Leamington Spa Creative Quarter

Masterplan November 2018 Draft v.4 Contents

1. Executive Summary

2. Setting the scene

3. The Vision

4. Key development opportunities

5. Analysis

6. Proposals

2 LSCQ Masterplan DRAFT Creative Quarter A destination for Digital and Traditional Creatives

Executive Summary consultation process. It is not intended to There are now over 1,500 creative determine at this stage the use of any of businesses in Leamington employing Leamington Spa has a history of creative the key buildings within the area but does over 7,000 people. Software and digital individuals and companies. In 2016 a seek to inform and support investment companies account for half of this. report by NESTA and Creative decision making within the area in terms of identified the town as the only creative regeneration and use. The town is part of the third largest digital cluster in the West Midlands. The town is games cluster in the UK. The games the third largest digital gaming cluster in development industry is worth £1.7bn the UK by number employed. The games Setting the Scene to the UK economy and the town has a development industry is worth £1.7bn range of studios from the AAA to the indie to the UK economy and the town has Creativity is part of Leamington Spa’s start-up, earning its name of Silicon Spa. a range of games developers, from the DNA. It has a proven track record in design The games cluster employs over 2500 internationally acclaimed to the innovative innovation across a range of sectors. highly skilled people, equating to over 10% start-up earning its name of Silicon Spa. From automotive design to camouflage of the UK total in games development. during World War II to digital revolutions, There are over 50 studios operating from This Master Plan sets out how the Creative Leamington Spa’s creativity has a global the Silicon Spa area and over 80 across Quarter could become a dynamic and impact. the Coventry & area. distinct destination and attraction for the district. We will fuse together historic Leamington Spa experienced massive Increasing Tourism to Leamington Spa architecture with current requirements and growth during the 19th Century as people is a vital driver to this project. Tourism is uses. The Master Plan will create new work and businesses were attracted to the spa a vital sector within the British economy spaces, active and exciting public spaces, waters. The town was granted its Royal accounting for 3.1 million jobs, 9.6% of all public art and a cluster of charter in 1838 by Queen Victoria. Much employment, £126.9bn and 9% of GDP. diverse creative activity. It is a catalyst for of this growth was focused on the north Utilising the 2016 data for specifically change to support development partners of the town and as it grew the Old Town District, the value of tourism to and stakeholders to work collectively to began to decline. the local economy is £271,709,000. deliver an ambitious range of projects. There will be a collaboration between However, the town continued to create, While Warwick and have a Council (WDC), Complex innovate and diversify. During World War clear draw for the leisure tourism market Development Projects (CDP), creatives, II Leamington Spa was home to the main through their respective castles, business local communities, developers and land base of the Directorate of Camouflage, tourism is the area of greater significance owners. This collaboration of stakeholders which brought together 250 artists, for Leamington. Accordingly, it’s also will be essential in the realisation of the technicians and designers. Leading the area where there is greater growth project. abstract artist Sir Terry Frost was born potential and, as such, enhanced creative and brought up in the town. It was home facilities become all the more important. The Master Plan is aspirational - delivering to Malcolm Sayer, designer of the E-Type a vibrant environment that will support the Jaguar. And in the early 1980s a home creative sectors in the broadest terms. It computer games industry was born close targets specific requirements that have to the town – an industry that continues to been identified as part of a significant thrive to this day.

Existing Workspace in Leamington Spa (Left) Large format office space in the Town Centre for Playground Games. (Middle) Pure Office, out of town serviced office space, home to a handful of creative industries. (Right) Arch Creatives, office space for Lockwood Leamington.

DRAFT LSCQ Masterplan 3 4 LSCQ Masterplan DRAFT Leamington Spa Creative Quarter

CDP has been appointed to work in from the business parks of the 90’s to the but would support the existing creative partnership with WDC to create inner urban fringe. Creative people spark industries in the town. a ‘masterplan’ for Leamington Spa’s creative thought in others, whether it is ‘Creative Quarter’. through street art or a chat in the local bar Where? This masterplan aims to: or café. The sector is often driven by the young and the talented, but is backed Leamington Spa is centrally located in • Identify the elements and features that by local residents and businesses who England. It is at the heart of a motorway make the creative economy in Leamington buy into change and the benefits that and railway network which can take you to: Spa vibrant and distinctive. regeneration brings to all aspects of the • Identify the key development needs community. The aspirations are to be • Central London in 1 hour and 20 minutes for the creative sector. What key places, somewhere different, authentic and • in 30 minutes spaces and infrastructure would best diverse. • Manchester in 2 hours and 10 minutes support the further development of • Cardiff in 2 hours and 41 minutes. Leamington Spa’s Creative Quarter? Leamington Spa’s current reputation is • Glasgow in 5 hours and 3 minutes • Identify key buildings and areas that currently one of a beautiful, predominately could be regenerated and developed to middle-class Spa Town. Its outstanding Furthermore, it is in a region that is about support these aims and key development parks and gardens, regency parades and to get very noisy. Coventry City of Culture projects that could be brought forward to proximity to the Warwickshire countryside will take place in 2021, providing do this. are just a few of the reasons why opportunities for cross programming and • Identify what else needs to be done in Leamington was voted the happiest place showcasing local creative talent. The 2022 a broader sense to support our creative in England in 2017. It is within this setting Commonwealth Games will take place in economy. that one of the UKs most significant digital Birmingham with Leamington Spa as a • To establish the viability and deliverability clusters has developed. However, host location – bringing the action to the of regeneration projects to be brought as the cluster has evolved so has its edge of the Creative Quarter. forward in a coherent manner. requirements. Questions are now being asked as to whether the Georgian heritage The Master Plan area has been defined of Leamington can provide the old, urban by WDC and CDP as shown in the map This masterplan will identify a series industrial buildings that are now so desired overleaf. The ‘core’ lies to the south of river of areas within which regeneration in the creative community. and north of the Grand Union Canal and activities will be focused. It will also make includes Leamington Spa Station, Court recommendations beyond these specific However, in Old Town the buildings are Street and the Althorpe Street industrial locations for measures which would less uniform. There are the remains of area. The area has been extended north of support these key development former industrial uses and an old railway the river to include the Town Hall and Royal opportunities. Overall the ambition of the viaduct which create a much more urban Pump Rooms and Club lands. It includes masterplan across the Creative Quarter feel. It is more ‘raw’, a ‘hidden’ Leamington a number of properties and areas of land is to: and an ideal place to create a cluster with that are owned by WDC, predominantly lower property prices and easy access to car parks and light industrial or vacant • Regenerate and breathe new life into the the station for links to Birmingham, London buildings, and land that may become Old Town of Leamington Spa. and beyond. available or be developed by other • Build upon and reinforce the importance landowners. of the Creative and Digital Industries in There is already of core of creatives in and Leamington Spa. around Old Town with a heavy emphasis • Create a vibrant, unique and desirable on dance and theatre at Spencer Yard. destination for residents, employers and Larger corporate gamers such as Sega visitors alike. Hardlight and Ubisoft Leamington are just to the north of the and smaller companies occupy premises in Old Town. Why Old Town, Why Now? Yet the change in the area is slow. There is not yet a critical mass of activity, and The Creative Industries sector adds over much of this activity is not very apparent. £80bn to the UK economy and is growing The place simply does not feel very at twice the national average, yet unlike creative. Furthermore, the creative sector other sectors it is incredibly diverse would benefit from greater diversity. It is covering a spectrum of activities with one heavily reliant on the gaming industry. The key defining element – its people and their advantage of a diverse creative cluster in ability to think ‘outside the box’. Creative a dynamic environment is that different industries are continually trying to keep the parts of the spectrum have the ability creative juices flowing in their staff, and are and freedom to inspire each other and now introducing ideas ranging from office generate new ideas and approaches for ‘play space’ to relocation the future. Greater diversity would not only bring in new types of creative industry,

DRAFT LSCQ Masterplan 5 N

6 LSCQ Masterplan DRAFT Leamington Spa Creative Quarter

Engagement needed, but it is important that these Existing Assets Introduction - To start shaping and spaces have the right look and feel and are Leamington Spa must celebrate, advertise developing the masterplan, CDP reflective of the businesses they house. and build upon existing assets, including have consulted with a range of local New workspaces must be appropriate for its history and heritage and its excellence stakeholders including consultation the creative industries in size, location and in digital and creative technologies. local digital and creative communities, aesthetic. Leamington Spa was also recently voted District Ward Councillors, Town the ‘happiest place to live in the UK’; what Councillors, WDC Planning Department, Public Art an asset for the Creative Quarter to utilise local business owners and members Thought provoking and innovative public and enhance! of the public. The initial stages of this art should be installed to help define the consultation were mainly undertaken in unique characteristics of each area of the These discussions have helped identify group discussion sessions, but also 1 -1 town. Artist trails, colourful street furniture a shared vision for the Creative Quarter, as required. Ongoing consultation on this and signage should reflect the creative, along with four priorities and some key masterplan will be via public events and digital, gaming sector, bringing to life the development opportunities for Old Town display boards and presentations. existing urban fabric while respecting the which are presented in this document. local design tradition. A summary of the key points that emerged from the consultation is listed below. The Wayfinding full document is available on request along A wayfinding strategy needs implementing with details of who participated in the to reinforce and develop new pedestrian consultation. links to the train station, canal, river, parks and other key attractions. These key What is a Creative Quarter? destinations should be better signposted A Creative Quarter needs to reflect and the station should be more welcoming. and represent the creative community as a whole, including artists, makers, Community Space & Public Squares digital creatives, innovators, artisan A multi-purpose, flexible community food producers and more. It should be space(s) and a new central square/meeting a diverse, vibrant place and welcoming place for events, arts, and markets could place, supporting community ownership form a focus for the new quarter. and social activism and creativity. New Workers and Younger People Workspace Leamington must compete with London New ‘grow on’ space for businesses that and Birmingham (amongst many other are expanding is in short supply; this cities) for new workers. The Creative space is key for retaining existing business Quarter should provide attractive and attracting new ones. Start-up office, workspace but also improve the cultural, studio and co-working space for small culinary, recreation and night-time offers in businesses, artists and creatives is also Leamington Spa.

DRAFT LSCQ Masterplan 7 8 LSCQ Masterplan DRAFT Leamington Spa Creative Quarter

The Vision 4 Priorities for Leamington Spa’s Creative • Create and manage new spaces for Quarter an exciting arts, cultural and community Leamington Spa Creative Quarter will • Celebrate the meeting of Leamington events programme. be an authentic, dynamic and diverse Spa’s history and heritage with its current • Improve the public realm, introducing place; a series of spaces that will inspire cutting edge creative technologies; better wayfinding around the town and all who live, work or pass through them. respect the area’s heritage whilst giving it injecting colour and life. The Creative Quarter will be a first- a new lease of life. choice location for creative individuals • Provide the right opportunities for to collaborate and will provide an grown-on space for gaming and digital environment that allows the creative businesses; nurture creative talent and economy to thrive. support new and existing pathways into creative careers.

Priority How it will be delivered Who will deliver it

Celebrate the meeting of Leamington Potential Regeneration of historical CDP to lead on identification, design Spa’s history and heritage and its current buildings no longer and build programme, in line with agreed cutting edge creative technologies; in use to create effective work and social master plan. respect the area’s heritage whilst giving it spaces a new lease of life e.g. former Stoneleigh Arms pub and URC WDC and partners to provide support. church on Spencer Street Respecting the towns heritage and All projects subject to WDC approval in bringing aspects to life e.g. Camouflage addition to the planning process. artwork

Provide the right opportunities for Ensure that development provides space CDP to ensure development proposals are grown-on space for gaming and digital of at least 1000 sq. m (as appropriate in line with creative business’s needs. businesses; nurture creative talent and to locality) that is flexible to support the support new and existing pathways into needs of the business. WDC to support business engagement. creative careers Ensure that spaces reflect the creative diversity of Leamington Spa

Create and manage new spaces for an Create new spaces throughout CDP and WDC to agree opportunities and exciting and arts, the Creative Quarter area through uses of cross subsidy of projects from cultural and community events programme improvements in the public realm and more commercial to less commercial. defined areas of development. Maintenance of space to be approved for Create a programme hub based around each development project. Spencer Yard and Court St

Improve the public realm, introducing Improve signage throughout the area. Masterplan to identify where better wayfinding around the town and improvements in public realm should be injecting colour and life Use of street art and colour to clearly focussed. define routes? WDC and CDP (and other partners) to Use of street art to improve the public explore how individual development realm around Bath St/Clemens St/ High projects and wider enhancement St. programmes could help deliver this.

Key Development Opportunities within the Creative Quarter and set out Town Hall proposals for how these could come Court Street Taking this shared vision and these forward. Bath Street and Bath Place Car Park four priorities, WDC, CDP, Metropolitan These sites are as follows: Althorpe Street Area Workshop and Bryant Priest Newman Spencer Yard Old Post Office Architects to identify those key sites that United Reform Church Adelaide Bridge/Riverside (Club Lands) could offer development opportunities The Royal Pump Rooms

DRAFT LSCQ Masterplan 9 Key Development Opportunities

Leamington Spa benefits greatly from majority of the buildings are occupied by its proximity to a number of universities, • Lack of a presence on the river frontage; light industrial uses, however there are a particularly Warwick which maintains small number of creative users beginning a presence in the form of a learning centre • Lack of active frontage onto the Yard to occupy space in the area. The change is in the Town Hall, and is a national centre itself; particularly noticeable on Clemens Street for the video game development industry, where new cafes and restaurants appear with Ubisoft, Sega, Playground Games • Poor condition of some of the to be recent additions. and other leading firms based locally. As buildings facing onto the Yard; such, the provision of Creative Workspace, WDC has fitted out a number of railway such as that successfully developed at Far • Suitability of some of the existing arches off Court Street which are currently Gosford Street, Coventry by CDP, and that building uses. occupied by creative industries, these is emerging at Spencer Yard is seen as appear to be exclusively office use and it central to the rejuvenation of Leamington The Royal Pump Rooms is unclear how high the occupation rates Spa Old Town. The Royal Pump Rooms sit directly to are. The large council owned car park the north of Spencer Yard, across the facing these arches has been identified Spencer Yard river. It is a key focal point for Leamington as key site for this study, and one with the Spencer Yard is located north of and signifies the start of the Georgian potential to accommodate a new building Leamington Spa Railway Station, on Spa Town. The Grade II Listed building whilst maintaining existing connections to the south bank of the River Leam, and currently has various uses – the public Clemens Street and the Canal. There directly south (across the river) of the library, art gallery, and associated is additionally a large derelict old school Royal Pump Rooms. It consists of a newly administrative spaces occupy the rear of building under council ownership created external events space (the yard) the floor plan facing the river, with function bordering the car park which has been bordered by a number of buildings of rooms and a café facing onto The Parade. identified as a potential development various ages: The Loft Theatre, a popular The interior of the building suffers from opportunity. community based theatre company contemporary finishes from its use as a housed in an post war brick building swimming pool and leisure centre which In order to promote the creation of a facing the river; two former industrial brick are now dated and unsuitable for its Creative Quarter, it will be important buildings which have been refurbished to current use. Poor circulation, including to avoid creating a surplus of student create workspace for various industries a vast underused foyer and lack of residential, and ensuring that new including Purple Monster, a business permeability which has been exacerbated buildings provide some workspace to consultancy, and Motionhouse Dance by ill-conceived additions which form the ensure that the existing character of the Company; and to the south west corner, current entrance. area is not lost. a derelict, deconsecrated church which is under council ownership but is currently Further consideration needs to be given to: Bath Street is the main retail street unoccupied. running north to the New Town, However • The current uses accommodated in the at its southern end many of the shops Access to the yard is either via a side building specifically their suitability for this have a dilapidated feel and require new passage to the church from Spencer space and this location; investment. The rail bridge at the junction Street, or through the rear service of Bath Street and Clemens Street has yard of a number of restaurants facing • The building’s engagement with its been identified as a possible location for Victoria Terrace. As such, wayfinding is surroundings, notably the park, the public realm and wayfinding improvements poor and Spencer Yard enjoys very little Parade, and the river. due to its position at a key junction in the street presence meaning the yard itself pedestrian route from the station to the is underutilised. The high proportion of Court Street town centre. Further interventions could be council owned buildings in the immediate To the south, the industrial area around put forward along Bath Street which is the vicinity of the yard, its position close to the Court Street, bordered by the Railway primary route between Spencer Yard and more gentrified Georgian New Town to the to the north and east, the canal to the the Court Street industrial area. north of the river, and its existing creative South, and Clemens Street to the West, is tenants make it a key site in the potential characterised by light industrial shed type development of the Old Town. However structures, railway arches, and council this is reliant on resolving a number of key owned surface parking. issues with the site at present: Small pockets of residential exist and • Lack of street presence and navigability; more recently, new purpose built student residential buildings are beginning to • Poorly lit and signposted entrances; change the character of the area. The

“ Royal Leamington Spa is a beautiful and successful Regency spa town in Warwickshire. It is home to a high number of acclaimed creative, cultural and artistic based businesses and over 6,000 students.”

10 LSCQ Masterplan DRAFT Analysis

This Masterplan will analyse the study Once identified, possible development account the aspirations of stakeholders area outlined by CDP and its immediate sites have been categorised as short, and local people. context, considering the urban medium, or long term interventions. environment in the following terms; An exploratory study has been put • Building Use; forward for each of the sites identified which is intended to illustrate, in a very • Ownership; broad sense, one possible approach to developing the site. The objective is to • Key Routes. offer a coherent approach to regenerating the Old Town, and tying together the It will then seek to establish opportunities disparate buildings and fragments of land for the development of buildings for the that can be established as the first pieces creative industries within the designated of a new creative quarter with the intention site boundary and put forward action to fulfil the following objectives: areas where potential development could take place. • Stimulate interest and engagement with Stakeholders in the area and act as a Analysis has been based on visual catalyst for future development; inspection and a walking tour with members of the Leamington Spa Local • Generate a business case for further History Group and local councillors, exploration and investment consultation with members of WDC’s planning and development teams, • Identify enterprise, place-making and review of Leamington Spa Conservation other potential opportunities and actions; Area Report, 2011 -2019 Local Plan, and relevant Supplementary Planning • Articulate a narrative for the area in Documents. terms of its future development taking into

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DRAFT LSCQ Masterplan 11 Jephson Pump Room Gardens

Gardens Parade

River Leam

Spencer Street

Bath Street

Lower Ave.

High Street

Court Street

Clemens Street

N

A1/2 C1/2/3/4

A3/A4/A5 D1/2 Grand Union Canal

B1 Sui Generis

B2 /8

12 LSCQ Masterplan DRAFT The core study area contains a diverse mix of uses. A corridor of retail along Bath Street links the commercial Building Uses and light industrial uses along the railway and to the southeast to Leamington Spa’s tourist centre north of the River Leam.

The drawing on the facing page illustrates as would expected of a town centre, Town. Ground floor building uses are ground floor building uses within the high street, location including a high predominantly retail or food and drink, core study area sub-divided loosely into percentage of restaurants and cafes. with some residential further south. To the planning use classes: Dwellings are typically set back from the east is a triangle of land bordered by the primary routes of Bath Street and Clemens railway to the north and the Grand Union A1/2 : retail and professional services, Street, however there is some residential Canal to the south where uses are more including estate agents, banks, buildings use on upper floor levels. industrial, presumably due to the canals societies, shops, hairdressers, dry former function as a major goods transport cleaners etc.; There is a collection of institutional route. Significant freeholders include buildings in the northern half of the study Rangemaster who occupy a large group A3/4/5: Restaurants, cafes, pubs, take- area, predominantly grouped around of buildings to the south of the canal, always, including all premises licensed for The Pump Room and immediately outside the study area. the consumption of food and drink; including the Pump Rooms themselves, the town hall, justice centre, former public Some railway arches facing Court Street B1: business, including offices, research baths and assembly hall on Spencer car park have been converted by WDC to and development of products and Street, the United Reform Church (URC), business use and are occupied by start-up processes; and All Saints’ Church which lends the firms in mostly digital industries. area a municipal quality and acts as a The car park is bounded by a number of B2/8: industrial use and storage (for the gateway into the more formal Regency and rudimentary industrial shed-type buildings purpose of clarity we have included ‘light Georgian Architecture of Leamington Spa of varying construction with predominantly industrial’ uses in this category); New Town. light industrial use. One large masonry building is currently unoccupied and in a C1/2/3/4: Residential use including Spencer Yard sits immediately to the south state of dilapidation. dwellings, hotel, guesthouses, HMOs, of the River Leam and consists of two (excludes student residential); former industrial masonry buildings, now There are a number of dwellings around home to a number of creative businesses, the industrial buildings along with D1/2 : Non-residential institutions, the Post-War Loft Theatre which faces Waterside Medical Centre, and more assembly and leisure including schools, onto the river, the URC. It is bounded to recently there has been an influx of student art galleries, museums, libraries, halls, the east and south by the backs of the residential buildings, with one large hall places of worship, church halls, law court. commercial units along Bath Street. of residence completed along the canal, another infill site under construction, and Sui Generis: Student Residential South of the railway Clemens Street is third large site on Wise Street recently the primary north-south route in the Old granted on appeal. The predominant use is Class A1-5

A range retail, professional services and restaurants line Bath Street. Light industrial uses to the south of the railway line

DRAFT LSCQ Masterplan 13 Jephson Pump Room Gardens

Gardens Parade

River Leam

Spencer Street

Bath Street

Lower Ave.

High Street

Court Street

Clemens Street

N

Buildings in the ownership or tenancy of WDC

Land in the ownership or Grand Union Canal tenancy of WDC

Target development sites not within the ownership or tenancy of WDC

Not within the ownership or tenancy of WDC

14 LSCQ Masterplan DRAFT Most of the core study area is not within WDC ownership but key sites that are in Council ownership such as Spencer Ownerships Yard and Court St car park do have the potential to become significant destinations within the new Creative Quarter.

The study area includes a number of the theatre itself moving into the URC Street style refurbishment for creative buildings in the ownership of WDC which which was to be converted into a suitable business use if WDC could acquire an have been identified as potentially suitable performance space, however the consent interest in them. for redevelopment or an alternative use was never implemented. which will facilitate the creation of a Court Street car park is an open site creative quarter. The Royal Pump Rooms is under the adjacent to a row of WDC leased arches ownership of WDC and currently fulfils that could be developed - possibly through The primary focus will be Spencer Yard a variety of functions: Leamington Spa building on more temporary use to form and its relationship with the Pump Library; Museum; a function venue; and a hub in the centre of the Old Town. The Rooms across the River Leam. The yard a cafe, housed in various parts of the car park’s proximity to the new student is bounded by two buildings already in building around a vast entrance foyer. The community along the canal has the council ownership - The URC, and a two building has a prime street frontage with a potential to engage significant numbers of storey brick building referred to as the neoclassical colonnade facing Bath Street, people and turn the area into a destination ‘old dole office’. Additionally it is in close and significant opportunities to rework the within Leamington Spa. proximity to the former post office to the interior to greatly improve its relationship east of Bath Street and bordered to the with the Pump Room Gardens and the The Riverside area next Adelaide Bridge is north east by the Grade II Listed Victoria river (with Spencer Yard beyond). in a prime location fronting the river and is Colonnade and the former Robins’ Well currently occupied by a number of clubs public house which is currently for sale. Across Bath Street, the former post office and other organisations. Any proposals The pub occupies an important corner site has great potential for redevelopment for this site will need to consider how the which is highly visible from the north and given its location on the bank of the Leam. requirements of these organisations can could provide the primary entrance into The arrangement of the building - a period be included in any development proposals Spencer Yard, increasing the pedestrian half with a more cellular post-war addition and/or whether relocation elsewhere in the flow and enlivening the currently under - could provide various options for reuse. town can be facilitated. occupied riverside. To the south of Spencer Yard, the Bath Furthermore, the Loft Theatre at the centre Street Car Park has been identified as a of the Yard whilst privately owned by the site with significant development potential, Loft Theatre Trust has been engaged in located, as it is, on what is currently a a positive dialogue with WDC about their secondary route from the Railway Station ambitions to establish a creative quarter. A to Spencer yard and the New Town planning application was approved in 2009 beyond. The car park is flanked by the for the demolition and redevelopment of railway with a number of Network Rail the Loft Theatre site as office space with arches could lend themselves to Court

Council leased arches accessed or Court Street Car park Council owned Spencer Yard

DRAFT LSCQ Masterplan 15 NEW TOWN

Newbold Terrace

Dormer Place

Jephson Pump Room Gardens

Gardens Parade

River Leam

Leam Terrace

A452

Spencer Street

Bath Street

Lower Ave.

A425

A425 High Street

Court Street

Clemens Street

N

B4087

Primary Links OLD TOWN

Secondary Links Grand Union Canal

Tertiary Links

Pedestrian Routes

16 LSCQ Masterplan DRAFT The study area is dominated by key vehicles routes, Bath Street and Parade running north-south and A425 (High Routes Street) running east-west. These routes can be utilised to drive footfall and increase awareness of the Creative Quarter.

The plan of the study area on the facing Spencer Street borders Spencer Yard to Tertiary Links page has been annotated to highlight both the south. It forms part of a busy vehicular The main tertiary routes of interest are pedestrian and vehicular routes with the route from the Railway Station to the New around the Court Street Car Park. As a latter illustrated as primary, secondary, or Town, but also an important pedestrian predominantly industrial areas enclosed by tertiary links. route from the station to Spencer Yard. the canal and railway these are relatively The high levels of traffic and lack of a safe quiet with little passing traffic. The roads Primary Links crossing have a negative impact on the are generous and open with larger Bath Street is the primary route running accessibility of Spencer Yard. warehouse buildings set back from the north-south and joins Clemens Street pavement and little active frontage. south of the railway. It links the Old Town Secondary Links with the New Town beyond the Pump Lower Avenue is the critical secondary Pedestrian Routes Room Gardens and is one of the retail route connecting the station with the New There is a pre-existing underpass from the centres of Old Town. Both streets are Town. Its importance is increased by its railway station which, once construction is within the Leamington Spa Conservation proximity to Spencer Yard meaning that complete on the site directly to the north, Area and are specifically referenced any improvements that can be made to will provide the shortest pedestrian route in the Conservation Area Statement Lower Avenue will help to boost footfall to Spencer Street and the New Town, this as containing many good examples around the URC and the SW entrance to further underlines the need to improve the of traditional shopfronts with further the Yard. public realm of Lower Avenue. restoration to be encouraged, street clutter is identified as a problem, At present the route is uninviting - with and in both cases the railway bridge has a pavements narrowed by construction dominating effect on the streetscape. hoarding, no active frontage, poorly lit, and congested - meaning many pedestrians The High Street runs east-west through will take the longer journey to the New the Old Town. It is the primary route to the Town via Bath street. The plot to the south Pump Room Gardens and the New Town, of the railway, on the prominent corner and as such a key piece of infrastructure. with the High Street is occupied by a car It is a busy road which varies between two dealership and car wash with hoarding and four lanes of traffic whilst the public up to the edge of the pavement and no realm has been marginalised with narrow interaction with the street. This site would pavements and street clutter. There is a be ideal for regeneration to enliven the lack of active frontage and shopfronts junction and create an inviting entrance to that do address the street appear poorly Lower Avenue. maintained.

A425

Bath Street is a primary vehicle route from the north of the town. Lower Ave links Spencer Yard to High street, forming part of the pedestrian route between the town centre and railway station. DRAFT LSCQ Masterplan 17 The Royal Pump Rooms, Spencer Railside, including Court Street Yard, and the former Post Office and the Stoneleigh Arms

Bath Place Car Park and Lower Bath Street and Clemens Street Avenue N

18 LSCQ Masterplan DRAFT Each opportunity area has distinct characteristics which, when built upon, will enable the creation of unique hubs Opportunities aimed at developing specific creative industries.

Three key opportunity areas have been surrounding gardens. The building itself side of the town. outlined, informed primarily by ownership, is an uncomfortable conglomeration of but also positioned on key routes where extensions from various periods fulfilling Court Street Car Park lacks the advantage there is significant scope for improvement differing functions which over time has left of being located on a primary pedestrian which would benefit Leamington Spa the circulation confused. This study will route and therefore will need to be on a larger scale - improving pedestrian put forward both a short term option for established as a destination in its own right connections across the town - these are: improving the building’s relationship with in order to attract large numbers of users. the public realm, and a longer term option It does benefit from being a large open site The Royal Pump Rooms, Spencer Yard, for making the most of the internal spaces flanked by a relatively established creative and the former Post Office: and rationalising the convoluted entrance community in the arches to the north, a The concentration of WDC owned sequence. number of retailers on Clemens Street, and buildings and potential sites for purchase a growing student population to the south in addition to its position on the border Bath Place Car Park and Lower Avenue: along the canal. between the New Town and the Old, As has been established, the WDC owned makes Spencer Yard and the Pump Rooms car park is located on a stretch of Lower The derelict Stoneleigh Arms provides critical for the wider regeneration of the Avenue where street improvements and the opportunity to refurbish an important Old Town. regeneration could provide a significant local building and quickly establish a first uplift in the pedestrian footfall between piece of regeneration to act as a marker The Yard has been identified in the past the station and Spencer Yard. The car for the rest of the site with a prominent as a potential centre of Leamington Spa’s park wraps around a supported living street presence on Clemens Street. A creative industries, and work has been scheme – All Saints House. The car park second derelict industrial building on the done to renovate some of the former could be developed in the future along southern edge of the car park could also industrial buildings for tenants including with the short term potential of fitting be repurposed for a complementary use Purple Monster and Motionhouse. out the vacant railway arches and the creating a significant hub of buildings Previous work, including a consented 2009 intermediate yard that flanks the car park around an open space with considerable scheme for the redevelopment of the Loft to the south, and, subject to agreement opportunities for development. Theatre from the freeholder, works to the corner site and the relocation of the theatre to plot on the High Street. Uses could include Bath St/Clemens St is the original high the URC, has looked at improving the creative workspace, and pop up venues, street of Leamington and the main connections across the river and opening particularly the opportunity to occupy the thoroughfare. up Spencer Yard. raised garden above the arches. The upgrading of elevations and introduction of more creative uses would The Pump Rooms is one of the most Althorpe Street, Court Street Car Park greatly benefit the area’s image. important historic buildings in Leamington and the Stoneleigh Arms: There is a major opportunity for Spa in a key strategic position. It is a Althorpe Street is already occupied by a coordinated action from existing owners building that can be approached from handful of creative industries and has the supported by a grant scheme such as three potential for frontage onto the Grand Union Townscape Heritage. sides and yet at present has minimal Canal. The repurposing of existing building active frontage and a poor relationship combined with new build intervention with the river, the street, and the could create a new hub for the southern

The Royal Pump Rooms, Spencer Yard, and the Bath Place Car Park and Lower Avenue Althorpe Street, Court Street Car Park and the former Post Office Stoneleigh Arms: DRAFT LSCQ Masterplan 19 Proposals

The preceding site analysis has helped to be based in an indoor market. Featuring building elements that form the currently identify a number of possible development communal dining area, events programme convoluted entrance sequence to improve interventions of varying scales, some of and hireable spaces. Food, drink and accessibility and remove architecturally which are outlined in the following pages. events will create a vibe and a draw to this unsightly recent additions. The proposals vary from short term area, and could be a catalyst for igniting options: quick wins which are designed to change in Old Town. Town Hall draw attention to potential regeneration Medium Term opportunities without significant upheaval Loosely based on the redevelopment of Refurbishment and repurposing of the or complex construction work; to more on Altrincham Market, the URC could be an existing town hall once services have going redevelopment: projects that require indoor marketplace, housing a number of been consolidated in WDC’s new building. ownership issues to be resolved, occupier independent food and drink traders. Some Outline proposals are being developed by relocation, or large scale building. The with catering kitchens to provide hot meals BPN. focus is on the three opportunity areas to eat in or take away and others with stalls described on the previous page, and the to sell their artisanal produce (e.g. bread, Court Street Car Park area of public realm along Bath Street honey, cheese). Short Term which links them. Light touch refurbishment of the The space would feature communal Stoneleigh Arms and a more wholesale Spencer Yard and United Reform Church seating, perhaps even retaining the original refurbishment the other available industrial Medium Term tiered structures on the first floor / balcony buildings around the car park to provide Renovation, public realm improvement area, and would be fully licensed for larger scale craft and maker’s workspace, works and street art to increase the events such as themed indoor markets and fabrication (eg Fab lab) taking permeability and wayfinding around and private hires such as weddings. advantage of the complimentary types of Spencer Yard. Proposals for reuse of surrounding business, good accessibility the URC are a high priority due to its If the church were accessible from and generous proportions of the existing Vacant and Listed status. Uses could both sides, Spencer Yard would buildings. include business space, other creative become a fantastic overflow space for industry uses or an indoor food market. complimentary events, e.g open air Utilise the car park on a temporary Robins’ Well and the colonnade to be cinemas, or for additional seating space. or semi-permanent basis for outdoor refurbished as a digital media showroom Temporarily covered and heated for markets, temporary buildings for with associated workspace, with the the winter, filled with deck chairs in the exhibitions etc. potential for a significant new building summer. within the yard. Longer term possibilities of Long Term redeveloping the Loft Theatre. The redevelopment of Altrincham Market Build multi storey car-park / workspace has had a significant impact on the area as structure on existing car park site to Leamington Spa already has a reputation a whole, with retail vacancy rates at their increase town centre parking provision as an independent food and drink hot spot lowest for years: It has also put the place whilst also providing raw and industrial in the West Midlands, with a booming cafe on the map for weekend guides and day- workspace for the creative sector within a culture and coffee shops which are used out reviews: portion of the car park structure. as work spaces for the creative community in the town. The Royal Pump Rooms Bath Street Short Term Short Term But the indie food scene is more heavily Public realm improvement works and Light touch public realm improvement, focussed on day time activity, leaving a light touch refurbishment to improve decluttering of street furniture, traffic gap in the night-time economy for the permeability and create more active calming and wayfinding. Potential for young professionals who work and live in frontage along the river and facing street art and some planting at the junction and around Leamington Spa. Jephson and the Pump Rooms Gardens. with the High Street/Clemens Street. Potential to extend the existing boardwalk And whilst there are a few independent and create a new temporary building within Bath Place Car Park coffee shops and restaurants who are the Pump Rooms Service. Short Term leading the way in Old Town, such as Repurposing of vacant railway arches for Temperance, Momenti and Procaffinate, Long Term workspace and potential to create a new the vast majority are based north of the Redefining the south west section of the link to the upper level of the arches to for river, which may prove problematic when building (currently library administration) additional temporary buildings trying to drive new footfall to the southern and the entrance foyer to provide an or recreational spaces. Establish a part of town. improved cafe location with a direct community of workspace users around the relationship to the river and Spencer Yard. yard space between the railway arches. Investigate the possibility of consolidating URC the building uses and providing an Medium Term Short term improved museum gallery if suitable Develop a new building flanking the Bath Creation or provision of small pop-up style alternative accommodation for other users Place car park which provides active units for food and drink businesses to could be found. Demolition of the modern frontage onto Lower Avenue.

20 LSCQ Masterplan DRAFT Long Term space for established creative industries location within the Creative Quarter. This Acquire and redevelop the corner plot on infill and vacant sites masterplan is not seeking to extinguish of the High Street and Lower Avenue to The Old Post Office these existing uses. It is important that better address the streets and make the Medium Term proposals are developed with the existing most of this prominent site. Refurbishment and repurposing of organisations and confirmed soon so the post office building for hotel use that they can plan for the future and be Bath Street / Clemens Street retaining the historic rooms and forming offered support if they are to relocate. Medium term accommodation in the more cellular 20th Any new proposals for this area will The establishment of a comprehensive Century section. therefore be developed over the next scheme to upgrade building frontages and 6 – 9 months. These new proposals will introduce new creative uses working with Adelaide Bridge/Riverside either incorporate existing buildings, existing building owners to revitalise the Medium Term provide replacement facilities or facilitate ‘High Street’ Existing facilities on the site provide relocation, recognising that the site a valued social resource, with several has been identified as the most likely Althorpe Street well-established organisations and opportunity to generate a surplus that Medium Term community groups based here. A creative could be used to cross finance creative Re-purpose existing warehouse and quarter will not thrive or flourish without uses in the core area. establish clear public links to the canal such community groups, and so it is vitally important that these groups are Long Term either retained on the site or provided Build higher density modern ‘grow-on’ for elsewhere – probably in another

Jephson Pump Room Gardens Gardens Parade

River Leam

Spencer Street

Bath Street

Lower Ave.

High Street

Court Street

Clemens Street N

Grand Union Canal

DRAFT LSCQ Masterplan 21 1. Victoria Colonnade, Spencer Yard & United Reform Church A Hub for the Tech & Digital Industry

Where is it? Key Proposals: At a prominent junction between the Regency town centre and a. Medium Term: Refurbish Victoria Colonnade into a digital new Creative Quarter, Victoria Colonnade sits on the south bank showcase and ‘grown-on’ space, utilising the shop frontage of the River Leam. Spencer Yard sits to the south and is accessed along the river bank to promote the creative quarter and digital off Spencer Street and bordered to the east by Victoria Terrace. businesses. Since the building sits on a prominent corner it will act as a gateway building connecting the main road with an Who owns it? enlivened Spencer Yard. WDC owns a handful of buildings around Spencer Yard. Victoria Colonnade is currently in private ownership. b. Short Term: Establish more specialised events, i.e. food markets, exhibits and outdoor cinema to better utilise the How big is it? existing square and increase footfall and interest in the area. Add Site area circa. 5300m2 temporary street art installations to walls and floors to create visual interest and aid wayfinding from the existing streets. What could it be? Redevelop Spencer Yard and Victoria Colonnade as a creative b. Medium Term: Extend public realm improvements into the hub and destination focused on growing and exhibiting the new rest of the yard include graphic more permanent signposting to and existing digital creative business within Leamington Spa. link yard to existing pedestrian routes along Spencer Street and Victoria Terrace.

c. Medium Term: Re-purpose the United Reform Church into a contemporary film production and studio complex in the heart of Leamington Spa or an indoor food market/event space

d. Long Term: Space for a new building within the yard, adding significant floor area to an already established and refurbished Victoria Colonnade. The new extension creates a more generous opening into Spencer Yard, the ground floor opening up into the yard and hosting exhibitions and events. A top floor viewing gallery or bar could enliven this part of Leamington and help reimagine Spencer Yard as a destination.

Impact Hub, Birmingham (left) Altrincham Market, Manchester (Middle) Creative hub A/D/O, Brooklyn

The Impact Hub is a 6000 sq. ft collaborative work and event space. The Impact Hub provides Creative workspace, restaurant and design store in a working space along with a global community for the residents to collaborate, network and converted warehouse designed by nArchitects partner. The Birmingham site has links to Amsterdam, Johannesburg, Singapore and San Francisco, offering possibly one of the largest collections of start-ups and SMEs for networking.

22 LSCQ Masterplan DRAFT All Saints C Of E Church Post Office

Victoria Terrace

a

Victoria Colonnade

d

River Leam

b

Loft Theatre

Spencer Yard

United Reform Church c

b

DRAFT LSCQ Masterplan 23 1. Victoria Colonnade, Spencer Yard & United Reform Church A Hub for the Tech & Digital Industry

Ground Floor Sketch Plan Typical Upper Floor Sketch Plan

Rear ‘ballroom’ is retained and refurbished as double height showroom The existing building, Victoria Colonnade, is refurbished and space with new links formed into the Spencer Yard extension. opened up to form more flexible workspace, with significant additional floor area created in Spencer Yard and communal amenity/break out space on the roof of the link building.

Spectrecom Studios, London

Spectrecom Studios is a combined film production company and studio complex which offers technical support, equipment and space for hire. This type of facility can be used by both the gaming, theatre and digital media industries. Currently the nearest facility like this is in Oxford. Spectrecom Studios has a similar building area to the United Reform Church. It largest studio is 5 meter tall which could be accommodated with the main church hall. SPECTRECOM STUDIOS FLOOR PLAN

c

STUDIO 2

STUDIO 1

Drive-in STUDIO 3 Access

Entrance Key Reception Main Kitchen 24 LSCQ Masterplan Kitchenette DRAFT Talent/Green Room Green Room Make-up Room Production Office Studios Toilets

Entrance/Exit Drive-in Access

Spectrecom Studios, 373 Kennington +44 (0)203 405 2263 [email protected] www.spectrecomstudios.co.uk Road, London, SE11 4PT Changing street art Events such as Bristol street Evening events could benefit Additional opportunities for installations on the flank wall art festival could raise the from the proximity of the temporary street art on the of the theatre could act as a profile of Spencer Yard as a Loft Theatre and create a buzz blank facing walls of the Yard visual signpost into the Yard destination. around the workspace.

Pump Rooms

Victoria Terrace Bath Street

Existing Vehicular Access

River Leam

Spencer Street Spencer

Loft Theatre Spencer Yard

United Reform Heartbreak Church Productions Lower Ave / Station Existing Pedestrian Access

Motionhouse

Food stalls and weekly The Yard could host outdoor The Church could be refurbished into a film markets would increase cinema following the production and studio complex providing footfall. example of Meeting House technical support, equipment and studio Square, Dublin space for hire to nearby creative industries or indoor food market

DRAFT LSCQ Masterplan 25 2. The Royal Pump Rooms A Civic & Cultural Destination

Where is it? Key Proposals: Within Pump Room Gardens accessed off the Parade. The Royal a. Short Term: Public realm improvements, including extension of Pumps rooms is a predominant gateway site situated on the bank boardwalk along southern facade and reorganisation of service of the River Leam and will form the link between the Georgian strategy below the annex, to provide a more visible and enjoyable Town Spa and new Creative Quarter development sites in the Old walking route along the river which opens up opportunities for Town. active frontage from both the annex and ancillary space to the south. Who owns it? Warwick District Council b. Medium Term: Create new bar & restaurant along southern elevation with views to the river and theatre, utilising new How big is it? improved boardwalk to provide southern facing external seating Site area circa. 5100m2 area.

What could it be? c. Medium Term: Readdress frontage onto street, remove paint A civic and cultural destination in Leamington Spa. A focal point and restore stone facade. Increase visible activities i.e. creative for the creative community and it’s interaction with tourist and markets with the potential to spill out into the historic colonnade, locals. A multi-purpose building with a creative programme of taking advantage of passing pedestrian traffic and improving the event, workshops, networking, classes and exhibitions. visible presence of the Pump Rooms.

d. Long Term: Redesign entrance, foyer and cafe omitting recent additions and improving permeability from the gardens. Move existing food offer into the function room and replace with a commercial coffee / food chain into function space. Relocate gallery entrance to primary frontage along the Parade. Relocate library, expand and modernise gallery improving its presence as a top destination within Leamington Spa. Incorporate modern food market into vacant library space with new open frontage onto the gardens.

The Bluecoat Arts Centre, Liverpool

A Creative Community comprised of three core groups: creative industries, independent creative retailers and artists all within a single complex. The historic Grade 1 listed Bluecoat Chambers was carefully restored and a new performing arts wing added housing a new performance space, galleries, retail and courtyard garden

Service Road obstructs route to boardwalk and river

26 LSCQ Masterplan DRAFT Old Town N

Pump Room Jephson Gardens Gardens

Cafe terrace is in need Parade of modernisation and is north facing.

Foyer oversized and modern addition detracts c from historic building d fabric

b Service road obstructs prime river frontage a Views over the river to theatre and Victoria Colonnade from River Leam boardwalk

Loft Theatre Bath Street

Spencer yard

DRAFT LSCQ Masterplan 27 3. Town Hall Creative Enterprise and Educational Facility New Town

Where is it? Grade II listed existing Warwick District Council and Leamington Spa Town Council building on the Parade.

Who owns it? Livery Street The Town Hall is currently owned by Warwick District Council and will be vacant once they move into their new offices.

What could it be? Town Hall A new restaurant, creative office space, members club, events /

exhibition space / performance The Parade

Regent Grove

Pump Room

Town Hall, Leamington Spa

28 LSCQ Masterplan DRAFT extension

Mezzanine

Creative / Enterprise

Extension Possibl e 125m2

Issued for comment

Revisions

Proposed Second Floor Plan LEAMINGTON CREATIVE QUARTER TOWN HALL - Second floor plan as proposed

drawing revision status

2362.SK112 P1 -

scale date of first issue dr / ch

1:100 @A1 June 18 DS 1:200 @A3

3 Mary Street Birmingham B3 1UD BPN ARCHITECTS 0121 233 1818 [email protected] www.bryantpriestnewman.com

Events / Exhibition / Performance Meeting 290m2 Hire / Green WC's Room 45m2

Creative Business / Enterprise 110m2

Memebers Club 90m2

Issued for comment

Revisions

Proposed First Floor Plan LEAMINGTON CREATIVE QUARTER Town Hall - First floor plan as Proposed

drawing revision status

2362.SK111 P1 -

scale date of first issue dr / ch

1:100 @A1 June 18 DS 1:200 @A3

3 Mary Street Birmingham B3 1UD BPN ARCHITECTS 0121 233 1818 [email protected] www.bryantpriestnewman.com

Restaurant unit 1 110m2 WC

WC

Restaurant Entrance Kitchen WC Office / Hire 45m2

Kitchen

Restaurant 2 2 Student / University 190m Entrance Restaurant unit 2 140m Circulation

Reception / office 35m2 P1 10 .07 .18 - Units amended Revisions

LEAMINGTON CREATIVE QUARTER

TOWN HALL - Ground floor plan as Proposed

Business / College drawing revision status

Entrance 2362.SK110 P2 -

scale date of first issue dr / ch

1:100 @A1 June 18 DS 1:200 @A3

Town Hall, 3 Mary Street Birmingham B3 1UD BPN ARCHITECTS 0121 233 1818 [email protected] Proposed Ground Floor Plan by BPN Architects www.bryantpriestnewman.com

DRAFT LSCQ Masterplan 29 4. Court Street Carpark - Option 1 Makers’ Yard

Where is it? Key Proposals: Between Clemens street and Court Street. South of High Street a. Short term: Refurbishment of existing council owned buildings and north of the canal. into new creative workspace to generate interest and new business. Who owns it? The whole site is either owned or leased by Warwick District b. Short term: Artist trail establish along Clemens Street, up Bath Council Street to Spencer Yard. Additional murals and bold graphics added to vacant shop fronts and blank gables to aid wayfinding How big is it? and drive foot fall to new development areas Site area circa. 4800m2 c. Medium term: Temporary creative work sheds and kiosks What could it be? added in pub garden and car park spaces as demand increases. Stoneleigh Arms and vacant historic warehouse refurbished into Work shed to enclosure safe pedestrian yards for gathering and Makers Community Hub. Development could include creative external events workspace and ‘Fab Lab’ providing access to digital fabrication tools, education workshops and making events. The hub builds d. Long term: Existing warehouse re-purposed into permanent upon the areas existing industrial uses to develop a makers creative workspace. community, including metalworking, furniture, CNC and ceramic workshops as well as more tradition co-working and creative e. Long term: development of car park as a higher density mixed office space. use scheme including residential and commercial work space.

Blue House Yard: Creative Workspace The Fab Lab Network

A redevelopment of an empty and underused site ear Wood Green station The Fab Lab Network is a global, creative community of fabricators, in London. High Street Works in partnership with London Borough artists, scientists, engineers, etc. The initiative aims to democratize access of Haringey will transform the site into a place for local creatives, to the tools for technical invention through digitize fabrication, inventing entrepreneurs and residents for the meanwhile use period of 5 years. the next generation of manufacturing and personal fabrication.

a c

30 LSCQ Masterplan DRAFT Bath Street / Pump Room

Leamington Spa Station

Already established pedestrian route from Clemens Street can be utilised to activate the site. Recent refurbishment of Railway Arches has c already attracted multiple creative businesses to the site b

Existing street art and e creative intervention to be built upon

Historic warehouse currently vacant a c

Stoneleigh Arms pub and a garden currently vacant

DRAFT LSCQ Masterplan 31 4. Court Street Carpark - Option 2 Makers’ Yard & Carpark with Workspace

There is pressure on town centre car parking provision. It has been suggested that the court street car parks could be extended to increase their capacity through the demolition of existing buildings.

Carpark Study Surface Carpark - Demolition Option The existing Court Street Carpark Demolish the existing vacant contains 71 parking spaces warehouse and extend the surface carpark. This option creates 96 parking spaces.

Multi-Storey Carpark, Various

(Left) Car park in Soissons, France, by Paris firm Jacques Ferrier Architectures has an undulating facade of vertical timbers. (Top Right) Wembley Stadium Red Car Park, artist commissioned steel fin cladding. (Bottom Right) National Grid’s HQ in Warwick clad in a living wall, constructed from pre-fabricated steel frame units and built in 6 weeks.

e

32 LSCQ Masterplan DRAFT To supplement the loss of car parking in the town centre an option has been developed where a new multi storey carpark is built on the Court Street Carpark site. This option retains the key design ideas of the previous option but incorporates additional parking and importantly does not require the demolition of any existing buildings.

Multi-storey Carpark - Preferred Option Retain the existing vacant warehouse and redevelop the site as creative workspace. Build a 2 storey multi-storey carpark with roof top workspace, bar, garden and events space. This option creates circa. 105 parking spaces.

a

e f

a

Bold Tendencies, London - Re-purposed Multi Storey Carpark

Bold Tendencies has transformed the rooftop spaces at Peckham Multi- Storey Car Park with a programme of contemporary art, music and architectural projects including Frank’s Cafe (top), Simon Whybray’s pink staircase and Cooke Fawcett’s Peckham Observatory (bottom).

e f f

DRAFT LSCQ Masterplan 33 5. Bath Street Creative Quarter Wayfinding

Where is it? Key Proposals: The junction between Bath Street and High Street, below the rail a. Short Term: Install bold graphics, art installations and mural to bridge. blank gables and bridge. Establish art trail linking new creative quarter sites, generating footfall. Add planting and colourful Who owns it? street furniture around junction and along pedestrian route to Warwick District Council and Network Rail other development sites to aid wayfinding i.e. Colour sign posts, barriers and railings with bold colours and Creative Quarter How big is it? branding. Site area circa. 2200m2 b. Short Term: Occupy vacant shop front with pop-up shops and What could it be? rejuvenate existing shop fronts and signage. A sign post for the new Creative Quarter linking the key development sites together and improving wayfinding through the c. Medium Term: Improve crossing with traffic calming measures town. and additional lighting.

d. Medium Term: Create access onto redundant railway tracks. Install temporary pavilion, creative works space and / or establish urban park.

b

34 LSCQ Masterplan DRAFT Pump Room

Spencer Yard

Bath Street

Bath Street Car park b

Vacant shop units

d High Street c a Underside of bridge is poorly lit Leamington High Street Spa Station

Blank gables

Clemens Street

Court Street Car park

Alley art installation in Tipton, Indiana Top: Zapiekanka Restaurant by MFRMGR Balham Public Realm Improvement and Artist Bottom: Street furniture ‘Intersections’ by Installations by Metropolitan Workshop DRAFT Izabela Boloz LSCQ Masterplan 35 6. Bath Place Carpark Artists’ Yard

Where is it? Key Proposals: Adjacent to Leamington Spa Station, spanning from High Street, a. Medium Term: Redevelopment of arches into artists’ studios. beneath the railway, encompassing the whole of Bath Place Car Create temporary market within alley / facing onto car park Park. Highly visible site, linking the railway station to Spencer behind. Studios to provide both workspace and retail Yard along Lower Avenue. opportunities for independent creative industries with occasional events or markets to be held in car park to improve footfall and Who owns it? interest. Bath Place Car Park is owned by WDC. The railway arches and yard are owned by Network Rail. The ownership of the car wash b. Medium Term: Utilise the top of viaduct for additional and Motoring Centre as unknown. temporary works space and urban park. Foot bridge over road creating alternative path to Bath Street / High Street junction How big is it? Site area circa. 4800m2 c. Medium Term: New residential led development on car park site. Creative studios could be extended into car park site. 2nd What could it be? storey added to create permanent link to urban park on upper An artists’ haven in the centre of town. level of viaduct

d. Long Term: Site currently underutilised, unsightly and lacks active frontage. New high density, mixed-use development to complete urban block

Deptford Market Yard, London

Renovated historical railway arches next to Deptford station into 14 new independent retailers. The project includes renovating the railway track above into a linear park and access route to the residential development behind

a b

36 LSCQ Masterplan DRAFT Spencer Yard / Pump Room

b

c

New Residential Development Pedestrian route Bath Street from new housing c development

Remove brick wall blocking entrance to allow visual connection a to street

Artists’ yard

Leamington Spa Station Pedestrian route from d railway station

High Street

Makespace studios Artists’ Yard

Make Space Studios utilised the previously vacant space on top of the redundant railway tracks Alleyway between railway arches to include artist near Waterloo Station, providing affordable studio space for creatives in a central London location. work and colourful street furniture

b a

DRAFT LSCQ Masterplan 37 7. Althorpe Street Area Social Exchange

Where is it? Key Propsals: Althorpe Street to Grand Union Canal a. Medium term: Existing warehouses re-purposed into creative workspace and supplementary uses i.e. Breweries, Who owns it? artist studios etc. Open up existing yard space to form a The site is privately owned central shared space for the creative community.

How big is it? b. Medium term: Demolish low density canal side buildings to Site area circa. 10250m2 create direct access to the canal from Althorpe Street. Create linear park along the water front. Off set loss of workspace by What could it be? building new 5 storey offices on corner site. A unique canal side development which offers workspace and recreational amenity space for young creatives. c. Medium term: Building new community, cafe and bar spaces along canal to activate park and create social amenity spaces for new workers.

d. Medium term: Demolish newer additions to existing sheds and add higher density infill to better define a new public space and offer higher quality workspace and amenity space. New public square connects existing warehouse to canal side development creating a pedestrian plaza for community events and interventions.

d. Long term: Continue to densify site by demolishing 1 storey warehouses and infilling site with mixed use residential / commercial development projects.

Baltic Triangle Liverpool: Creative & Digital Quarter Here East, Stratford: Social Exchange

Baltic Creative CIC was established in the Baltic Triangle in 2009 to offer a new development In the Olympic Park 1.2 million sq. of space for model, investing in diverse spaces that catered to the Liverpool’s booming creative and digital London’s creative and digital industries has been sector. Previously derelict or underutilise warehouses have been refurbished for creative and developed including a canal side park and social digital businesses and supporting amenities. hub hosting bars, restaurants and coffee shops.

a a b c

c

38 LSCQ Masterplan DRAFT High Street / Bath Street

Band factory and other, existing creative uses to be retained on the site

1 Storey historic warehouse are located e on the northern end of a the site

Undeveloped industrial yard adjacent to a a warehouse

a Existing street art and creative intervention to a a be built upon d Small 2 storey extensions d to warehouses a

Clemens Street d / Leamington a Site currently used for Spa Station c parking and storage c b c b 1 storey warehouses along the canal block direct pedestrian access and views Retain mature trees along the canal

Eagle Recreation Ground

Carriage Works, Swindon.

Co-working office space in refurbish industrial warehouse by Metropolitan Workshop

DRAFT LSCQ Masterplan 39 40 LSCQ Masterplan DRAFT 8. The Old Post Office A Design Hotel in the Old Town

Where is it? The Post Office sits on the south bank of the River Leam and has a prominent location facing onto Jephson Gardens. It is boarded by Victoria Terrace to the west and Priory Terrace to Pump the south. Room River Leam Who owns it? The Post Office is not currently owned by Warwick District Council but is up for sale.

How big is it? Site area circa. 3400m2 Spenser Yard via Victoria What could it be? Colonnade A new unique Design Hotel which builds upon the historic Priory Terrace building fabric and prominent river side location. The hotel Victoria Terrace could include a lobby bar or restaurant at ground floor, utilising the public square to the west, activating the street and taking advantage of view to the river, Victoria Colonnade All Saints C Of and Pump Rooms. E Church

Room Mate Giulia, Milan by Patricia Urquiola Arlo Hudson Square Hotel, New York by AvroKO

DRAFT LSCQ Masterplan 41

P

e d a r a 3. Town Hall Creative Enterprise and Educational Facility

Dorme r Place

e errac bold T New

Jephson Gardens

Ri 2. The Royal Pump Rooms ver Leam A Civic & Cultural Destination River Leam

Bat

1. Victoria Colonnade & Spencer Yard h St

re

A Hub for the Tech & Digital Industry e t

Avenue Road

High Street

6. Bath Place Carpark

Artists’ Yard Cle

me

ns St

re

e t

42 LSCQ Masterplan DRAFT

P Masterplan Proposal

e d a r a LeamingtonMasterplan Spa Creative Proposal Quarter 8. Post Office Leamington Spa Creative Quarter A Design Hotel in the Old Town

Dorme r Place e errac bold T New

Jephson Gardens

River Leam

River Leam

5. Bath Street Bat Creative Quarter Wayfinding h St

re

e t

Avenue Road

4. Court Street Carpark Creative Grow-On Workspace

High Street

7. Althorpe Street Social Exchange Cle

me

ns St

re e t

DRAFT LSCQ Masterplan 43 Metropolitan Workshop LLP 14–16 Cowcross Street Farringdon London EC1M 6DG www.metwork.co.uk

T: 020 7566 0450 E: [email protected]