HUYTON MASTERPLAN SPD
DRAFT Baseline Document July 2015
Allies and Morrison Urban Practitioners
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 1 2 contents
1 Introduction and background 6 6 Economic context 32
1.1 Purpose of the study 7 6.1 Property market review 32
1.2 Study area 7
7 Key sites 45
2 Urban design 8
2.1 Historic context 8 8 Direction of travel 51
2.2 Layout 14 8.1 An emerging framework 51
2.3 Land use 16
2.4 Townscape 18
3 Transport and infrastructure 23
3.1 Pedestrian and cycle 23
3.2 Public transport 24
3.3 Car parking and road links 25
4 Planning context 26
4.1 Existing and emerging policy 26
4.2 Planning applications 29
5 Socio economic context 30 Allies and Morrison 5.1 Overview 30 Urban Practitioners
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 3 A59
A565
A580 East Lancashire Road A580 MANCHESTERN
M6 ST HELENS M62 M57 LIVERPOOLL HUYTON
M62 WARRINGTON Bridgewater Canal
BIRKENHEAD A57
ch WIDNES Manchester Ship Canal
M56
M6
M53 RUNRUNCORN
A50
A556
A49
Diagram 1: the location of Huyton M56 ELLESMERE PORT
4 list of diagrams and figures
Diagram 1: the location of Huyton Diagram 17: Possible opportunities within the Huyton Masterplan SPD Diagram 2: The Huyton Masterplan SPD study area Diagram 18: Initial strategic diagram for Huyton town centre Diagram 3 : 1845 Figure 1: Liverpool City Region Diagram 4: 1906 Figure 2: Liverpool City Region transport Diagram 5: 1938 plan Diagram 6: 1960 Figure 3: Map 6.1 from Knowsley Local Diagram 7: Huyton Conservation areas and Plan : Huyton and Stockbridge Village listed buildings Figure 4: Resident population (Huyton Diagram 8: A figure ground plan Partnership Area Dashboard, 2014) illustrating the variety of building grain Figure 5: Residents claiming job seekers and disparate block structure in the centre allowance (HuytonPartnership Area of Huyton Dashboard, 2014) Diagram 9: The block structure within and Figure 6: Community safety (Huyton immediately around the study area Partnership Area Dashboard, 2014) Diagram 10: Land use Figure 7: retail performance Diagram 11: Building heights Figure 8: available units Diagram 12: Trees and green space within Figure 9: retail deals in recent years in the study area Huyton Diagram 13: Poorly defined areas of public Figure 10: demand in Huyton realm Figure 11: deals schedule Diagram 14: Pedestrian routes Figure 12: availability schedule Diagram 15: Bus routes within the Huyton Masterplan SPD study area Diagram 16: The Huyton Masterplan SPD study area
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 5 Diagram 2: The Huyton Masterplan SPD study area (not to scale) © Crown Copyright Knowsley MBC 100017655 (2015)
6 1introduction and background
1.1 purpose of the study 1.2 study area
Allies and Morrison Urban Practitioners Huyton is located approximately 6 miles was commissioned in June 2015 to prepare (9.5km) to the east of Liverpool on the the Huyton Masterplan Supplementary newly electrified rail axis between the City Planning Document (SPD) on behalf of and Manchester. Huyton also benefits Knowsley Council. Our team for the from good road connections, with easy project includes GL Hearn, providing access to both the M62 and M57 with specialist commercial property market, Archway Road providing the primary link viability and delivery advice. to both motorways. This masterplan will supplement key The town centre is contained by the rail local plan policies relevant to Huyton line to the south and Lathom Road and the town centre. The masterplan will set out large Asda store to the east with Archway a vision for the town centre, establish Road acting as the third side of this masterplanning principles and identify triangle, running from the north east to sites for new development to seek to the south west corners of the centre. The attract new investment to the centre. town centre is surrounded by established residential neighbourhoods, many of This is the baseline document for the which have a strong historical character. masterplan and provides a high level The majority of the town centre, ‘Huyton assessment of Huyton Town Centre and Village’ was demolished in the 1960’s the immediate hinterland areas. This to make way for road widening and document establishes an evidence redevelopment of the shopping centre. base and identifies a set of potential development sites. The baseline report The town contains a good mix of uses concludes with a series of key questions which define a number of clear character which will be important to consider as the areas. Derby Road forms the principal masterplan evolves. retail high street through the centre. To the east and west of this are civic uses. Further west, leisure uses are located next to the station, with education uses just outside the town centre. To the south east of the town centre, the industrial areas form an extensive bank of employment land focused around the former Huyton Quarry.
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 7 2urban design
2.1 historic context
Huyton started life as Hitune (translated as High Town), a small rural settlement noted in the Domesday Book. At this time, Hitune was located within the “West Derby Hundred”, manor lands which encompassed a wide area stretching across to the Mersey and North Sea. The settlement’s name varied over the next centuries, with Huyton firmly established from 1300. The original settlement
Derby Road from St. Michael’s Church, 1870s focused around St. Michael’s Church, with today’s building of medieval origin which still survives. In 14th Century Huyton Hey Manor was firmly established, with the remaining land forming part of the de Latham lands. It was not until 19th Century that Huyton experienced any real change. Responding to industrial development, Huyton Quarry was opened and became an important catalyst for employment and housing growth. Significant areas Derby Road / Huyton Hey Road junction, 1930 of terraced housing were constructed to house the workforce. In 1830, Huyton Station opened as part of the Liverpool- Manchester Railway line which was the first passenger line in the world. This led to further growth of the town centre and surrounding residential neighbourhoods. Huyton College for Girls was established around a complex of Victorian villas and became a prominent landmark in the town. In the 1960s the old Huyton village was significantly redeveloped to support Huyton Station, 1860 road widening and the construction of the shopping centre. From this point, the town centre took on a very different feel and character. 8 1845 - Rural beginings In the mid 19th Century, Huyton was a small rural village focused around St. Michael’s Church. A school and post office are visible on Diagram 3. The key axes of Huyton’s current road structure are visible including Derby Road, Blue Bell Lane and Huyton Lane. The Manchester to Liverpool Line, built in 1830, runs past the village to the south and the station is called Huyton Gate.
Diagram 3
1906 - Victorian growth By 1906 there has been significant expansion, responding to industrial development including the Huyton Quarry. Large villas can now be seen on diagram 4 such as along Victoria Road as well as terraced housing for the workforce. Development along Derby Road has extended to the south where the council offices are located. A network of smaller streets has developed to the west of Derby Road and also to the south of the railway line.
Diagram 4
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 9 1938 - Early 20th century intensification Further residential development has taken place in the area, particularly to the west of the town centre. Other facilities such as schools, recreation grounds and the cricket ground, where it is seen today, are visible on diagram 5. The red line is the SPD boundary within which comprehensive redevelopment took place in the 1960’s.
Diagram 5
1960 - Post-war expansion and redevelopment During this period the village underwent significant expansion and part of the town centre has been redeveloped to accommodate the Sherborne Square shopping centre. Road widening along Huyton Lane and Archway Road has also taken place.
Diagram 6
10 Conservation areas and listed buildings and possibilities to open up views to key assets from within the study area should Although the central part of Huyton was be explored, such as Huyton Parish Church comprehensively redeveloped, the historic of St Michaels. fabric is largely intact at the edges of the study area. The conservation areas Whilst the majority of the buildings within of The Orchard, St Michaels Church, Huyton Village were redeveloped in the Victoria Road and Huyton Church Road 1960s, key elements of the underlying are all examples of good quality historic urban structure of the centre remain. townscape within a short walk of the However, many of the secondary streets commercial town centre. and routes have been lost, with some of the urban blocks having ‘fused’ over time. In addition, some of the immediate Opportunities to repair and reinstate these residential areas contain attractive routes and paths should be explored as Victorian and Edwardian homes and and when opportunities emerge. villas. These areas should be enhanced
St Michaels Church Conservation Area
Victoria Road and Huyton Church Road Conservation Area
The Orchard Conservation Area
Diagram 7: Huyton Conservation areas and listed buildings © Crown Copyright Knowsley MBC 100017655 (2015)
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 11 12 History and character
The historic character of the surrounding neighbourhoods forms an attractive setting for the study area, protected by a number of conservation areas.
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 13 2.2 layout
Building grain This is compounded by the piecemeal redevelopment and the land to the rear The figure ground plan clearly illustrates of Derby Road including the Council the contrasting character between the offices, the Club 3000 Bingo and the Asda study area and its surrounding context. development. The relatively weak connections into the study area and undefined areas of open The comprehensive redevelopment and space are also visible. road widening that took place in the 1960s has resulted in an environment which feels Derby Road remains the key commercial isolated from its immediate hinterland. street through the centre, but several larger Opportunities to create a townscape parcels of land were redeveloped which which is more responsive to and respectful has resulted in an area of more coarse of its surroundings should be taken as they urban grain. Sherborne Square and the arise. adjacent Landsdowne Way development are cases in point.
Diagram 8: A figure ground plan illustrating the variety of building grain and disparate block structure in the centre of Huyton © Crown Copyright Knowsley MBC 100017655 (2015) 14 Block structure Diagram 9 illustrates a key opportunity to help mend the block structure at the Road connections into and across the Council owned car park at Archway Road, study area are not simple and many with the formation of new routes. vehicular routes are dead-ends. Small service yards and parking areas are located at the end of many of these routes. These contribute to a disjointed and fragmented townscape, particularly along Lathom Road. A key objective for the masterplan will be to help simplify and improve the legibility of this block structure, improving the connections into the wider neighbourhoods.
Diagram 9: The block structure within and immediately around the study area © Crown Copyright Knowsley MBC 100017655 (2015) HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 15 2.3 land use
Use classes recent larger Asda store to the east of Lathom Road. The land use plan (digram 10) illustrates the distinct areas of land use within the The other uses in the study area contribute study area. to the sense of Huyton as the civic heart of the borough with many institutional uses Derby Road is the main focus of retail, a and services including healthcare, council spine stretching from Huyton Hey Road to offices and the library. Archway Road (A1-A3 use). Cavendish Walk, built on the site of the earlier town The study area is surrounded by centre Asda store, is the newest retail residential streets, with Huyton Business development, connecting to the more Park located to the southeast of the study area.
Diagram 10: Land use © Crown Copyright Knowsley MBC 100017655 (2015)
16 HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 17 2.4 townscape
Building heights The study area is generally low rise with buildings of between one to two storeys. Towards the south of the study area the multi-storey car park and office building on the corner of Huyton Hey Road are slightly taller at four storeys. The tallest buildings in the study area are Edendale House and the Municipal offices at eight storeys, visible from Archway Road. Taller buildings visible from Archway Road
Diagram 11: Building heights © Crown Copyright Knowsley MBC 100017655 (2015)
18 Landscape and greening improving the townscape quality of central areas. It is also noticeable that green Whilst open space is limited within areas of public realm are well maintained the study area, there are a number of and attractive, projecting a ‘cared for’ locally significant green spaces including character across the town centre. McGoldrick Park, Huyton wetlands which is the source of the River Alt, school Derby Road, in contrast, has relatively few playing fields and the cemetery. street trees and a key objective for the mastrerplan will be to consider how this The town centre environment benefits green character could be extended into the from expansive areas of mature and high street, and connections across to the structural trees. Many central streets Parish Church improved. are tree-lined and these play a key role in
Diagram 12: Trees and green space within the study area © Crown Copyright Knowsley MBC 100017655 (2015)
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 19 20 Landscape
Whilst there is little public open space provision in the town centre, Huyton does benefit from a significant number of mature street trees which play an important role in ‘greening’ what is otherwise an urban town centre environment.
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 21 Public realm area, attractive new library and benefits from a prominent Archway Road frontage. Due to the lack of a connected street It has the potential to help improve the pattern and inactive building frontages legibility of the area and create new facing some key streets and spaces, frontage onto Archway Road extensive areas of poorly defined public realm characterise the centre. Car Area B - Lathom Road. This is an parking, service yards and large building important link south to residential areas setbacks dominate parts of the study area. and the industrial estate south of the railway. This street could be improved The masterplan should focus on improving by increasing active uses facing the these areas with particular focus on; street and by reviewing the quality and Area A - the Council owned car park. This consistency of the public realm. site is adjacent to the most vibrant retail
B
A
Diagram 13: Poorly defined areas of public realm © Crown Copyright Knowsley MBC 100017655 (2015)
22 3transport and infrastructure
3.1 pedestrian and cycle
Archway Road to the north and the railway There are no existing formal cycle routes line to the south constrain pedestrian within the study area. The masterplan connections and have created unpleasant will review the potential to strengthen pedestrian environments in many places the quality and legibility of pedestrian with staggered crossing points. However, routes within the study area and identify recent improvements to the railway opportunities to promote a safe cycling underpass have improved facilities for route. pedestrians using this important route. Derby Road is pedestrianised and many alleyways and pedestrian cut throughs lead back to this street. There is also a well used pedestrian route under the railway line and a route from Asda to the leisure centre.
Diagram 14: Pedestrian routes © Crown Copyright Knowsley MBC 100017655 (2015)
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 23 3.2 public transport
There is a well used network of buses which connect Huyton town centre with surrounding neighbourhoods and the rest of the borough. The bus station is south of the main retail centre, accessed via Derby Road and Huyton Hey Road. Huyton is also easily accessible from central Liverpool by train every 15 minutes. There has been significant investment into Huyton Station including the electrification
of the line. Huyton train station also has a Modern bus station within Huyton town centre direct service to Manchester Victoria and Wigan.
to Kirkby
to Stockbridge Village
to Liverpool
Roby Huyton Bus Station to Prescot Huyton to Liverpool John Lennon Airport
to Huyton Industrial Estate
Diagram 15: Bus routes within the Huyton Masterplan SPD study area © Crown Copyright Knowsley MBC 100017655 (2015) 24 3.3 car parking and road links
Huyton is easily accessible by road, being The team will review with council a short distance away from junctions on officers the potential for redevelopment the M57 and M62. and reprovision of a number of these car parks. Car parking will be important to There is a significant amount of car the economic health of the centre, but parking within the town centre. There are car park sites may present development a number of public car parks, both short opportunities which might, on balance, and long stay within easy access of Derby be considered to bring more significant Road. Asda has its own car park. benefits to the centre. The management The study area is dominated by smaller of the existing car parks might also be an private car parks located in service areas important consideration. and adjacent to office buildings.
Diagram 16: The Huyton Masterplan SPD study area © Crown Copyright Knowsley MBC 100017655 (2015)
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 25 4planning context
4.1 existing and emerging policy
Regional planning The Liverpool City Region Growth Plan sets the strategic vision for the wider area. Alongside the North, Central and South Investment Corridors, the Growth Plan provides an overarching agenda around economic development, housing, transport, employment and skills. As a borough with three town centres important to delivering the Growth Plan, Knowsley has a significant part to play. In January 2015, the government Figure 1: Liverpool City Region expanded the original growth deal by £31.6m, adding to the original £232.3m of funding committed for investment between 2016 and 2021. The Local Enterprise Partnership estimate that the Growth Deal will bring up to 13,000 jobs; 10,000 homes; and up to an additional £200m into the Liverpool City Region economy from public and private investment. A number of key projects have been identified for future funding including Heron Road into West Kirby. Projects which were announced in summer 2014 included access improvements to Knowsley Industrial Park, improvements to the A5300 Knowsley Expressway and other education and transport improvement projects. A transport Plan for Growth (March 2015) has recently been published to bring
Figure 2: Liverpool City Region transport plan
26 together the existing Merseyside and equal role in serving residents and meet Halton Local Transport Plans. This sets Strategic Objective 4 of the Local Plan to a vision, access and delivery plan for promote distinctive, viable and sustainable investment across the combined authority. town centres. The plan states that the three centres are currently failing to Local planning perform to their full potential as locations The emerging Knowsley Local Plan: for shopping, leisure and other town centre Core Strategy due to be formally adopted uses (Town Centres and Shopping Study, later this year, translates the strategic 2009). objectives of the Growth Plan and sets a strong strategy for balancing and directing Policy CS6: Town Centres and Retail growth in the borough. Strategy sets out: The Core Strategy clearly articulates that “Huyton, Kirkby and Prescot Town the three centres of Huyton, Kirby and Centres will enhance their equal Prescot should each grow to have an role in providing comparison and
Figure 3: Map 6.1 from Knowsley Local Plan : Huyton and Stockbridge Village
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 27 convenience shopping. This will be relatively close proximity to the town supplemented by a complementary mix centre. The regeneration programme for of leisure, health, residential, education, North Huyton which will provide at least cultural, employment, service uses and 1,450 new dwellings before 2030 will help complementary evening and night time to bolster the number of people using uses.” Huyton as their local centre. Specifically, the emerging Core Strategy The town centre itself will also have a role promotes the enhancement of Huyton in supporting the provision of housing, town centre through the following and this will also continue to support the measures: demand for new retail and other uses, as well as helping to support the vitality of • Improving retail around Derby Road and the town centre beyond traditional core Cavendish Walk, retail hours. • Enhancements to the public realm through environmental interventions, The planned expansion of Huyton • An extension of the mix of activities, Business Park (CS4), south of the town and centre will also help to support the local economy and provide passing trade for the • Enhancing the heritage assets in and town centre. around the town centre. Huyton town centre will therefore need to The Infrastructure delivery plan identifies accommodate further retail development £0.2m of funding for the improved and increase its mix of uses to support integration between Huyton rail and bus its long term vitality. The emerging Core stations which will help the council to Strategy suggests an increase of 4,100- meet policy CS8 and improve the public 6,800 sqm of gross internal floorspace by realm in this area of the town centre. 2028. A significant number of new homes in the surrounding area is an important consideration for the masterplan and will raise the demand for retail and service floorspace within the town centre. Housing growth will be brought forward on sites released from the Green Belt in
28 4.2 planning applications
There are a number of planning applications which have been made in the town centre over the last 6 months. These include: • Change of use of the magistrates court to a police station on Lathom Road; • Demolition of the former fire station and erection of a three storey care home and residential units behind Huyton Parish Church on Blue Bell Lane; and • Shop front fascia alterations on Derby Road. Sites on Lathom Road
There has been interest from a number of larger food retailers in sites on the edge of the town centre. A key objective for the masterplan will be to identify sites within the town centre for these uses. Locating new retail provision within the town centre and, most preferably, on the high street, Derby Road, should be the preferred option wherever possible.
The setting of the Parish Church will need to be carefully protected in the context of any adjacent development
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 29 socio-economic 5context
5.1 overview
Demographics 81.0 years respectively between 2003- 07 and 2008-12. This was higher than The 1970s and 1980s saw a significant the Borough’s average but lower than the population decline in Knowsley, with the national average and has remained stable population continuing to fall to 145,900 since then. in 2011. However, there was consecutive population growth in 2012 and 2013 Income, employment and education to 146,086 and it is projected that the Huyton’s proportion of economically population will rise by 3,100 between 2011 active people (64.3%) was lower than the and 2021. Borough (65.6%) and 5.4% lower than the The structure of the population has proportion for England and Wales (69.7%) changed significantly. In 1981, 28% of the in 2012. In March 2014, 62,4000 (66%) population was under 20, falling to 25% by working age residents were employed in 2011 and the proportion of persons aged 65 Knowsley. In 2013, 4.2% of the working plus rose from 9% to 16%. age population in Huyton claimed job seekers allowance, slightly higher than the Huyton had a population of 56,135 in 2012, average levels across the borough. living in approximately 25,808 households. This figure has decreased by 7.1% from The area has the second highest 2002, in line with the trend in the Borough proportion of working age population as a whole. The age distribution of Huyton in the North West that do not have any is also in line with the Borough trends. qualifications, at 16.2%. Progress in GCSE English and maths is being made, Male and female life expectancy increased with passes in English rising by 13.6% by 0.8 years to 76.9 years and by 0.4 to
Figure 4: Resident population (Huyton Partnership Area Figure 5: Residents claiming job seekers allowance (Huyton Dashboard, 2014) Partnership Area Dashboard, 2014) 30 between 2008-2013, and maths rising by Quality of life and level of deprivation 16.7%. However, English and maths scores Knowsley is among the most deprived are still 16.8% and 19% lower than the boroughs in the country; 44.6% of the average scores for England with 43.7% of borough’s population live in a lower layer local school GCSE students achieving the super output area (LSOAs) amongst the 5ACEM standard in 2013. 10% most deprived in England. The number of jobs in Knowsley increased A total of 31.2% of all children in the between 2009 and 2012, from 56,489 to borough were living in low income 57,896. The proportion of private sector households, falling from 32.8% in 2008. jobs to public sector jobs has remained This represents a gap of -11.1% between stable at around 75%:25% and this is England and Knowsley. consistent with trends in England. Broadly in line with Borough trends, Housing Huyton saw a decrease in crime of 36.4% The typology of housing in Huyton is very between 2008/09 and 2012/13. However, similar to the Borough more widely. Most perceptions of crime have increased. of the housing stock is semi-detached and terraced housing. Flats comprise 9.3% of Between 2007/08 and 2012/13, anti-social the stock. behaviour decreased by 60.4% Huyton has experienced a 1.2% increase in average house prices since June 2012. The average house price in Huyton is 9.2% lower than that of the borough (a price differential of £11,615). House prices in March 2013 ranged between £67,216 for a terraced house and £167,726 for a detached property in Knowsley. In March 2013, the average price for an entry-level house was 4.7 times the average annual pay for a full- Figure 6: Community safety (Huyton Partnership Area time worker in Knowsley. Dashboard, 2014)
(All figures within this section from Knowsley Council’s indicator report, 2014 or Huyton Partnership Area Dashboard, 2014)
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 31 Property market and 6economic context
6.1 property market review
Introduction into landownership patterns, historic and emerging development proposals as well The following section provides a property as highlighting the issues and challenges market overview of Huyton, which facing the town. along with urban design and planning considerations will build an understanding The overview considers all pertinent of the capacity, timing and likely market sectors but given the character of distribution of land uses. The primary the study area particularly focuses on the purpose of the property market analysis retail and leisure market sectors. is to inform the emerging development proposals, ensuring that opportunities are Property market overview created which reflect the local context and Before commenting on the local property market demand but also meet the longer market characteristics it is important term regeneration objectives of Huyton. to set out the emerging trends affecting town centre development as inevitably The masterplan will be a key tool to this will have a direct impact on likely promote and facilitate the delivery of new market demand and form of development development within the town centre as proposed. well as helping to attract further inward investment. The masterplan will articulate Town centres context a critical mass of new development The retail environment and the function of opportunities, which will aim to widen town centres have evolved substantially the attractiveness of Huyton to employers, over the last 15 years. There has been a visitors and residents. general move away from the town centre The content of this section has been and high street as the focus for food and informed through a review of the Council’s non-food shopping, combined with the evidence base and also by both primary loss of many traditional town centre civic and secondary research. Specifically and community functions. Significant in- we have reviewed previous reports and town and out-of-town developments have findings relevant to the Huyton property combined to change consumer shopping market, analysed available data on patterns over the long term. leading property market websites and The expansion of retail warehouse parks spoken directly to agents active in the trading comparison goods and the area. We have also spoken to council significant non-food ranges sold by large officers and the Huyton town centre out-of-town supermarkets have eroded manager who provided a useful insight town centre trade. More recently, the
32 trend to remove bulky goods planning a major bearing on the future demand restrictions on first generation retail for physical space. parks has resulted in more out-of-town As a direct impact of the above, retailers comparison goods floorspace. are becoming increasingly selective. The retail sector has experienced a perfect The strong, more dominant centres are storm since 2008, resulting in many becoming even stronger, attracting the retailer administrations and a fundamental key domestic and international retailers change to the retail and town centre and combining these attractors with an landscape. Two key factors have coincided increasingly diverse leisure and food and to create this change:- beverage offer. Secondary centres are being squeezed and often leaking trade to • Firstly, the recessionary environment the more dominant centres. experienced post the 2008 global financial crash has been deeper and For many town centres it is becoming longer than the downturns witnessed increasing difficult to offer the right type in previous economic cycles. The result of space to meet the current space and has been a decline in real household configuration requirements of the major disposable income multiple retailers. The demand, particularly from the multiples, tends to be for large • Secondly, the growth in the use of the units to allow showrooming, full range internet for shopping has dramatically merchandising, high levels of technology grown in the last five years, enhanced and an improved shopper environment. It by improved wireless connectivity and a is the larger centres and out-of-town retail huge uptake in mobile and tablet usage. parks that are often better matched to The manner in which retailers account meet this need. for and allocate multi-channel sales and how this impacts on their relative Figure 7 provides a useful summary of how investment in ‘bricks’ versus ‘clicks’ is the retail sector has performed relative to still an unknown, however it could have the other property market sectors.
Sector Total return 3 years to Total return 5 years to Total return 10 years to 2013 p.a. 2013 p.a. 2013 p.a. All property 7.3% 8.0% 6.3% Offices 9.2% 8.7% 7.2% Retail 5.9% 7.6% 5.6% Industrial 7.7% 7.6% 6.0% Leisure 10.1% 10.6% 8.0% Figure 7: Source: IPD Annual Digest
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 33 Figure 7 indicates that retail has performed • A greater awareness of ‘healthy the worst out of all property sectors when lifestyles’; measured on total returns over 3, 5 and 10 • A greater concern for the environment years. Conversely it is the leisure sector and green issues; which has been the best performer over • An ageing population which will stay the same period, which perhaps reinforces youthful longer; people will remain more the trend for town centres from traditional active; retailing to a more diverse range of retail • Overall growth in UK population; and and leisure uses. The success of the leisure sector is predicted to continue and this is • A greater number of leisure activities, an area we expand on further below. for example shopping and home entertainment, which are now The convenience retail sector has also competing for leisure time and spend. continued to grow. In particular, there has Increasingly the catering sector is playing been huge growth in small convenience an important role in town centre renewal. stores, with most of the main supermarket There has been significant growth in the operators expanding in this format. This ‘casual dining sector’, which has been trend is expected to continue for at least driven in part by the growth in brand the next few years, in contrast to the larger chain food groups. This will mean that supermarket sector which has reached some independent restaurants will find it saturation point. Another key trend in more difficult to compete in this highly the convenience retail sector is the rise competitive market place. Conversely of the discounters and particularly Aldi traditional pubs have suffered from and Lidl. Both retailers have started to oversupply and most notably falling alcohol take significant market share from the big sales. A key trend is traditional pubs four and as a result are pursuing major diversifying into food and accommodation. expansion plans. The last issue of note is car parking. Car The leisure economy is a dynamic sector parking is an emotive issue, however, its that has become increasingly important to key role should be to provide easy access consumers and has been growing strongly. to town centre facilities. The amount, There are a number of demographic location, quality and price of parking and tourism trends which will continue needs to be arranged to meet this primary to impact on tourism development and objective. If this is not provided then the investment in the UK. The general viability of a centre can be significantly demographic profile of the UK is changing impacted. in a number of ways:
34 Local market characteristics the retail core. The store is significant in scale and provides for a wide range Good accessibility to Huyton town of convenience and comparison goods. centre by car and public transport is a We understand the store extends to significant advantage. The centre is easily approximately 118,403 sq ft and is accessible by the motorway network being supported by 825 car parking spaces, located close to the M57. The centre also which are arranged in a decked format. benefits from connectivity to a number of destinations via rail links to Liverpool, The main town centre retail provision runs Wigan, St Helens and other destinations, along Derby Road but there are distinct with the railway station immediately pockets of accommodation which vary adjoining the town centre. significantly in terms of provision and quality of accommodation. The northern As mentioned above Huyton is one of end of the High street is anchored by three main centres in the Borough, which the Cavendish Walk retail development, are offered equal weight in terms of the which was completed circa 10 years ago. Borough’s retail hierarchy. The other Cavendish Walk was delivered alongside centres of Kirby and Precott are very the re-provision and expansion of Asda. different from Huyton in character. This is particularly the case with Prescot which is It is quite clear that the Cavendish Walk a larger centre that has a more varied offer development has helped to improve the with a more diverse range of buildings / overall retail offer of Huyton bringing new heritage assets. tenants to the town including Wilkinsons, New Look and Costa Coffee. It has also Huyton is a product of its time and the helped to improve the quality of the public form of development is typical of the 1960’s realm at the northern end of Derby Road. in that the retail core is largely low density However, there remain a number of vacant and inward facing turning its back on the units in the scheme, which we comment main vehicular routes surrounding the on further below. town. Beyond Cavendish Walk, the town centre In terms of size according to the latest offer comprises a mix of multiples and Goad category report the town centre independent retailers. Other multiples has an estimated 114 outlets, which are retailers in the town include Peacocks, arranged within circa 390,000 sq ft of Store Twenty One, Wilkinson, Boots, floorspace. The centre is dominated by Superdrug, Poundstretcher and Home Asda Wal-Mart, which is located east of Bargins. In general terms the overall
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 35 retail offer is concentrated, primarily, on The multi-storey car park is leased by the the lower/middle and lower end of the Council and comprises a mix of short and spectrum. long stay spaces. The long stay spaces are well used by Council offices and also Located to the east of Derby Road shop workers in the town. The short stay are two further areas of note namely spaces are less successful as there are a Sherborne Square and the Shopping number of surface and cheaper car parks Village. Sherbourne Square comprises located throughout the centre. With the predominantly independent retail and pending increase in office workers as a service providers. The quality of retail result of the consolidation of Knowsley stock in this location is poor and the upper Borough Council’s administrative function floors are underutilised and in a number coming to Huyton this car parking is seen of cases fallen into disrepair. The overall as important in accommodating the likely quality of the environment in this part of increase in demand. town is extremely poor and uninviting. In terms of delivery we understand that The main high street (Derby Road) from Sherbourne Square is within single private Sherbourne Square down to Huyton ownership albeit the units are subject to a Hey Road is varied comprising a mix of multitude of leasehold interests. multiples and independent retailers. There is a cluster of vacant properties located on Turning to the Shopping Village, which is the east side of the High Street just south located south of Sherbourne Square, this of Lansdown Way, which are detailed in was formerly an In-Shops concept, which the availability schedule below. fell into administration and as a result has received little investment in recent At the southern end of Derby Road years. The Shopping Village occupies there is a cluster of multiples, namely the ground floor of the town’s only multi- Peacocks, Pound Stretcher, Iceland and storey car park, which consists of circa Specsavers, which are arranged around 280 spaces. The Shopping Village itself is a public square. The area also includes a collection of sub-divided kiosks but there the post office, which relocated from 76- are notable vacancies and areas which are 80 Derby Road to a smaller unit adjoining underutilised. The connection from the Specsavers. The vacated former post shopping village back to the Derby Road office building offers a good opportunity is via Landsdown Way, which is an arcade to attract new retail or leisure occupiers consisting of a number of smaller retail to the centre although we understand units and is within the same ownership as that the yard to the rear of the building is the main shopping village.
36 proposed to be retained by the post office. town centre. The table below details the available units which are currently being The Southern end of the town benefits actively marketed. from its proximity to the train station and bus interchange, which has recently been Address Sq ft Rent Agent 16 Cavendish £250,000 subject to recent investment. Also to the 1,847 GVA south of the town is the McDonalds Drive Walk p.a.(£13.53 psf) 5 Cavendish £28,000 1,456 GVA through, which is extremely popular and is Walk p.a.(£19.23 psf) 22 Cavendish £17,500 Mason Owen located alongside a small public car park. 489 Walk p.a.(£35.78 psf) & GVA 27 Cavendish £20,000 Mason Owen In addition to retail, Huyton also contains 668 Walk p.a.(£29.94 psf) & GVA a number of service multiples in the form 28 Cavendish £22,000 Mason Owen 944 of banks and travel agents. Food and Walk p.a.(£23.30 psf) & GVA 34 Derby £18,000 drink multiples comprise Costa Coffee, 973 Mason Owen McDonalds, Subway and Domino’s Pizza. Road p.a.(£18.50 psf) 38 Derby £29,000 794 CBRE In addition to above The Barker’s Brewery Road p.a.(£36.52 psf) 67 Derby £17,500 Mason Owen Public House (Weatherspoons), which 733 has been recently refurbished, is located Road p.a.(£23.87 psf) & Partners 71 Derby £17,500 Wild 733 on the north side of Archway Road. In Road p.a.(£23.87 psf) Commercial 75 Derby £17,500 Mason Owen general terms there is a significant under- 650 representation in the restaurants and Road p.a.(£26.92 psf) & Partners 77 Derby £23,000 1,099 GVA cafés sub-sector and with the exception Road p.a.(£20.92 psf) Hitchcock of the Venue and Club 3000 Bingo located 7 Lansdowne £9,500 641 Wright & Way p.a.(£14.82 psf) west of town centre there is no material Partners Hitchcock 2-4 Lansdowne £15,000 provision of commercial leisure facilities, 798 Wright & Way p.a.(£18.79 psf) which results in Huyton having a lack of Partners 7 Sherborne £9,000 681 GVA evening economy. Square p.a.(£13.21 psf) Figure 8: available units Availability Within Cavendish Walk, the town’s newest As part of our research we have reviewed retail development there are currently five a number of property market databases vacant units. We have spoken to a number and spoken to local agents and the of the letting agents in the town and tables and commentary below provide a they report a challenging market with a summary of our findings. According to continued lack of demand from retailers. latest Goad category report there is circa 15,700 sq ft of vacant floor space in the The agents indicated that the national retailers which they have attempted to
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 37 attract to Huyton have been extremely Rental levels / transaction schedule reluctant and in the main have a strong Figure 9 provides a summary of retail preference to be located in larger centres deals in the town centre in recent years. and in particular Liverpool town centre. As can be seen, the achieved rents range At the independent end of the market significantly from £12.67 - £23.14 per sq the agents indicate that the high level ft. Agents have advised that typically for of business rates is seen as a significant newer space in the town the rental level is barrier. We have been advised that many between £20.00 to £25.00 per sq ft on an of the units in the town are now been overall basis. let on an overall basis instead of zoning Achieved Rent and landlords are being more flexible in Address Tenant Sq ft terms of rental levels considering offers in 15 Derby Undisclosed £32,000 1,957 the region of £20-25 psf, which provides Road Tenant p.a.(£16.35 psf) a further indication of the challenging 87-89 Derby Pound 3,720 market. Road Stretcher 40 Derby £30,000 Maine Hair 1,296 There is a general feeling that the Road p.a.(£23.14 psf) 41 Derby Potential 4 £23,000 development of a varied leisure offer could 1,370 Road Skills Ltd p.a.(£16.78 psf) greatly assist the town centre, through 45 Derby £22,000 Phones 4 U 1,669 increasing footfall and extending the hours Road p.a.(£13.18 psf) 18 Huyton of activity. The development of further Hey Road £39,000 WH Smith 3,076 food and drink uses aimed at the daytime p.a.(£12.67 psf) The Forum and evening economy would provide an Centre 5 Huyton Hey 661 £10,500 opportunity for Huyton to further enhance Zygone Ltd Road sq. ft. p.a.(£15.90 psf) its performance. An increase in family Figure 9: retail deals in recent years in Huyton orientated attractions and a better mix of uses within the town centre would also be Demand desirable. According to national databases demand for Huyton is extremely low with only four requirements listed namely Savers Health and Beauty, Halfords, Claire House and Cirro. Figure 10 details their specific location and size requirements.
38 and health facilities. The proposed further Retailer Requirements consolidation of Knowsley Borough Seeking new spaces ranging from Savers Health and Council’s administrative functions to 2,000 to 4,000 sq ft in secondary Beauty high street /suburban locations. Huyton will provide a major boost to
Halfords are looking for new sites as the centre from a spend and footfall part of a significant national expansion, perspective. Size requirements are from 3,500 to Halfords Ltd 8,000 sq ft or sites of around 0.25 acre, with a minimum of 8 dedicated Outside of the public sector organisations parking spaces. there is limited commercial office provision Claire House Children's Hospice is in the town centre. The office rental profile Claire House looking to acquire new sites as part of Children's Hospice their retail expansion. 400 to1200 sq of the town is currently low but this in ft, with 300 sq ft of backup space. part reflects the lack of new product in the CIRRO is seeking to acquire new Cirro sites as part of their retail expansion. town in recent years. Endendale House Requirement is for 300 - 800 sq ft. and the former Education Office on Huyton Figure 10: demand in Huyton Hey Road are two privately owned office blocks both of which are situated in highly In addition to the above active prominent locations within the town. requirements we are aware that Aldi have been enquiring about a site on the fringe Edendale House is located directly of the town centre. The above range adjacent to the ASDA supermarket on the of requirements highlights the current junction of Huyton Lane and Lathom Road. difficulties in attracting new investors / The property is a multi-let office building operators to Huyton. built in the 1960’s and comprises 7 floors of accommodation. The ground floor of Office and employment market overview Edendale House is let to Job Centre Plus. In general terms through the economic The former education office building downturn investment yields have softened on Huyton Hey Road was sold by the and rents have fallen. It is clear in the Council in 2013. The property comprises current market that delivery of employment a four storey 1960’s office building with uses will be challenging but nevertheless a mix of open plan and subdivided office is important in achieving a balanced and accommodation. economically sustainable town centre. Both Edendale House and The Former A key advantage for Huyton is the Education Office building have vacancies presence of significant employment in the and the agents report very low levels of Council’s offices, Government buildings demand despite both being competitively
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 39 priced. Set out below is a summary of the Residential market commentary latest office transaction and availability schedule in the town. National and regional context The pre-2007 residential market was Achieved Address Tenant Term Sq ft Rent defined by a high identified need for Former new housing, constrained supply and £42,000 Education 15 Nov 6,000 Office – Ingeus UK 2016 – p.a. (£7 psf) forecasted continued growth in property Huyton Ltd 14 Nov Hey 2006 prices. Development funding was more Road readily available from national and 1A 19 Feb New Start £24,000 Huyton 2015 – Community 3,121 p.a.(£7.68 international lenders. In tandem with Hey 18 Feb Living Ltd psf) Road 2020 this, there was strong government policy Figure 11: deals schedule support for urban living, leading to a development focus on apartment schemes. Address Sq ft Rent Agent In 2008, the global banking crisis initiated 55-65 £5,551 Derby (£5.88 psf) John Barker Hitchcock by the collapse of the ‘sub-prime’ lending Road 944 Wright and Partners Partial 1st market in the US led to a deep recession floor in Europe. This caused a property market 55-65 £3,898 Derby (£5.87 psf) John Barker Hitchcock crash in the UK as demand disappeared Road 663 Wright and Partners Partial 2nd and values plummeted, by as much as floor 50% in some property market sectors and Figure 12: availability schedule regions. From 2008 to 2012, despite significant measures by the government to support the economy such as quantitative easing, historically low interest rates and the part-nationalisation of major banks, the economic recovery was slow, fragile and faltering. Over the past 24 months there has been a greater air of optimism returning to the residential sector. This growth has been created by an improvement in the availability and a reduction in the
40 cost of credit, partly as a result of the remains a notable difference in the pace of Government’s ‘Funding for Lending’ and recovering with the strongest growth very ‘Help to Buy’ schemes. much focused on London and the South East. The latest reports (July 2015) from However, in terms of demand for Land Registry shows an annual increase residential development opportunities of 9.1% per cent in the south east. Over outside the major cities, developers are the same period property priceS in the still concentrating largely on housing North West were up by 3.4% with an rather than apartment development. There average property price of circa £114,321, are a number of reasons for this. Many which compares to the national average of developers suffered losses from overly- £179,696. optimistic flatted development proposals during the recession and this is still In terms of future growth, many of the influencing their thinking. Also there is main residential commentators have been a financial, and particularly a cashflow revising their forecasts upwards on the influence on this. Housing schemes can be back of the government housing growth phased with units being brought forward agenda. A recent publication by Savills in relatively small tranches to react to indicates a UK wide 5 year house price demand and sales. It is relatively easy to growth of 19.3%. For the North West increase or decrease the speed of delivery region this has been estimated at 13.7% to ensure that holding and finance costs over the same period. are kept to a minimum. Local characteristics The nature of flatted development is that it As mentioned earlier it is proposed that has to be delivered in quite sizeable blocks housing growth will largely be brought and if sales come forward slower than was forward on sites released from the Green anticipated this can have a strong impact Belt but in relatively close proximity to on viability. Accordingly there remains the Borough’s town centres. In total there reluctance for developers to sign up to are 9 sites earmarked for removal from the large-scale flatted developments unless Green Belt and several of these sites are there is an unquestionably high level of particular relevant in the context of the demand or buoyant established market. future strategy for Huyton town centre In term of sales values the annual price namely land at Knowsley Lane, land at change currently stands at 4.6 per cent, Edenhurst Avenue and also the SUE bringing the average house price in planned for land bounded by A58. England and Wales to £179,696. There
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 41 The Huyton residential market The most recent apartment development predominantly consists of post war in the town centre is Mulberry Lodge, semi-detached properties but there which is located just north of Asda. The are also pockets of period housing as scheme experienced notable difficulties well as a limited number of apartment and ultimately a large proportion of the developments. units were sold to buy to let investors at well below their original asking and indeed In terms of sales values the average transactional prices for the earlier units. property price in Huyton (according to Zoolpa) currently stands at £113,244. There are also a number of older purpose Huyton’s average property price is similar built apartment blocks located close to to that of nearby towns of Huyton-With- Huyton train station. Within these blocks Roby (£113,053) and Whiston (£117,368) there are a number of units currently but is considerably cheaper than Prescot, on the market which provide a further which stands at £144,443. Set out below indication of sale value tone in the area. is a breakdown of the average property One bed units within the development are price by residential typology in the town. typically marketed for circa £90,000 and two bed units between £75,000 - £135,000 • Detached - £218,291 depending on quality and locality within • Semi-Detached - £125,924 the development. • Terraced - £88,376 Conversely to the apartment market, local • Flats - £97,606 agents report steady demand for housing As a result of the economic downturn, typologies within the hinterland of the like many other centres in the North town centre. One such development is the West, the Huyton residential market saw a Orchards development by Barratt homes, considerable decline both in demand and which is located 0.4 miles west of Huyton price. town centre comprises a range of 3 & 4 In terms of the core town centre there has bedroom semi-detached Housing ranging. been no new apartment developments. Sales value within the development Local agents report a continued lack of range from £176,995 to £229,995. The demand with developers not willing to take sales agent confirmed that the units additional cost and sales risk associated have received steady interest, which with apartment development over lower provides an indication of improving market density housing schemes. conditions in the area.
42 Other notable new build developments One agent stated that “Over 90% of include Queensbury Grove, Kingswood, their sales in Huyton are of 3 bed semi- which comprises a number of three detached properties being sold to families. bedroom semi-detached properties which The large majority of apartments in are currently being marketed at sales Knowsley Borough are occupied by values ranging from £124,995 - £130,000. younger purchasers who would prefer to be Homes by Gleeson are also offering semi- situated closer to Liverpool city centre and detached properties with a mixture of not in Huyton.” 2 & 3 bedrooms for between £94,955 & Another agent commented “I believe £139,995 respectively. that an apartment development within In terms of future provision the council Huyton would struggle at the moment. An have undertaken recent research which apartment block on Mulberry Lodge went has indicated that younger professionals onto the market in 2008 that struggled have a strong preference to be located to reach required prices with a number closer to Liverpool city centre or more of the units being sold to investors at locally in Prescot, which has a more almost £100,000 under the initial asking diverse housing stock and varied leisure price. However, if the market changed and evening economy offer. The lack of in the future then an apartment complex evening economy in Huyton is seen as a could be considered since there is very significant barrier to retaining the younger little provision within Huyton and in the population and this represents one of the Borough”. most pressing challenges to be addressed It is clear that residential development will in the masterplan. not be the key value driver in the short In conducting our research we have term but it is important to highlight that spoken to a number of local agents the masterplan also represents a long term with regards to the possibility of future vision for Huyton. As such residential apartment led development within the use alongside commercial opportunities town centre. There is a consistency in the core town centre requires careful of opinion amongst local agents that consideration especially in light of the it is difficult to see how apartment continued commitment from central development could be delivered viably in government to assist meeting housing the short term in the context of the value need on brownfield land. characteristics, demand and demographic profile of the local area.
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 43 6.2 Knowsley Borough Council’s Retail Centres Health Check Overview
Knowsley Borough Council recently size and scale of retail provision being conducted a Retail Centres health offered although the centres are different check looking at retail provisions within in character. There are a number of small the Borough. Although evidence has differences between the retail areas but been collected across district and overall there very similar in terms of neighbourhood centres the purpose of this nature of retail provided, number of units note have been to consider the three main provided, vacancy rates and other services town centres in the namely Kirkby, Huyton as illustrated in the tables below. and Prescot. Overall Total Units – Kirkby (168 units), Huyton (155 units) and Prescot (146 units) are all very similar in terms of
44 HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 45 Comparison Goods - Huyton town centre site could be identified, would help add has the largest amount of comparison to the diversity of the existing centres goods floorspace in the Borough. The convenience offer. development of the Asda store located directly north of Huyton town centre and also the development of Cavendish Walk has helped to anchor the town and provide modern retail space, which has helped to attract a number of national traders such as Wilkinson and Newlook. Kirkby is marginally behind Huyton in terms of overall comparison floorspace with Prescot having the least comparison flor space out of the three town centres.
A3/A4 Stores – The provision of restaurants/cafes and drinking establishments again are similar is scale and number of units between the three centres. According to the health check, Kirkby and Huyton both have a total of 9 A3/A4 units with Prescot having a total of 11 units. Local agent’s advice that across all three centres, there is lack of a leisure and evening economy and this represents a significant barrier to growth. Prescot’s Convenience Goods – Huyton town centre evening economy is marginally better has the lowest number of convenience than the other two centres and given stores out of the three retail areas. This is its character and demographic profile not surprising given the scale and size of potentially offers the best opportunity to the existing Asda store, which is located improve the leisure and evening economy directly north of the high street. In terms across the borough in the short term. of future provision in Huyton we are aware of demand from one of the leading discount supermarkets, which if a suitable
46 Vacancy Rate – The three centres B1 Business (Office) – Importantly all have similar levels of vacancy. Huyton has the largest provision of office Local agents point to general market accommodation out of the three centres. conditions, business rates liability, Huyton has a significant office market, increased competition from large national which is largely due to the presence of retailers offering comparison as well the administrative functions of Knowsley as convenience goods such as Asda Borough Council, which will increase in Huyton as reasons for a low levels of shortly due to the Council’s strategy demand. In addition the improvement to further consolidate administrative in the retail offer and environment in functions to Huyton. Liverpool city centre as also captured spend form the outlying centres. The vacancy rates in the respective centres are as follows; Kirkby town centre – 29 Huyton town centre – 24 Prescot town centre – 22
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 47 Considerations / implications driver in the short term but it is less likely to play an important role in the • There has been a sharp fall in occupier masterplan given the clear continued and investment demand for retail commitment from central government accommodation since the beginning to assist meeting housing need on of the economic downturn in 2007. brownfield land. More recently there are signs of market improvements but demand • Development density will be an from multiple retailer interest remains important consideration - typically predominately focused in regional and developments over 3 storeys will larger centres. incur additional build costs primarily associated with the building’s • Retailer demand, particularly from substructure. It is clear that the capital multiples, tends to be for large and sales value tone in Huyton is units to allow showrooming, full unlikely to support higher density range merchandising, high levels of private sector led developments in the technology and an improved shopper short to medium term. environment. Demand is currently been driver by discount retailers outside the • It is clear in the current market that major regional cities. delivery of employment uses will be challenging but is critical in achieving a • Increasingly the catering sector is balanced and economically sustainable playing an important role in town centre town centre. renewal. There has been significant growth in the ‘casual dining sector’, • The consolidation of Knowsley Borough which has been driven in part by the Council’s administrative function to growth in brand chain food groups. Huyton could act as a catalyst for This will mean that some independent further private sector investment in the restaurants will find it more difficult town. The increase in office workers to compete in this highly competitive in the short term will benefit the town market place. Conversely traditional centre and existing retailers through pubs have suffered from oversupply and creating increased footfall and spend in most notably falling alcohol sales. A key the town. trend is traditional pubs diversifying into food and accommodation. • The analysis indicates that residential development will not be the key value
48 key7 sites
Specific opportunity sites are not 1. Archway Road car park identified in the brief. Through this 2. Bingo Hall baseline work and in discussion with 3. The Venue Knowsley Council officers a number 4. The computer centre of potential short and longer term redevelopment opportunities have been 5. The old post office identified. The viability and deliverability 6. Sherborne Square of these projects will be explored in further 7. Multi-storey car park and market detail as the masterplan progresses. Other 8. Office building on Lathom Road smaller opportunities may emerge as 9. Huyton Hey car park the study progresses. Possible sites are numbered on the plan below and include; 10. Fire station
10
6
1 4 7 3 5 8 2 9
Diagram 17: Possible opportunities within the Huyton Masterplan SPD study area © Crown Copyright Knowsley MBC 100017655 (2015) HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 49 1 - Archway Road car park 2 - Club 3000 Bingo Hall
Ownership Mix of Public and Private Ownership Single Ownership Private Ownership Area (approx ha) 0.46 ex car park Area (approx ha) 1.39 Existing use Bingo hall and car parking Existing use Car parking and petrol station Commentary The Club 3000 Bingo Hall is Commentary The site is located at the corner located off Poplar Bank to the of Archway Road and Poplar east of the town centre. The Bank and comprises a mix of building is substantial in scale public and private surface car and together with the surface car parks totaling 323 spaces as well park could represent a significant as an Asda Petrol Filling Station development plot. The site directly with car washing facilities. The adjoins Huyton railway station Archway Road car park is the and as such consideration could Council’s principal surface car be given to how the town centre park in the town. Given the sites’ is accessed and the arrival point prominent position at a key route by rail could be significantly into the town centre there may enhanced. The Bingo Hall is be the potential to rationalise or currently operational and we are consolidate parking in the area not aware of any redevelopment and release land for development. plans and therefore any proposal There may also be the opportunity would be dependent on relocating to consider the relocation / re- the business. provision of the PFS to a more appropriate location, ideally closer to the main ASDA store. Clearly with the consolidation of the Borough’s administrative functions to Huyton the overall provision of car parking for both visitors and workers requires further detailed consideration.
50 3 - The Venue 4 - Council computer centre
Ownership Single Ownership Public Ownership Single Ownership Public Area (approx ha) 0.33 Area (approx ha) 0.17 Existing use The Venue - conferences facilities Existing use Council offices Commentary The Venue, formerly the Huyton Commentary The Computer Centre is one of Suite, offers flexible spaces several Council-owned buildings for meetings, conferences and in Huyton. The building is a single wedding functions. The facility storey purpose built office block also includes a café and bar situated directly west of Derby facilities. The Venue adjoins the Road. The property’s exterior main Council office and is also appears in reasonable condition located next to the Huyton library but given the low density nature to the west of the High Street. The of the building and its position in venue has benefited from recent the town it should be considered investment and is one of the only for alternative uses. This would facilities open in the evenings be subject to the satisfactory (albeit this is generally only on relocation of existing Council prearranged events). We are not operations currently run from the aware of the utilisation rate of building. the facility but given the range of leisure offer provided from the facility this should be supported and enhanced where possible.
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 51 5 - The old post office 6 - Sherbourne Square
Ownership Private Ownership (Royal Mail/ Ownership Single Private Ownership (but Post office) likely to be subject to a multitude of leasehold interest) Area (approx ha) 0.11 Area (approx ha) 0.58 Existing use Post office Existing use Retail units and offices Commentary The former Post Office site consists of ground floor with part first floor Commentary Sherborne Square is an open and was constructed in the 1960s. roofed square consisting of a This site also includes yard space number of small two storey retail to the rear. The site is situated on units. The upper floors appear the southern part of Derby Road/ to be used as largely storage for High Street and provides a good the ground floor units although opportunity to create new retail a small section appears to be frontage at the southern end of utilised as office space. The town. However we understand square is dated/tired and would that the post office are proposing benefit from refurbishment/ to retain the yard to the rear of the redevelopment. Comprehensive site for continued distribution uses. development of this area With the exception of the post would also help to address the offices intention to retain the yard relationship with Lathom Road. space to the rear of the existing Whilst the site is understood to building, there are no notable be in one single ownership, a physical constraints on this site but key barrier to development is the we are not unaware of end user fact that the area benefits from a demand currently. mix of leaseholder interests. This is likely to present difficulties in terms of land assembly / agreeing a common future strategy. Although tired and dated given the number of units present in Sherbourne Square there is likely to be a not insignificant amount of income generated and therefore viability is likely to be challenging. 52 7 - Multistorey car park and market 8 - Office building on Lathom Road
Ownership Private Ownership Ownership Single private ownership Area (approx 0.39 Area (approx ha) 0.12 ha) Existing use Offices Existing use Retail units with a multi-storey car park Commentary This site consists of a former Commentary The centre is known locally as The education office block constructed Shopping Village and is currently in in the 1960’s which is now receivership. The Shopping Village is privately owned. The property linked to Derby Road via Lansdowne comprises a four storey office Way. There are a number of vacant building with a mix of open plan units within it as well as large areas of and private office accommodation. under utilised space. At upper floors There is secure car parking the car park has been subdivided into available to the front of the long stay and short stay car parking. premises. This building is situated The car park in total comprises 280 directly south of plot 7 – the multi spaces and therefore represents a storey car park. As mentioned significant proportion of the total above the opportunity may exist town centre provision. Similarly to to consider how the southern Sherbourne Square, comprehensive end of the town works given the redevelopment of this area could clustering of underperforming help to better frame the Lathom Road properties, which have little frontage. There are also notable architectural merit. We understand vacancies at the southern end of Derby that the property is part occupied Road directly east of the Shopping and therefore any redevelopment Village and to the south is a standalone plans would be dependent on Former Education Office, which is a relocating the existing business. building of little townscape merit. Given the above there may be the opportunity to consider the entirety of the southern end of the High Street and how it could contribute more to the town centre offer and environment.
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 53 9 - Huyton Hey car park 10 - Fire station
Ownership Single ownership Public Ownership Public ownership Area (approx ha) 0.35 Area (approx ha) 0.38 Existing use Car parking Existing use Fire station Commentary This site is a surface car park Commentary The site is located at the corner of consisting of 104 spaces. The Huyton Lane and Lathom Road site adjoins McDonalds and also just north of Asda and west of the bus interchange, which has Edendale House (Job Centre Plus). been subject to recent investment. The site is currently occupied Development of this site would be by the fire service for training subject to a comprehensive review purposes. The fire services also of car parking need in the town. have a second office a short distance away along Lathom Road, which they share with the police. Given the site’s prominence and its position beside Asda the site offers a good opportunity for redevelopment subject to the re-provision of current operations. This could offer a good opportunity to consolidate the Asda petrol station currently located west of the town closer to the main superstore. Equally the site could offer the potential for residential development subject to viability. 54 8Direction of travel
8.1 an emerging framework
The following diagram provides a summary of the emerging spatial strategy. Key ideas include;
Promote opportunities to strengthen the existing block Strengthen the civic core of the town centre by improving structure to improve legibility and connections through the the setting and frontage of these buildings. town centre.
Create a small public space enhancing the setting of the A series of possible development blocks have been war memorial. This space would act as the civic heart of identified on a number of the potential development the town. sites. These would contribute to improving the continuity of frontages in key areas of the town centre. On Derby Road these new buildings should help to enhance the A series of focused improvements to the public realm retail offer in the town centre and provide new homes including improving the continuity of materials, increasing above. On Lathom Road there may be an opportunity to tree planting along Derby Road and implementing a co- introduce new residential frontage. ordinated set of street furniture.
Seek opportunities to improve the existing retail frontage along Derby Road.
Diagram 18: Initial strategic diagram for Huyton town centre
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 55 56 Disclaimer Allies and Morrison Urban Practitioners is not responsible for nor shall be liable for the consequences of any use made of this Report other than that for which it was prepared by Allies and Morrison Urban Practitioners for the Client unless Allies and Morrison Urban Practitioners provides prior written authorisation for such other use and confirms in writing that the Report is suitable for it. It is acknowledged by the parties that this Report has been produced solely in accordance with the Client’s brief and instructions and without any knowledge of or reference to any other parties’ potential interests in or proposals for the Project.
HUYTON MASTERPLAN SPD Allies and Morrison Urban Practitioners July 2015 57 Allies and Morrison Urban Practitioners
The Tea Factory, Unit 101 82 Wood Street Liverpool L1 4DQ telephone 020 7921 0100 web alliesandmorrison.com email [email protected]
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