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ALBION SQUARE
Supplementary Development Brief Guidance
October 2016
Planning Services – Development Delivery – Urban Design –Development Briefs – Albion Square- ALBION SQUARE 2016
October 2016
Contents 1. Introduction
2. Current Situation(Plan)
3. Modified Rationale
4. Vision
5. Indicative Plan
6. Detail
1. Introduction Since the Development Brief was produced in 2011, Hull has
moved on. The Humber’s successful Enterprise Zone
extension bid in 2015 sees 14 new sites covering 750.6ha
added to the existing Enterprise Zone; Albion Square is one
of those sites. A new strategic City Plan programmes a
series of investments and actions to regenerate the city for the
21st Century. Hull has been successful in attaining City of
Culture status for 2017. These Developments have created
an impetus and a focus has fallen on Albion Square for the
site of an Ice Arena to replace the existing one on
Commercial Road/English Street.
The Publication Consultation version of the emerging Local
Plan has allocated 20,000m2 of Net Retail floor space to the
site and a requirement for 270 residences .
There is also an expectation to site a Multi storey Car Park
at Albion Square to replace the surface car park.
The north edge of the site is bounded by The Georgian New
Town Conservation Area, where Albion Street features a
fine example of unspoilt Georgian Terraced Housing street
frontage. This is an opportunity to consolidate an area of
quality and charm in the City Centre.
Bond Street is an underused dual carriageway currently used
as a section of the City Centre Bus Loop. One Carriageway
could be closed and used as public realm, parking and
facilitate junction geometry for large service vehicles.
Jameson Street/King Edward Street is high footfall and the logical location for the main pedestrian access to the complex.
Location Plan
Site boundary
Listed Building
Local Listed Building
Conservation Area
Pedestrian Zones
Access Point
Surface Car Park
Edwin Davies (Vacant)
Coop (Vacant)
BHS (uncertain)
Wilberforce Centre
Bus route
New theatre link
Possible Archaeology
2. Current Situation
3. Modified Rationale
The original development Brief was produced for Hull Forward
by consultants Arup’s based on an economic assessment by
Deloittes supported by local commercial property advisors in
2011. The rationale promoted was for the provision of grade A
office accommodation to be the then viable driver for
development on this site while taking account of contextual
relationships particularly the Maltings and Albion Street. The
recession has suppressed demand for Grade A office space
and other initiatives in the City Centre such as the innovative
C4Di with the support of ERDF funding have met the
anticipated demand. The impact of the likely loss of the BHS
store and Coop building were not considered.
The economy and direction of the City has moved on as
opportunities have changed such as the Local Enterprise
Partnership, City of Culture, the strategy of the City Plan and
the final version of the New Local Plan.
The BHS and former Coop building that forms the main
frontage of the site with Jameson Street has an uncertain
future due to the failure of BHS, structural and ownership
issues. This is open to redevelopment together with the
longstanding vacant Edwin Davies Building.
The Local Plan has a strongly evidenced case for around an
extra 52,000m2 of retail sales floorspace in the City in an
objective report on the impacts of out of centre shopping on
the City Centre, ‘Hull Retail and District Centres Study’
produced by Strategic Perspectives. It is estimated that
approximately 20,000m2 of retail sales floorspace could be
accommodated on the Albion Square Site, providing the
opportunity to create a strong retail anchor linked with the
relocation of the Ice Arena to the site. A decked car park to
replace existing surface level parking will be needed (a
standard available car park design at 6 levels (including roof)
will yield approximately 420 spaces). The strategy for the City
Centre is to seek to improve its overall draw as a visitor and
shopping destination, and it is considered proposed
development objectives for this site therefore help to achieve
this goal. The intention is that where shops are likely to
accommodate retailers that will serve a wide catchment
across the city and wider region, it is most appropriate that
these are located in Hull City Centre.
The Local Plan also identifies the need to provide
approximately 270 dwellings on the site as well as other main
town centre uses including offices – although these would be
ancillary to the main development priorities.
Albion Street has been largely refurbished as residential
reasonably successfully and has the potential to support
further complementary development as the neighbourhood
/urban village develops. The Albion square site can contribute
a complementary and positive addition to this trait.
Local Plan Policy 10 City Centre Mixed Use Sites.
1a) land at Albion Square(2.1 ha) will be developed for a
major retail led development with strong linkages provided to
Jameson Street and other parts of the Primary Shopping Area
of the City Centre. Other main town centre uses will be
supported on the site where they are ancillary to retail and do
not prevent this objective for the site being achieved. The site
should also be developed to accommodate approximately 270
dwellings. The current amount of parking on the site will be
retained through provision of a new multi storey car park.
The Wilberforce Health Centre has defined the Story Street
frontage and an area of public realm north of School Street.
The 1963 BHS/Coop building on Jameson Street features a monumental Italian glass mosaic called the three ships (currently locally listed but being reviewed for statutory listing) commissioned by the Cooperative Society, from the Artist Alan Boyson designer maker and then former lecturer at the School of Ceramics in the College of Art, Wolverhampton. The whole piece is 66 feet high x 64 feet wide. The face of the mural includes 4,224 foot-square slabs(each made up of 225 tiny glass cubes); altogether there are 1,061,775 pieces. The mosaic work was carried out by Richards Tiles Ltd (now part of Johnsons Tiles Ltd) and affixed by A. Andrews &Sons (Marble & Tiles) Ltd of Leeds who are still trading today. Inside there is also a giant 22ft ceramic marble and stone
sculpture of a shoal of fish at the skyline ballroom on the roof
by the same artist.
The original Development brief’s design guidance was
basically sound and still largely stands with regard to the
principles of development; however the current proposals and
some technical constraints modify the original approach.
4. Vision
There are several guiding principles that inform the way
elements of the regeneration of Albion Square contribute to
the immediate context, the strategic development of the City
Centre, and the attributes and status of the wider city.
Shopping – The Local Plan has an evidenced requirement for
the provision of 52,000m2 extra Retail space to supplement
and expand Hull City Centre’s attraction as a primary
shopping destination in the wider region.
Parking – a decked car park to replace the surface car park
provision is required to maintain the parking capacity of the
City Centre. (the structure needs to be open on two sides.)
Leisure – The Ice Arena is required to relocate from Kingston
Street. Albion Square has been selected as the preferred site
with a critical extent of proposed floorplate and parking
provision to service such a facility. The floor plate for the Ice
Arena is about 70 x 40 minimum(Olympic is slightly larger at
75 x45m), including the ice pad and peripheral area. This sets
the floorplate for at least one section of the development.
Conservation Area – the scheme needs to address the
resolution of Albion Street as a coherent Georgian urban
townscape in terms of enclosure, scale, bay widths and
rhythms.
Urban Village – The resolution of Albion Street can build on
the current community now established in the Georgian New
Town and lead on to developing and consolidating the
potential for a successful and attractive Urban Village.
Public realm/Environment – The current square needs
consolidating and animating with good enclosure and active
uses, supplementing the string of public realm spaces that run
through the City Centre. Waltham Street needs animation and
interest to change it from a service street to an appealing
pedestrian link through to Albion Square and the Bond Street
Bus Loop. Albion Street and the wider Georgian New Town
streets are currently stark, they need an improved inclusive,
residential neighbourhood character in the public realm
softening it with street trees interspersed with adequate on
street parking for residents and visitors. The style of Street
furniture and lighting columns can help unify and bolster the
character.
The current public realm improvements will deliver a
distinctive public space and public art at the King Edward
Street Jameson Street Junction.
Public art – as discussed above the Three Ships Mosaic and
Shoal of Fish Mosaic by Alan Boyson will be an important part
of the regenerated site.
Energy – the highest standard of structural/fabric energy
efficiency attainable will be encouraged and supported across
all elements in the site. The complex has the opportunity for a
combined heat and power plant driven by the Ice Arena’s
energy and heat exchange requirements.
Comprehensive Development Parcel / Incremental
Development– the site is currently seen as a Comprehensive
Development Parcel which would require a major investor to
develop out.
Partnership or incremental investment are potential options as
the elements of the site can be broken down into separate
parcels.
Retail/Leisure(Ice Arena)
Car Park
Residential
Office/Commercial
The elements would have to contribute to the resolution of the
Public Realm and potentially collaborate on a District Heating
System.
The City Council currently own the north of the site which has
the potential for some fragmentation under control which
could deliver the resolution of the square. Further acquisition
could expand and coordinate delivery on an incremental
basis.
By breaking the site down into smaller/specialised units the
scheme is opened up to smaller or specialised
investors/developers possibly some sourced locally.
This is an organic and flexible approach reflecting the way
settlements including the Georgian New Town originally
developed.
The site has been vacant since the Second World War and
has had developers comprehensive schemes proposed that
never were realised. Expanding the options to attract
Partnership Development such as at the Fruit market could
open the site to more investment opportunities.
Retail floor Space requirement Hull Local Plan Public
Consultation Document June 2016. - The estimate of
20,000m2 is superseded by the intervention of the Ice Arena
and some housing to meet the 270 unit requirement at the
appropriate Albion Street end of the site. On the indicative
layout a yield of approximately 16,000 m2 net retail space is
given.
Indicative Plan of Anticipated land
usage some fixed others flexible.
A1 Retail (fixed 18,500m2)
A1 Retail (flexible 2500m2)
Multi Storey Car Park (fixed
possible GF retail 1000m2)
B1 business (flexible C1, C3)
C3 Residential (flexible C1, B1)
D2 Ice Arena 70 x40m (fixed)
District heat and power
Expanded Public realm
Service access
Inclusive New Theatre/UTC
Link
Parking Access
Restricted residents/service Access
0 25 50 75 100metres
5. Albion Square 2016
5 – 6 storeys
6 – 8 storeys
5 – 5.5 storeys
4 – 4.5 storey
Scale
The architectural structure of the built
fabric will-
Help enclose spaces and streets;
Terminate views and provide
references;
Maximise the capacity of the site.
According to the Major Projects
Manager Buildings above 10 storeys
are problematic in terms of construction
with regard to the ground conditions in
the City Centre.
The character of the area is generally 3
– 5 storeys with the exception of
Kingston House at 13 storeys.
The main shopping element at
Jameson/King Edward Street is likely
to be limited to 3 storeys if the St.
Stephen’s and Princes Quay models
apply. Any further floors can
accommodate Leisure, storage and
supplementary uses. The Ice Arena is
recommended as a rooftop addition.
The determines the minimum footprint
of the supporting structure.
4 storey (5 levels)
4 storeys
6 – 8 storeys
4th and 5th storey
5 storeys
3.5 Georgian storeys
6. Detail
0 25 50 75 100metres
The proposed car park is a standard design with a precise
footprint (approximately 50 spaces per floor)so the required
number of parking spaces(150) will determine the scale(3
floors). This may allow for added levels that could
accommodate long stay or residents parking for the Georgian
New Town.
At Albion Square the Wilberforce Centre is 5 storeys because
the square is buried in the centre of the block there may be an
increased scale tolerance where the north and east sides
could support 6 – 8 storeys without overtopping the skyline at
Albion Street.
There is also the scope to match the Wilberforce Centre on
the corner of Story Street and Albion Street making a strong
architectural statement.
Albion Street is the
opportunity to match the
Georgian enclosure and
set back achieved
further up at Jarratt
Street. Where 3.5
Georgian storeys
equate to about 4 – 4.5
modern storeys.
Liverpool Georgian enclosure.
Bond Street is a meeting of two ends 21 st century massing at
the south end and Georgian proportions at the north end.
Kingston House should not influence the development of
Albion Square but coincidentally provides a similar sense of
scale and enclosure likely to characterise the development
edge of Albion Square on the west side of Bond Street.
Shops – the primary shopping accommodation is located at
the Jameson Street /King Edward Street corner opening on to
the Primary Shopping Area. The 3 ships mosaic will dominate
the corner but a strong entrance is needed to ensure the
building is legible as a shopping destination. An entrance
concourse/atrium is envisaged at this location.
Supplementary retail units at ground and possibly 2nd floor
level are seen to continue the shopping/leisure interest along
Waltham Street into Wilberforce Square where buildings on
the sunny East and North Sides would continue this perhaps
with more emphasis to the leisure offer.
At the corner of Bond Street/Albion Street there might be
scope for a convenience store.
Housing - the Albion Street environment subject to
appropriate public realm improvements is more appropriate
for bespoke residential development as well as flexible units
that can accommodate a proportion of residential units.
The intrinsic Georgian character of Albion Street can be
bolstered through the set back of houses reflecting the
basement set back opposite –( there may be an opportunity
for surface water mitigating ‘Rain gardens’ along the frontage
referencing the Georgian basement space.) Plot widths and
rhythms will also pick up the character and reflect the
characteristic rhythms of bays in the Georgian buildings.
Vertical proportions are also a strong element all of which can
be delivered successfully in contemporary architecture.
Kingston House was given enhanced scope through
government relaxation of permitted Development controls
over the conversion of offices to residential use. It is currently
recognised as a residential site contributing to the majority of
the 270 units identified in the Local Plan Publication
Document.
Car park- the displaced surface car parking (150 spaces) is
intended to be accommodated into a standard design decked
car park . This has the capacity to increase the parking offer
for the Skating Arena and additional City Centre Shopping
offer.
A technical requirement is to have at least 2 open sides. The
likely location would be determined by the access issues.
Jameson Street/King Edward Street are pedestrian areas and
inappropriate. Story Street has constrained access and little
capacity for queues. Albion Street is in the setting of a
Conservation Area and Listed buildings where a utilitarian
service character is inappropriate. Bond Street is the current
access for the surface car park and has the capacity to
accommodate traffic and service vehicles.
Car park /service yard –Bond Street works well as a service
street where service access to the shopping centre and Ice
Arena and can be provided. A service street on the north side
of the Ice Arena next to the car park could also provide an
open side to the car park helping with the ventilation
requirement. Vehicular access to the rear of the Albion Street
frontage will be required. Waltham Street will still be needed
for vehicular access to the Wilberforce Centre and rear of
King Edward Street as well as Story Street.
Public Realm – The Wilberforce Centre Development
partially delivered a square at the east side of the building.
The location of this does not make it unworkable or constrain
the development of the site. It can be enhanced and
completed through further development which could
contribute to its success.
Bond Street is identified in the Kingston House development
Briefs 2014 as having potential for the East carriageway being
closed and redeveloped to expand the constrained Kingston
House Site. This was supported in principle providing it could
function safely and efficiently by the Highways Department. It
is subsequently understood there are issues with underground
services inhibiting construction but public realm works are
acceptable. Therefore it is proposed that the west carriageway
could be put over to public realm and vehicular access into
the Albion Square Site/Car Park. This gives opportunities for
additional public realm and possibly street planting.
Archaeology – In 1989 the Royal Institute bomb site was
excavated to retrieve buried artefacts in the basement from
a1943 air raid. It is not clear from the sites and monuments
record whether the whole site was completely excavated so a
cautious approach would be to check any intrusive piling
locations down to basement level for possible artefacts.
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