance document.

4.8. The lower river Hull is key to the regeneration of the Fruit Market, Old Town and the City Centre, key projects within the City Plan seek to deliver a range of improvements in all these areas and strong links to enhance, support and influence these projects need to be set up.

4.9. City Plan projects such as the Cruise Terminal and HMS Illustrious are intrinsically linked to waterfront and flood risk management assets but wider considerations of permeability and access can be facilitated by carefully delivered flood risk management work.

4.10. Projects such as the High Street Revamp and the River Hull Inlet concerning heritage trails, opening up the river and waterfront and linkages on both banks of the river can clearly be enhanced by flood risk management works. The potential

Author: Status: Date: 09/09/2013 Page 4 of 34 for an enhanced crossing on the A63 leading to the marina, Fruit Market, Cruise Terminal and onward links to the Millennium Footbridge, and along the west side of the river could be enhanced through reopening access along the east bank to the new footbridge and beyond.

4.11. Good access along the east bank north of Bridge to North Bridge could be linked to the west bank and a return route southwards or into the Queens Gardens area which is indicated as a priority in City Plan. Access adjacent to the dry docks is not clear, the heritage potential of the docks is undervalued and there are potential commercial usages for the docks, flood risk management works in this area could facilitate or support such improvements.

5. Options and Risk Assessment

5.1. The distribution of limited Environment Agency interventions in the masterplan area of the lower River Hull reduces the opportunity to deliver a masterplan supported by significant flood risk management investment. Work is continuing with the Environment Agency to identify wider benefits and linkages are being made with City Plan projects steered by the masterplan guidance document at appendix 2. Planning Committee are asked to consider three options:

Option 1 Continue with a full masterplan approach in the lower River Hull with strong linkages to other masterplan approaches – i.e. the Derby ‘Our City, Our River’ masterplan

Option 2 Utilising the existing investigations and evidence, formal linkages will be made with all City Plan projects in the lower River Hull, strategies will be identified to link and maximise all projects with the docuemtn in Appendix 2 used to guide development proposals.

Option 3 Do nothing, allow the Environment Agency to deliver flood alleviation schemes that do not seek to enhance and support wider benefits and goals of the council or realisation of the City Plan

5.2. Continuation with a full masterplan approach is potentially difficult given the relatively limited flood risk investment required in the lower river, continuation with this approach may lead to abortive work and costs. It will be essential to ensure that all projects are linked and coordinated in the absence of a masterplan.

6. Consultation

5.3. Close working between the council and Environment Agency has continued to identify the required flood risk management works on the river. This is still in its early stages and wider consultation will be key to the projects delivery.

Author: Status: Date: 09/09/2013 Page 5 of 34 5.4. Further reporting will be brought to Planning Committee and Energy and Infrastructure Overview and Scrutiny Commission to overview the approach.

7. Monitoring Officer Assurance Statement

7.1 It is important that the regeneration aspirations of the City Plan are linked with flood risk management projects in order to maximise wider benefits for the city. However, developing a full River Hull Masterplan may not be the most cost efficient approach due to the relatively limited flood risk management investment required in the lower section of the river. Therefore, option 2 is supported as this will provide value for money and minimise any cost risks to the Council.

8. Section 151 Officer Assurance Statement

8.1 The City Treasurer notes the update on the River Hull & Humber Masterplan.

9. Comments of Head of Human Resources

9.1 This report is noted by the City Human Resources Manager

10. Comments of Overview and Scrutiny

10.1 Although this report has not been subject to scrutiny, at the Environment and Transport Overview and Scrutiny meeting of 5 February 2013 a report on the Flooding of 25 August 2012 was delivered and the following actions were agreed:

That a masterplan be developed to steer the desired outcomes for the improvements to the River Hull Corridor

That the flood risk management improvements along the river be used as a catalyst and a linked flood management strategy and regeneration masterplan be progressed with the Environment Agency and other partners That the Environment and Transport Overview and Scrutiny Commission will receive a progress update on the development of the masterplan to a future meeting, to include profiles on how much investment is needed, and the percentage of that investment already in place

The progress update of the Masterplan is in the future work programme for delivery to the Energy and Infrastructure OSC Rivers and Waterways themed meeting of 4 February 2014. (Ref. Sc3906)

11. Conclusions

Author: Status: Date: 09/09/2013 Page 6 of 34 11.1. The opportunities to deliver a flood risk management driven masterplan are limited due to the relatively limited flood risk management funding required in the lower River Hull. Ongoing works to define the individual projects arising from the Environment Agency programme will continue and linkages with wider benefits will be made in all cases. A full ‘Ecosystems Services’ approach is being trialled as part of the project delivery which will seek to maximise wider benefits from the delivery of the flood risk management works.

11.2. Formal links will be made to City Plan projects to link their outputs to the cohesive treatments that could be undertaken in the lower River Hull as evidenced in the masterplan guidance document at appendix 2.

11.3. Further reporting on progress and opportunities will be brought back to committee and Energy and Infrastructure Overview and Scrutiny Commission, the debate and discussion from the committee will be used to steer the continuing need for a full masterplan approach and the potential to continue linkages with other initiatives elsewhere – i.e. Derby and the intended fact finding trip.

Alex Codd, City Planning Manager

Contact Officer : Steve Wragg, Flood Risk Planning Manager Telephone No. : 612129

Officer Interests: None

Background Documents: - Appendix 1 – River Hull Improvement Options Briefing Briefing paper to Environment and Transport Overview and Scrutiny Commission, 5th February 2013 Appendix 2 – Masterplan Guidance, Lower River Hull Implications Matrix

I have informed and sought advice from HR, Legal, No Finance, Overview and Scrutiny and the Climate Change Advisor and any other key stakeholders i.e. Portfolio Holder, Area Committee etc prior to submitting this report for official comments Is this report proposing an amendment to the budget No or policy framework?

Value for money considerations have been accounted Yes for within the report

The report is approved by the relevant Corporate Yes Director

Author: Status: Date: 09/09/2013 Page 7 of 34 I have included any procurement/commercial Yes issues/implications within the report

I have liaised with Communications and Marketing on No any communications issues

I have completed and Equalities Impact Assessment Not Applicable and the outcomes are included within the report

I have included any equalities and diversity Not Applicable implications within the report

Any Health and Safety implications are included within Not Applicable the report Any human rights implications are included within the Not Applicable report I have included any community safety implications and Not Applicable paid regard to Section 17 of the Crime and Disorder Act within the report I have liaised with the Climate Change Advisor and Yes any environmental and climate change issues/sustainability implications are included within the report

Author: Status: Date: 09/09/2013 Page 8 of 34 Appendix 1

Briefing Paper to the to the Environment and Transport Wards: Overview and Scrutiny Commission 5th February 2013

River Hull Improvement Options Briefing

Briefing Paper of the City Economic Development and Regeneration Manager on behalf of the Corporate Director for Regeneration

1. Purpose of the Paper and Summary

11.4. This report is prepared in response to an enquiry raised by the Environment and Transport Overview and Scrutiny Commission to investigate the potential options to ‘make the most of the River Hull’ which is seen to be a key asset for the city. 11.5. A review of the current characteristics of the river and its links with flood risk, navigation, access and regeneration has been carried out and opportunities are identified through three distinct zones of the river - Estuary to George Street Bridge, George Street Bridge to Clough Road Bridge and Clough Road Bridge to the city boundary. 11.6. Approaches in other similar cities has identified a possible approach to combine the flood risk strategy for the River Hull and the required delivery of flood risk asset works with a materplanning process to tie in regeneration activities and development delivery. A wider range of benefits could be delivered through a combined approach. 11.7. Officers are currently assessing the masterplan being progressed for the River Derwent in Derby and it is recommended that a similar approach be adopted for the River Hull, the proposed boat trip for members on the River Hull will give an early opportunity to shape this.

2. Recommendations

2.1 Further work is required to identify deliverable opportunities and funding mechanisms, it is recommended that a masterplanning approach is developed, given the future flood risk management needs on the River Hull it is recommended that a joint approach is developed which incorporates the River Hull Flood Risk Management Strategy.

Author: Status: Date: 09/09/2013 Page 9 of 34 3. Background

River characterisation

3.1 The River Hull is a key asset for the city, this is a view firmly held by the Commission, past works including the River Hull Corridor and Heartlands projects have considered approaches to develop the areas surrounding the river and the River Hull Impoundment Strategy looked to materially change the way in which the river is managed to deliver wider benefits. 3.2 Key considerations from all previous works shape how we can look at the river and three broad stretches of river can be identified: Estuary to George Street Bridge George Street Bridge to Clough Road Bridge Clough Road bridge to city boundary 3.3 Downstream of George Street Bridge the river has wide potential for regeneration and an ability to showcase the city to business users, shoppers and tourists, much of this potential is yet to be unlocked. 3.4 The middle section of river is tightly bound by industrial users and presents opportunities to develop stronger ownership with and linkages to the needs of these businesses. 3.5 North of Clough Road land either side of the river opens up and green space is more abundant, opportunities to maximise amenity and recreation are likely to be key. 3.6 The River Hull is Tidal to Weir approx 30km upstream of the Humber confluence, an area of more than 900 square kilometres drains from the north through the River Hull system and into the estuary.

Flood Risk

3.7 The EA River Hull Flood Risk Management Strategy has used detailed survey and modelling to assess current and future flood risk in the River Hull catchment. The lower catchment area is characterised as having a flood risk associated more with tides than by flows from the River Hull, the existing Hull Barrier and the mixture of flood banks and walls along the river in the city result in a lower flood risk than the upper and middle catchment areas and future flood protection schemes in and around the city of Hull are highly likely to attract funding. 3.8 The EA will continue to maintain and improve those flood banks, walls and other structures for which they are responsible and can obtain funding. An investment of £109 million over the next 20 years will be required. The EA will continue to operate and maintain the Hull Barrier and pumping stations at East Hull and Great Culvert. A £10 million investment has been completed at the Hull Tidal Surge Barrier and appraisal works are ongoing to develop flood defence schemes on the River Hull and Holderness Drain.

Navigation

3.9 The River Hull navigation links the city to a wider network of waterways, 10 movable bridges and a tidal range of between three and seven metres are required to be negotiated but many pleasure craft moor in and around Author: Status: Date: 09/09/2013 Page 10 of 34 and utilise the waterway, there are no moorings for leisure craft on the River Hull in the city boundary. 3.10 The city council is the navigation authority within its boundary and the river is a free navigation upstream of the city limits. The river Hull is joined by the navigable Beverley Beck at Grove Hill near and the formerly navigable Beck near Aike. Navigation extends from Aike to the head of navigation in Driffield Town with branches along Frodingham Beck and . The Navigation is currently blocked by the lowered Wansford Bridge, with other bridges and locks restored by Trust. 3.11 Although full scrutiny of usage is difficult most agree that navigation on the River Hull has reduced in recent years, the table at Appendix 1 shows the bridge raising frequency on the river for the period 2001 – 2010, the data shows that the number of openings has reduced and can be used to inform the idea of a reduced navigation. 3.12 The Drypool Bridge turning circle is the only annual reoccurring dredging maintenance carried out for navigation purposes by the council, the passage of boats is expected to manage the silt and leave a navigable draft, the current usage of the river dictates this but it is not seen as inappropriate at this time.

Access / Public Rights of Way

3.13 The City has 30 Public Rights of Ways covering a distance of just less than 38km (Identified on the Definitive PRoW Plan and statement). Of the 30 PRoW’s 3 are located alongside various stretches of the River Hull within the City boundary. These are PROW Nos: 2, 6 and 11. There are also a number of PRoW’s which link to these PRoW routes. These are: PRoW’s 1, 5 and 12. 3.14 The PRoW network through the River Hull corridor is currently limited in scale and connectivity, consultation for the Public Rights of Way Improvement Plan concluded that the cities network is: ‘…very fragmented when viewed in isolation. However it was also noted that the existing network does provide important traffic free links in conjunction with the wider network of off-road cycle routes and other designated footpaths, such as the disused railways or drains and footpaths through social and private housing estates.’ 3.15 The improvement of the connectivity of the network was highlighted as a key priority in the plan. Improvements to PRoW No. 11 were highlighted as necessary and a number of Public Path Creation Orders are linked to the River Hull.

Planning Activity

3.16 The three zones of the river and their wider characteristics dictate that the majority of planning and regeneration activity is centred around the downstream zone, this is a key area for the wider development of the city with links to the Old Town and the Fruit Market. Development opportunities are regularly discussed in this area but many have stalled in the difficult economic climate of recent times.

Author: Status: Date: 09/09/2013 Page 11 of 34 3.17 The middle zone is characterised by industry and the upstream zone has a wider, greener foreshore and river corridor, both are less prone to wider scale regeneration interest and activity. 3.18 Further work is needed to understand the drivers opportunities for regeneration along the river corridor and a full assessment of the history of applications and their ultimate delivery on the ground will be made, however, it is clear from the city wide record of applications that levels have dropped steadily from a high of 2070 in 2004 / 2005 to 1081 in 2011 / 2012 (865 so far this year).

4. Issues for Consideration

4.1 Following the outputs of the Environment Agency River Hull Flood Risk Management Strategy flood defence interventions are a certainty on the river, the opportunities to use these interventions to enhance the wider benefits along the river are likely to be significant. Flood alleviation projects funded via the Defra Partnership Funding approach cannot consider future growth and expansion in their base economics, therefore, EA led schemes will not include regeneration economics in any of their proposals but we can use dual funding options to progress wider benefits that cannot be justified from a single funders desired outcomes. 4.2 A combined flood risk management strategy and masterplan approach has been developed by Derby City Council in coordination with the Environment Agency. The Our City, Our River project has produced a draft masterplan approved by the councils cabinet, it looks at the River Derwent and its regeneration and flood risk needs in combination and the project aims to unlock economic potential through dual delivery. 4.3 A similar approach is seen to be possible on the River Hull, the City Planning Manager and Flood Risk Planning Manager are visiting Derby at the end of January to discuss the approaches and the project. 4.4 On flood risk grounds alone many activities that are considered necessary to improve the aesthetics, amenity, recreational and commercial usage of the river cannot be justified unless they can be delivered as part of the required flood risk infrastructure. Through a linked masterplan a fully integrated river corridor can be appraised and delivered through a wide range of funding, grants and contributions. Strong links will be made to the emerging City Plan to ensure the approach fits and supports the wider strategic goals of the council. 4.5 The proposed boat trip on the river will be an early opportunity for members to highlight their concerns and expectations and this will be used to shape the approach.

5. Next steps

5.1 It is recommended that the Commission debates the following options: A masterplan should be developed to steer the desired outcomes for the improvements of the River Hull corridor The flood risk management improvements along the river should be used as a catalyst and a linked flood risk management strategy and regeneration masterplan should be progressed with the Environment Agency and other partners

Author: Status: Date: 09/09/2013 Page 12 of 34 The proposed boat trip will give members an opportunity to feed into the approach, a date will be confirmed at the earliest opportunity after sailings commence in April

Mark Jones, Head of Economic Development and Regeneration on behalf of Corporate Director for Regeneration

Contact Officer : Steve Wragg, Flood Risk Planning Manager Telephone No. : 612129

Officer Interests: None

Background Documents: - None

Author: Status: Date: 09/09/2013 Page 13 of 34 Appendix 1

Number of Openings per year (River Hull Moving Bridges)

BRIDGE 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010

Millennium (Foot +Cycle) NA NA 336 NA NA 357 355 262 272 262

Myton (A63) 185 NA 125 NA NA 54 41 12 16 17

Drypool 543 97 357 NA NA 388 436 386 373 334

North (A165) 497 96 349 NA NA 395 442 392 372 343

Scott St. (Road Closed - Bridge Fixed Open) 0 0 0 0 0 0 0 0 0 0

Sculcoates 483 107 428 NA NA 541 643 505 486 480

Wilmington (Foot + Cycle) 380 73 299 NA NA 355 358 355 368 361

Stoneferry (A1165) 194 22 144 NA NA 161 145 144 129 138

Sutton Rd 22 NA 3 NA NA 19 19 NA 15 12

Ennerdale (A1033) 28 NA NA NA 24 22 22 19 14

Total NA NA 2047 NA NA 2294 2461 NA 2050 1961

Author: Status: Date: 09/09/2013 Page 14 of 34 Appendix 2

Hull City Council 2009 Economic Development and Regeneration Department

Masterplan Guidance, Lower River Hull

Author: Status: Date: 09/09/2013 Page 15 of 34 rises from a series of The River Hull between North Bridge and the Rivermouth is an area springs to the west of of intense regeneration interest and subject to a high level of past The River Hull Driffield, flows down developer interest and proposals. The area is the section of river that through the western Holderness Plain and enters the Humber the original mediaeval port was founded on and features many Estuary at . Between its convergence with the important historic river Harbour facilities in the form of Wharves River Humber and North Bridge is a zone of regeneration where warehouses and shipwrights dry docks and the associated there are opportunities to make strong architectural statements that paraphernalia. Amongst all this are development sites that mark the give the area a distinctive identity in terms of the City Centre, the coming of a new era in the development of that section of river wider city and beyond into the regional and national consciousness. instigated by the Deep Submarium the successful millennium project at the mouth of the River Hull. Zones – this section of river breaks down into 4 zones where there is Fig.1 Location plan a discernable dominant influence and character. The Rivermouth is a clear zone abruptly segregated by the A63 Myton Bridge and defined by strong modern architectural and engineering forms of the Deep, the Millenium Bridge, the tidal surge Barrier, Rottenherring pocket park and Myton Bridge. The Old Harbour west bank – this is defined by the surviving part of the old harbour with wharves and historic warehouses. The Old Harbour east bank – this was developed later than the west bank after the defensive structures were removed and Victoria dock developed. It is largely cleared but dominated by the block structures of Clarence Mill and the Premier Inn hotel. Industrial- this is the area north of Drypool Bridge which is dominated by the shipbuilding heritage of dry docks. All these areas present their own problems and compete for development but they make up a whole that defines the historic origins of the city.

Author: Status: Date: 09/09/2013 Page 16 of 34 River mouth- Along this section of Fig.2 Zones Analysis River there is a core cluster of distinctive buildings to build on, the flagship of them is The Deep (1.) designed by Sir Terry Farrell and Partners for Hulls Millennium building. It is on the East Bank at the mouth of the River Hull at Sammy’s Point, it is a distinctive tetrahedron shaped building projecting its apex or prow out into the Humber. It is a striking modern building clad in blues and greys that defines the mouth of the River Hull. The area between the Deep and Myton Bridge is an important archaeological site of a 16th century Henrician Blockhouse and the 17th Century Citadel (2.). Listed buildings Street Building Grade Humber Street Central dry Dock and Sand II south end Wharf

North of the Deep is the Millennium Foot Bridge (3.) which has a 32m span across the River Hull and a distinctive yellow counterweight where it pivots on the East Bank. North of the bridge is the Tidal Surge Barrier (4.) which is a distinctive structure with form following function built in 1980 by the Environment Agency. The structure spans the river, and a huge steel gate, weighing 202 tonnes, can be lowered into the waterway, effectively sealing the river from the Humber, and preventing tidal surges from moving up the river and flooding parts of the city and the low lying areas beyond. The gate is lowered between eight and twelve times a year, and protects around 17,000 properties. North of the Tidal Surge Barrier is Myton Bridge (5.) an asymmetric, River mouth cable stayed, box girder, steel swing bridge for the A63 Garrison Old harbour west Road, with spans of 55.5 and 28.5 m. It carries the A63 across the river and has a distinctive superstructure that combines with the other river structures and buildings to complete a landscape of Old harbour east engineering skyline projections and the geometric form of the Deep. The south west corner of this section of the River is occupied by the Industrial 6. Central Dry Dock and Sand South End wharf which is listed Author: Status: Date: 09/09/2013 Page 17 of 34 grade II, the backs of 46-48, Queen Street and Nelson Street Access - There is access along the whole west side of this Riverside promenade. The Central Dry Dock parcel and the site south of section with a path that runs from the ‘Voyage’ statue at the east end Blackfriargate (7.) are subject to redevelopment and present an of Nelson Street north along a suspended footpath to south end opportunity for distinctive buildings that enhance the existing Wharf then along the riverside past the Central dry Dock, tidal surge architectural fabric on this section of the river and beyond. Barrier, the Rottenherring Staith pocket park and north under Myton Bridge. The east side runs along the Riverside north from Sammy’s Fig.3 River Mouth point past the Millennium Bridge and Tidal Surge Barrier to Myton Bridge where it is fenced off. Old Harbour West Side – North of Myton Bridge is a more 5 intensely developed section of the River front with an eclectic 2 collection of buildings that define the character of the Old Harbour, bridges and incidental mill forms that distinguish the river and its skyline as it flows through the city. The surviving historic wharf is located on the west bank of the river generally between Drypool 7 4 Bridge and Myton Bridge although historically it extended beyond these points. 3

6

1

Fig.4 Extract from Hollers plan 1640. Old town conservation area Listed buildings Local Listed building The riverfront reflects the mediaeval origins of the old harbour and Area of Archaeological interest through the character of the plots which are elongated and narrow as merchants encroached out across the shoreline Archaeology – the west bank sites and north part of the east bank creating wharfs and the river front we know today. are within the area of archaeological interest so there is a requirement for all sites to have an archaeological investigation. Author: Status: Date: 09/09/2013 Page 18 of 34 warehouses in Bergen. Although disputed through conflicting Old town conservation evidence Hull is put forward as an individual Hanseatic port that had area a representative merchant and warehouse. Most of the existing Listed buildings 5 fabric of the riverfront is unlikely to change although it has suffered Local Listed building significant intrusive redevelopment and demolition. Listed buildings

Street Building Grade High Street Pease Court II 1 High Street 23-24 II High Street I High Street Oriel chambers II High Street 35 II High Street Hull and East riding museum II High Street Pacific Court, 36a, 37b, 38a, 40. II High Street 42 – 43 II High Street 45 II High Street 52 II 4 2 There are sites that have outstanding planning permissions and sites that are considered appropriate for redevelopment. The rear of the Georgian Houses (1.), Oriel House (2.) and South of Church Lane Staith (3.). The rear of the Georgian Houses on High Street next to Wilberforce 3 House is a traditional plot once occupied by warehouses. Some extension of the property and a high quality Townscape Heritage public art installation on the River front already imply the site is 6 unlikely to come forward but the

Fig.5 Old Harbour west

This is evident in the two aerial views on Fig.6 which show the largely intact plots on the 1925 photograph and the much depleted current survivors. These plots are very reminiscent of the Hanseatic

Author: Status: Date: 09/09/2013 Page 19 of 34 1925

2009

Fig.6 1925 and 2009 aerial views

Author: Status: Date: 09/09/2013 Page 20 of 34 1. overwhelming historic contextual considerations will influence remediation and archaeology to provide which impacts on the form of any development. viability. 2. Oriel House - has been identified as an ‘eyesore’ in previous A substantial building at this exposed location next to the River and A63 will provide an imposing landmark but will draft planning assessments. It is a six storey 1960’s brick require a high standard of design to carry such a prominent office block next to the prestigious new footbridge at Scale intervention in this sensitive context. Lane. Contextually the site is flanked by some historic fabric The Macro level of impact of such a large building impacts on on the High Street frontage while the riverfront to the south the wider skyline and interferes with the visual status of has a modern facsimile of the harbour warehouse typology in existing buildings such as the Deep and Holy Trinity but also Trinity Wharf. The site has a substantial footprint and could future development within the foreground of the structure at support a high building with an imposing massing. This is in a Blackfriargate and The Central Dry Dock in the River mouth zone. conservation area and there is genuine historic fabric at the There is only so much juxtaposition that a setting can take High Street end. The High Street elevation is more sensitive before the collective impact undermines the value of individual than the Scale Lane Staith and riverfront elevations. All three components and the synergy breaks down. Abstract concepts elevations require a very high standard of design to add value such as form, shape, materials, colour, verticals, horizontals to the site and the wider context. It is a place that can curves, planes and surfaces all work to achieve effect. celebrate the bridge and riverfront while consolidating and The micro level of impact affects the adjacent context and repairing the fabric of the High Street and reinstating the serial experience of the High Street, Church Lane Staith and Waterfront. Detail, perceived scale and massing, rhythms, enclosure of Scale Lane Staith. colour, materials, animation, landscaping, enclosure and a 3. Church Lane Staith – This is a cleared site opposite the south successful sense of place all work to embed a structure. side of Trinity Wharf and adjacent to Myton Bridge. The New Bridge and Boardwalk, High Street (4.). ground conditions are difficult because of the level changes The river front boardwalk is a strong unifying element along the Old adjacent to Myton Bridge /High Street underpass and the Harbour. This is traditionally made up of wharves where goods and remaining footprint of the cleared warehouses. There is a merchandise were loaded and unloaded from ship to warehouse that have been linked together to current planning application approval for a 21 storey hotel provide a continuous public which would make a monumental statement in this depleted walkway. The area is now area of the Old Town. empty, where once barges and The principle of the 21 storey building in the heritage context ships were moored alongside conflicts with aspects of the Cabe /English heritage advice but (see Fig.1 1925 aerial view) the precedent is set. Other approaches can work and are not animating the riverfront with precluded although there is a substantial amount of site movement and interest. There is now only the , Author: Status: Date: 09/09/2013 Page 21 of 34 a post war fishing boat moored outside the transport museum. This is unlikely to continue due to the condition of the boat (Anecdotal).

Drypool Bridge is at level with the boardwalk so the route effectively terminates at the bridge, the section of river front beyond to the north is complicated by a string of dry docks although good access The latest addition to the Riverfront is the Scale Lane swing bridge switches to the East Bank. which was supported by Yorkshire Forward and goes some way to Archaeology – the west bank is entirely within the mediaeval old reintroducing animation to this section of the river. The bridge is town and area of archaeological interest so there is a requirement for imposing and creates the linkage to the east bank where car parks all sites to have an archaeological investigation. are already under construction to serve the Old Town and the Deep. The linkage opens up possibilities and alternative routes through to Old Harbour East Side– The East Bank was originally the the Deep and Victoria Dock Promenade as well as links to the defensive curtain to the east of the River Hull and Old Harbour Museum Quarter and wider old town and City Centre, with options to constructed as a string of three block houses linked by a curtain wall with moats by Henry the VIII after his visit in 1542. At the end of the promote a culture of riverside walks. th The Board walk is book ended by Drypool Bridge (5). at the North 17 century the Citadel Artillery Fort was constructed at the mouth of end and Myton Bridge (6) at the south end. The walk continues the River to defend the port. All these fortifications have left a legacy of Archaeology and ancient monuments. Victoria Dock was opened under Myton Bridge to Rottenherring Staith pocket park, the Tidal th Surge Barrier and Deep Millennium Bridge, then all the way to in 1850 and the citadel was demolished in 1864. In the 19 century Victoria Pier and the Humber water front. The Myton Bridge under the east side of the river gradually developed for industry as the pass is stark and intimidating blemish on an otherwise accessible industrial area of expanded south. Victoria Dock closed in route. It is in need of an intervention radically improving lighting and 1970 but by then there was an established riverside trade on the the environment through public art and surface treatment e.g. murals east bank featuring Joseph Ranks mills, 2 dry docks and various reflective materials, adding CCTV etc. Maintenance is the key to factories, warehouses, aggregates and works that came and went keeping these spaces in use and out of decline. through the years(see 1925 Aerial at fig.6). The North end features a cluster of buildings that reflect the heritage of the site, two listed buildings the An Old Buoy Shed (1901) and an adjacent tubular crane (1.), the locally listed Joseph Rank Mill complex (2.), the Victoria Dock lock keepers cottage (3.) and lock basin. The south

Author: Status: Date: 09/09/2013 Page 22 of 34 end has two ‘capped’ Dry Docks (4 & 5.).The east side of Tower largely reconstructed. Adaption is problematic as the silos are Street was redeveloped as an employment park in the 1990’s. integral to the structure but it is a very distinctive and well known The Listed Buoy Shed is a distinctive structure that needs some landmark that has a large amount of development capacity which flood mitigation improvements along the river front and reinstatement could make it viable. of the public right of way. The building is industrial in form but has By 2013 buildings and sites were cleared or vacant apart from John scope for adaption possibly as part of a larger scheme. Whittaker at the Crown Dry Dock (5.) site. The New Scale Lane The Listed crane was an integral part of the buoy shed operation and Footbridge landing point and access ramps and a temporary car should not move. park opposite the Premier Inn Hotel(7) had been constructed. Access. – Access to the riverside is currently restricted despite it being a public footpath. The Buoy shed frontage is blocked as the walkway is dangerous and some remedial work needs doing to the Flood defences and the walkway. At the south end the underneath of Myton Bridge (8.) is fenced off as a compound.

The Victoria Dock Lock Keepers Cottage is not a remarkable building but has a versatile and distinctive domestic form juxtaposed against the adjacent industrial blocks. It is a very adaptable building and part of the narrative of the Victoria Dock legacy.

Clarence Mill is an imposing building and part of the Rank family of mills which includes the celebrated Baltic Wharf in Gateshead. The building dates back to the early 20th century and features some of The whole East Bank has been subject to three major planning the original decoration but it suffered war damage and had to be approvals at Clarence Mill, The Premier Inn and ‘The Boom’ which Author: Status: Date: 09/09/2013 Page 23 of 34 established a principle for tall buildings (20+storeys) on the East Bank. The Premier Inn was delivered in 2009 and creates a building Fig.7 East Bank form that reflects the characteristic mill massing and scale found along the River Hull. The East Bank has the unique advantage of overlooking the Historic Old Town, the Old Harbour and the River Hull with views across to the west bank, to the north and to the south. Higher buildings would have extensive views across the wider city, the Wolds and Humber Estuary. This is a great opportunity for 2 distinctive riverside development with open views and some high level estuarine panoramas. There is a danger that the sensitive context can be ignored in favour of prestigious development. A development that exploits the quality of the context must add value 3 to it and not detract and diminish one of the city’s unique river side assets. Listed buildings 1

Street Building Grade Tower Street Buoy Shed II Tower Street Tubular Crane II Clarence street Clarence flour mill Local 5

Industrial – North of Drypool Bridge there is a section of River that is primarily industrial and steeped in history; it contains four dry 6 docks which are a considerable constraint to development. On the west bank at Dock Office Row is North Bridge Dry Dock (1.)(42m 4 7 by 12m) Listed grade II adjacent to Charlotte Street. The middle Dock is the former Lock entrance to the Queens Dock 1778(37 m Old town conservation by 12 m) (converted 1950s) (2.) and the south dock is ‘Number 1’ area 8 Dry Dock (42m by 12m) (3.) both are locally listed. Listed buildings Local Listed building Archaeology

View

Author: Status: Date: 09/09/2013 Page 24 of 34 All the dry docks have original gangways across the lock gates in High Street II* poor condition that does not meet health and safety requirements so High Street Pacific Court, 36a, 37b, 38a, 40. II there is no viable route along the river front at the west side. High Street 1 II The site also features the last surviving Scotch Derrick a common High Street Queens Dock dry dock Local crane type found on the Dry Docks along the river. High Street No.1 Dry Dock Local Across the river there is the Union Dry Dock (4.) (65 by 14.8 m), Great Union Street Union Dry Dock Local built 1817 – 42 also locally listed. Together they take up 30-40% of this section of the river side. There are initiatives to reactivate some Fig.8 Old Harbour West Old town conservation of these docks in anticipation of an increase in North Sea activity. area There are also some planning permissions for residential Listed buildings development on the west bank. Local Listed building Other Listed buildings fronting High Street and Dock Office Row add 9 to the constraints on the west bank at Blades House, 1-2 High Street, The former Dock Offices and 3-7, Dock Office Row. On the east bank ‘The Crossings’ (5) was constructed in 2011 to 11 accommodate homeless people. The building is a successful contemporary structure to a high spec that references riverside forms 1 5 and contextual material palettes. What the area does amount to is a substantial collection of historic port and dock heritage and other related buildings such as Blaydes 2 4 House (6), the Dock Offices(7) and 1 High Street (8)(reputed to be the maritime Artist John Wards residence). 7 3 Access – The East bank has a continuous footpath between North 8 Bridge (9) and Drypool Bridge (10). This was created through the Urban Programme and is carried across the Union Dry Dock by a 6 fixed foot bridge effectively rendering the dock unusable. The west 10 bank is inhibited by the condition of the gangways across the three dry docks; there is no riverside access across the front of New North Bridge House (11). Listed buildings

Street Building Grade

Charlotte Street North Bridge dry dock II

Charlotte Street New North Bridge House II

Dock Office Row 3 - 7 II

Author: Status: Date: 09/09/2013 Page 25 of 34 http://www.hullcc.gov.uk/portal/page?_pageid=221,578325&_dad=po rtal&_schema=PORTAL Flood Risk This outlines the level of detail required within flood risk assessments The whole of the River front is affected by Flood Risk and subject to and when to consult the Environment Agency. The Local Standing maintenance by the Environment Agency who require access to the Advice enables the Council to make fully informed planning defence’s easement. The defences are generally intact but some decisions and apply the Sequential and Exception Tests. In addition, require consolidating. They can be recognised as low concrete walls the advice provides detailed flood design solutions to mitigate the across staithes and flood risk (e.g. raised floor levels, height of flood proofing and the some plot ends, parts Fig.9 Flood Risk level of a place of safety). of buildings directly fronting the River such This should be read in conjunction with the National Planning as New North Bridge Policy Framework Supporting Technical Guidance section on house and the Buoy Flood Risk.This document provides additional guidance to local Shed. Slotted barriers planning authorities to ensure the effective implementation of the inserted into loading planning policy set out in the National Planning Policy Framework warehouse doors (https://www.gov.uk/government/uploads/system/uploads/attachment facing the river. Some _data/file/6077/2116950.pdf) on development in areas at risk of are less visible such flooding. The guidance retains key elements of Planning Policy as the boundary Statement 25.available at- treatment to the https://www.gov.uk/government/publications/national-planning- Recent Crossings policy-framework-technical-guidance development on Great Union street adjacent The City Council has a Flood Risk Team which can be contacted at to The Union Dry Dock 01482 612126/612394. which had some temporary sand bag protection. The standing Advice is currently available in the Flood Risk Assessment on the City Council Web site at 3aii) medium hazard 3aiii) high hazard Author: 3b functional flood Status: plain Date: 09/09/2013 Page 26 of 34 buildings, public and private spaces and wider area development schemes.’ Policy ‘It is, however, proper to seek to promote or reinforce local distinctiveness.’ National Planning Policy Framework 2012 ‘Although visual appearance and the architecture of individual National policy : National Planning Policy Framework 2012 buildings are very important factors, securing high quality and All development along the River Hull will generally be in accordance inclusive design goes beyond aesthetic considerations. Therefore, with the National Planning Policy Framework areas of particular planning policies and decisions should address the connections relevance are identified below. between people and places and the integration of new development Achieving sustainable development into the natural, built and historic environment.’ Pursuing sustainable development involves seeking positive ‘Permission should be refused for development of poor design that improvements in the quality of the built, natural and historic fails to take the opportunities available for improving the character environment, as well as in people’s quality of life, with the and quality of an area and the way it functions.’ presumption in favour of sustainable development ‘Local planning authorities should not refuse planning permission for Core planning principles buildings or infrastructure which promote high levels of sustainability always seek to secure high quality design and a good because of concerns about incompatibility with an existing standard of amenity for all existing and future occupants of townscape, if those concerns have been mitigated by good land and buildings; design (unless the concern relates to a designated heritage take account of the different roles and character of different asset and the impact would cause material harm to the asset or areas; its setting which is not outweighed by the proposal’s promote mixed use developments; economic, social and environmental benefits).’ conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution Meeting the challenge of climate change, flooding and coastal to the quality of life of this and future generations; change Delivering sustainable development ‘ When determining planning applications, local planning authorities Building a strong, competitive economy ‘identify priority areas for should ensure flood risk is not increased elsewhere and only economic regeneration, infrastructure provision and environmental consider development appropriate in areas at risk of flooding enhancement; where, informed by a site-specific flood risk assessment following the Requiring good design Sequential Test, and if required the Exception Test, it can be ‘The Government attaches great importance to the design of the built demonstrated that: development is appropriately flood resilient and environment. Good design is a key aspect of sustainable resistant, including safe access and escape routes where required, development, is indivisible from good planning, and should contribute and that any residual risk can be safely managed, including by positively to making places better for people.’ emergency planning; and it gives priority to the use of sustainable ‘It is important to plan positively for the achievement of high quality drainage systems.’(see flood risk) and inclusive design for all development, including individual 12. Conserving and enhancing the historic environment Author: Status: Date: 09/09/2013 Page 27 of 34 ‘Local planning authorities should look for opportunities for new (b) arrange of mixed uses will be supported in the area including: development within Conservation Areas and World Heritage Sites Leisure; and within the setting of heritage assets to enhance or better reveal Housing; their significance. Proposals that preserve those elements of the Offices; and setting that make a positive contribution to or better reveal the Education. significance of the asset should be treated favourably.’

Joint Structure Plan (JSP) for Hull and the East T1 (a) Tourism will be allowed if its location and detailed planning Riding (2005) considerations are acceptable. Detailed planning considerations EC1 Existing Urban Areas, include: SP1 Settlement Character, I. impact on local amenity; SP2 Vibrant Centres, II. Impact on the built and natural environment; SP5 Design of New Development, III. Design; ENV6 Built and Historic Assets, and IV. Parking servicing and access traffic generation and road EN7 Archaeological Remains safety; V. Danger to life and health; and Hull Local Plan 2000 VI. Risk of pollution. NE 13 The Green network designated on the Proposals Map and VII. (b)the detailed planning considerations of this Policy apply to listed in Table NE1(168 River hull (including banks) will be protected development considered under Policies T3 to T7 from development seriously adversely affecting its continuity and CC28 (a) Development within the Old Town south of Castle Street value. Area of Potential Change will take into account: The improvement of the Green Network will be supported. I. the Marina/River Hull/Old Town Tourism Action Area (Policy T3); CC29 Development within the River Hull Corridor Area of Potential II. the proposed road improvements to the A63(T) Castle Street; change will take into account: III. providing sign posting and improved pedestrian links; I. The Marina/River Hull/Old town Tourism action area; IV. the Area of Archaeological Interest; II. Providing an appropriate frontage onto the River Hull and V. the Old Town Conservation Area; Humber Estuary foreshore and, if located on the western bank VI. the medieval street pattern; within the Old Town Conservation Area, onto High Street; VII. flood defences; and reusing or converting vacant properties; VIII. Key Development Site 9 (Policy CC29). III. The Old town Conservation Area; (b) A range and mix of uses will be supported in the area IV. Scheduled Ancient monuments; including: V. The Area of Archaeological interest; • housing; VI. Providing and improving access to the River hull and Humber • leisure; estuary; and Flood Defence • offices; Author: Status: Date: 09/09/2013 Page 28 of 34 • tourist attractions; and • education.G3, the requirement for development briefs;

BE1, general design principles;

BE2,designing for energy efficiency;

BE3, design for housing;

BE6, designing landscape;

BE10, designing for access to buildings and their surroundings;

BE18-28, design, development and demolition in Conservation Areas and affecting listed buildings; and

BE31-34, local provisions for investigating, preserving or recording archaeological interest.

Hull City Council Sustainable construction policy 2002.

Guidance Supplementary Planning notes – SPG1, 6, 7, 8,10,12,13, 22, 23, 24, 25, 26 and 27. Conservation area appraisals – Old Town East and Old Town South at http://www.hullcc.gov.uk/portal/page?_pageid=221,130768&_dad=po rtal&_schema=PORTAL Fruit Market development brief 2012 –and Lead Developer Partner competition Document A at http://www.hullmeansbusiness.co.uk/fruitmarket

Author: Status: Date: 09/09/2013 Page 29 of 34 Premier Inn balance the emphasis on the west bank. It is Important to retain the view of Holy Trinity Tower from the Deep promontory as a clear reference for the Old Town and the architectural contrast. Old Harbour – in terms of scale this is a more sensitive context and Design there is a tolerance that will preserve the integrity of the adjacent Local Distinctiveness – The River Hull building fabric has a wealth historic fabric. There are many ways that a building can distinguish of references that can support many approaches to design along the itself particularly in this waterside setting. River. There are the traditional influences of the Old Harbour 18th East Bank – The east bank is bookended by two substantial and 19th Century Warehouses, there are the strong block type mill buildings The Premier inn and the Clarence Mill. There is the forms and the 20th Century engineered structures and then there is opportunity to create a cluster of tall buildings and this is reflected in the dramatic contemporary form of the Deep. All have an appropriate recent approvals. There is a legacy of the original east bank in the way of contributing to successful bold contemporary architecture that capped Dry Docks Buoy Shed, Crane and Lock Keepers Cottage can distinguish and add value to the Riverfront. which can hold their own at the base of a string of tall buildings Scale – The issue with scale is architectural structure planning animating the public realm. Lower scale can equally work but no approvals have set a precedent for buildings over 20 storeys which lower than the west bank to reinstate and balance the sense of in design terms can work well and contribute to the overall character enclosure. of the river front adding variety, references, contrast and capacity. Industrial – This zone is where scale will play an important role This has to be well done otherwise the sum can be less than the because of the spaces created by the docks diminishing the individual parts. enclosure. The limited footprints of developable space also need The current Key building without doubt is the Deep, and this could be height to create capacity. There are already substantial buildings in dramatically set against the recent 21 storey hotel approval at the visual catchment – Clarence Mill, Shotwells tower; New North Church Lane Staith if it goes ahead. The strategic use of scale that Bridge House and the Crossings, the Scotch derrick Crane can make is important here is the way the two foreground sites in the Fruit a distinct and strong skyline statement bordering on public art at a Market at Central Dry Dock and Blackfriargate are developed scale that most cities cannot match. juxtaposed against the hotel and establishing a synergy with the The frontage to high Street and Dock Office Row is insulated from Deep. A lower scale than the Deep at the Central Dry Dock would intrusion apart from the south end next to Blaydes House where care support the Deeps impact, The Blackfriargate site could develop at is needed to match the adjacent and opposite built form and somewhere between the central Dry Dock and The Hotels height successfully deliver the enclosure and proportions of the historic giving a backdrop to the Dry Dock and a graduation up to the hotel High Street. allowing the viewing area at the top to overview the River Mouth to the estuary beyond. The tidal surge Barrier and to some extent the

Author: Status: Date: 09/09/2013 Page 30 of 34 Massing – The Deep, The Premier Inn, Clarence Mill, the Crossings and New North Bridge House have a massing that is reflected all along the industrial river up to Bankside and Stoneferry Road in the Mill buildings which gives a string of imposing landmarks. The enclosure of the Old harbour is formed by a low linear massing that gives the void of the river a strong edge. Fig.10 Riverside Mills

Rhythm – this is strongly evident in the historic harbour frontage references to the complicated context with warehouse references where the mediaeval plots are reflected in the elevations of the from the traditional river and materials that source tradition and its buildings where bay widths and subtle changes in brick colour define immediate industrial neighbours. A poor example is Old Harbour them. This breaks down at Oriel house and is not picked up Court which is an urban 60’s style building with no riverside effectively at Trinity Wharf. There is a looser rhythm in the larger mill attributes. One simple intervention would have been a steeper roof forms which could accommodate some similar buildings particularly pitch on the gable facing the river. around Drypool Bridge, Myton Bridge and the East Bank The appeal of the river side is the views and here is where building Detail – There is a diverse collection of Detailing on the macro scale detail can distinguish the place – fenestration that maximises the with the style of the buildings e.g. roof forms, to a smaller scale in the opportunity with the river front elevations celebrating the riverside fenestration. Where infill is the option at high street and on the River and all it offers in activity and the open aspect. Increased and front then closer attention can be paid to references that are improved surveillance is highly desirable see Secure by Design. delivered in a contemporary way to distinguish harmonise and add value to the building groups. Where there is a clean palette then the building forms and detailing can contribute a strong contemporary statement that integrates with the context. The crossings is a successful building that although clearly contemporary has strong Author: Status: Date: 09/09/2013 Page 31 of 34 Materials – The quality of the materials is important because of the Public Realm - Surface materials vary along the waterfront from exposure and humidity. Materials are the element that can be used very traditional areas around old docks to well maintained board to a greater or lesser extent to embed a building into the setting. walks and concrete quays. Materials include granite settes, stone, Waterside elevations are unique in the opportunity for reflection so a cobbles compacted aggregate, resin bonding, concrete, concrete more liberal approach to colour can add vibrancy to the context and blocks and setts, brick, timber and black top. The Norwegian Pine clearly distinguish buildings. At night light comes into its own boardwalk is the most unique and distinctive element with staithes particularly on a river where the surface of the water is sheltered and bringing the Old Town granite and stone lanes through and incidental less likely to be disturbed. areas of public realm adding to the palette. Generally the accessible Traditionally the riverfront contained a large quantity of wood with the sections from North bridge through to the Pier are inclusive surfaces wharves and the crane hoists all being clad in wood with clear edges the problem is it is in two sections from North Bridge weatherboarding. It would be a shame to lose this element and it to Drypool Bridge on the East Bank and from Drypool Bridge to the should be supported providing the type and detailing are at a high Pier on the west bank. The East Bank section where there is an standard. excellent view of the Old Harbour runs out at the Victoria Dock Lock keeper’s cottage. The section from there to the new scale Lane Bridge is a poor surface or is badly damaged and inaccessible. The West Bank is accessible but there is no clear signposting across Drypool bridge so users who continue end up on Tower Street which is a poor environment. The new Scale Lane Bridge creates the opportunity for choice and variety in the way the riverbank is used creating the scope to use the Millennium Bridge and or Drypool Bridge in suitable circuits. Street Furniture – adequate lighting, comfortable seating interpretation boards and other items of street furniture should seek to harmonise particularly along the Old Harbour and east Bank which form a clear zone that can be branded taking its influence from the New Scale Lane Bridge Public Realm. Other sections of the River have established public realm e.g. the Deep, Tidal Surge barrier, Rottenherring staith and the industrial east bank or have a strong traditional context e.g. Central Dry Dock and the industrial west bank. Traditional materials include Brick, Slate, Pantile, some architectural stone detailing, Render and wood cladding and timber wharves. Modern materials include roof and wall cladding, Glass, painted steel superstructures, concrete. Also see Public Realm.

Author: Status: Date: 09/09/2013 Page 32 of 34 pedestrian conduit to the riverside from the Old Town and City Centre. Waterside Safety – Public Access to the Riverside is a wonderful recreational opportunity for the community and Secure By design – There are parts of the riverside where the visitors. This brings with it risk which is addressed by the environment is intimidating and threatening and assaults have taken place. The Riverside walk is constrained and enclosed by the Royal Society for the Prevention of Accidents (ROSPA) guidelines for water safety which seems to be in the band 4 adjacent buildings and river with only occasional means of access or category for deep fast flowing water. escape. Currently there is very little direct overlooking of the river bank Old Harbour as where there is residential development it looks out beyond the boardwalks. Oriel/bay windows with the capacity to Inclusive design- Inclusive access to all buildings and elements of look along the river as well as across could improve the situation and the public realm should be sought. This includes adequate parking in improve the enjoyment of the river by occupants. terms of the amount and the location. The walkways and sections of High street and Tower Street become particularly vulnerable where they pass under Myton Bridge which is Buildings need to have an appropriate amount of disabled a poor and threatening environment. In terms of security, parking within the curtilage to serve residents and visitors. surveillance through improved lighting and CCTV coverage is a basic The Public realm needs disabled parking access to enable the essential. inclusive enjoyment of the riverside amenity offer. Increased footfall and occupation will eventually be a great All surfaces should be inclusive – easy to negotiate and improvement and put more eyes on the street not only to deter crime interpret. but to watch out for accidents. Sustainable Development – Rather than the wider strategic All gradients should be appropriate and where ramps exist, requirements of the the National Planning Policy Framework e.g. the Scale Lane Bridge disabled parking should be as requiring a ‘golden thread running through planning and decision close as possible. taking that is a presumption in favour of sustainable development’. Clear tactile marking, distinct edges and good signposting are The focus of this guidance relates to the resource and climate required. change aspects of development. Development will be required to Lifetime Homes Standards are expected in residential adhere to statutory minima such as the building regulations and the minimum standards for publically financed buildings through the development. Code for Sustainable homes and BREEAM standards. Seating should be of a comfortable type e.g. wood and Beyond the fabric of buildings where the highest attainable standards located at intervals of manageable walking distances e.g. 50 of insulation and resource efficient appliances, heating and plumbing metres. are advocated what does the riverside location offer in terms of All approaches to the River should be to the same standard resource efficiency? South facing roofs can source solar thermal or photovoltaic energy, particularly Scale Lane which is currently poor for the main the east /west orientation has less issues with solar gain and Author: Status: Date: 09/09/2013 Page 33 of 34 overheating. The riverside location offers a source of passive ventilation which also applies to the external environment where the urban heat island effect is tempered by the cooling effect of bodies of water. The adjacent bodies of water and mud offer an opportunity for heat exchange possibly using the voids of the capped and unused dry docks. Green roofs can retain and supply water for grey water systems; they cool the air, reflect sunlight/UV rays and expand biodiversity. In terms of travel parking is constrained and the bridge linkages enable more accessible pedestrian and cycling activity.

Conclusion – the Riverfront is a special place in the city that helps define the sense of place that is Hull. It is a place that can improve and increase its value with the capacity to support distinctive and defining architectural statements and an inclusive, safe and welcoming environment. Careful attention to architectural structure and creating a synergy between development and its existing context and the wider city are critical. This will happen over time but through analysis of the impact of each phase or stage and how undeveloped elements can enhance what has gone before the riverside will always develop as a well defined place rather than an arbitrary collection of old and new buildings.

Author: Status: Date: 09/09/2013 Page 34 of 34