cheltenham urban design framework
Sites
6.1 Introduction
This section includes a review of sites in public ownership in order to ascertain that the three sites identified in the Urban Design Framework Brief are the most viable to be taken forward for development. Based on the initial review of key sites, a more detailed review of the three preferred development sites is undertaken to ascertain key issues, constraints and opportunities to be addressed in forthcoming stages.
6.2 Sites in Public ownership
This review was focussed on the Cheltenham Borough Council’s database of sites in their ownership. An initial sift of these CBC owned sites was undertaken, and a shortlist of sites was developed, based on larger sites within and abutting the study area. Preference was for vacant/ undeveloped sites currently used as parking, as it was considered that the cost of replacing existing buildings would generally undermine the revenue potential associated with redevelopment. Nevertheless, a number of well located sites with buildings which are in use were also included to ensure that all potential options have been thoroughly considered, and that the potential for public realm impact through redevelopment could be maximised.
The location of sites is shown on Drawing 10: Land in Public Owenrship. The review is summarised in the table which follows.
draft baseline report july 2006 91 cheltenham urban design framework
Sites Location & Potential Public Existing use Adjacent uses Proposals and Aspirations Revenue impact Comments Realm impact 1 Chelt Walk / St Located on main pedestrian Surface car parking Office and residential. GCC proposals for shopfitters site. £105K in parking On key approach route. Opportunities to James approach from rail station GCC owned shopfitters On route identified as being “in need revenues p.a consolidate GCC and CBC landholdings. Key (Honeybourne Line) site is adjacent. of improvement” by Latham – and opportunity to enhance connectivity and public Synagogue (Grade recognised as a key approach to the space link to central area. II*listed). town centre. Key development opportunity
2 Clarence Street – Well located site, although Museum, Art gallery & St Mary’s listed church £ 4million enhancement scheme Not suited to redevelopment given existing Art Gallery. Museum hidden at present. Part of Library with children’s and churchyard proposed for art gallery. Forms part uses, adjacent uses and proposals for and Library potential cultural precinct library to the rear of Latham’s cultural precinct. adjacent developments which will contribute Improvements of St Mary’s to the development of a “cultural precinct.” churchyard & proposals for adjacent Replacement costs for public facilities would be site significant. 3 Royal Well Rear of Promenade Bus station for rural Oldest Crescent in Proposed for redevelopment by Key site with significant development potential. services Cheltenham (Grade II* Latham. Strong public desire for Links to the wider area would need to be listed) used for offices. change improved, and significance of surrounding Council offices (listed) development addressed. Issue of relocation of back onto site council offices to be considered as a potential option. Key development opportunity 4 North Place/ North of High St Surface Car Parking Listed Terrace – St High profile £547 K (Portland Size, potential for positive public realm impact Portland St – opportunity to improve Margaret’s Road Street) + £271 K and profile are favourable. Development N-S axis. Evesham Road (North Place) in would need to generate sufficient revenue to - potential to enhance this parking revenues compensate for loss of revenue from parking. approach. p.a Key development opportunity 5 St James St Outer Ring Road Edge of Surface Car Parking School – potentially None known £ 415 K in parking Not a high priority owing to edge location. study area. Limited ability to limits uses on site revenues p.a Constraints (ring road and adjacent use) impact public realm likely to undermine attractiveness to potential developers. 6 Town Hall and Southern part of study area Public green space Commercial and £4 million of investments proposed £ 195 K in parking Site of historic spa. Town Hall is Grade II Imperial Gardens – used for gathering residential as part of the Cultural Strategy revenues p.a listed. Used for festivals & outdoor gathering. and festivals Well used. Investment proposals indicate commitment to retention of current usage. Not appropriate for redevelopment. 7 Montpellier Gardens Southern part of study area Public green space Commercial and £ 1 million Heritage Lottery Funding Key element of greenspace provision residential. Grade I restoration underway in the town centre. Not appropriate for listed buildings redevelopment. 8 St George’s Road Outside of Study Area. Surface Car Parking Adjacent to Magistrate’s Redevelopment/ reconfiguration of Well located site for town centre parking, and Court court buildings adjacent for courts. Retention for parking would be consistent with Latham’s proposal to reduce trough traffic in the town centre.
92 6. sites cheltenham urban design framework
9 Rodney Road Central location within the Surface Car Parking Cambray Court - Formed part of proposals for the £230 K in parking Redevelopment would present an opportunity study area. Adjacent to River residential Chelt Walk revenues p.a to address the River Chelt. Retention would be Chelt – potential to open up consistent with Latham’s proposal to reduce riverside for public access trough traffic in the town centre. Could be here included in public realm improvements rather than redevelopment of entire site. 10 Bath Road Car Park Outside of study area, Surface Car Parking Park None known. Latham recommends £131 K in parking Well located on key approach route, but adjacent to Sandford Park. a 3 storey development to enhance revenues p.a outside of Study Area. Retention would be Located on key approach. approach to Sanford Park (although consistent with Latham’s proposal to reduce Potential to contribute to this would need to be balanced by trough traffic in the town centre. Full benefits improved integration of (re)development of the site flanking of redevelopment could only occur with Sanford Park with the town the entrance on the opposite side redevelopment of adjacent pub site. Potential centre option, but not a high priority. 11 Playhouse theatre Located on main approach Community theatre and Commercial - retail Key resource identified in cultural Relatively small site. Theatre, well used, highly to Cheltenham cultural venue and arts strategies. valued community resource. Not suited to redevelopment. 12 Grosvenor Terrace On Albion Street Multi-storey Car Park Residential None known £280 K in parking Costs of replacement would be high. Retention revenues p.a would be consistent with Latham’s proposal to reduce trough traffic in the town centre. 13 Sherbourne Place Albion Street Limited Surface car parking Lumber yard None known. Low profile. Outside £111 K in parking Not a strong contender for redevelopment frontage Study Boundary revenues p.a owing to peripheral location , potential difficulty in stimulating developer interest, and low profile. Retention would be broadly consistent with Latham’s proposal to reduce trough traffic in the town centre. 14 High Street High Street – very limited Surface car parking. Residential, commercial None known. Impacts on £213 K in parking Narrow site relatively constrained. Retention frontage Market residential amenity would be a key revenues p.a would be consistent with Latham’s proposal consideration to reduce trough traffic in the town centre. Redevelopment would not significantly benefit the public realm.
15 Bowling Green High Street/ Ambrose Street Bowling Club Key Residential/ None known Key element of public greens pace to be element of green space Commercial retained. provision in the town centre
draft baseline report july 2006 93 cheltenham urban design framework
6.3 Chelt Walk / St James The review confirms that the preferred development To the north of the site lies the Jessop Road / St. sites are Chelt Walk / St James; Royal Well and 6.3.1 Analysis James’ Square junction, with a 4 storey, post–war office North Place / Portland Street. These sites offer the building on one corner and smaller scale buildings best opportunities for maximum impact in terms of The Site (2 storey historic), converted to offices, on the other urban design/ public realm priorities. They are also corner. high profile, both in terms of their visibility/ position on The areas of the site in CBC ownership is 0.457 approaches into the town centre, but also in terms of hectares in size. Clearly, the addition of County Council To the east of the site lies a mix uses. On the corner public aspirations for Cheltenham. In terms of their owned sites would be beneficial in terms of increasing of St. James’ Square is a 2 storey historic (Grade II size, they offer significant opportunity for large scale the overall amount of land available for development. Listed) stone building, converted to offices, with a small redevelopment. surface car park directly to its south. Further east lies a It is currently in use as an informal surface public car synagogue (Grade II * Listed), with small scale surface These three sites have the added benefit of being park and while it provides street lighting and pay and car parking and rear yards, gardens and servicing vacant, so that replacement buildings will not need display facilities, it is poorly surfaced with no marked for St. George’s Place properties, which are mainly 2 to be provided (although a replacement bus facility bays. storey small scale commercial. There is a semi-mature is likely to be required for Royal Well). Combined, tree located in the car park of the historic building. these sites generate revenue of more than £920K The site slopes down from north to south, with a per annum from parking charges. The extent to which significant change in level, marked by a roughly The County Council owned “shopfitters’ site” is this can be offset through redevelopment will require landscaped slope at its northern end. located to the east, between the CBC owned car close consideration. More detailed assessments of the park and St George’s Place, adjacent to Bayshill Inn. individual preferred options are set out below. There is a boundary marked by railings between the Gloucestershire County Council propose to redevelop car park and the open space, along the southern this site to accommodate Registrar/ Coroner’s services edge, marking the beginning of the Honeybourne Line. which are to be relocated as part of the refurbishment The western boundary with the office building is also of the Magistrate’s Courts on ST George’s Road. clearly defined with low fencing and a hedgerow. Other boundaries are not clearly defined. However, part of the site is surplus to County Council requirements, and the Council consider that the There is a semi-mature tree located within the site. balance may be suitable for office development. Such development should be considered as part of any Location and Surrounding Uses proposals for the St James’ / Chelt Walk site. It is notable that in general, the County prefer to dispose of The St James site is located on the western edge of assets in excess of their requirements, rather than act the study area. It lies approximately 500 metres from as property developers themselves. The potential role the main retail area and approximately 1,300 metres of the County and their involvement in a potential joint north east of the railway station. venture for the development of this area will need to be discussed in future phases. To the west of the site lies a 5 storey modern office building, located on Jessop Avenue. This building To the south east lies a cluster of Grade II Listed, contains surface parking and a circulation area for 2 storey Victorian terraced houses (Little Bayshill undercroft parking and landscaped grassland between Terrace), which back onto the River Chelt (open at this the building and the site boundary. Beyond the offices, location). Some of these connect with foot bridges, at the western Jessop Avenue, lies The Catholic School over the River, onto a newly upgraded footpath / cycle of Saint Gregory the Great and its astro-turf playing path which connects St. George’s Place with the field and beyond that, Waitrose. Honeybourne Line route to the station.
94 6. sites cheltenham urban design framework
To the south lies a vehicular turning area, which is at The site is also very close to the Royal Well bus station, 6.3.2 Design Principles the end of Royal Well Lane and beyond that are the although the long term future of this site is under review rears of the 3 storey properties fronting St. George’s as part of this study. It is located next to the town’s Reference should be made to the Chelt Walk / St. Road, which are mainly in office use. Pedestrian and Waitrose store, surrounded by office development and James’ Site Analysis Plan at the end of this section. cyclist access is also gained onto St. George’s Road in is located within relatively close proximity to the town The design principles suggested below are derived this area. centre. It therefore benefits from good accessibility to a from site visits and site analysis and should be wide range of facilities and services within walking and considered in relation to new development uses and To the south west lies a small area of open space cycling distance. layout. which forms the beginning of the Honeybourne Line, along with a small, poorly maintained children’s play Pedestrian and cyclist routes are clearly defined Latham area. There are also several mature trees in this through Jessop Avenue, connecting through to location. Waitrose. However, this is a no through route for Latham Architects do not put forward proposals for the vehicles. It is also particularly well placed for access whole of the site. However, they express the opinion Vehicular Access to the existing signed cycle route to the north east, via that there is currently a lack of frontage at the northern Henrietta Place. end of St. James’ Square, where the existing car The site is not particularly accessible from the outskirts park access is located and suggest that a gateway of the town and the M5 junction 11, with a vehicle Parking building would be appropriate at the access point, with journey via St. James’ Square, St. George’s Place, St. the existing mini-roundabout downgraded to simple George’s Road and Gloucester Road. The site currently accommodates 90 parking spaces. priority junction. Colin Buchanan note that this could It is likely that re-development could occur without any undermine the potential for effective access to the rest Access into the site is currently gained from a relatively significant detrimental impact occurring as a result of the site and therefore could be counter-productive in recently constructed mini roundabout forming the fourth of the loss of these spaces. However, this should be terms of making best use of the site. arm of the link between Jessop Avenue and St James’ explored as part of the overall parking strategy. Square. Vehicular Access
Public Transport Access The main vehicular access point into the site will be from the Jessop Avenue / St. James’ Square existing The site is not directly served by public transport junction. services, although nodes at the Promenade, Royal Well, Clarence Street and towards the western end of Public Transport Access the High Street remain within a 400m isochrone. Pedestrian linkages between the site and bus stops Pedestrian and Cyclist Access need to be improved to make public transport a viable option. The pedestrian route to the High Street would be via St. James’ Square and St. George’s Place but is not Pedestrian and Cyclist Access clearly defined. The site is well located and should be able to secure The pedestrian and cyclist route to the railway station a high pedestrian and cycle mode share, subject to is well defined by the Honeybourne Line - a disused the availability of necessary facilities (e.g. parking). railway cutting, segregated for walking and cycling. Pedestrian and cyclist access should be retained onto Direct access into the site can be gained from the St. George’s Road, the Honeybourne Line and onto St. Honeybourne Line, although the distance to the railway George’s Place. Consideration should also be given to station would exceed the typical distance walked to a new pedestrian and cyclist connections from the site to station. the east, creating better linkages with the town centre and through the site (from the Jessop Avenue junction to the Honeybourne Line. draft baseline report july 2006 95 cheltenham urban design framework
Other improvements could include more conveniently Views Thresholds / Boundaries located crossings over St George’s Place and better cycle connections to the south and south west. There is a long view from within the site, northwards, If the site becomes publicly used, thresholds and towards St. George’s Church spire. The spire can also boundaries should allow for pedestrian and cyclist Parking be seen from the Honeybourne Line footpath on the access at all times, particularly at the southern southern side of the site and this, at present, provides end as it is essential that visitors arriving by the The proximity of the station and the town centre allow the only visual connection with the town centre. Unless Honeybourne Line after hours can clearly orientate for reduced parking on this site. However, consideration new visual connections, or direct and obvious footpaths themselves to the town centre. Gated development should still be given to disabled parking, pick up and and cycle paths can be created, which link into the should be discouraged. Western and eastern boundary drop off areas, servicing and delivery, particularly if town centre, retention of this view should be retained treatments should be considered in relation to impact of the site becomes publicly used. Underground parking through the site. The key is for pedestrians and cyclists amenity upon adjacent commercial uses. could be investigated further, although consideration of entering the town from the Honeybourne Line (station) proximity to the River Chelt should be given. approach being able to orientate themselves and Landscape clearly find the town centre, once they reach this site. Building Heights Consideration should be given for any landscaped Amenity of surrounding uses / areas areas (hard or soft) within the site to successfully There is an opportunity to create a development of at connect with the landscaped area at the southern end least 4 storeys in height on this site, with potential for The amenity of nearby residents and workers should of the site. Further assessment should be undertaken 5 storeys, subject to further analysis, at the northern be considered, although this will be of particular to determine the value of the trees that exist on the end. However, 3 storeys would be more suitable at the importance if the site becomes publicly used: site. New planting should be considered, particularly southern end of the site and consideration should be on thresholds, to soften impact upon adjacent uses given to the setting of nearby listed buildings. Noise - activity after hours, servicing, entrances and also to continue the green corridor created by the to parking areas etc should be minimised in close Honeybourne Line and the River Chelt in the site and Building Orientation proximity to properties in Little Bayshill Terrace. on into the town. Increased use of the public footpaths and cycle paths All building elevations need to address the public used should be considered; Extension of Site Boundaries realm, with active frontages such as entrances and Privacy – Large windows that overlook Little Bayshill windows facing streets, footpaths / cycle paths and Terrace rear gardens / roof terraces should be In order to create the highest quality and fully public open space. The slight southwards gradient minimised. Consideration of boundary treatments comprehensive development, it is considered that could enable passive solar design, using heat and light along the River Chelt, particularly along the existing the development of the site should be integrated gained from southern facing elevations to maximise footpath, in relation to rear gardens and the connecting with County proposals for the “shopfitter’s site”, and use of energy efficiency. footbridges should be given if this site becomes publicly the redevelopment could incorporate land which is used; surplus to County requirement. There is an opportunity Landmarks Day Light and Sun Light – Building heights, particularly for public space creation and for a new pedestrian at the southern end of the site should not obscure connection to be made onto St. George’s Place, While the northern corner of the site is relatively or overshadow Little Bayshill Terrace properties. although its success would rely on continuation of this narrow, there is an opportunity to create a landmark Consideration should also be given for workers in connection, eastwards, through to Royal Crescent feature in this location. This could be part of a building, Jessop House. and resolution of land ownership issues. Resolution such as an entrance hall, a sculpture, piece of art etc. of parking in this area, currently used by the adjacent This would be particularly beneficial if the site was to commercial uses, would be required, with potential be in public use, as the corner feature would act as for dual use of parking associated with the new an orientation point and draw visitors along St. James’ development for these users. Square from St. George’s Place and Knapp Road.
96 6. sites cheltenham urban design framework
6.4 Royal Well
6.4.1 Analysis Crescent Terrace and its 3 storey Regency buildings Whatever direction access is gained, it is currently The Site (Grade II Listed) lie to the north, also mainly in use necessary to travel north along Royal Well Road (two as offices, small scale retail and other commercial lane inner ring road, northbound only) and either turn The total are of the site in public ownership is 1.094ha premises. right into the Promenade and back down onto the Inner and is currently in use as a bus station (long distance Ring Road / southern portion of the Promenade, or to rural bus routes, rather than local routes) and a surface Royal Well Road and the rear of the 4 storey Municipal continue northbound along the one way inner ring road, car park used by Council staff. Offices (Grade II * Listed) lie to the east (the main from which it is possible to re-join the outer ring road entrance into the building being from the Promenade). either via North Place or Albion Road. This inner ring The bus station layout is based on a circular route that This unattractive rear façade, which has been subject road generally reduces the attractiveness of the site enters the site from St. George’s Road at the southern to piecemeal extension, dominates the site. This as traffic flow is heavy, creating poor pedestrian and end and leaves the site either by Chapel Walk at the Grade II* listed building has been substantially altered cyclist environments along this route and at crossing southern end or onto Crescent Terrace at the northern internally to accommodate Council uses. Nonetheless, points. end. concerns have been voiced about this building’s fitness for purpose. Clearly, the redevelopment of Public Transport Access In the centre of the bus station is a small area this and other sites in the town centre presents an of grassland, containing two mature trees. Clear exciting opportunity for the development of new The site currently acts as a key public transport pedestrian desire lines cross the grass. Smaller trees bespoke Council Offices (possibly combined with arrival point as it includes the town’s bus station and also exist on the grass verge between the bus station County functions) enabling this Regency building to an important taxi rank. However, space within the and Royal Crescent and in front of Crescent Terrace. be redeveloped for alternative uses as part of the bus station appears to be inefficiently used and the redevelopment of the Royal Well site. overall ambience detracts from the potential sense and The surface car park is enclosed by wooden fencing. quality of place which could be achieved in front of the There is a semi-mature tree located at the southern St. George’s Road and the (mainly) 2 storey Crescent. end of the car park. Cheltenham Ladies College, in use as a school, (Grade II Listed) lie to the south. In addition, bus services which call at the Promenade The site is mainly flat. are also easily accessible and services which stop in There is also a small car park located at the south of North Street / Clarence Street and Pittville Street are Location and Surrounding Uses the site, bounded by Royal Well Place, Royal Well within a comfortable walking distance. This essentially Road and Chapel Walk. means that the site is highly accessible to services in The Royal Well site is located fairly centrally within the Chapel Walk, which forms the site’s south western all directions of the town centre. study area, located approximately 350 metres to the boundary contains a mix of uses, facing the site, west of the main retail area and approximately 1,400 including a restaurant, a Chapel and a club room. metres north east of the railway station. Vehicular Access It is bound by Royal Crescent, a 3 storey Regency terrace (Grade II * Listed) to the west, an architecturally Vehicular access to the site can currently be gained important Regency terrace. The Crescent is in use from the south, via St George’s Road. In addition, as offices and the area immediately in front of Royal residents can reach the site from the north via Clarence Crescent is currently used for office parking. The Street and Crescent Place. The site is not particularly Crescent also contains a surgery and club rooms. The accessible from the outskirts of the town. The vehicle Crescent is accessed from the north, via Crescent route in from M5 junction 11 would be via the A40, Terrace and Crescent Place. Montpellier Walk, Promenade and into Royal Well Road.
draft baseline report july 2006 97 cheltenham urban design framework
Pedestrian and Cyclist Access 6.4.2 Design Principles Pedestrian and Cyclist Access
The site benefits from a central location and is highly Reference should be made to the Royal Well Site As there are clear walking desire lines which cross accessible by foot from a wide range of facilities. A Analysis Plan at the end of this section. The design the site, further investigation of pedestrian routes, variety of pedestrian connections exist through to principles suggested below are derived from site visits destinations and flows would assist in the overall the Promenade and the High Street, although the and a site analysis and should be considered in the design of this area. main pedestrian route would be via Crescent Terrace. consideration of new development uses and layout. Employment opportunities and Waitrose are also New pedestrian and cyclist connections through or located to the west of the site, within a short walking Latham around Royal Crescent and the Municipal Offices, distance. onto Promenade could be considered, along with Latham put forward proposals for the full connections linking up with the Honeybourne Line. The site is well located for cycle routes to the town pedestrianisation of the Royal Well site, including the centre from the west (the NCN, the Honeybourne Lane creation of a central green area. They propose new Connections to the site from established routes would and the railway station), the south west (Lansdown frontage to the east of this public space, in order to benefit from improvement. In particular, well placed Road cycle route) and from the South (via Montpellier enclose the rear of the Municipal Buildings and to additional crossings and improved linkages, such as Gardens / Imperial Lane). Access can also be gained provide enclosure and additional frontage to enliven over St George’s Place (where the Honeybourne Line onto the Honeybourne Line, to the station, via the St. that public space. They also made proposals that traffic link meets the town centre), between Imperial Place James’ Square site, although connections via Royal should be able to pass the top right corner of the area, and the site and from the end of the Lansdown Road Well Place and St. James’ Place are unclear. from the north of the Promenade. cycle way should be considered. It should also be Vehicle Access possible to improve connections to other cycle routes However, this beneficial location must be contrasted already available to / from the town centre (E.g. to the with the poor setting of the site at present. The It is considered that the strategic review of vehicular north east via Henrietta Street, perhaps via St George’s environment of the site is dominated by car traffic access within the town centre, and the removal of traffic Place). on the inner ring road, a large amount of surface car form this part of the Ring Road is a pre-requisite for the parking. The rear Municipal Offices with its servicing redevelopment of this site. Close proximity of this site Ensuring that new walking and cycling routes are and parking facilities dominates and contributes to to the town centre would imply that vehicular access attractive, well lit, and offer personal security is an unattractive environment for pedestrian. Also, the to the site could be confined to disabled, service and important to supporting evening use. legibility of routes from the site to the facilities around it delivery access requirements. Parking is poor which impacts further on the site accessibility by foot. Public Transport Access The proximity of the town centre allows for reduced parking on this site. However, consideration should Parking Any option which included retention of the bus station still be given to disabled parking, pick up and drop off would have the opportunity to create a pleasant arrival areas, servicing and delivery, particularly if the site The small car park consists of 47 spaces, for permit point for bus passengers with improved connectivity to becomes publicly used. Underground parking could be holders only during week days and open to the public surrounding areas. However, comparatively low levels investigated further, although consideration of proximity at weekends on a pay and display basis. of use of this facility and development opportunity costs to Listed Buildings should be given. would tend to indicate that the relocation of this facility is preferable. An alternative location will thus need to Building Heights be found as part of the Transport Strategy in the next phase. The future use, location of and therefore building footprint, on this site, will help determine building height. The site provides an opportunity for a building or buildings of up to 5 storeys in height, although storey height should be reduced on the southern and western edges, where there is sensitive setting and amenity of lower buildings.
98 6. sites cheltenham urban design framework
Building Orientation Amenity of surrounding uses / areas Landscape
All building elevations need to address the public There are no immediately obvious residential areas Consideration should be given to the small green area realm, with active frontages such as entrances and within the site or the immediate area, although a within the site and particularly the two mature trees windows facing streets, footpaths / cycle paths and detailed search has not been undertaken. Despite this, which dominate the centre of the site. If the site was to public open space. The rear of the Municipal Offices amenity of nearby workers (and residents if there are become publicly used, development proposals would is an example of where a good relationship with the any) should be considered. This will be of particular need to incorporate these trees into landscaped areas public realm has been neglected and it is along this importance if the site becomes publicly used: (hard or soft). The distinctive hedgerow and row of elevation where attention for building orientation should Noise - activity after hours, servicing, entrances small trees defining Royal Crescent should also be be focused. Options for new development attached to to parking areas etc should be minimised in close considered, although is of less value than the mature the rear of the Municipal Offices should be considered, proximity to sensitive properties; trees. There are strong desire lines crossing the site to create a frontage that positively enhances the public Privacy – new development should minimise large so new landscaped areas need to consider these, to realm. windows at upper floor levels that overlook existing minimise trampling and maintenance problems. properties. A minimum distance between any new Landmarks development and frontages of Royal Crescent, for Extension of Site Boundaries example, should be maintained; Many of the Grade II Listed buildings are considered Day Light and Sun Light – new development should not In order to create the highest quality and fully to be landmark buildings; Royal Crescent and The obscure or overshadow existing properties, such as the comprehensive development, it is considered that Ladies College in particular. The new build part of the front windows of Royal Crescent. development options for this site should include the Municipal Offices frontage, overlooking the fountain possible redevelopment of the Municipal Offices is also considered to be a landmark, as this corner Thresholds / Boundaries themselves, including the forecourt and civic gardens, is important in terms of orientation, both for vehicles with consideration given to the relocation of the council and pedestrians. However, as this new build part If the site becomes publicly used, thresholds offices and the redevelopment of this building for is not listed, it does not have to be retained in its and boundaries should be very clearly defined. If alternative uses. Clearly, it’s Grade II* listed status will current capacity if a redevelopment scheme improved development maintains north / south pedestrian and have an impact on how this building and its setting pedestrian and cyclist orientation and created cyclist linkages or creates new west / east linkages, may be redeveloped. The Grade II listed status of the landmarks in other ways. It should be noted that then there needs to be very clear definition between monuments on the Promenade will also impact on landmarks need only be created if they add value to the public and private realm, particularly in front of Royal development proposals affecting the civic gardens. use and understanding of an area. Crescent. At present, there is a distinctive hedgerow If redevelopment of the Municipal Offices is considered, and large forecourt parking between the site and the it is essential that the entire block is considered in a Views Crescent, which may need to be reviewed alongside holistic way, including the new build office building at development proposals. the southern end of the block, which is not in CBC The only view of value is from within the site, ownership. It will also be beneficial to include the southwards, towards the Ladies College. As the school The other key threshold is the rear of the Municipal carriageways of Crescent Terrace and Royal Crescent, buildings form the southern boundary of the site, they Offices but as mentioned, treatment of this boundary so that a strategic review of traffic circulation, entry are a prominent visual landmark. Retention of this view will depend upon the nature of development proposals. and exit points and parking can be undertaken and should not restrict development proposals, although rationalised if necessary. the value that is created by the building, which currently assists with orientation and understanding of proximity to the town centre and the Promenade should be considered.
draft baseline report july 2006 99 cheltenham urban design framework
6.5 North Place North Place actually runs through and forms part of the 6.4.1 Analysis Surrounding uses are mixed, characterised mainly site. by residential uses to the north and the edge of the The Site commercial town centre to the south. Residential Portland Street, along the eastern boundary, becomes is located directly adjacent to the site, as 2 storey Evesham Road, north of the site and carries general The site measures 2.1 hectares in size and is currently Victorian terraced houses, on Northfield Passage, traffic northbound onto the Evesham Road corridor. in use as surface public car parking. Northfield Terrace and Clarence Court (to the north); within Dowty House, a historic (although unlisted) 2 Public Transport Access It is split into two areas, separated by North Place and 3 storey building (to the west), within St. Margaret’s which runs through the site, north / south, between St Terrace, a 4 storey Grade II* Listed Regency terrace (to Several bus services currently pass the site along Margaret’s Road at the southern end and Clarence the south); within Clarence House, a 3 storey Regency North Place and Portland Street. These include Road at the northern end. Traffic on this road is 2 way, building with a modern apartment complex attached Service D to Bishop’s Cleeve and Hatherley (every 10 mainly accessing the car parking areas and Northfield at the rear (to the north east) and at the Upper end of minutes, Monday to Saturday daytime), also linking the Terrace, with through traffic mainly using Portland Portland Street, within 3 storey Regency terrace (to the Racecourse Park and Ride and railway station, and Street. Vehicular access points into the car parking east). Service A to Whaddon (every 10 minutes Monday to areas are via St Margaret’s Road, North Place and Friday daytime). “Flag” bus stops are provided on North Portland Street. Residential uses are also located on the southern side Place and on Portland Street (southbound only) but of St. Margaret’s Road (within St. Margaret’s Parade no sheltered bus stop facilities are located in the close The site is completely flat, with hardly any and at Pate Court), along with the new Brewery retail proximity of the site. distinguishing features, trees or landscaping within it. development (west of Oxford Passage), a 3 storey A high brick wall runs along the western edge of North Chapel, and other small scale commercial uses. It is only a short walk from the site to bus stops located Place, creating a clear separation between the western in Pittville Street and Clarence Street where numerous and eastern parking areas. Other uses on Portland Street include Holy Trinity services stop. Even stops at the Promenade and Royal Church, 2/3 storey offices within a Regency building Well are only just beyond the desired maximum walking There a few semi-mature trees located on the periphery and ground floor retail, with storage above (in part). threshold to a bus stop (400m). However, these stops of the car park, along St. Margaret’s Road and Portland are located on the southern side of the ring road and Street. A public convenience block is situated in the There is also a converted historic Chapel (Grade II therefore appear segregated from the site. eastern car park, at its southern end. Listed), now in use as a health spa and restaurant; entrance on North Place, at the south eastern corner of Pedestrian and Cyclist Access Location and Surrounding Uses the site. The rear gardens and parking areas of St. Margaret’s The ring road currently severs the southern frontage The North Place site is located at the northern edge Terrace back onto the site, separated by a high brick of the site from the town centre. The most direct of the study area. It lies approximately 250 metres wall. pedestrian routes between the site to the town centre north of the High Street and is not really within walking fall along Bennington Street, North Place and Portland distance of the railway station. The bus station at Royal Vehicular Access Street. The only traffic light controlled crossing close Well is approximately 650 metres to the south, although to the boundaries of the site is located at the St. the long term future of the bus station is under review The site is in an important strategic location on the Margaret’s Road / North Place junction. A pedestrian as part of this study. north side of the town, where the A435 Evesham refuge also exists on St. Margaret’s Road, close to the approach from the north reaches the town centre junction with Bennington Street. In addition, there is a This site is bound by Northfield Passage and the rears and therefore acts as a gateway to the town from the route available through the Brewery site, which can be of properties in Northfield Terrace to the north, by north. St Margaret’s Road (becoming Swindon Road accessed via a crossing adjacent to Monsoon Avenue. Portland Street to the east, by St. Margaret’s Terrace / Tewkesbury Road to the west and Fairview Road Other traffic light controlled pedestrian crossings and St. Margaret’s Road to the south and Dowty House to the east) forms part of the town’s inner relief road, are located near to the Brewery retail development to the west. providing access west and east, although segregates (crossing St. Margaret’s Road) and at the Portland the site from the town centre to some extent. Signalised Street / Clarence Road junction. crossings over the route are available at nearby junctions, but these do not correspond with the main pedestrian desire lines from the site.
100 6. sites cheltenham urban design framework
Each of the pedestrian routes is discussed in turn: Northfield Passage lies directly adjacent to the site to 6.5.2 Design Principles the north but does not, at present, directly connect into Bennington Street: Access is only available to general the site, although it comes out onto North Place at its Reference should be made to the North Place Site traffic at the north of this street (with a cycle link at its eastern end. Recent residential development has taken Analysis Plan at the end of this section. The design southern end). This means that the route is relatively place on Northfield Terrace, frontages of which actually principles suggested below are derived from site visits lightly trafficked, with low vehicular speeds. However, address the footpath, rather than Northfield Terrace and a site analysis and should be considered in the there is no crossing between the site and Bennington itself. consideration of new development uses and layout. Street, which makes the route inadequate and a less direct alternative preferable. On Portland Street, there is no crossing at the end of Latham North Place where it meets Clarence Street. However, North Place: Staggered controlled crossings are Portland Street contains a cycle lane which runs Latham propose redevelopment of the eastern of the available over the ring road at the North Place junction. southbound. two surface car parks on the site (located between These offer a satisfactorily safe pedestrian route. North Street and Portland Street). They propose However, the route is currently unattractive, as this Linkages between the site and the cycle network are frontages onto both roads, along with frontages via is a large junction, the stagger increases crossing currently poor. Whilst the signed route to the north development to the eastern edge of the western car times and the crossing is characterised by pedestrian west is close by, there is no direct link to this route. park, which is currently bounded by a high wall. Latham barriers. In addition, this portion of the ring road Linkages to the north, are also poor as the main arterial proposes the removal of general traffic from Portland currently suffers from heavy traffic. A435 road is extremely busy, although opportunities Street, with two way traffic retained on North Street, exist for cyclists to travel via quietly trafficked streets, allowing a wide footway along the western side of Portland Street: The Portland Street junction with the such as West Drive and Pittville Lawn. However, there Portland Street. Some aspects of this proposal may ring road also benefits from a pedestrian crossing to appears to be a lack of continuity in these routes, which have clear merits, although it is considered that both the west of the junction. This involves a reasonable are dissected in places by busier routes. In addition, car park sites should be considered together in order quality uncontrolled crossing over the left turn filter lane there are no controlled crossings to aid progress over to guarantee a coherent redevelopment of this key from the ring road to Portland Street, followed by a these routes (Clarence Street for example). gateway. controlled link over the main carriageway. Similarly, linkages to the south are poor due to the Brewery Link: The Brewery Link provides a useful route severance of the ring road. There is no crossing to Vehicular Access towards the western part of the High Street and to Bennington Street and even the North Place crossings employment/commercial development in the vicinity of over the ring road are problematic for cyclists due to Vehicular access will need to be reviewed on a the St James’ Square site. It is possible to walk along the staggered central reserve which has a pedestrian strategic basis, in relation to wider traffic circulation the pavement of the northern stretch of the ring road to barrier. throughout the town centre. The close proximity to the a controlled crossing lying just before Monsoon Walk, town centre means that vehicular access to the site before crossing and taking the Brewery Path. Parking should be minimal, although disabled, service and delivery access will need to be considered. Pedestrian routes to the north are also inadequate. The site is currently used as two surface car parks. The junction at the northern end of Portland Street is North Place car park has a capacity of 484 spaces Portland Street, along with St. Margaret’s Road, are particularly badly designed, with a kerbed reservation and the Portland Street Car Park of 329 spaces. This likely to remain as the key vehicular access points. between the main carriageway for northbound traffic equates to a total capacity of the two sites of 813 and the southbound bus lane lying between the spaces. Whilst these sites are relatively conveniently Public Transport Access existing tactile paving strips, which would otherwise located for traffic arriving from the north to park, it is still be poorly aligned in their own right. There are no considered that the proliferation and concentration Improvements to public transport and how they would controlled crossings at this location. of car parks to the north of the town centre could be benefit the site should be considered in more detail. adding to existing problems on this section of the ring road. The issue of whether and how many of these spaces could be retained within a new development requires consideration as part of an overall parking strategy for the town centre.
draft baseline report july 2006 101 cheltenham urban design framework
Pedestrian and Cyclist Access Building Orientation If the site becomes publicly used, there will be a requirement for visitors to be able to clearly understand Pedestrian and cyclist crossings and route All building elevations need to address the public how to get there from the town centre. It will also be improvements will be necessary in association with realm, with active frontages such as entrances and important that the site makes visual connections with development of the site, particularly on Portland Street windows facing streets, footpaths / cycle paths other visitor attractions in the town, such as through and St. Margaret’s Road. and public open space. The site is large enough to to Pitville Park to the north. The use of the site as incorporate its own internal network of streets and a landmark, in enabling understanding and ease of There is also an opportunity to create a development spaces and this will become apparent once the use is orientation is therefore of more value than the creation which positively encourages cycling to and from the established and detailed design work commences. It is of an iconic building that serves no purpose. site and contains measures which make it easier essential that existing properties are addressed within to travel by bike and are safe and secure once on a new street pattern. Views site. Depending on the use of the site, there may be opportunities to link into safe cycle routes to schools Opportunities exist to incorporate the Northfield Long views exist through the site in a north easterly and other community facilities and into the wider cycle Passage properties into an enhanced street or to front direction towards the Cotswold hills. Retention of network of the town. It is clear that improvements a new, widened public realm. these views, if only in part would be of value to wider would be required in order to integrate the site into the tourism of the town, as an impression is given that the existing cycle network, particularly to overcome the The rear of St. Margaret’s Terrace will need to be countryside is not far away and this could encourage severance of the ring road and to facilitate links to the carefully considered so that the historic terrace is fully tourists to explore the area further. north and west. Another consideration should be to integrated with any new development and there is clear provide a link between the site and the National Cycle definition between public and private space. Amenity of surrounding uses / areas Network via St Paul’s Road, although indirectly. There is an opportunity to create a new, distinctive There are many residential areas in the immediate Options for pedestrian and cycle access to the north building line on Portland Street; one that complements area surrounding the site, whose amenity should be west of the site should be explored (e.g. via Northfield the existing buildings and uses on the eastern side of considered in new development proposals. This will Passage, which cannot currently be accessed from the road. New buildings should be orientated so that be of particular importance if the site becomes publicly the car park). Opportunities also exist to improve the they face Portland Street, creating a well defined street used: amenity of the Northfield Terrace residents and to make and safe and secure public realm. Noise - activity after hours, servicing, entrances new connections into and through the site from the to parking areas etc should be minimised in close northern boundary. Consideration of the orientation of new buildings proximity to sensitive properties, particularly near to adjacent to Clarence Court in the north eastern corner Northfield Terrace and Dowty House; Parking of the site should be given, to ensure that the both Privacy – new development should minimise large public and private realms are well defined and that windows at upper floor levels that overlook existing The proximity of the town centre allows for reduced amenity is not compromised. properties. A minimum distance between any new parking on this site. However, consideration should development and frontages should be maintained. This still be given to disabled parking, pick up and drop off Landmarks will be particularly important if the Northfield Passage areas, servicing and delivery, particularly if the site was opened up as a street and along the western side becomes publicly used. Underground parking could be Many of the Grade II Listed buildings are considered of Portland Street; investigated further, although consideration of proximity to be landmark buildings; Holy Trinity Church, St. Day Light and Sun Light – new development should to Listed Buildings should be given. Margaret’s Terrace and Chapel Spa, in particular. The not obscure or overshadow existing properties, such as setting of these buildings should be considered so the front and rear windows of properties in Northfield Building Heights that they continue as important landmarks in this area. Passage and Northfield Terrace and the rear windows While the new buildings should be of a high quality of St. Margaret’s Terrace. The site provides an opportunity for buildings of up to design and finish, it should be noted that landmarks 5 or 6 storeys in height. However, storey height should need only be created if they add value to the use and be reduced, as appropriate, on the peripheries of the understanding of an area. site, where sensitivity to the setting of historic buildings and to the amenity of lower rise buildings should be considered.
102 6. sites cheltenham urban design framework
Thresholds / Boundaries
If the site becomes publicly used, thresholds and boundaries should be very clearly defined. If development maintains north / south pedestrian and cyclist linkages or creates new west / east linkages, then there needs to be very clear definition between public and private realm. The most crucial areas will be along Northfield Passage and at the rear of St. Margaret’s Terrace as these two areas will become vulnerable once development is operational. The western boundary, close to Dowty House should also be considered to ensure that maximum safety for residents is provided.
Landscape
At present, the site is very bare of significant vegetation, except for a few semi-mature trees on the periphery. There is an opportunity to increase greenery on the site and to make green linkages between existing and new pedestrian and cycle routes. In particular, the close proximity of Pittville Park to this site provides an opportunity for a green boulevard to be created along Portland Road which visually connects the park to the town centre, via the site. Landscaping will be proposed as appropriate when a use is finalised, although particular consideration should be given to the setting of Listed buildings and amenity of nearby properties. The site is large enough to include a new square or public open space which can accommodate hard and soft landscaping where appropriate.
Extension of Site Boundaries
In order to create the highest quality and fully comprehensive development, it is considered that the site boundary could be increased to incorporate the southern end of North Place and the area in use as a private car park, at the rear of St. Margaret’s Terrace. In addition, the car park and area at the side of Chapel Spa should be included in the site. This corner of the site will eventually become an important gateway into the site and it will be essential that visitors can orientate themselves to the site from the town centre and beyond, to Pitville Park.
draft baseline report july 2006 103 Drawing 10: Land in Public Ownership cheltenham urban design framework N 10m 100m
key development opportunity
other key Cheltenham County Council properties Gloucestershire Borough Council property 1 1. Chelt Walk 2. Art Gallery, Museum and Library 3. Royal Well 4. North Place & Portland Street 12 5. St. James Street 6. Town Hall & Imperial Gardens 7. Montpellier Gardens 8. St. George’s Road 9. Rodney Road 10. Bath Road 11. Play House Theatre 12. Grosvenor Terrace 13. Sherborne Place 10 14. High Street 4 15. Bowling Green
11
14 2 1
1
8
104 6. sites cheltenham urban design framework St. James’ Site Analysis
Northern part of site to generate sense of arrival through landmark design.
Linkages that are not currently obvious should be considered to improve accessibility into town centre.
View out to St George’s Church spire.
Thresholds between new and existing buildings should be addressed to ensure N minimum loss of amenity, daylight, etc. JESSOP AVENUE 10m 50m
land in public ownership
surrounding buildings
significant tree change 5 in level 2 landmark
3 important threshold
green space
vehicular access
Retain important pedestrian and cyclist pedestrian/cyclist access connections with the Honeybourne Line to the station. potential linkages ST GEORGE’S ROAD
view in/out
2 rear elevation
2 side elevation
front elevation
ROYAL PL ST GEORGE’S ROAD 3 building height (storeys) ACE View west from St George’s Place possible extent of site towards site.
Enhancement of the Amenity of public realm – nearby 2 improving hard and storey soft landscaped area, Retain pedestrian and cyclist residential ensuring clear routes connecting surrounding should be connections with the area and town centre. considered Honeybourne Line even and the town centre. though water forms a barrier between dwellings and site.
draft baseline report july 2006 105 cheltenham urban design framework St. James’ Photographic Analysis
1 View northwards from the southern site boundary
• Photograph shows public realm landscaping and foot path/cycle path connections in foreground (to be retained and enhanced).
• Proposals for site will need to address threshold between building and existing public realm in this area.
• Long view northwards to church spire to be considered.
JESSOP AVENUE
2
1 ST GEORGE’S PLACE
2 View eastwards from existing office building View southwards from St James’ Square/ to west of site Jessop Avenue junction
• Proposals for site will need to address threshold ROYAL PLACE • Northern part of site will need to address ST GEORGE’S ROAD along western boundary and treatment of potential for landmark adjacent users. • Employment use at corner of St James’ Square • Northern part of site will need to address change will need to be addressed as frontage is along its in topography. southern elevation (overlooking the site)
106 6. sites cheltenham urban design framework Royal Well Site Analysis
Entire eastern boundary of site consists of rear of Municipal Offices. Proposals need to address threshold and building height (4 storeys). Careful consideration of frontages, rears and servicing.
Strong Regency Terrace
Long view through site to south of Cheltenham Ladies College – Pedestrian and distinctive elevation of landmark building. cyclist linkages at site’s northern end are good and should be retained. N
10m 50m Proposal needs to land in public ownership consider vehicular ROYAL WELL ROAD circulation within the wider town residential dwellings centre context. significant tree
3 landmark important threshold 5 green space
vehicular access
pedestrian/cyclist access Western boundary needs to address strong Regency Crescent. potential linkages
view in/out ROYAL CRESCENT rear elevation
3 side elevation Value of landscaped area that serves no distinct purpose, is poor quality and is subject front elevation to strong desire lines, needs to be considered. 2 3 building height (storeys) 3 3 possible extent of site
Linkages Landmark that are not Corner – currently distinctive obvious for should be orientation considered from to improve southern Mature trees need to be addressed and accessibility, end of site. preferably retained as part of proposals for particularly Value area. to the west should be and to the considered. station. draft baseline report july 2006 107 cheltenham urban design framework Royal Well Photographic Analysis
1 View eastwards towards the rear of the View westwards towards Royal Crescent Municipal Offices • Royal Crescent currently creates a barrier • View clearly shows that existing bus station is between the site and the town/station to the under-used and bus station buildings are poor west. quality.
ROYAL WELL ROAD • Underused landscaped central area, with distinct • Strong sense of enclosure to the whole space, desire lines running through it (north-south). due to the 3 and 4 storey buildings encircling. • Mature trees are distinctive on the site.
• Poor pedestrian/cyclist environment.
2 1 2) View eastwards towards the rear of the 4) View northwards from Cheltenham Ladies Municipal Offices ROYAL CRESCENT College towards southern site boundary
• Rear elevation fronting the space provides a poor • Office buildings at site’s south eastern corner quality pedestrian and cyclist environment. do not address the site, providing poor 4 pedestrian and cyclist environment along Royal • Royal Well Road is dominated by on-street Well Road. parking and fast, one-way traffic. • Surface car park surrounded by fence at site’s • Rear elevation currently creates a barrier southern end does not enclose site nor provide between the site and the town centre. any sense of place or arrival.
108 6. sites North Place Site Analysis cheltenham urban design framework
Northfield passage is a pedestrian route with a mix of frontages and rear gardens. Proposals will need to consider this Potential for better pedestrian boundary and and cyclist linkages to Pittville Thresholds between Dowty House and the site needs to be Park to the north. threshold. Consider views addressed to respect residential amenity. out to the Cotswolds.
NORTHFIELD TERRACE 2 N 2 3 10m 50m
Proposals to 3 land in public ownership address vehicular, pedestrian & cyclist residential dwellings circulation within the wider town MONSON AVENUE centre context, plus significant tree potential 3 connections to the landmark town centre. 3 CE important threshold
pedestrian crossing point NORTH PLA 3 vehicular access
pedestrian/cyclist access Development to address key Regency and Church frontage along Portland Street. potential linkages ST MARGARET’S ROAD PORTLAND ROAD 4 view in/out Proposals need to consider St rear elevation Margaret’s Road and traffic flow, particularly crossing points and linkages with the 1 side elevation town centre. 3 front elevation 3 3 building height (storeys)
possible extent of site
St Margaret’s Terrace (Grade II* listed) and adjacent buildings to east currently back onto site. St Margaret’s Terrace is Currently used for one of the only terraces residential parking. in Cheltenham whose rear has formal symmetry. Little of the original rear gardens survive. Thresholds between proposals and residential amenity will The mix of building heights, styles and densities surrounding the site should be considered. need to be addressed. draft baseline report july 2006 109 cheltenham urban design framework North Place Photographic Analysis
1 View south-eastwards across site 2 View south-westwards across western part of site • Northfield Passage, with mix of frontages and
rear elevations needs to be addressed NORTHFIELD TERRACE • Wall separating site, along North Place • Long views to Cotswolds • Note St Margaret’s Terrace (rear elevation) • Thresholds between site and residential amenity 1 dominates site’s southern boundary • Mix of building heights • New leisure complex is visually intrusive 2
MONSON AVENUE
NORTH PLACE
ST MARGARET’S ROAD PORTLAND ROAD
4 View westwards across site from Holy Trinity Church 4 View northwards from Chapel Spa
• One way traffic travelling north in foreground – • Dominance of church tower along eastern needs to be considered as part of wider traffic boundary flows • Little trees or vegetation on site • Regency buildings on southern boundary (rear • Mix of heights and styles of buildings on site elevation) need to be addressed periphery
110 6. sites cheltenham urban design framework
7. Conclusion
7.1 Introduction
A significant amount of work has already been The tasks and analysis undertaken during this stage Civic Pride proposals should aim to harness growth undertaken as part of the Civic Pride project, not the have been essential for the team to develop a shared in key employment sectors, particularly tourism and least of which is the Latham Studies. Subsequent to view and appreciation of the cross-disciplinary issues retail; the public sector and financial and business the Latham work the council has undertaken a range and opportunities within the study area, as well as services. Public realm and transport initiatives, of initiatives and continues to pursue numerous to develop a common vision for the way forward as well as development proposals for individual projects which are fundamental to progressing Civic in future stages. Much of the analysis undertaken sites should focus on enhancing the potential of Pride. by individual workstreams has been focussed on Cheltenham as a tourism and retail destination, and developing a set of conclusions/ implications for on boosting the growth of public sector employment. The purpose of this baseline stage has been to: forthcoming phases. Broad agreement to these Maintaining good regional and sub-regional access review and update the preceding studies; conclusions from the Civic Pride officers’ steering (particularly by public transport, but also by car) as understand and integrate recent council initiatives; group is required before proceeding on to Phase 2. well as reducing congestion in the town centre is a assess existing data, identifying gaps in the available central requirement. Public realm and urban design information; 7.2 Cheltenham’s Economy initiatives which reinforce Cheltenham’s unique fill the baseline data/ knowledge gaps through further sense of place brought to bear by its heritage, analysis; and Despite the relative prosperity and affluence which architecture, green spaces, cultural and retail develop a solid rationale for intervention in future characterises the town, pockets of deprivation offer, will be critical to harnessing economic and phases. persist, particularly in St Paul’s which abuts the employment growth. north western boundary of the study area. While While the Latham work provides an inspiring point the Civic Pride area is focussed on the town centre, In respect of development opportunities which of departure for the Civic Pride project, the success intervention in the northern part of the study area will support employment in key growth sectors, the of the initiative is dependent on several key factors, potentially to impact the environment of St Paul’s. possibility of the relocation of Council offices from including: Public realm, urban design and transport initiatives, the Promenade to new purpose built premises transport and traffic feasibility as well as development proposals should aim to (possibly on the North Place site), presents an integration with economic objectives improve the environment of the St Paul’s area and opportunity to interface with Gloucester Country a clear planning strategy and programme which is provide better integration between this area and the Council’s review and rationalisation of office compliant with current legislation and guidance town centre, thereby ensuring that this community accommodation.. Preliminary consultation indicated a robust and financially feasible delivery and is able to benefit from future investment in the Civic that there may be a coincidental interest between the implementation framework Pride area. Country and the Borough. This is to be explored in future phases. Similarly, if the Council offices were to The baseline work has taken the Latham studies a be available for redevelopment, economic appraisal step further by beginning to address transport and and demand analysis indicates that a new hotel may traffic issues, considering Cheltenham’s economic be appropriate in this location. position and potential; setting out a clear, compliant strategy by which project proposals can achieve statutory status; and developing the groundwork for financially feasible and implementable projects within the Civic Pride study area.
7. conclusion 111 cheltenham urban design framework
The reinforcement of the town’s unique retail offer, Cheltenham’s buoyant housing market has associated 7.3 Transport Implications including independent, specialist and high end affordability disbenefits. The development of publicly fashion retail alongside its standard high street offer is owned sites within the town centre offer a unique The implementation of the Latham Study proposals considered key to future growth, and to maintaining and opportunity for the provision of affordable housing, is largely dependent on the removal of traffic from the enhancing Cheltenham’s position in the retail hierarchy potentially in excess of the Council’s 40% target, inner ring road, the closure of the town centre to non- in the face of competition from other retail centres provided this is feasible in terms of the required returns essential traffic and the relocation of the bus station such as Gloucester and Bristol. Retail development to be generated by development. at Royal Well. Capacity and feasibility assessments opportunities include the Beechwood shopping centre in relation to the above, as well as consultation with and Royal Crescent, as well as improved integration key stakeholders will be a priority for the development of the specialist shopping areas of Montpellier and the of alternative routes as part of the transport strategy Suffolks with the town centre. proposals. The review of public transport provision, the rationalisation of bus routes and interchange Tourism makes a significant contribution to the town’s opportunities will be an essential component of the economy, and future public realm improvements and transport strategy, with an emphasis on improving the signage should include consideration of improving level and quality of service, and increasing patronage. the visitors’ experience of the town. The night time economy makes a significant contribution to Increasing congestion and safety issues on St Cheltenham’s economy, and has close links with Margaret’s Road are a key concern. Congestion on this the tourism economy. Management of the night time route will potentially be intensified with the removal economy is required to ensure that amenity and safety of traffic from the inner ring road, impacting on the of residents is not compromised. The development severance of St Paul’s and future development of of managed evening entertainment zones should be the North Place/ Portland Road site. A “quick wins” considered as part of the urban design strategy. programme which is aimed at addressing traffic issues on this section of the ring road is proposed as a priority The skills gap within employment growth sectors, for the early part of Phase 2. including tourism and hospitality, customer care and marketing is being addressed in part through the Sector Cycling provision in the town centre has been identified Skills Council. It is considered that a programme aimed as a key issue. In conjunction with the development at establishing Cheltenham as a centre of excellence of the public realm strategy, future phases will for service could complement and reinforce growth examine the potential for the provision of direct cycle potential in the retail and tourism sectors. At the same routes through the town centre, avoiding areas of time the utilisation of skills and knowledge of foreign pedestrian priority, along with improved cycle parking workers could benefit the local economy, particularly facilities. Cycling occupies a high level of modal share in sectors where skilled workers are required. Recent and further increases could contribute to relieving research has shown that for many skilled migrants congestion. integration is slow as they tend to accept low skill jobs, working long hours with the result that they are slow to Improved pedestrian circulation and linkages within the achieve proficiency in English and hence to contribute heart of the town centre, as well as with Montpellier, their skills and experience to the local economy. A the Suffolks, and St Paul’s is a priority. The analysis targeted programme aimed at addressing this issue indicates the main areas of pedestrian/ vehicular and integrating skilled foreign workers may be of conflict as well as pedestrian desire lines and areas of benefit. inadequate/ non-existent crossing provision. These will be assessed against proposals for the removal of traffic from the inner ring road and public realm improvements in the forthcoming phases.
112 7. conclusion cheltenham urban design framework
Servicing of retail outlets and other businesses is in the 7.4 Urban Design Review A series of key nodes were identified, considering town centre is obviously key to their economic survival. pedestrian flows, street function, and pedestrian desire Key routes required for servicing include Albion ST, The character areas concept provides a useful starting lines. Building on the assessment of street scene Wellington St, and Rodney Road/ Regent St. The point for the urban design strategy, which will focus on quality, it is considered that the following nodes should accommodation of servicing for existing and proposed improving upon the strengths of individual character provide a focus for future public realm intervention, development, reducing conflicts with pedestrians areas and remedying particular deficiencies within based on baseline conditions: Boots Corner, High and cyclists will be a necessary consideration of the each in a co-ordinated manner. The consideration of Street East End and West End, Southern End of the transport strategy. Consultation with retailers and public realm interventions in the study area in terms of Promenade, Pitville Street/ Albion Street Junction. occupiers is likely to be required. the character area classifications will enable discreet areas of interest, as well as the distinct qualities A future public realm strategy should celebrate Taxi rank (and public transport) provision needs to and appeal of individual parts of the study area to Cheltenham’s history, reinvigorating the town’s be rationalised in response to changes of use on the enhanced, contributing to the overall heritage, identity, promenades, gardens, crescents and historic Royal Well site and the creation of zones for the night and charm of Cheltenham. Recommendation in architecture; building on its heritage as a market town; time economy. respect of character areas of Montpellier, Cheltenham recognsising the role of the River Chelt; emphasising Central and the Suffolks as set out in the Cheltenham’s its identity as a centre for culture and education; Given that vehicular approaches do not correspond to Conservation Area Guidance will be taken up as part of using design intervention as a vehicle for historic off street parking provision, improved signage of clear in the Urban Design and Public Realm Strategies. interpretation; and re-inventing urban design and and direct routes between approaches and parking architectural principles derived from Cheltenham’s areas is required, to reduce unnecessary traffic through However, recommendations developed by the Regency history into a design framework and design the centre. Other aspects will include the management Cheltenham Conservation Area Partnership (CUCAP) codes which address contemporary aspirations. of on-street parking, taking into account safety and the have relevance to St Paul’s High St West End and impacts of parking on the streetscape and the public Sandford which overlap and abut the study area. In A key principle to be applied in the urban design realm. keeping with the objective of ensuring the benefits of strategy is re-inventing and updating the promenading the Civic Pride initiative spill over into other areas and tradition through the establishment of clear walking communities, CUCAP recommendations (particularly in routes linking public spaces, gardens and key relation to St Paul’s) will form a key part of public realm destinations, and reinforcing these routes with tree strategy development. planting.
In respect of streets and street scene, poor quality The potential contribution of art to the public realm and street scene is generally synonymous with high levels to Cheltenham’s identity is to be a key consideration of of traffic and poor pedestrian environments, as is the urban design strategy. However, in order for public the case with much of the ring road. The quality of art to make an impact it will need to be championed Albion St, High St, East, Clarence St/ North Street, by all departments within the Council, and the St James Street, and Grosvenor Street, as well as the community dimension will need to be fully explored. northern end of the Promenade at Boots Corner is not Development of the 3 key sites within the Civic Pride considered to befit of a town of Cheltenham’s stature. area provide a unique opportunity for the strong and Focal areas for street scene improvements where creative integration of public art into the fabric of the street scene improvements will need to be addressed town, providing an example for developers to follow. as part of redevelopment proposals include Royal Well/ Further opportunities for public art are identified in the Crescent Place and St Geoerge’s Street as well as ST approach studies. Margaret’s Road and Portland Street.
draft baseline report july 2006 113 cheltenham urban design framework
Green spaces are a defining dimension of the public Any viability of any proposed public realm 7.5 Development sites realm in Cheltenham. There is a regular sequence intervention will need to be assessed in terms of of green spaces in a north-south direction between both capital and maintenance costs. The transfer The review of the development potential of sites Pitville Park to the north of the study area and Suffolk of Highways Agency responsibilities to the County in public ownership has confirmed that the 3 sites Square to the south, which is reinforced by groups and will create a clear distinction between management identified as having development potential in the brief avenues of trees along the Promenade. The east-west responsibilities for highways versus other elements are those that should be taken forward, based on their sequence of green space provision follows the line of of the public realm and is a key factor in considering size, potential contribution to the public realm and the River Chelt. As the Chelt passes beneath the town any long term management and maintenance. A approaches into Cheltenham, as well as aspirations for in culvert, opportunities for celebrating this juxtaposition co-ordinated approach with clear implications for the town. The more detailed preliminary site analysis are lost. Greenspaces are generally well used and well budgetary responsibility for public realm maintenance indicates a number of design opportunities and issues. liked, and there is a demand for additional provision for responsibilities between the County and the District will Other parts of the baseline study have contributed teenagers and young people. be key to the success of Civic Pride in Cheltenham to the preliminary assessment of the development potential of these sites. This is summarised below. The provision of additional green space should be a Public realm improvement proposals should be consideration of development proposals within the as considered in terms of the opportunities that substantial St James’s Square part of development proposals in the northern part of re-organisation and capital investment in the public the study area. Within the wider area, emphasis should realm will present for reducing maintenance costs. Preliminary indications are that this site may be be on enhancing existing green spaces, and improving Considering capital costs of intervention only, without appropriate for mixed use office development and/ or the linkages between them. due regard for the long terms maintenance and residential. Further detailed analysis will confirm levels replacement costs will serve to undermine the integrity of demand and the type of accommodation that might The analysis of pedestrian signage indicates of any proposed improvements over time and will be suited to this site. Co-ordination with the County’s that information overload, irrelevance, a lack of undermine the sustainability of public realm investment. proposals for the shopfitters’ site will be essential, and integration between signage systems, and inflexibility will potentially open up opportunities for public space undermines the contribution of current provision to creation and for links through to St George’s Place, and legibility. Furthermore, it is considered that the current beyond to Royal Well. finger posts tend to pastiche regency and that this undermines identity and the Cheltenham “brand”. Royal Well
A new approach is required which reflects The relocation of the bus depot and the re- Cheltenham’s enviable reputation as a locus for style orientation of ring road traffic are critical to enable the and contemporary design, and which is sufficiently redevelopment of this site. The possible relocation of flexible to accommodate change as well as the the council offices would enable the redevelopment requirements of disabled people. This should include of the existing building, potentially as an upmarket a new “Cheltenham script” which would be used in boutique hotel. A new building on the back of the all signage and printed material and which could council office building could address Royal Crescent contribute to the identity of the town. The overhaul and and the green area which fronts it. Market analysis replacement of signage should be focussed on simple suggest that retail and leisure uses may be appropriate and elegant signage at key nodes and routes in the in this location. Public space provision, including space town centre, and at gateways on the main approaches for outdoor seating, gathering and events, should be into the town. The design review of signage will be considered, including performance and café culture. implemented as part of the public realm proposals, such that co-ordinates suites of furniture, lighting, bins, North Place/ Portland Street bollards and signs can be considered as one piece. This is a potential site for a purpose built building to house Cheltenham and Gloucestershire Country Council offices. Public space provision and a pedestrian promenade route through this site should be considered, along with portential residential development.
114 7. conclusion cheltenham urban design framework
7.6 Indicators of Success
Future phases will be focussed upon developing a transport, urban design and public realm strategy, along with development options for the 3 sites. It is imperative that option development is consistent with aspirations and objectives for Cheltenham. Building on the economic objectives set out in section 2 of this report, a set of indicators have been developed in accordance with the brief. These will be used to monitor and measure the success of implementation of Civic Pride proposals. The proposed indicators range from high level to specific and are set out below, ranging from high level to specific.
• Deprivation levels (particularly in St Pauls) • Unemployment levels • Training provision and skills gaps (particularly in the retail and hospitality sectors) • Cheltenham’s position in the regional and national retail hierarchy • Growth and longevity of SMEs in Cheltenham • Unemployment levels • Number of businesses in the town centre • Revenue from festivals and events • Footfall in the town centre • Number of small independent specialist retailers in the Civic Pride area • Levels of inward investment in the Civic Pride Area • Retail and tourism revenue spend in the Civic Pride Area • Employment levels in the Civic Pride Area • Public realm maintenance costs • CBC revenues from redevelopment
draft baseline report july 2006 115
cheltenham urban design framework Industrial Site Grid Inset Map Industrial Site Grid Inset Map Industrial Site Grid Inset Map Industrial Site Grid Inset Map Site Name Reference Reference Number Site Name Reference Reference Number Site Name Reference Reference Number Site Name Reference Reference Number
125 Business Park 1 J9 1 Hempstead Tip 48 J9 1 Mercia Road 79 J8 1 South Cerney Ind Est 110 Q14 - Agri Research Centre 2 S3 - Highnam Business Park 49 H8 - Mercian Close 80 P13 2 Southbrook Road 111 K8 1 Advisory Freight Route Map edition 2005 April Alstone Trading Estate 3 M7 4 Hope Mills Business Centre 50 K12 7 Merrets Mills 81 J13 - Spinnaker Road 112 J9 1 Andoversford Industrial Estate 4 P8 - Horcott Industrial Estate 51 S13 - Meteor Park 82 K7 - Spring Mill Estate 113 K13 - Ashchurch Business Centre 5 L5 3 Inchbrook Trading Estate 52 J13 - Mitcheldean Enterprise Workshops 83 E8 - Stafford Mills Industrial Estate 114 K12 7 Ashville Trading Estate 6 J9 1 Innsworth Technology Park 53 K8 1 Monkmeadow Estate 84 J9 1 Staunton Trading Estate 115 H6 - Ashville Trading Estate 7 K7 - Isbourne Business Centre 54 P6 - Morelands Trading Estate 85 J9 1 Staverton Technology Park 116 L7 - Aston Down Ind Estate 8 L13 - Kemble Airfield 55 M14 - Mushet Park Industrial Estate 86 C10 6 Stonehouse Commercial Centre 117 H12 7 Avening Mill off B4014 9 K13 - Kings Walk Shopping Centre 56 J8 1 Nailsworth Mills Estate 87 K13 - Stroudwater Business Park 118 H12 7 Avocet/Daniels Industrial Estate 10 J12 7 Kingsditch Trading Estate 57 M7 4 New Mills Industrial Estate 88 G15 - Sudbrook Trading Estate 119 J9 1 N P Q RS T U V Bamfurlong Industrial Estate 11 L7 - Kingsmead Industrial Estate 58 M7 4 Newent Business Park 89 G7 - Sudmeadow Road 120 J9 1 Bank Yard Industrial Estate 12 G15 - Knightsbridge Business Centre 59 L6 - Northway Trading Estate 90 L5 3 Severnside Trading Estate 121 J8 1 Barnwood Fields 13 K8 1 Ladfield Quarry (Tip) 60 R7 - Northwick Business Centre 91 T4 - Tait’s Hill Ind Estate 122 G13 - to Stratford-upon-Avon W Bath Road Industrial Estate 14 J12 7 Ladygrove Business Park 61 E8 - Old Coalyard Farm 92 R9 - Tetbury Industrial Estate 123 L15 - and the Midlands A Battledown Trading Estate 15 M8 4 Lansdown Industrial Estate 62 M7 4 Oldends Lane 93 H12 7 Tewkesbury Business Park 124 L5 3 R Bilton Cargo Centre Haresfield 16 H11 - Leckhampton Industrial Estate 63 M8 4 Olympus Park Business Centre 94 J9 1 Tewkesbury Trading Estate 125 L5 3 1 A46(T) E W 1 Bonds Mill Stonehouse 17 H12 7 Liddington Industrial Estate 64 M8 4 Orchard Trading Estate 95 P5 - The Mall Eastgate 126 J8 1 I R Bourton Industrial Estate 18 T8 - Lightpill Trading Estate 65 K12 7 Phoenix Trading Estate 96 K12 7 The Pullman Centre 127 J8 1 to Worcester H I Brimscombe Port Business Centre 19 K12 7 Lister Petter Site 66 G13 - Phoenix Way 97 P13 2 The Steading Business Centre 128 J8 - A44 C Bristol Road North West Side 20 J9 1 London Road 67 N8 4 Postlip Mill 98 P6 - The Strenders 129 E8 - to Worcester S Middle Littleton Bristol Road South West Side 21 J9 1 Longhope Industrial Estate 68 F8 - Priory Industrial Estate 99 L15 - Tuffley Business Park 130 J9 1 R K Button Mill Industrial Estate 22 H12 7 Love Lane Industrial Estate 69 P13 2 Quedgeley Distribution Centre 100 J10 1 Tufthorn Industrial Estate 131 C11 6 Central Trading Estate 23 J9 1 Lower Tuffley Lane 70 J9 1 Quedgeley Distribution Centre 101 J10 1 Upper Mills Industrial Estate 132 J12 7 E A46(T) LC Honeybourne S Chalford Industrial Estate 24 L12 - Lydney Industrial Estate 71 D13 5 Quedgeley West Business Park 102 H10 1 Upper Rissington Industrial Park 133 T8 - H Chancel Close 25 K9 1 Madleaze Trading Estate 72 J9 1 Querns Business Centre 103 P13 2 Vantage Point Business Village 134 E8 - T Blackminster Charfield Road Ind Estate 26 G15 - Malvern View Business Centre 73 M6 - RAF Fairford 104 S13 - Walkmill Lane Industrial Estate 135 G15 - 2 2 Cheltenham Race Course 27 M7 4 Manor Park Industrial Estate 74 M7 4 Ryeford Sawmill Industrial Estate 105 J12 7 Ward Industrial Estate 136 D13 5 S Bretforton I City Business Centre 28 J9 1 Marina Business Park 75 D13 5 Salmon Springs Estate 106 K11 7 Waterwells Business Park 137 J10 1 Badsey R Cleeve Business Park 29 M6 - Market Trading Estate 76 J8 1 Sandford Park Trading Estate 107 M8 4 Weston Subedge Industrial Estate 138 R3 - E Evesham 3.4m Collets Drive 30 M8 - Mead Lane 77 D13 5 Sharpness Docks 108 E13 - Whimsey Industrial Estate 139 E9 - B4035 138 11’-4” E Cotswolds Business Village 31 U5 - Mead Road 78 M8 4 Smith Kline Beecham 109 C11 6 Willersley Industrial Estate 140 R3 - C Croft Street Industrial Estate 32 M8 4 Draycott 33 T4 - R Draycott Business Park 34 G13 - D E F GH J K LM to Stratford-upon-Avon, Warwick and M40 Eastbrook Road Trading Estate 35 K9 1 to Hereford to Leominster to Worcester to Worcester to Worcester to Birmingham and Midlands A44 140 O B4632 B4035 2 Eastern Avenue Trading Estate 36 K9 1 3 to Hereford 3 Eastington Trading Estate 37 H12 7 Strensham Services B4035 Forest Vale Corinium Business Park 38 E10 - A438 A449 W Fosse Cross Industrial Estate 39 Q11 - 8 to Worcester and Midlands Chipping Frampton Industrial Estate 40 G11 - Francis Wood Trading Estate 41 J9 1 Ledbury Campden Fromeside Industrial Estate 42 K12 7 A4172 1 A46(T) A429 Glevum Works 43 K9 1 Gloucestershire Airport 44 L8 - M5 Broadway A438 91 Gloucester Business Park 45 K9 1 See enlargement 3 Griffin Mills Industrial Estate 46 K12 7 4 A449 A38 7.5T 4 m.g.w. overleaf for details A44 33 Hampton Road Industrial Estate 47 L14 - A417 in this area. B4632 Preston Cross B4479 M50 17T 3m Ashchurch m.g.w. 9’-6” 124 5 90 125 Teddington Roundabout 95 2 A438 Aston 9 Cross Moreton-in-Marsh Tewkesbury B4077 Toddington 5 E B4215 Roundabout 31 5 R 7.5T I Y m.g.w. A44 A449 Dymock to Chipping Norton
H A417 R A435 n A424
115 r 54 S U e S v M5 A429 e A38 Staunton/Corse S Winchcombe r D Map Route Freight B e D iv S R Cleeve Hill B4632 L
6 R M50 73 North 6 E O 5.5m 59 Bishop’s 18’-0”
O K Coombe Hill W Cleeve 98 Stow-on- A436 Newent S Advisory F 3 W 29 T the-Wold 4 B4221 Cleeve Hill E Gorsley 89 E 10 57 South O Hartpury A4019 60 T A38 74 See enlargement 4 4.5m overleaf for details C A49(T) 14’-8” R T 27 in this area.
to Hereford B4215 7 S 58 7 E Ross-on- 116 30 Prestbury Wye E A417 82 44 Highleadon 11 H A40 R F N 7 B4063 62 107 Cheltenham Lea 128 O O A A40 18 E Churchdown 15 F Maisemore 11 3 A436
67 to Oxford D Highnam 49 78 Bourton-on- 8 61 4.9m A40 8 134 Huntley 16’-4” 32 Ri 68 4.8m the-Water A40(T) ver A417 16’-0” W Mitcheldean 83 64 4 A424 y Longhope A40 133 e 129 A436 Birdwood A46 63 A435 A429 A4136 A Plump 11 O Hill Seven Springs A40
Lydbrook Brimps to Burford X Hill Brockworth A417(T) 9 Nailbridge Due to open Air Balloon 9 Spring 2007 F A40(T) 4.3m 139 14’-3” A48 Gloucester Crickley Northleach M5 Hill 92 O Worrall Hill 38 A4151 Coopers Gloucestershire Advisory Freight Route Map Hill to Burford and Oxford Edge End Westbury- Quedgeley B4234 Cinderford A38 A46 R This map indicates the best available routes for heavy goods vehicles travelling in Staunton on-Severn A40 4.4m B4028 B4226 14’-6” Gloucestershire. The map illustrates the locations of industrial and trading estates as well as A4136 See enlargement 1 A435 Monmouth D 10 Mile End overleaf for details 10 lorry lay-bys and roadside facilities. The routes chosen as designated lorry routes have been Ruspidge Newnham in this area. B4228 12 S agreed by the County Council. By encouraging drivers to use the routes indicated, lorry S Coleford 86 N 4.3m A429 14’-3” A4173 D operators are assisting in avoiding environmentally sensitive areas and conflicts with local E to South Wales 109 A L H A38 residents. E 16 39 131 D Painswick O R Milkwall 40 Whitminster Horsepools B4234 W I 11 See enlargement 6 Hill S 11 Know your vehicle height, weight and width I overleaf for details Parkend A417(T) in this area. T R F Blakeney A46 The map shows bridges on the lorry route network where the safe clearance is restricted 13 4.8m O O 118 15’-9” H 106 Bisley B4231 E e Whitecroft 93 C partially or wholly below 16’3” (4.95 metres). It also shows bridges and roads with weight y W Stonehouse Stroud restrictions. S r e Bream to Burford v 37 i T A48 R 17 Please note there are signed height and weight restrictions which are not shown on this map. S M5 117 42 12 H 22 114 Cowcombe Hill 12 These are on other, non-lorry route roads. A38 132 105 E Lydney 10 65 24 See enlargement 5 46 96 If your height is greater than 16’3”(4.95 metres) and if you cannot lower your load you must T 108 See enlargement 7 overleaf Cirencester R overleaf for details 14 check out your route with the relevant highway authorities. in this area. for details in this area. 50 97 Sharpness Cam & A419 U O 77 71 Fairford A361 Contact: Alvington LC Dursley 19 S 81 103 See enlargement 2 F 136 75 34 Minchinhampton 8 overleaf for details A417 Amey Mouchel on behalf of Highways Agency (Motorways and trunk roads) O B4066 T 52 87 in this area. 13 Cam S 80 Lechlade 13 R Nailsworth 113 69 51 Tel: (0121) 7881369 Fax: 08702 405954 Woolaston B4066 O D 3.9m 13’-0” M Berkeley 104 Gloucestershire County Council (all other roads in Gloucestershire) 122 66 U L D 9 O A419(T) to Faringdon A48 Dursley Kemble Tel: (01452) 425555 Fax: (01452) 426927
N 3.9m M5 A4135 W 13’-0” Whiteway Email: [email protected] Nailsworth S 110 rn A433 ve Hill 55 B4696 O e T For abnormally wide loads (of equal to or greater than 13’6”/4.1 metres for non-motorway use 14 S A4135 14 r B4509 O e and 15’1”/4.6 metres for motorways), please contact Gloucestershire Constabulary. iv R Michael Wood C A361
M Services Tel: 0845 0901234 Fax: (01452) 754127 allowing at least two clear working days notice. A38 12 A4135 47 88 Rushmire Hill 123 N Traffic reports 14 Wotton-under-Edge 99 to M4 and Swindon Chepstow Tetbury to Swindon O B4509 B4508 26 A429 to Swindon For Countywide traffic reports please tune into: BBC Radio Gloucestershire on 104.7FM and 15 G Lorry Park D 15 17.5T Swindon L 135 m.g.w. 1413AM or Severn Sound on 102.4FM 1 M5 A46 Jnct A419/A420 N O Kingswood B4014 E I U S O W I L T S H I R to South Wales C M48 E U T W Any Comments 2 S H A433 S T 0 2 4 6 miles If you would like to make comments about his map please contact: E to Bristol and South West R 0 2 4 6 8 10 kilometres 16 S H 16 The Freight Quality Partnership, Transport Planning, Gloucestershire County Council, I Malmesbury Shire Hall, Bearland, Gloucester GL1 2TH Tel: (01452) 426406 R E This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the
to South Wales Scale 1:135,000 to M4/M5 and M32 Bristol to Bristol to South West. M4 and M32 Bristol to M4 and Bath to M4 and Chippenham Controller of Her Majesty‘s Stationery Office © Crown copyright. Email: [email protected] Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. AB C D E F GH J K L MN P Q RS T U Gloucestershire County Council, LAO76627. 2005. Produced by 18.4.05 www.fwt.co.uk Developed and designed by the Gloucestershire Freight Quality Partnership
Motorway and junction / restricted junction Access routes only Steep incline and direction TOP>BOTTOM Lorry park Produced and funded by Gloucestershire County Council Routes d’accès seulement Pente et sens de la montée SOMMET>AU BAS Industrial/Trading Estate Autoroute et échangeur / échangeur partiel TOP BOTTOM Parking poids lourds M5 7 1 Autobahn und Autobahndreieck / eingeschränktes Autobahndreieck Nur zufahrtsstraßen Starkes Gefälle und Richtungsänderung OBEN> UNTEN 11 Zone industrielle / commerciale Lastwagenpark Autopista y cruce / cruce restringido Carretera de acceso Inclinaciones y dirección empinadas SUPERIOR>INFERIOR Industrie-/Gewerbegebiet Aparcamiento para camiones Parque industrial / comercial
Roads for long distance journeys Proposed new road Maximum Gross Weight limit / Maximum Axle limit Motorway services (parking, fuel, telephone and public convenience) Rail Freight interchange Routes pour les voyages de long-distance Nouvelle route proposée Limite de charge brute / La limite maximum d'Axe Aire de services d’autoroute (parking, essence, téléphone et toilettes) A38(T) A40 17T 13T Échangeur fret ferroviaire Straßen für lange Entfernungsreisen Vorgeschlagene neue Straße m.g.w. axle Zulässiges Gesamtgewicht / Maximale Achse Grenze Autobahn-Raststätten (Parkplatz, Tankstelle, Telefon und öffentliche Toiletten) Bahnfracht-Station Carreteras para trayectos largos Camino nuevo propuesto Límite máximo de peso bruto / Límite máximo de Eje Servicios de autopista (aparcamiento, combustible, teléfonos y servicios públicos) Trasbordo de transporte por ferrocarril
Roads for local journeys Low bridge (maximum headroom) Width limit Parking with full facilities (parking, fuel, telephone and public convenience) Level Crossing Routes pour les voyages locaux Pont de faible hauteur (limite de hauteur) Limite de largeur Parking pleinement aménagé (parking, essence, téléphone et toilettes) Passage à niveau A438 3m Straßen für örtliche Reisen 4.4m Niedrige Brücke (maximale Durchfahrtshöhe) Beschränkung der Fahrzeugbreite Parkplatz mit umfangreichen Einrichtungen (Parken, Tanken, Telefonieren und öffentlichen Toiletten) 9’-6” Niveauübergang Carreteras para trayectos locales 14’-6” Puente bajo (altura libre máxima) Límite de anchura Aparcamiento con servicios (aparcamiento, combustible, teléfono y servicios públicos LC Travesia Liana Gloucestershire County Council and the Freight Quality Partnership has produced this map in order to assist lorry drivers in Gloucestershire. Whilst every Restrictive road widths and corners Port Parking with no facilities Roads for access and diversionary use only Railway track and station care has been taken to ensure all information is correct, Gloucestershire County Council can accept no liability for the inaccuracy of information. The Routes seulement pour l’accès et l’usage de diversion Largeurs restrictives de route et coince Port Parking avec aucunes facilités Voie ferrée et gare A438 Straßen nur für Zugang und umleitung Gebrauch Beschränkende Straßenbreiten und Ecken Hafen Parken mit keinen Einrichtungen Eisenbahnschienen und Bahnhof County Council would be grateful to be informed of any inaccuracies which do occur so these can be rectified in future editions. Carreteras de acceso y el uso de diversión sólo Carreteras con anchuras restrictivas y curvas Puerto Aparcamiento sin servicios Vía y estación de ferrocarril
Produced byF18.4.05 www.fwt.co.uk appendix a 117 cheltenham urban design framework Proximity to Bus Routes - 30 min Frequency or Less
This plan shows the extent of the households within Cheltenham ¯ that are within 100m, 200m, 300m and 400m of a bus route with ¯ a frequency of 30 minutes or less. The number of households within the zones is calculated from property details held by Ordnance Survey and should be taken as indicative only.
Bus routes used to calculate this data include the main town centre services, as well as those between Cheltenham and Gloucester.
Those with frequencies of 30 minutes or less are: (Services 10, 27, 41, 46, 511, 94, 97/98, A, B, C, D, E, F, G, H, N, U, X94)
Total number of properties within the Cheltenham bourndary = 51,311
Key Bus Routes 100m 30mins or less Bus Routes 200m 30mins or less Total properties = 51,311 Total properties = 51,311 No. within 100m = 24,880 (48%) No. within 200m = 38,795 (76%) Bus Routes 300m 30mins or less ¯ ¯ Bus Routes 400m 30mins or less
Notes Information correct at time of issue.
Proximity to Bus Routes (30min Freq or Less)
Date of Issue: 29 Jan 2006
Author: KAH Scale: NTS
This map is reproduced from Ordnance Survey material with the Total properties = 51,311 Total properties = 51,311 permission of Ornance Survey on behalf of the Controller of Her No. within 300m = 44,700 (87%) No. within 400m = 47,563 (93%) Majesty's Stationery Office. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Cheltenham Borough Council 100024384 (2005)
118 appendix b cheltenham urban design framework Proximity to Bus Routes - 15 min Frequency or Less
This plan shows the extent of the households within Cheltenham ¯ that are within 100m, 200m, 300m and 400m of a bus route with ¯ a frequency of 15 minutes or less. The number of households within the zones is calculated from property details held by Ordnance Survey and should be taken as indicative only.
Bus routes used to calculate this data include the main town centre services, as well as those between Cheltenham and Gloucester.
Those with frequencies of 15 minutes or less are: (Services 511, 94, A, B, C, D, E)
Total number of properties within the Cheltenham bourndary = 51,311
Key Bus Routes 100m 15mins or less
Bus Routes 200m 15mins or less Total properties = 51,311 Total properties = 51,311 No. within 100m = 13,166 (26%) No. within 200m = 22,646 (44%) Bus Routes 300m 15mins or less Bus Routes 400m 15mins or less ¯ ¯
Notes Information correct at time of issue.
Proximity to Bus Routes (15min Freq or Less)
Date of Issue: 29 Jan 2006
Author: KAH Scale: NTS
This map is reproduced from Ordnance Survey material with the Total properties = 51,311 Total properties = 51,311 permission of Ornance Survey on behalf of the Controller of Her No. within 300m = 28,258 (55%) No. within 400m = 34,523 (67%) Majesty's Stationery Office. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Cheltenham Borough Council 100024384 (2005) appendix b i 119 cheltenham urban design framework Proximity to Bus Routes - All Services
This plan shows the extent of the households within Cheltenham ¯ ¯ that are within 100m, 200m, 300m and 400m of a bus route. The number of households within the zones is calculated from property details held by Ordnance Survey and should be taken as indicative only. Bus routes used to calculate this data include the main town centre services, as well as those between Cheltenham and Gloucester. (Services 10, 27, 41, 46, 51, 511, 94, 97/98, A, B, C, D, E, F, G, H, J, K, L, M, N, P, Q, U, W, X94, Y)
Total number of properties within the Cheltenham bourndary = 51,311
Key Properties within 100m of bus route
Properties within 200m of bus route Total properties = 51,311 Total properties = 51,311 No. within 100m = 33,429 (65%) No. within 200m = 47,221 (92%) Properties within 300m of bus route Properties within 400m of bus route ¯ ¯
Notes Information correct at time of issue.
Proximity to Bus Routes (All Services)
Date of Issue: 29 Jan 2006
Author: KAH Scale: NTS
Total properties = 51,311 This map is reproduced from Ordnance Survey material with the Total properties = 51,311 permission of Ornance Survey on behalf of the Controller of Her No. within 300m = 50,237 (98%) No. within 400m = 50,795 (99%) Majesty's Stationery Office. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Cheltenham Borough Council 100024384 (2005)
120 appendix c