Options Viability Study to support application to HLF Round 1
Friar Gate Bridge, Derby PREPARED BY LATHAMS
April 2018 2
12 St Mary’s Gate Derby DE1 3JR t: +44 (0)1332 365777
Knight and Whitehall House 4 Carlton Street Nottingham NG1 1NN t: +44 (0)115 828 0422
70 Cowcross Street London EC1M 6EJ t: +44 (0)207 4900672 e: [email protected] w: lathamarchitects.co.uk
Document History
Revision Code Prepared by: Checked by: Issue date:
1st Draft CT JB 29/03/2018
Draft for Stakeholders CT JB 23/04/2018
Ordnance Survey data © Crown Copyright. All rights reserved. Lathams licence number 100006736. 2018.
Friar Gate Bridge, Derby 3
Contents
1.0 INTRODUCTION 05 3.0 OPTIONS EVALUATION 1.1 Purpose of Document 05 3.1 Hierarchy of Options 27 1.2 Description of the Bridge 05 3.2 Option 1 - Minimal Intervention 27 1.3 Site Location 06 3.3 Option 2 - Medium Intervention 28 3.4 Option 3 - Significant Intervention 32 2.0 UNDERSTANDING 9 3.5 Cost Estimates 36 2.1 Friar Gate Conservation Area 9 3.6 Revenue Generating Opportunities 40 2.2 Significance of the Bridge 12 3.7 Cost/Viability Assessment 41 2.3 Andrew Handyside - Profile 16 3.8 Stakeholder Engagement 42 2.4 Structural Condition of the Bridge 18 46 2.5 Constraints 20 5.0 SUMMARY 2.6 Opportunities 22 49 2.7 Structural considerations to inform 24 Options Appraisal
Additional information to be read in conjunction with this Report: Friar Gate Railway Bridges - Conservation Proposals, (GW Conservation), March 2014 Option Appraisal Costs (Greenwoods Cost Consultants), 26 March 2018 NB) GCA Consulting Engineers’ information integrated within main report
Options Viability Study : Lathams ‘Th e elegant Friar Ga te Bridge was o nce one o It h f Derby’ as been neg s beau lected fo tiful la Help us save this w r too lo ndma onderfu ng... rks l bridge f or futur Frien e g ds of Fr enera iar Gate B tio ridge ns.’ 5
‘Th e elegant Friar Gate B ridge was on ce one of D erby’s b eautif 1.0 Introduction ul landm arks
1.1 Purpose of this document 1.2 Description of the Bridge
The Friends of Friar Gate Bridge charity, supported In 1877, the Great Northern Railway came to Derby, by the Heritage Lottery Fund have commissioned with a long viaduct from the east across the Derwent Lathams to undertake the following work to support Valley, slicing through the northern part of the city, their future bid for restoration funding: including Friar Gate - a very well-to-do area. To placate the residents, a graceful bridge was built • Review a number of options that have been across the road. This, though initially reviled, is now identified for use of the Bridge and archways under greatly valued by the residents of Derby. the bridge Constructed in 1878 and now listed Grade II, Friar • Advise on the viability of these options Gate Bridge was designed and fabricated by the • Identify and report on any other option considered celebrated engineer Andrew Handyside in the to be more viable. Britannia Foundry, Derby.
The primary objective of the charity is to ensure that The ornate cast iron former railway bridge actually the Grade 2 listed Friar Gate Bridge and associated consists of two bridges/nearly parallel double-track railway arches are fully restored. It is a requirement spans, plus the abutments and arches at each end. that the restored bridge should: After ninety years service the railway line was 1. Be a destination decommissioned in 1968 and the Bridge was sold to 2. Continue to function as a bridge Derby City Council in 1985 for a nominal sum.
3. Generate income to cover long-term maintenance
4. Interpret the heritage of the bridge
5. Improve the local streetscape, as an important gateway into and out of the city
Options Viability Study : Lathams 6 1.0 Introduction
1.3 Site Location The land to the north is currently under development for student housing, with the new University of Derby Friar Gate Bridge lies just to the west of Derby City residential block (Agard Court) due to be opened Centre, spanning Friar Gate - an attractive street later in 2018. Agard Court is next to One Friar with a significant number of high quality Georgian Gate Square - the home of Derby Law School, the buildings fronting it. Department of Social Sciences including Criminology,
The bridge ‘site’ is shown edged in red on the aerial Policing, Social and Political Sciences, and the photograph opposite. This land is currently in the International Policing and Justice Institute. ownership of Derby City Council (DCC) and includes The land to the south of the bridge is currently in the bridge itself and the stone abutments with one private ownership (Clowes Developments) and this arch on each side of the road. is the subject of an emerging masterplan, including proposed commercial, retail and leisure uses.
Site Location - showing the bridge in proximity to the city centre (Conservation areas shaded)
Friar Gate Bridge, Derby 1.0 Introduction 7
Agard Street
Student housing One Friar site (Agard Gate Ford Street Court) under Square construction
Friar Gate
Land in private ownership
Stafford Street
The bridge in context - ownership (DCC) edged in red
Options Viability Study : Lathams
9
2.0 Understanding
2.1 Friar Gate Conservation Area It contains many high quality buildings from the 17th, 18th and 19th centuries, but is particularly notable for The Friar Gate Conservation Area was Derby’s first its outstanding collection of Georgian town houses. conservation area. It was designated in September Key buildings include: St Werburgh’s Church, Friar 2 5 o t 3 1969 and extended50.9m several3 times, most recently in , Pickford’s House, Vernon S Gate Railway Bridge ir P ete
Un r H
2 iv
1 i
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1 ( o o H r W
October 1987. It is an area containingt many buildingsa si n 1 T lls ty Co I E o o u Weir L f f D rt L E R e es rby 48.5m O R ide Street County Gaol and six grade II* buildings of W 51.5m T n M K ce S El Sub Sta R en S ) 7 n O e L
3 th W
H R 3 o o t u of architectural andse historic interest, A a high proportion 1 E 50.3m S “particularly great importance to the nation’s built Sports Centre PH
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© Crown Copyright and Database Rights [2017] Ordnance Survey 100024913 a 5
1 R 5 1
A 1
C 9
E 1 2 Friar Gate 1 2 5 6 W
F Unitarian
6 Chapel 1 9 2 a
b 1
2 0 2 1 1
Location Plan showing Conservation Area and Listed Buildings 1
7 2 3
1 W C CW
Posts 4 W Heritage Gate 2 C 43 4 1 8 Map Scale: 1500 Swallow 3 8 W House F 50.9m Celtic Car Park House W C Saxon
House
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T 2 1 E 9 Friar Gate Bridge and Conservation Area boundary - not to scale E R T CF S a
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4 R S 1 b 5
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F S 5 F 30 a F RI l A AR E T Y 47.5m
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First Church of ET
Christ Scientist 1 9
1 3
Gas Meter 7
2
House 2 Options Viability Study : Lathams 8 8 PH 1 4 10 Kedleston Road 2.0 Understanding
Duffield Road
Garden Road
Kedleston Street
King Street
St Alkmund’s Way
Friar Gate
Agard Street Cathedral Road
Friar Gate
South Street
Larges Street
Uttoxeter Old Road
Curzon Street
Mercian Way
Great Northern Street Key: A516 Application3 Site
Grade II
Abbey Street
Grade II* Bakewell Street
Grade I
Peet Street Wolfa Street Camden Street Locally listed asset King Alfred Street Conservation Area Boundary
Scheduled Ancient Monument Werburgh Street Derwent Mills World Heritage Site Franchise Street Lynton Street Derwent Mills World Heritage Site Buffer
7244 (03) 02 The Bridge set within Friar Gate Conservation Area, with other key conservation areas in close proximity Heritage Assessment Viewpoint Location Plan
Stockbrook Street Agard Street, Derby Abbey Street Bedford Street Bedford Derby t: +44 (0)1332 365777 Spring Street Nottingham t: +44 (0)115 828 0422 London t: +44 (0)20 7490 0672 e: [email protected] w: www.lathamarchitects.co.uk Friar Gate Bridge, Derby Architecture Conservation Urbanism
May Street 2.0 Understanding 11
K6 Telephone Kiosk (Grade II) 35- 39, Friar Gate (Grade II) 32, Friar Gate (Grade II)
Pickford’s House 41, Friar Gate (Grade I) 42, Friar Gate (Grade II*) 43-44, Friar Gate (Grade II*)
93, Friar Gate (Grade II 47-51, Friar Gate (Grade II*) ) 99, Friar Gate (Grade II)
Options Viability Study : Lathams 12 2.0 Understanding
2.2 Significance of the Bridge Although all the station buildings have now gone the platforms themselves, as well as the track beds can Listed Grade II, the statutory list entry for the bridge is still be seen (refer to photographs overleaf for details as follows: of the bridge in its current condition).
Friar Gate Railway Bridge List entry Number: 1216461 The impressive Great Northern Bonded Warehouse
FRIAR GATE 1. 5170 (North Side) Friar Gate Railway (also Grade II listed) at the former Friar Gate Goods Bridge SK 3436 SE 4/106 28.3.74. II GV Depot still stands to the south of the former station, although now in a derelict state. The large and 1878. Built by Andrew Handyside and Co, imposing brick building is subject to imminent, Ironfounders of Derby. Stone abutments; segmental although unspecified, regeneration proposals. arch over roadway with very delicate cast iron ornament in the spandrels and to the balustrade.
Friar Gate Station opened for business in 1878, after an Act of Parliament had been granted to the Great Northern Railway for its construction.
Despite its popularity, by the 1960’s British Rail had decided that it was no longer economically viable and announced its closure. The last train left the station for Nottingham at 10:10 am on Saturday 5th September 1964 and the station officially closed the following Monday.
Great Northern Bonded Warehouse (in derelict state)
Historic photograph of bridge, looking west along Friar Gate, Delicate cast iron ornament in bridge spandrels with railway carriages visible - circa 1950
Friar Gate Bridge, Derby 12
Works 8 2.0 Understanding 13 14
48.8m Ps
Footway Footway 44 Carriageway
42
53.3m CR
41
39
35
1 to 7
93 CR
FORD STREET
Ward Bdy
32 47 30 Car Park 31 50.9m 29
27
FRIAR GATE
50.3m 99 CW 23Archive drawing showing cross section throughFootway bridge Footway
21 Carriageway
12
100 to 102 to 100 Works 8
CR 14
48.8m Roman Ps House
Footway Footway 44 Dismantled Railway Carriageway The Friary ORIGINAL DRAWING SIZE 841 x 594 (A1)
42
53.3m CR 41 Bridge Elevations - taken from Derby City Council records
Derby City Council
39
35
1 to 7
93 CR
FORD STREET
Ward Bdy
32 47 30 Car Park 31 50.9m 29
27
FRIAR GATE
50.3m 99 CW 23 Footway Footway
21 Carriageway
100 to 102 to 100 Bridge Cross Section - taken from Derby City Council records
CR
Roman House Options Viability Study : Lathams
Dismantled Railway
The Friary ORIGINAL DRAWING SIZE 841 x 594 (A1)
Derby City Council 14
1
2 3
Friar Gate Bridge, Derby 4 5 YORK
STREET STREET Builder's
Sir LARGES (Halls 54 Peter Yard 55 Brook
55 of 53.6m PH 52 53 Residence) Hilton Walkway 11
12
51 Court
AGARD
12 34 Hotel 5 STREET 48.8m
12 7 40 34a 3 2a Northgate 84
1 (Govt 46 22 to LB STREET 47 2 Court 48 Offices) 27 House LARGES 43 James' Offices) House St Northgate 50 28 to (Government 58 14 to
2 55 33 21 1 62 59 61 FRIAR 63 87 to 18 82 65 CottageThe
1 AMBROSE GATE 8 to 18 49.4m Works Weir 73 13 69 53.3m 44 COURT
70 45 TERRACE to 5 to 40 SM
1 to 75
15 15 El 7 42 Sub 2.0 Understanding57 to 42 43 19 52 64 to Sta
41 Sinks 10 69
41 25 93 12
12 14 38 View looking west under bridge along Friar Gate 1 8
39 2 View showing decorative ironwork to bridge
soffit BM 51.37m AGARD Warehouse
35
TCB STREET 3 View looking north alongside bridge abutments 2 & bridge, with new student housing block 19
(Agard Court) visible 5 6
Dismantled Railway 4 Existing stone abutment and undercroft in City 5 4 50.9m Council ownership 4 32
22 31 30 48.8m PH 177 to Bridge structure as existing (exposed to the 171 to 5 1 33 182 35 elements) with One Friar Gate Square and 3 6 29 Governors 99 Gas 184 student housing block (Agard Court) beyond
FRIAR 159
27 47 CAVENDISH to View showing how bridge still sits comfortably STREET GATE 6 170 FORD next to imposing Georgian buildings of the day 100 Day
Nursery STREET
146 50.3m
102 to
Car
158 Park
48.8m
4 23
21
12a Roman 12b House 20 19
12
18 1 to STREET LB 5
20 GEORGE 4
Friar 17 16
Unitarian Gate Friary Chapel 2
Nursing Hotel 1 40 15a Home 50.9m
48 STREET 15 50 STAFFORD 28
21 to
6
Options Viability Study : Lathams 16 2.0 Understanding
2.3 Andrew Handyside- Profile In addition, Handyside made distinctive iron lamp posts, streetlights, railings and pillar boxes. Some Born in Edinburgh in 1805, Andrew Handyside spent of the factory’s most impressive output includes much of his early adult life working in St Petersburg, London’s Albert Bridge (1873), and the highly Russia. He came to Derby (for reasons unknown) innovative Barton Swing Aqueduct (1894) - a unique and took over the Duke Street Foundry ‘Britannia moving navigable aqueduct in Barton upon Irwell, Ironworks’ in 1848. The foundry, specialising Greater Manchester, carrying the Bridgewater Canal in decorative ironwork, was first established by across the Manchester Ship Canal. The swinging Weatherhead Glover & Company in 1818. action allows large vessels using the ship canal to
Handyside was able to use the experience he gained pass underneath and smaller narrowboats to cross in Russia to produce large engineering structures and over the top. The aqueduct, the first and only swing his continental knowledge led to a very successful aqueduct in the world, is a Grade II* listed building, export business, with Handyside’s work sent all over and rightly considered a major feat of Victorian civil the world, including Norway, Hungary, Malta, Spain, engineering. China, Japan, India, Malaysia, Phillipines, Australia, The largest structure built by Handyside was the South Africa, Barbados, Trinidad and Tobago and National Agricultural Hall in London in 1886 (now across South America. known as Olympia), reputed to be the largest hall in
Handyside developed a specialism for decorative the kingdom covered by one span of iron and glass. and ornamental ironwork, as evidenced on Friar Gate Bridge. He was also responsible for the wrought iron bridge at Darley Abbey, now known as ‘Handyside Bridge’.
It is understood that he made good use of the Derby and Sandiacre Canal to transport goods, which connected Derby to the wider canal and river network. However, with the advent of the Great Northern Railway, Derby was connected to the wider railway network, and this saw the rapid growth of the business.
In 1858 it had 270 employees and by 1907 it had 1200, the second biggest employer in Derby at the time. A larger site was built on the other side of the river in Fox Street/Clarke Street where all bridges and girders were manufactured.
Handyside died in 1887. In addition to his impressive global reach, his foundry has left a significant legacy Portrait of Andrew Handyside of work in the United Kingdom, with notable examples including railway station structures in Manchester, Liverpool, Middlesborough, Bradford and Glasgow.
Friar Gate Bridge, Derby 2.0 Understanding 17
Cast iron Handyside Bridge, Darley Abbey (completed in 1877) Pillar box, Valetta, Malta (post 1879)
Albert Bridge, London (completed in 1873) Barton Swing Aqueduct, Greater Manchester (completed in 1894)
Trent Bridge, Nottingham (completed in 1871)
Options Viability Study : Lathams 18 2.0 Understanding
2.4 Structural condition of Bridge Option 1 - Do Minimum A short term holding operation to make the Bridge(s) A detailed Conservation Proposals report was safe and allow the netting to be removed from the prepared by specialist metalwork conservators outside faces. Decay is managed but not generally GJO Wallis in respect of the bridge(s) in March halted. 2014. It includes a brief summary of the structural Option 2 - Stabilise condition for the medium term arrangements as follows: with 5-10 year coatings life, extendable with Friar Gate Bridge comprises four separate spans, maintenance. Improves aesthetic appearance and with the outer spans carrying the sidings, and the returns the structures to a condition in which they inner spans carrying the main line. could be used for light loadings.
The main line spans were re-decked in the 1940’s Option 3 - Restoration for the longer term and the wrought iron secondary beams were with 10 + years coatings life, extendable with replaced with mild steel. Only the two spans carrying maintenance. Improves aesthetic appearance and the main line were altered and therefore the track- returns the structures to a condition in which they support structures are made partly of steel and partly could be used for medium loadings. of wrought iron. Included in the report are estimated costs for the The report describes the condition of the bridge 3 options (excluding VAT, contingencies, fees and in some detail, and presents 3 options for the inflation). These can be summarised as follows: restoration of the bridge, as follows: Option 1 - £22,500.00
Option 2 - £239,700.00 (plus £45k prov sums)
Option 3 - £886,100.00 (plus £50k prov sums)
The Conservation Proposals report includes a summary of the advantages and disadvantages of each option.
Underside of bridge with evidence of corrosion / water penetration Delicate ironwork to strut and bridge soffit
Friar Gate Bridge, Derby 2.0 Understanding 19
Bridge structure exposed with student block (Agard Court) beyond View of bridge soffit with primary arched beams & decorative soffit
Existing iron girders and cross bracing, with decorative iron parapet beyond
Options Viability Study : Lathams 20 2.0 Understanding
2.5 Constraints An opportunity exists to create a new, wider external stair in the same location, but one which ‘reaches One of the key barriers to ‘unlocking’ the true out’ to passing pedestrians in a more positive and potential of Friar Gate Bridge as a destination, is the assertive manner. fact that it does not currently benefit from a good, NB) It is apparent that the ‘day to day’ footfall on safe, direct means of access. the southern side of Friar Gate is much higher in Easy ‘access for all’ will be essential if the bridge is comparison to the northern side of the street and the going to have a sustainable future as a city attraction, hope is that the new stair can help to increase activity as befitting its status. and footfall.
Whilst there is planning consent in place for a new There is also the potential for a new lift, albeit the stair, immediately adjacent to the bridge, on the operational/management issues will need to be northern side of Friar Gate, it is understood that this carefully considered. There is insufficent space for will not be delivered by the developer of the soon to this in the vicinity of the proposed stair, so this is likely be completed Agard Court student accommodation, to be positioned on the south side of Friar Gate. which abuts the north end of the bridge. In addition, In addition, there is considerable potential for the design of the consented stair does not create the improvements to be made to the ramped access to sense of arrival that will be necessary to encourage the bridge from the southern side of Friar Gate. visitors onto the bridge.
Stone built abutment with railway arches beyond
Existing arches with ramped access to right of picture Narrow gap for new stair between abutment and adjacent building
Friar Gate Bridge, Derby 2.0 Understanding 21
KEY
Main pedestrian thoroughfare on Friar Gate Heritage Assets
Route for pedestrian access to Friar Gate Bridge Grade I Listed; Pickford House
Access barriers on to top level of former railway platform and to bridge YORK Grade II* Listed Buildings Friar Gate Bridge ownership boundary STREET STREET Builder's Grade II Listed Buildings Sir Business units; note former cob shopLARGES redundant (Halls 54 Peter Yard 55 Brook
55 of 53.6m PH Former railway arches in private ownership, with some commerical units 52 53 Residence) Hilton Walkway 11 12 in arches. Former railway platform at top level is extremely overgrown and Key Views 51 Court
inaccessible in parts. Evidence of anti-social activity and vandalism present. AGARD
12 34 Location of approved staircase. Legibility of staircase location poor and is Hotel STREET 5 Friar Gate Bridge is a key heritage asset, contributing to 48.8m
located off12 the main pedestrian thoroughfare to the side of No, 35, set back 7 40 the streetscape, and highly visible from34a main road arteries 3 2a Northgate from the street. 84
1 (Govt 46 22 to to and from Ashbourne Road to the City Centre. LB STREET 47 2 Court 48 Offices) 27 House LARGES 43 James' Offices) House St Northgate 50 28 to (Government 58 14 to
2 55 33 21 1 62 59 61 FRIAR 63 87 to 18 82 65 CottageThe
1 AMBROSE GATE 8 to 18 49.4m Works Weir 73 13 69 53.3m 44 COURT
70 45 TERRACE to 5 to 40 SM
1 to 75
15 El 7 42 Sub 57 to 42 43 19 52 64 to Sta
41 Sinks 10 69
41 25 93 12
12 14
38
8
39
BM 51.37m AGARD Warehouse
35
TCB STREET
19
5
6
Dismantled Railway 4
50.9m 32
22 31 30 48.8m PH 177 to 171 to 33 182 35
29 Governors 99 Gas 184
Access to bridge is restricted with protracted FRIAR 159 route from Friar Gate via private land 27 47 CAVENDISH to STREET GATE FORD 170 Railway Goods Yard site currently undeveloped 100 Day
Nursery STREET
146 50.3m
102 to
SITE ANALYSIS PLAN Car
158 Park
Options Viability Study : Lathams 48.8m
4 23
21
12a Roman 12b House 20 19
12
18 1 to STREET LB 5
20 GEORGE 4
Friar 17 16
Unitarian Gate Friary Chapel 2
Nursing Hotel 1 40 15a Home 50.9m
48 STREET 15 50 STAFFORD 28
21 to 22 2.0 Understanding
2.6 Opportunities For example, there is the potential for this large area of unused land to play host to regular markets, with A number of opportunities exist for the restoration pop-up stalls, cafes, and other attractions, perhaps and regeneration of the bridge. These include the with scope for a link between craft/making in the potential for the bridge to function as a new and railway arches and exhibition/display and sales on distinctive area of public realm for the city. the bridge itself?
In addition, because it forms the end of the former The diagram adjacent captures the possibilities in railway line running back to the former goods yard terms of suggested objectives and interventions, to to the west - a large area of vacant land and derelict ensure the bridge is properly ‘joined up’ with wider buildngs, including the iconic Great Northern Bonded regeneration projects and opportunities in the vicinity. Warehouse (Grade II listed building at risk), works to Clearly, unlocking the land adjacent to the west re-introduce events and activity on the bridge could (outwith Derby City Council’s ownership) will provide provide a strong catalyst to kick start the sustainable the best possible outcome, with mutual benefits regeneration of the Goods Yard. to be derived from an integrated approach to In terms of the comprehensive regeneration of redevelopment and regeneration. the area, the existing railway arches (in private A number of possible opportunities are described ownership) and bridge abutments, provide a major in the diagram opposite - these include potential for opportunity to bring life and activity back to this improved access and a series of attractions, both on part of the city, with scope to support uses on and the bridge and former track bed, and in and around adjacent to the bridge. the arches below.
Friar Gate Bridge, Derby 2.0 Understanding 23
KEY
Opportunities Constraints Create active frontages at ground level Access restrictions to Friar Gate Bridge - currently the top
YORK level of the bridge can only be accessed via private land Express the entrances to the units of railway arches STREET STREET through the Goods Yard site Builder's
Sir LARGES Reinforce the objective of making Friar Gate Bridge a desin- (Halls 54 Peter Yard Brook 55 Ownership constraints will need to be resolved.
55 of ation, introduce focal points that will encourage people to use 53.6m PH 52 53 Consideration of the boundary condition between Friar Residence) Hilton Walkway 11
12 the bridge positively, for recreation, amenity and enjoyment Gate51 Bridge and the Railway Platform / Goods Yard will Court e.g. landscape, carriages, pavilions, cafes need a creative approach to allow future plans for the area AGARD 12 34 The opportunity exists to provide a complementary design outside of HotelDerby City Council’s bridge ownership to be 5 STREET 48.8m
12 7 response for the platform area of the site, introducing a sucessfully integrated with the Friar Gate Bridge proposals. 40 34a 3 2a Northgate series of focal points to enable the bridge and platform to be 84 NB) Temporary means of securing the bridge with attractive
1 (Govt 46 22 to LB STREET identified as one destination landscaping,47 fencing and access gates will need to be 2 Court 48 Offices) 27 House LARGES 43 James' considered, allowing phasing of Offices)the respective schemes House IntroduceSt lift to bridge deck level to provide access for all Northgate 50 28 to (Government 58 New staircase to act as a focal point on the street, to celebrate 14 to
2 55 33 the pedestrian entrance to Friar Gate Bridge. The staircase 21 1 62 59 61 should be seen as a piece of art - sculptural and inviting, FRIAR 63 87 to 18 82 65 CottageThe
1 AMBROSE contributing positively to the streetscape of Friar Gate 8 to GATE 18 49.4m Works Weir 73 13 69 53.3m 44 COURT
70 45 TERRACE to 5 to 40 SM
1 to 75
15 El 7 42 Sub 57 to 42 43 19 52 64 to Sta
41 Sinks 10 69
41 25 93 12
12 14
38
8
39
Redevelop railway arches creating active frontages BM 51.37m AGARD Warehouse
35
TCB STREET
19
5 Integrate future plans with 6
railway platform and bridge Dismantled Railway 4
50.9m 32
22 31 30 48.8m PH 177 to 171 to 33 182 35 Opportunity to re-animate ground level area by re-purposing railway arches 29 Governors 99 Gas 184
FRIAR 159
27 47 CAVENDISH to STREET GATE FORD 170 100
Day
Nursery STREET
146 50.3m
102 to OPPORTUNITIES & CONSTRAINTS PLAN Car 158 Park
Options Viability Study : Lathams 48.8m
4 23
21
12a Roman 12b House 20 19
12
18 1 to STREET LB 5
20 GEORGE 4
Friar 17 16
Unitarian Gate Friary Chapel 2
Nursing Hotel 1 40 15a Home 50.9m
48 STREET 15 50 STAFFORD 28
21 to 24 2.0 Understanding
2.7 Structural considerations to A full, detailed inspection (including stripping back inform the Options Appraisal finishes) of all structural elements will be required as the project progresses.
At this stage (Options Appraisal), detailed structural Parapets: calculations are not warranted, and the following The original parapets would be unlikely to have been recommendations have been prepared by GCA designed for modern pedestrian loads, and may Consulting Engineers, based on their experience and need careful analysis to confirm their suitability. considered judgement of the structural implications of any proposed alterations. An alternative may be to install new parapets behind the existing (perhaps glass plate to minimise the In general, for all options, it is recommended that the visual impact) to avoid any loads on what may prove following structural issues are considered: to be delicate historic elements, once a full inspection Re-use of the bridge structure: is undertaken.
The existing bridge would have been designed to Trees and planting on the bridge: carry a full train load comprising the engine, tender Trees planted on the bridge will require a growing and carriages. Figures vary, but an initial estimate of medium to a depth of perhaps 0.5-1.0m depending 50-75 tonnes (50,000-75,000kg) for a steam engine on species. Such planting should be isolated and might be reasonably assumed as a lower bound. contained to minimise the overall weight.
Further research is recommended through contact Landscaping on the bridge: with various Derby-based groups e.g. the Midland Landscaping should generally be lightweight, e.g. Railway Study Centre. resin bound gravel rather than thick pavers, shallow As long as the primary structural members have not planting rather than importing a deep layer of soil, deteriorated, they will remain capable of carrying an etc., to minimise the additional weight to be added to equivalent weight to their original design load. the bridge. For comparison, 75,000kg is around 24m3 of saturated earth.
It is considered that any new building on the bridge could be constructed with a weight less than the original design loading, so long as lightweight materials are used.
All proposals therefore appear viable assuming that the original bridge structure has not deteriorated excessively.
Friar Gate Bridge, Derby 2.0 Understanding 25
View of bridge with stone piers in the foreground
Bridge structure in derelict state, with exposed ironwork
Options Viability Study : Lathams
27
3.0 Options Evaluation
3.1 Hierarchy of Options Within the 3 above categories, there are a number of sub options, with each option having been tested In responding to the brief from the Friends of using a simple matrix evaluation to assess schemes Friar Gate Bridge, a number of options have been for impact in terms of: explored, with a focus on restoration. The key objectives for the restored bridge are that it should: • Cost implications • Heritage impact 1. Be a destination • Revenue generating opportunities 2. Continue to function as a bridge • Wider regeneration impact 3. Generate income to cover long-term maintenance • Planning and listed building implications 4. Interpret the heritage of the bridge • Access and movement considerations 5. Improve the local streetscape, as an important gateway into and out of the city Options have been grouped into three simple categories, based on the anticipated level of intervention and change, ie:
• Minimal intervention
• Medium intervention
• Significant intervention
Options Viability Study : Lathams 28 3.0 Options Evaluation
3.2 Option 1 - Minimal Intervention • Relies on further regeneration of railway boulevard/ old station plaza to succeed. Taking inspiration from recent arts/landscape projects, including New York Highline and Camden Lock, this option proposes the creation of a new accessible open space, including seating and low key lighting, as well as access improvements. This could also be combined with a subtle, yet imaginative lighting/arts based scheme, as well as opportunities to reference/celebrate Friar Gate Bridge as the inspiration for Flanagan and Allen’s memorable song ‘Underneath the arches’ - inspired by Friar Gate Bridge ‘Underneath the Arches’, written in 1927.
NB) Songwriter Bud Flanagan is said to have been moved to write the song after witnessing homeless men sleeping under the arches of Derby’s Friargate Railway Bridge.
PROS
• Bridge becomes attractive piece of public realm for the city.
• Due to the limited amount of development, this Distinctive public realm referencing linearity of the former could be the most straight forward to deliver. railway
• Could be seen as ‘early win’ for regeneration of Goods Yard, etc.
CONS
• This option does not create obvious revenue generating opportunities
• Access problematic, reliant on staircase / lift access and link to Goods Yard
• No natural surveillance opportunities - night time use concerns The drama and surprise of tree planting on a historic viaduct..
Concept of ‘bridge garden’ Former railway track walking route
Friar Gate Bridge, Derby 3.0 Options Evaluation 29
Option 1A - ‘Skeleton’
‘Skeleton Bridge’ as a sculptural reminder of the past
Minimal structure allowing sunlight to penetrate to street level Skeleton structure appears as functional bridge when seen from afar
Option 1A shows the retention of the primary iron Access to the deck would be required, to undertake structure only, in this case simply treating the bridge a structural assessment of the construction of the as a piece of sculpture. There will be opportunities original bridge and determine the effects of the loss to provide feature lighting, perhaps as part of an arts of lateral restraint. project, as well as scope for interpretation, albeit The removal of the deck may expose key parts of the there would be no access onto the bridge itself. structure to water ingress, and expose water traps in In terms of the structural implications, this option the ironwork which may accelerate deterioration. would reduce weight on the bridge by removing A new, modern paint coating with a suitable design the deck, but at the same time it might reduce the life may be required to all elements to mitigate the stability of the primary bridge members due to the effect of the deck removal on the weathering of the loss of the lateral restraint provided by the deck. structure.
Options Viability Study : Lathams 30 3.0 Options Evaluation
Option 1B - ‘Bridge Garden’
View showing proposed bridge garden, with public access via new stair
Location of proposed steps
Proposed steps in the same location as consented scheme, but shown wider & connecting directly to the back of pavement on Friar Gate, to maximise opportunities for access, visibility and Simple landscape treatment to bridge deck safety Option 1B shows the restoration of the bridge, NB) Option 1C opposite includes the provision of a including replacement deck, with opportunities for the new lift in addition to the proposed stair. creation of a new urban garden above Friar Gate. There are no significant structural implications This option includes semi mature trees in planters associated with this option which are not covered to provide immediate visual and amenity impact on under the general structural notes (refer to 2.7) the bridge. Tree planting can occur in the track bed ‘Structural considerations to inform Options zone, where there is sufficient depth of structure to Appraisal’. accommodate this.
It is assumed that access to the bridge deck will be provided by a new stair on the north side of Friar Gate.
Friar Gate Bridge, Derby 3.0 Options Evaluation 31
Option 1C - ‘Garden with gazebos’
View of landscaped bridge deck with pavilions and lift access Bridge garden with commercial opportunity including interpretation
View showing new lift and supporting commercial opportunities. NB) Scope for lift to be integrated with bridge-top building as alternative
Option 1C shows the urban garden atop the restored In addition, lightweight gazebo structures are bridge, but with the addition of a new lift access and proposed, with minimal impact on the existing ‘gazebos’ - the latter allowing for commercial activity abutments and, subject to further analysis, ensuring and opportunities, as well as scope for heritage this is deliverable from a practical and buildability interpretation and information. point of view.
The structural implications are similar to Option 1B, although the introduction of a lift penetrating through the existing bridge vault would require new support from below to the parts of the vault adjacent to the new void.
Options Viability Study : Lathams 32 3.0 Options Evaluation
3.3 Option 2 - Medium Intervention
Option 2 considers the prospect of more intensive intervention, including the possibility of reinstating historic railway carriages (Option 2A), as an eye catching new restaurant offer for the City.
An alternative to this (Option 2B) represents a modern interpretation of the railway carriages, in the form of new lightweight pavilions, with scope for commercial use and activity.
PROS
• The carriages or pavilions will be visible from Friar Gate, creating interest and a sense of anticipation
• The concept will create a unique attraction and commercial ‘offer’ for the city centre
• The increased activity and animation will provide natural surveillance
• The restored carriages or pavilions will offer distinctive opportunities as unique function spaces for events and activities
• There will be opportunities for local engineering firms to get involved with construction and/or sponsorship
CONS
• This project will rely on easy access for all, including lift and stairs
• Close engagement with an entrepreneurial operator will be vital, to unlock potential
• Security and safety issues will need to be managed carefully when out of hours
• The cost implications need to be quantified, including upgrading existing support structures and laying track, as well as the addition of carriages and support infrastructure, eg. kitchen/catering, WCs, deliveries, etc. Historic railway carriage dining experience
Friar Gate Bridge, Derby 3.0 Options Evaluation 33
Option 2A - ‘Pullman Carriages’
Sketch view showing installation of ‘Pullman’ carriages. NB) Inset - cross section showing potential to connect/ pair carriages to optimise space
The visual drama of railway cars returned to the bridge after 6 decades Restored bridge deck with reinstated tracks and railway carriages
Option 2A - The concept is to use the restored Bridge Access to the carriages could be arranged via the to house Pullman Restaurant Carriages across the new lift and stairs, with scope to extend platforms to two tracks on the Bridge (refer to paper prepared the revamped Station area in time? by Alistair Powers for further details). The restored Bridge (and Station?) could house both evening There could be a reception/catering/storage area restaurant and dining facilities, as well as daytime in the arches and from a structural perspective, cafe and exhibition facilities. new openings could potentially be formed between the non-buttressing walls between cells below the The suggestion is that visitors and customers will be platform level. Such openings could be awkward able to enjoy the ‘yesteryear’ luxury of the Pullman to form if the walls are rubble filled, but would not Coaches, being served by staff in appropriate livery, have significant structural implications on the bridge while having a long view of the City Centre down Friar structure if appropriately located. Gate.
Options Viability Study : Lathams 34 3.0 Options Evaluation
Option 2B - ‘Commercial/Leisure Pavilions’
Sketch view showing proposed contemporary pavilions, including lift and stair access
Overview showing restored bridge, deck and new pavilions Highly visible commerical opportunity for range of uses
Option 2B is based on the creation of a new Alternatively, the pavilions could provide studio/ landscaped bridge deck, with access for all. A series office space, creating a niche opportunity for local of contemporary pavilions are proposed to provide businesses. Subject to land ownership constraints, an opportunity for commercial or leisure uses and this could spread south, helping to kick start the acitvities. regeneration of the neighbouring Goods Yard site.
This includes scope for a distinctive bridge-top Structurally, there are no significant implications restaurant - a modern alternative to the railway associated with this option, which are not covered carriage concept, with supporting catering/stores, under the general structural comments (refer to 2.7). and access to outside space. The pavilions shown are thought to be deliverable within the weight allowances for which the original bridge would have been designed, as long as materials are carefully selected.
Friar Gate Bridge, Derby 3.0 Options Evaluation 35
Sketch view showing distinctive lightweight modern structure on the bridge, including opportunities for feature lighting by night
Sketch showing the potential for this intervention to spread south towards the Goods Yard site in partnership with adjoining landowner
Options Viability Study : Lathams 36 3.0 Options Evaluation
3.4 Option 3 - Significant Intervention
This option considers the potential to maximise revenue generating opportunities through the integration of additional railway arches, as well as land associated with the Goods Yard approach.
There is scope for a wide range of attractions, including community arts space, railway heritage and interpretation (heritage centre), engineering skills training, enterprise start-up space/workshops, market stalls, ‘pop-ups’ and other related events based activities. Pop-up cafe and focal building
PROS
• This will provide a critical mass of commercial opportunities, creating a greater sense of destination
• The regeneration benefits will be significant, reversing a long history of decline and neglect, with opportunities to ensure sufficient funding for long term bridge care and maintenance is secured
• The strong links to the wider Goods Yard development (masterplan) will help to bring forward commercial opportunities
• Good natural surveillance will be ensured by high levels of activity on the bridge Colourful beach hut aesthetic? CONS
• This project will rely on easy access for all, including lift, stairs and ramped access adjacent to the railway arches
• This option requires investment and significant commitment from key stakeholders and development partners
• Due to the increased level of development and activity on the bridge, tensions between conservation/ heritage impacts and regeneration benefits will need to be carefully managed
• Any adverse impacts on ecology will need to be mitigated, albeit a significant change in character is envisaged, compared to the existing situation Regenerated railway arches as a focus for evening activity
Friar Gate Bridge, Derby 3.0 Options Evaluation 37
View of bridge with range of pop-up installations to draw the eye.. Scope for use and activity spreading south towards Goods Yard site
Seamless link between bridge and development / regeneration beyond, including lift access, steps and ramps
Commercial office ‘pavilion’ Pop-up shelter/kiosk
Options Viability Study : Lathams 38 3.0 Options Evaluation
Option 3 - ‘Bridge alive with commercial opportunities and activity’
Sketch visualisation showing concept of pop-up stalls for bridge based market or more comprehensive regeneration, including arches
Option 3 shows the comprehensive redevelopment The notion of the bridge becoming a retail and on and around the restored bridge, albeit with a ‘light leisure park, with pop-up and more permanent touch’ approach to new buildings and structures. accommodation could provide space for start-up These could take the form of beach huts, referencing companies, including retail and leisure businesses, the significance of the former Friar Gate Station as as well as providing space for entertainment and one- the ‘jumping off’ point for the Lincolnshire coast? off events. There are a number of recently developed The new development, including scope for ‘pop-up’ ‘pop-up’ sites, based on former shipping container businesses and attractions could ‘bring a flavour installations, which provide a useful precedent when of the coast back into the city’ adding interest and considering options for Friar Gate Bridge - these rediscovering memories lost. include London based ‘Pop Brixton’ and ‘Boxpark’ in Shoreditch, as well as ‘Cargo’ on Bristol’s vibrant harbourside.
Friar Gate Bridge, Derby 3.0 Options Evaluation 39
Sculptural arts based installations by night for colour and interest Celebrating local produce - food and drink festivals
Option 3 also allows for a more intensive approach to There are no significant structural implications for development, including an extension to the proposed the bridge associated with Option 3, which are not business park envisaged as part of the regeneration covered under the general structural comments (2.7). of the Goods Yard, with a number of lightweight NB) The structures shown to be built over the ‘pavilions’ set in an attractive landscape, as an previous station footprint (to the SW of the bridge) expanded version of Option 2B. would benefit from lightweight construction so as not The development of new office units on and around to unduly stress the arch structures below. the bridge would benefit from a prominent position, Further structural assessments would be required to with the potential to act as a catalyst for the wider determine a suitable foundation strategy.ft regeneration of the area.
Options Viability Study : Lathams 40 3.0 Options Evaluation
3.5 Cost Estimates
A summary of anticipated costs for the various to Greenwoods cost plan entitled ‘Option Appraisal options is provided below. For further details, refer Costs’ dated 26th March 2018.
Option Appraisal Costs
Client Name: The Friends of Friar Gate Bridge
Project Title: Friar Gate Bridge Restoration
Project Nr: Cost Plan Nr: One
Date: March 2018
Option 1b Option 2a Option 2b Option 3 SUMMARY £ £ £ £
1.01 Long term restoration as GW Conservation Proposals dated March 2014 1,207,569 1,207,569 1,207,569 1,207,569
1.02 General site clearance 14,550 14,550 14,550 14,550
1.03 Drainage 25,000 50,000 50,000 50,000
1.04 Stone cleaning and repair 20,000 20,000 20,000 20,000
1.05 Option 1b - Landscape Design Concept 834,750 - - -
1.06 Option 2a - Pullman Carriage Restaurant Concept - 1,810,200 - -
1.07 Option 2b - Pavilion Concept - - 1,131,800
1.08 Option 3 - Friar Gate Bridge, Railway Arches and Upper Platform - - - 4,253,550
1 Group Element Sub-Total £ 2,101,869 3,102,319 2,423,919 5,545,669
2 Preliminaries
Main Contractor's preliminaries, O&P 15 % 315,280 465,348 363,588 831,850
2 Group Element Sub-Total £ 315,280 465,348 363,588 831,850
3 Contingency 10 % 241,715 356,767 278,751 637,752
3 Group Element Sub-Total £ 241,715 356,767 278,751 637,752
Sub-Total £ 2,658,864 3,924,434 3,066,258 7,015,271
4 Tender Price Adjustment - Inflation exc - - - -
4 Construction Sub-Total £ 2,658,864 3,924,434 3,066,258 7,015,271
5 Professional and Other Fees
5.01 Core design team 15 % 398,830 588,665 459,939 1,052,291
5.02 Testing/ investigation, trials etc. 20,000 20,000 20,000 20,000
5.03 Statutory (allowance) 10,000 15,000 15,000 25,000
5.04 Specialist design for restoration of carriages - 100,000 - -
5 Professional and Other Fees £ 428,830 723,665 494,939 1,097,291
6 Direct Costs / Other Costs exc exc exc exc
6 Direct / Other Costs £ - - -
Total (Excluding VAT) £ 3,087,694 4,648,099 3,561,197 8,112,562
7 VAT 20 % 617,539 929,620 712,239 1,622,512
7 VAT £ 617,539 929,620 712,239 1,622,512
Cost Plan Total £ 3,705,233 5,577,719 4,273,436 9,735,074
Friar Gate Bridge, Derby
Friar Gate Bridge Options S1 3.0 Options Evaluation 41
3.6 Opportunities for Revenue Generation
The options presented explore a number of possible Markets and ‘Pop-ups’ - Niche urban markets and opportunities for revenue generation. These include: the plethora of ‘pop-up’ cafes, kiosks and businesses is seeing rapid growth in key cities across the UK. Studios / Office Space - based on discussions with Bustler Market, a monthly street food market, based local property agents, rentals of circa £10 per sq ft around Derby’s Riverlights complex, is growing in pa for purpose designed space may be achievable popularity and, subject to improved access, there is for office accommodation, albeit there is no car scope for a complementary offer to spring up on Friar parking provision and the access constraints may Gate Bridge. prove to be a barrier to lettings. This will be subject to full market testing. NB) In order to achieve a NB) The Friends of Friar Gate Bridge have already critical mass of commercial space, it is assumed that been approached by a developer looking for a any development of the bridge and abutments can project that will be a successful commercial venture dovetail with the planned commerical space to be but will also help to regenerate a long neglected developed on the former Goods yard site. part of Derby and help the development of Pop up business in Derby. Artists’ Workspace - Discussions with the Museum and Art Gallery have revealed that local artists may Exhibition and display - The bridge could provide be interested in taking space associated with a an attractive venue, with the potential for interactive ‘creative hub’ on and around the bridge. This could displays associated with pavilions, etc. Although be a similar offer to the University of Derby’s Banks limited in terms of scope for revenue generation, Mill Studios, albeit in purpose designed studios as these could be combined with other uses, eg. cafe. part of a creative community. NB) It is understood Education and Outreach - There is clearly a synergy that typical studios at Banks Mill are let for circa £2-3 between the engineering achievement the bridge per sq ft, with discounts for early incubation periods. represents, and the educational opportunities this Space for functions - the Museum and Art Gallery has presents as an example of Derby’s unique industrial also suggested that an events space for hire could heritage. Leading educational establishments become an attractive asset. This could tie in with the including the University of Derby and the new Midlands Railway Studies Centre, forming part of the Cathedral School have Friar Gate Bridge right on their reinvigorated Silk Mill, and could bring opportunities doorstep. Derby College is also in close proximity, as for links to the planned Silk Mill Arts Trail, as a means well as the Museum and Art Gallery. All have a vested of telling the compelling story of Derby’s ‘Friar Gate interest in promoting learning and skills in the city Line’, aka the Great Northern Railway Derbyshire and and beyond, and partnerships with these key players Staffordshire Extension. could help to unlock a range of exciting possibilities.
Festivals and events - There is scope for the bridge and adjacent viaduct zone to become a new and distinctive venue for a range of events. These could include beer festivals, outdoor cinema (potential tie up with QUAD, including archive films from the period), music (Derby Jazz and a wealth of other possibilities - both on and ‘underneath the arches..’) and food and drink festivals.
Options Viability Study : Lathams 42 3.0 Options Evaluation
3.7 Cost/Viability Assessment
Option 1
Based on a minimal intervention approach, this proposes the creation of a new landscaped city garden/ open space, including planting, seating and low key lighting, as well as access improvements. A minimal (skeleton bridge) option has also been explored under Option 1 - see below.
OBJECTIVES SCORE OPTION 1
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Nottingham Knight + Whitehall House Options Study - Minimal Intervention; Landscape Design Concept - Option 1a 4 Carlton Street NG1 1NN +44 (0)115 828 0422 [email protected] London lathams.uk.com 70 Cowcross Street EC1M 6EJ 5. Improve +44 (0)20 7490 0672 Lathams Architecture + Urbanism Ltd the local streetscape, as an important gateway into and out of the city
SCORING OVERVIEW: 0 point = Not at all; 1 point = Somewhat; 2 points = Signifcantly; 3 points = Substantially
SUMMARY: This option has the potential to create a new urban park, and destination for the city, although it does not benefit from being on a through route, due to the constraining effect of the new student housing block (Agard Court) immediately north of the bridge. In addition, due to the lack of built facilities, the opportunities for revenue generation are limited. NB) A sub option has also been investigated (Option 1A) , based on even less intervention, ie. with the bridge structure restored as a ‘skeleton’ only, to create a sculpture (with opportunities for feature lighting, etc.), although this will not meet one of the key objectives of the project - to retain its function as bridge.
Friar Gate Bridge, Derby 3.0 Options Evaluation 43
Option 2
Based on a medium intervention approach, this proposes the creation of a new and distinctive heritage attraction, with pullman railway carriages centre stage and cafe/restaurant, and museum.interpretation. Alternatively, modern ‘pavilions’ are proposed, housing cafe/restaurant and/or buisiness start up space.
OBJECTIVES SCORE OPTION 2
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Nottingham Knight + Whitehall House Options Study - Medium Intervention; Pullman Carriage Restaurant Concept - Option 2a 4 Carlton Street NG1 1NN +44 (0)115 828 0422 [email protected] London lathams.uk.com 70 Cowcross Street EC1M 6EJ +44 (0)20 7490 0672 Lathams Architecture + Urbanism Ltd 5. Improve the local streetscape, as an important gateway into and out of the city
SCORING OVERVIEW: 0 point = Not at all; 1 point = Somewhat; 2 points = Signifcantly; 3 points = Substantially
SUMMARY: This option is more ambitous, seeking to create a distinctive destination for Derby, featuring historic pullman railway carriages, or a modern alternative, to form a new and unique dining offer for the city. This option also offers opportunities to tell the story of Derby’s railway heritage and the Great Northern Railway, with scope for interpretation and musuem artefacts, integrated within a comprehensive landscaped setting for the bridge . As Option 1, this assumes access improvements, including the addition of a lift housed in the railway arches on the southern side of Friar Gate (former Cob Shop).
Options Viability Study : Lathams 44 3.0 Options Evaluation
Option 3
Based on significant intervention, a wide range of commercial uses is proposed on the bridge & abutments, and in the existing railway arches, with scope for business units/workspace, markets, craft (making and selling), events and activities, etc.
OBJECTIVES SCORE OPTION 3
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4. Interpret the heritage of the bridge Derby Options Study - Significant Intervention; 12 St Mary's Gate DE1 3JR +44 (0)1332 365 777 Nottingham Friar Gate Bridge, Railway Arches and Upper Platform Knight + Whitehall House 4 Carlton Street NG1 1NN - 'Unlocking the Commerical Opportunities' - Option 3 +44 (0)115 828 0422 [email protected] London lathams.uk.com 70 Cowcross Street EC1M 6EJ +44 (0)20 7490 0672 Lathams Architecture + Urbanism Ltd 5. Improve the local streetscape, as an important gateway into and out of the city
SCORING OVERVIEW: 0 point = Not at all; 1 point = Somewhat; 2 points = Signifcantly; 3 points = Substantially
SUMMARY: This option seeks to maximise revenue generating opportunities, through the creation of a large number of business/commercial units. This could take the form of a creative hub, with incubation units housed in the arches, and opportunities for exhibiting/selling on the bridge. The notion of a ‘bridge market’ is also suggested, with opportunities for interpretation, including reference to the ‘gateway to the seaside’ - this could translate to market stalls in the form of beach huts, referencing the former station and bridge’s important connection to the Lincolnshire coast?
Friar Gate Bridge, Derby 3.0 Options Evaluation 45
APPRAISAL OF OPTIONS
Viability Evaluation Matrix
Using a simple traffic light system to signal compatability with each of the criteria, options have been evaluated below:
CRITERIA COMMENTARY OPTION 1 OPTION 2 OPTION 3
Costs increase with ambition. NB) With COST the exception of the ‘Skeleton Bridge’ IMPLICATIONS (Option 1A), all options assume full bridge restoration
Potential impact on heritage asset HERITAGE is more significant with more ambitous IMPACT options, so sensitive design approach is paramount
Opportunities for revenue generation REVENUE are based on market GENERATING knowledge and have OPPORTUNITIES been tested with city property agent/ advisor
The key barrier to wider regeneration WIDER is the limited REGENERATION landholding of Derby IMPACT City Council, ie. largely confined to the bridge itself
There is a direct PLANNING correlation between AND LISTED the scale of ambition and the sensitivity BUILDING in terms of planning IMPLICATIONS and listed building consent
To ensure success, ACCESS AND all options will require a safe, MOVEMENT secure and direct means of access
HIGH COMPATIBILITY WITH THE CRITERIA MEDIUM COMPATIBILITY WITH THE CRITERIA LOW COMPATIBILITY WITH THE CRITERIA
Options Viability Study : Lathams 46 3.0 Options Evaluation
3.8 Stakeholder Engagement Clowes Developments (UK) Ltd - a Derbyshire based developer with significant landholdings and The Friends of Friar Gate Bridge are a well organised interests in the city, Clowes Developments own the and dedicated group of individuals, united by a former Railway Station and Goods Yard sites, and desire to see the rescue and restoration of this their land forms the southern boundary to Friar Gate important Derby landmark. Their work has helped Bridge, abutting Derby City Council’s ownership. to secure initial funding for this Options Appraisal The Goods Yard includes the iconic Great Northern and they are continuing to spread the word and Bonded Warehouse and a signifcant area of land in seek support from other stakeholders and interested the vicinity, all of which is currently the subject of an parties. emerging masterplan.
In close consultation with the ‘Friends’ of the bridge Clearly there is some synergy between the restoration and during the course of this study, a number of other proposals for the bridge and the planned Goods key stakeholders have been contacted. The purpose Yard redevelopment, and ongoing discussion and of early discussions has been to gauge the level of dialogue will be essential for both parties. interest in, and commitment to, the restoration of the Derby Cathedral School - discussions with the Head bridge. These include: Teacher designate have been held in relation to Derby City Council - as owner, the City Council is the proposals for a new school, to be built on the committed to finding a sustainable future for the western half of the former Goods Yard site. Following bridge, whilst limiting their ongoing maintenance the recent aquisition of the 9 acre site from Clowes liabilities. Discussions with key individuals at the Developments, the nascent school will be built within City Council have revealed that (Section 106) the next 2-3 years. There are significant opportunities contributions from developers of neighbouring sites for educational initiatives and involvement and the of circa £100,000 are secure and will go towards school is keen to discuss possibilities as plans for the the restoration of the bridge. Healthy dialogue has bridge restoration emerge. been established with Planning, Regeneration and Historic England - Initial thoughts and ideas have Conservation officers regarding future options, and been discussed with regional Historic England further input is sought in response to this Draft report. representatives, including the challenges this projects University of Derby - a key local stakeholder, the presents, particularly in respect of ensuring safe and University has recently taken a long (30 year) lease direct access for all. Further feedback is sought in on the soon to be completed student housing block relation to this Draft Options Study, with a particular known as Agard Court from developers Jensco, focus on balancing the drive for revenue generating with an option to purchase. Agard Court forms opportunities with the necessary safeguarding of the the northern boundary to the bridge, abutting the heritage asset(s). site and the University has a keen interest in the future restoration and regeneration proposals. Firm commitments have yet to be established, but the hope is that the circulation of this Draft Report will stimulate further dialogue and discussion.
Friar Gate Bridge, Derby 3.0 Options Evaluation 47
Derby Museum and Art Gallery - Discussions have been held with the Executive Director of Derby Museums, with responsibility for the City Museum and Art Gallery, Pickford’s House and the Silk Mill. There is interest in, and an appreciation of, the Friar Gate Bridge project, although their focus is currently on the £16m refurbishment of the Silk Mill, due for completion in 2020. Notwithstanding this, there is a firm belief that Friar Gate Bridge could become a distinctive destination as part of a heritage trail which takes in the Silk Mill, Pickford House and the Library site.
Educational and community links - The Friends of Friar Gate Bridge are developing links with a number of stakeholders and community groups and to date, volunteer-led presentations concerning the bridge restoration have been received with great interest. The Friends are also planning to develop educational material for local primary schools and they are also establishing links with local companies to promote education outreach.
Potential Investors - As means of attracting other investors, a wide programme of ongoing dialogue and engagement is planned, with the Friends planning to present options for the bridge to the Derby Renaissance Board in the near future, for example.
Options Viability Study : Lathams
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4.0 Summary
4.1 Realising the vision According to the option appraisal cost planning exercise, further work to create attractive and viable This report covers a range of possible options for uses on the bridge, including building in a proper the re-use and regeneration of the bridge. Based on contingency for the bridge restoration, will add a the guiding principle of ‘invest to save’, all options further £2m in capital cost of the project. There is assume that the bridge will be fully restored in scope for this to increase significantly, depending on accordance with GW Conservation’s report and the option selected, although increased investment recommendations at a cost of circa £1m. This will will bring increased revenue generating opportunities. help to ensure that future maintenance costs are kept to a minimum. Based on discussions with cost consultants, it is envisaged that these costs should What next? be less than £10k per annum, allowing for periodic Feedback is sought in relation to this draft report, inspections, cleaning and general maintenance, with with a particular focus on ensuring the most effective re-painting on a 5 year cycle. means of securing the bridge restoration. This should The options presented cover a wide range of include assessing options for suitability and ‘fit’ with possibilities, to show how the bridge, once restored, the aims and aspirations of the Friends of Friar Gate might once again play a key role as part of Derby’s Bridge, as well as those of key stakeholders and the wider ‘offer’. This incudes scope for a new urban wider community. garden, offering a unique perspective of the City, as This process of review should also include detailed well as ideas for more intensive development and consideration of the potential for transfer of re-use - all designed to safeguard the bridge for ownership / stewardship of the bridge. generations to come.
Options Viability Study : Lathams