Broadmarsh West NOTTINGHAM CITY CENTRE

Home , Broadmarsh, Nottingham Castle, Old Market Square

MASTERPLAN

Draft for Consultation March 2020

Foreword

I am happy to endorse the Broadmarsh West Masterplan I look forward to working with the development sector which sets out the vision for the area and provides and public sector agencies to see development brought guidance to developers for bringing forward key forward. development opportunities. This has long been seen as an important regeneration area which will help link together and complement the ongoing and successful major redevelopments for the Castle, Broadmarsh and Southside, effectively merging these areas with an already vibrant city centre. Councillor Linda Woodings Portfolio Holder for Planning, Housing and Heritage The regeneration of these brownfield sites to deliver: new homes and jobs; commercial, employment, leisure and cultural opportunities, forms an important element in delivering the City Council’s vision of securing a strong and prosperous Nottingham. Purpose of the Masterplan

The south of the city centre has seen significant change The success of cities is strongly influenced by the mix The City Council has high aspirations for the quality of over the last few years which has been underpinned and diversity of uses and users, the design quality of buildings and environment for the Broadmarsh West by an integrated approach to planning, economic buildings, the care of the historic environment and the area. In order to give clear guidance and a positive development and transport. The momentum of change attractiveness of the public realm. These form the key framework for the design of new buildings and spaces, in Nottingham will continue and the success of the city elements of the Broadmarsh West Masterplan. this Masterplan sets out the strategic spatial framework centre over the next five or more years will depend on for the development of the Broadmarsh West area. It its ability to change and adapt to new opportunities and is a non-statutory document which sets out the vision challenges. and potential for this area, and how all the elements fit together in an integrated way. It draws on the policies in statutory planning documents such as the Nottingham Local Plan Part 2 (Land and Planning Policies Document). Development briefs will be provided for the key development sites.

View towards the Lace Market with the tower of St Mary’s and the spire of the former Unitarian Chapel Introduction

Nottingham Castle dominates the skyline in the south of the city centre. The Broadmarsh West area is highly visible due to its position at the foot of the outer bailey of Nottingham Castle and its close proximity to Maid Marian Way. The topography is such that there are good views of the city from the Castle as well as selected views back between existing buildings.

The quality of the townscape in this area is high given that the site is adjacent to the Castle Conservation Area to the north and west, the Old Market Square Conservation Area to the east and the Canal Conservation Area to the south. However this quality has been undermined by much of the development of the post war period which has been undistinguished such as the Broadmarsh Shopping Centre and the college site. The relationship of these buildings to the pedestrian environment is poor and in places the historic street pattern has been lost.

The construction of Maid Marian Way has severed the Castle from Broadmarsh and the rest of the city centre. The width of the carriageway combined with the volume of traffic means that it dominates the area and restricts pedestrian movement to and from the Castle Quarter. The effect on the townscape has been difficult to reconcile, since it has broken the rhythm and continuity of existing streets as well as exposing the blank sides of several buildings and creating pockets of “left over” space that have been difficult to landscape successfully. View of Nottingham Castle and Old Waterworks Building from Castle Boulevard Vision

The Broadmarsh West area presents a unique opportunity to contribute to the economic growth of the City, providing opportunities for new office accommodation, shops, restaurants and other commercial and leisure uses, cultural and visitor attractions including the night-time economy.

There will be a variety of high quality housing, attractive to a wide range of households, well related to new public realm and open space and benefiting from good access to existing and new facilities.

New and radically enhanced pedestrian routes will be created between the Castle in the west, the Lace Market in the east and the Station to the south. A new central public space will be formed beneath the Castle walls which will open dramatic views to the Castle, uniting Broadmarsh with the heart of the Castle Quarter. The Council will invest in creating Artist Impression of view looking towards the Castle from Maid Marian Way high quality public realm and co-ordinate safe pedestrian, cyclist and traffic movement.

The masterplan shows how the area should be developed to create a number of permeable residential and commercial blocks whose massing, form and design quality augment and provide strategic routes between existing heritage assets and the redevelopments currently underway. Masterplan

MIDDLE HILL MAID MARIAN WAY

LISTER GATE

Intu Broadmarsh Shopping Centre

Nottingham College City Hub

Broadmarsh Car Park Coach Station & Central Library CANAL STREET

CASTLE BOULEVARD

CARRINGTON STREET TRENT STREET TRENT

WILFORD STREET

Potential New Development

Existing/Proposed Development

Environmental Improvements

Broadmarsh West provides the next opportunity for The sites described in this masterplan offer the the market to continue the transformational change in opportunity for Nottingham to enhance its status as a Nottingham city centre and in particular the Southside European regional capital, providing opportunity for up area. A redevelopment boom is underway in the area, to 60,000 sq m of accommodation for residential, office, with £2 billion of projects on site, about to start or open leisure and mixed use development. The Southside to discussion in a 0.5 square mile area of the city centre. plans show Nottingham means business, and is keen to These include the dramatic redevelopment of intu develop a broader city centre offer of a city for people to Broadmarsh, the new Broadmarsh Car Park, Bus Station work, live, learn and play. and new Central Library alongside Nottingham College’s City Hub and the new tourist experience at Nottingham Castle, a £250m investment which will bring 3,000 jobs, £1.1bn of economic growth over a decade and 3 million more visitors a year to the city. Visual of the new Broadmarsh Car Park, Bus Station and Central Library

These investments, providing some of the most extensive city centre developments in the UK, were kickstarted through investment in public infrastructure. The modernisation of Nottingham Station has been sympathetic to the heritage of the area, the second tram line connecting the south of the city and the future HS2 site at Toton with the existing tram network, and the widening of the A453 has improved journey times to the M1 and the West Midlands. Public sector investment has given confidence to private sector investment in the city, including new regional offices for HMRC at Unity Square which will locate 4,000 jobs from across the Midlands in a bespoke 10 storey, Grade A office. The area has also seen significant interest from the Private Rental Sector, many of whom are on site or have planning permission for thousands of new apartments.

Visual of the new proposed Nottingham College City Hub

Public Realm

A large part of the City Centre is already pedestrianised and there are current works underway to pedestrianise parts of Collin Street and Carrington Street as part of the redevelopment proposals for the intu Broadmarsh and the new Broadmarsh Car Park, Bus Station and Central Library development. There are also extensive public realm works proposed as part of the Nottingham City College Hub development.

The guiding principle will be to extend these pedestrian friendly areas into the Broadmarsh West area and create legible, active and attractive streets and spaces. This will include pedestrianising all of Collin Street and provision of a new direct level crossing over Maid Marian Way connecting to a new public square proposed on the college site.

Visual of proposed public realm for Collin Street

Objectives:

Provide new and enhanced pedestrian routes between the Castle in the west, the Lace Market in the east and the Station to the south.

Create a new public square on the Central College site which will open views to the Castle.

Provision of new and enhanced pedestrian priority streets and junction crossings. Visual of proposed public realm between Middle Hill and the new Visual of proposed public realm under tram viaduct proposed Nottingham College City Hub MIDDLE HILL MAID MARIAN WAY

LISTER GATE

Intu Broadmarsh CASTLE ROAD Shopping Centre

Nottingham College City COLLIN STREET Hub

Broadmarsh Car Park Coach Station & Central Library CANAL STREET

CASTLE BOULEVARD

CARRINGTON STREET TRENT STREET TRENT Proposed Pedestrian Route

Proposed New Public Square

WILFORD STREET

Proposed Pedestrianisation

Proposed New / Enhanced Pedestrian & Cycle Crossing

Potential New Development

Being centrally located the Broadmarsh West area benefits from high levels of connectivity. It is only a 5 minute to Nottingham Station and the regional and local rail services that connect the City to the rest of the country.

Nottingham’s award winning Nottingham Express Transit tram system runs close by with its two cross city routes carrying close to 20 million passengers a year. Plans are in place to also expand the system further. The area is also well served by numerous bus services and a brand new bus station is currently under construction as part of the state of the art Broadmarsh car park development.

The area sits within a largely pedestrianised area with a number of high quality traffic segregated cycle routes View of Nottingham Station feeding in also.

Objectives:

Rationalise traffic movement and where possible, pedestrianise the space or prioritise for pedestrians and cyclists.

Realign the southern end of Maid Marian Way and create a direct crossing from Collin Street to achieve better access to the Nottingham Castle area.

Continue to support the high levels of public transport accessibility. View along Queen’s Walk of the Nottingham Express Transit tram system MIDDLE HILL

MAID MARIAN WAY LISTER GATE

Intu Broadmarsh CASTLE ROAD Shopping Centre

Nottingham College City Hub COLLIN STREET

Broadmarsh Car Park Coach Station & Central Library CANAL STREET

CASTLE BOULEVARD TRENT STREET TRENT Southern Relief Route

Proposed Bus Route

WILFORD STREET

Proposed Pedestrianisation

Proposed New / Enhanced Pedestrian & Cycle Crossing

Potential New Development

The masterplan area includes buildings and historic The significance of heritage assets, including the A number of notable heritage-led regeneration projects areas of heritage significance including designated and contribution made by setting, has implications for the are currently in progress within the Broadmarsh area and non-designated heritage assets. The Castle Conservation development of sites outside the Conservation Areas. its immediate vicinity. Nottingham Castle is currently Area’s location on a prominent ridge (the scheduled For example, the scale, form and massing of new undergoing a £29.4 million refurbishment intended Castle Rock) with the grade I Listed Castle at it southern buildings must ensure that they are subordinate to the to transform it into a world-class heritage destination. extremity gives it a degree of visibility, which is unusual prominence of the Castle, and do not detract from views This masterplan aims to provide a radically enhanced in the city and particularly important to its character. of it or out from it. Outside the conservation areas the pedestrian links between the Castle in the west, the The area partly falls within the Canal conservation area, significance of buildings has been assessed leading to Lace Market in the east and the Station to the south. which is characterised by important historic transport the designation of Richmond House and Local Listing. infrastructure and transport and commercial buildings To the south, work continues on the Carrington Street laid out between the 1790s and the mid-20th century. Area Townscape Heritage Scheme which is providing National Lottery funding for this key thoroughfare. The scheme has revitalised a number of buildings which had suffered from long term vacancy and neglect including the imposing City Buildings.

Objectives:

Continue to promote and invest in heritage-led regeneration projects to bring back buildings into use which have suffered from long term vacancy and neglect.

Significance of heritage assets should be taken into account in design development with the objective of enhancing the significance of designated and non-designated heritage assets .

Significant heritage assets negatively impacted by development proposals should be adequately recorded and assessed if the harm is accepted in the planning balance. Proposed new visitor centre as part of the Nottingham Castle transformation project OLD MARKET SQUARE

LACE MARKET

MIDDLE HILL

MAID MARIAN WAY LISTER GATE

Intu Broadmarsh CASTLE ROAD Shopping Centre

Nottingham CASTLE College City Hub COLLIN STREET

Broadmarsh Car Park Coach Station & Central Library CANAL STREET

CASTLE BOULEVARD TRENT STREET TRENT

NOTTINGHAM CANAL

WILFORD STREET

Listed Buildings

Conservation Area

Potential New Development

The Castle Conservation Area’s location on a prominent ridge with the Castle at it southern extremity gives it a degree of visibility which is unusual in the city and particularly important to its character.

This has implications for the development of sites outside the Conservation Area where the scale. Form and massing of new buildings must must ensure that they are subordinate to the prominence of the Castle, and do not detract from views of it or out from it.

View looking east from Outer Bailey

View looking east from adjacent to the Castle

Objectives:

Views from Nottingham Castle and Castle Rock looking east towards the city skyline must be protected and enhanced by new development.

New views towards the Castle from the city should be created where possible.

View looking west from Collin Street MIDDLE HILL MAID MARIAN WAY

LISTER GATE

CASTLE ROAD

Intu Broadmarsh Shopping Centre

Nottingham College City COLLIN STREET Hub

Broadmarsh Car Park Coach Station & Central Library CANAL STREET

CASTLE BOULEVARD

CARRINGTON STREET TRENT STREET TRENT

WILFORD STREET

Key Vistas

Proposed View

Potential New Development

The ever increasing presence of cranes on the skyline, particularly in the south of the city centre demonstrate the exciting pace and scale of development taking place. There is still however a wealth of development opportunities in the Broadmarsh West area to deliver new homes, jobs; commercial, employment, leisure and tourism. These include new development sites such as the Central College site, Ocean Night Club, NCP Maid Marian Way Car Park, NCC Albion Street Car Park and refurbishment opportunities like Isabella House and the Old Waterworks Building.

Redevelopment of the Central College site and NCP Maid Marian Way Car Park will not only open up unobstructed dramatic views to the Castle and sandstone outcrop but along with pedestrianisation of Collin Street/Carrington Street and realignment of Maid Marian Way will radically transform and enhance the pedestrian links between the Castle in the west, the Lace Market in the east and Artist Impression of view looking north along Castle Road the Station to the south.

Objectives:

Promote and bring forward key development sites to deliver the vision for the Broadmarsh West area and help achieve its full potential.

Continue to promote and invest in heritage-led regeneration projects to bring back buildings into Altstadquartier, Aachen, Germany. Mixed use. use scheme within medieval town centre (Chapman Taylor) Major development within a historic city centre MIDDLE HILL MAID MARIAN WAY

LISTER GATE

CASTLE ROAD

Intu Broadmarsh Shopping Centre

Nottingham College City COLLIN STREET Hub

Broadmarsh Car Park Coach Station & Central Library CANAL STREET

CASTLE BOULEVARD

CARRINGTON STREET TRENT STREET TRENT

New Development Opportunity

WILFORD STREET

Refurbishment Proposed/Opportunity

Environmental Improvements

Existing/Proposed Development/ Refurbishment

The height and mass of future development must avoid harming the important views from the Castle towards the key landmarks located to the east. Existing, and anticipated future, views of the Castle through the site should be protected.

It is recognised that limited localised height, which might obscure secondary views, may be justifiable in order to prevent a monolithic scheme emerging. Schemes containing tall buildings will not be supported on the Site.

Proposed pedestrian routes should each have a unique character reflecting a clear route hierarchy. The primary pedestrian route through the Site must be that which aligns with the Collins Street generated east-west axis.

Indicative 3D massing view looking north-east over the Broadmarsh West area

Objectives:

The massing of the new development must respect the settings of adjacent heritage buildings and must protect (or introduce) views to and from the Castle.

New development should seek to avoid a monolithic roofline.

New development should help to define clear urban blocks which reinforce established routes and help to contain and define new routes. MIDDLE HILL MAID MARIAN WAY

LISTER GATE

CASTLE ROAD

4 Intu Broadmarsh Shopping Centre 4

Nottingham 5 COLLIN STREET College City 4 5 Hub

Broadmarsh Car Park 6/7 Coach Station & 6/7 6 Central Library 4 5 CANAL STREET

6/7

CASTLE BOULEVARD

CARRINGTON STREET TRENT STREET TRENT

WILFORD STREET

Potential New Development

Future Protected Viewing Corridor

Permeability

All new development will be required to achieve a high standard of environmental sustainability.

The City Council actively encourages building design and construction methods that reduce energy costs and utilise green technology where possible in order to support a low carbon future and respond to the Council’s Carbon Neutral 2028 pledge.

All new development proposals will be expected to maximise opportunities to incorporate sustainable design features where feasible (such as sustainable drainage systems including grey water recycling, green roofs, maximising use of recycled materials, orientating buildings to optimise solar gain).

Living wall at Worth Avenue, Palm Beach, Florida Objectives:

New development must be designed and constructed in a manner which minimises all potentially harmful impacts on the environment.

Opportunities for green roofs, green walls and green infrastructure to help promote biodiversity should be included as part of new development proposals. Green roof on Dickens Yard, London Contact Details

For further information please contact: Mapping and Image Credits:

Nick Hibberd - Principal Regeneration Team Leader © Crown Copyright and database right 2019. Ordnance Tel: 0115 87 61668 Survey Licence number 100019317. [email protected] Aerial 2016: Aerial Photography, Copyright Bluesky International Ltd Rob Percival - Area Planning Manager Tel: 0115 87 64447 Page 5: Image of Nottingham College Skills Hub [email protected] courtesy of Bond Bryan Architects

Page 5: Image of Broadmarsh Car Park, Bus Station & Central Library courtesy of FaulknerBrowns Architects

Page 7: Public realm images courtesy of Townsend Landscape Architects

Page 9: Photo of Nottingham Station and Queen’s Walk courtesy of Martine Hamilton Knight

Page 11: Image of Nottingham Castle Visitor Centre courtesy of Purcell Architects

Page 15: Alstadquartier, Chapman Taylor©, Altstadtquartier Büchel. Available at: https://www. chapmantaylor.com/projects/altstadtquartier-buechel

Page 20: Dickens Yard, Kingston Landscape Group©, Available at: https://zinco-greenroof.co.uk/references/ dickens-yard-london