LIVERPOOL COMMERCIAL BUSINESS DISTRICT Spatial Regeneration Framework November 2019 02 November 2019 Liverpool Commercial Business District SRF Contents 01 Introduction 04 02 Strategic Regeneration and Existing Planning Policy Context 08 03 The Framework Area Identity 14 04 Issues and Opportunities 32 05 Drivers for Change 34 06 The CBD’s Vision 36 07 The Development Framework 58 08 Implementation and Phasing 94 Liverpool Commercial Business District SRF November 2019 03 01 Introduction The Liverpool Commercial Business District Purpose of the SRF relevant planning legislation and guidance within the Spatial Regeneration Framework (CBD SRF) 01.01 The SRF will guide new development National Planning Policy Framework (NPPF, 2019) and has been prepared collaboratively with opportunities within Liverpool’s historic Commercial NPPG. Liverpool City Council (LCC) and its partners District. The document will increase the economic including the Liverpool Business Improvement potential of the CBD by enhancing existing conditions 01.05 Once adopted, this document will be a material District (BID) Company and the Liverpool City and promoting new ones to attract and retain consideration in the determination of future planning Region Local Enterprise Partnership (LCR LEP). businesses. The SRF identifies new development applications within the CBD area as well as promoting This SRF will guide the future investment opportunities and looks to enhance City connectivity the commercial core of the City to potential investors and and development of the historic commercial through improved public realm and revitalising stakeholders. It will also build upon Liverpool’s Local core of Liverpool; and once adopted as a underused buildings. Plan policies and will be adopted as a Supplementary Supplementary Planning Document (SPD), Planning Document (SPD). The adoption of the CBD will be a material consideration in the 01.02 The SRF takes account of a range of studies SRF as an SPD will follow once the Local Plan has been determination of planning applications. already undertaken which are detailed in Chapter adopted. 2. Ambitions set out within these studies are reflected The CBD SRF assesses the current commercial throughout this document to highlight economic 01.06 In summary, the SRF: status of this significant part of the City, priorities, improve the commercial district and attract whilst considering its heritage and emerging investment from local to international interest. The • Examines baseline conditions, picking up on key development proposals. Through this analysis importance of a new supply of Grade A office space character areas, emerging planning applications, the document presents a vision, illustrative in the CBD is a key aim of this document to continue its history and current market conditions; masterplan, a number of uses, development Liverpool’s commercial success. • Sets the context and presents the drivers for change; principles and guidance to direct future • References the strategic context of the area, existing development and investment over the next 01.03 This SRF also details a vision for the CBD, local planning policy and shows how these can be 15-20 years. development principles and different uses to guide applied specifically to this area; development proposals, culminating into an illustrative • Identifies key issues and opportunities; The SRF responds to adopted national and masterplan. • Sets out the strategy and overall vision for the area local planning policies and seeks to nurture to attract suitable development and investment for the assets and opportunities that are unique 01.04 This document also expands upon relevant the next 15-20 years; to this part of the City. These include the planning policy as a means of promoting a high • Focuses on establishing strategic marketing stunning maritime architecture, a commercial quality world class business environment that responds priorities to better promote the area’s location and heritage built on world trade and a pivotal positively to its UNESCO World Heritage designation character; location to link emerging proposals in north and close proximity to a world class waterfront. The • Prioritises office-led development with appropriate Liverpool with the City Centre and waterfront guidance and proposals contained in this document guidance to manage growth and protect future to encourage regeneration and development align with Liverpool’s Local Plan (submission draft May opportunities; and opportunities. 2018) and have been written in accordance with 04 November 2019 Liverpool Commercial Business District SRF 01 Introduction • Explains how the SRF could be implemented and delivered. SRF Study Area 01.07 The study area was originally set to align with the Main Office Area designated within Liverpool’s Local Plan. 01.08 Upon further review however, it was proposed that the study area should be expanded to include areas which would act as an interface to other neighbourhoods and emerging development opportunities. 01.09 The study area now includes further land to the north to help connect the site to Ten Streets and Liverpool Waters, the east to enhance the connectivity to Lime Street and the Knowledge Quarter, and the south so the historic waterfront is included within the SRF. extended study area original study area 0 50m 250m Figure 01 Liverpool CBD SRF Site Boundary © Crown copyright. Liverpool City Council, Licence Number LA076288, 2017. Liverpool Commercial Business District SRF November 2019 05 01 Introduction CBD SRF Project Team Inspector and has been involved with some of Liverpool’s 01.10 This SRF has been prepared by Liverpool City major projects, including the initial masterplanning of Council in close collaboration with its partners the LCR Liverpool ONE, the Kings Dock masterplan and the Pier LEP and the Liverpool BID Company. Head. 01.11 Arup, shedkm, Worthington Owen and Rob 01.15 Worthington Owen (Commercial and Burns Heritage and Urban Design are the professional Property Agent) provide market advice to a wide team who have worked with the SRF partners to produce range of commercial companies across Liverpool. The this document. team have over 50 years of combined experience in dealing with commercial property within the commercial 01.12 Arup (Town Planning Consultant) has district of Liverpool City Centre. They provide regular been involved in the shaping of Liverpool for the last 15 advice to both landlords and occupiers and are currently years and has worked on a number of key regeneration part of the team who have been retained to deal with sites throughout Liverpool. Their team has a strong the new Pall Mall development site where new grade A understanding in local planning policy and the local office buildings are proposed. plan making process (which this SRF will run parallel with) via obtaining major redevelopment planning consents for a number of clients within Liverpool’s City Centre. 01.13 shedkm (Masterplanning) provide urban design and architecture expertise to a range of clients across the City. One of their key aims is to ensure places extend far beyond individual buildings through a firm belief that the architecture is initiated and delivered through innovation and place making. Their recent work on the emerging Ten Streets will bring continuity to this project due to the close proximity of “neighbourhoods”. 01.14 Rob Burns (Heritage Consultant) has been involved in the historic built environment for over 35 years, as a qualified archaeologist, heritage specialist and urban designer. He spent almost 10 years at English Heritage (now Historic England) as Historic Areas Figure 02 Team logos 06 November 2019 Liverpool Commercial Business District SRF 01 Introduction Consultation 01.20 All relevant statutory bodies, individuals, groups 01.24 The Responsible Authority (Liverpool City Council) 01.16 A separate Consultation Statement has been and organisations were informed of the consultation must therefore undertake a screening process to identify prepared to accompany this SRF. This is in accordance and further details can be found within the supporting if an SEA is required. This is based on a standard set of with Regulation 12 of the Town and Country Planning Consultation Statement. criteria. If it is determined by the Responsible Authority (Local Planning) (England) Regulations 2012. that the SRF is unlikely to have significant environmental 01.21 The representations received have been effects and does not require a full SEA, it must prepare a 01.17 The Consultation Statement sets out: considered in preparing the final SRF. Once the statement which provides reasons for this determination final SRF has been approved by Cabinet it will be (i.e. the completed SEA screening letter) • Who the local planning authority has consulted adopted as a Supplementary Planning Document with when preparing the document; following the adoption of the Local Plan; and it will be 01.25 A screening statement for this SRF was sent to • A summary of the main issues raised by those material consideration in the determination of planning statutory consultees in January 2019 for comments. consulted; and applications. There may be a need for the SRF to be Following responses from consultees, LCC formed a • How those issues have been addressed within the updated based on any relevant amendments to the Local conclusions that a SA/SEA would not be required for SRF. Plan prior to adoption. this SRF. Natural England also confirmed that a Habitats Regulation Assessment (HRA) Screening exercise would 01.18 This SRF has been prepared in accordance with Strategic Environmental Assessment not be required for this SRF either. the above regulations and has been the culmination of a 01.22 A Strategic Environmental Assessment (SEA) series of consultation exercises to help the team consider is a process which ensures environmental impact is 01.26 All the statutory responses and further information views from stakeholders which include the public considered at the formation of plans stage (i.e. the can be found in the supporting Consultation Statement. and private sector businesses and relevant statutory strategic level). A Sustainability Appraisal (SA) does this, consultees.