FARNWORTH TOWN CENTRE MASTERPLAN FRAMEWORKFEBRUARY 2014

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CONTENTSIntroduction, Purpose and VisionBackground, Policy ContextKey Planning Policy IssuesThe Development SiteDevelopment of the MasterplanRedevelopmentPublic TransportDesign Principles The Public Realm

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INTRODUCTION, PURPOSE AND VISION

AEW Architects were commissioned in April 2013 to produce this Masterplan Framework to assist in bringing forward the redevelopment of Farnworth town centre for retail, public transport and allied uses.

Bolton Council and AEW have worked alongside precinct owners St Modwen in partnership with Transport for Greater Manchester (TfGM) and with others with signifi cant interests identifi ed during the process.

This document represents a key milestone in the process.

Following consultation, the Masterplan Framework refl ects the agreed approach to be undertaken by the three key partners: Bolton Council, St Modwen and TfGM to guide the redevelopment of Farnworth town centre.

The Council is seeking redevelopment of a site located in the middle of Farnworth town centre. The maximum size of the site incorporates:

• Farnworth Precinct;• Farnworth Market;• Farnworth Bus Station; • The surrounding public realm and road network.

The land edged in red on the study area plan (see page 9) is the extent of the land covered by this Masterplan Framework.

The site presents an exciting development opportunity in a key town centre location that will have signifi cant regeneration impact. It is of strategic importance in supporting the sustained redevelopment of Farnworth town centre and will be an important gateway site for visitors to the town centre.

The Masterplan Framework stresses the importance of the links and opportunities presented by the site’s location and especially its close proximity to Bolton Sixth Form’s South Campus and the recent refurbishment of Farnworth Town Hall to accommodate up to 200 Bolton Council staff. These are shown on the Wider Context Plan (see page 10).

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BACKGROUND, POLICY CONTEXT

Farnworth is Bolton’s second largest centre, located to the south of the Borough and bounded by Salford. With a resident population of 15,793 (ONS 2011), it has a key role to play in delivering Bolton’s key economic and social objectives.

An Economic Baseline Analysis produced at the end of 2008 highlighted Farnworth’s importance as an economic centre that has a number of strengths, such as its strategic location and position as the second largest retail centre in the borough and a number of key assets including the relatively new Sixth Form College Campus.

The study also identifi ed some challenges including; • Poor gateways and corridors within the town centre• Employment areas that create negative external

perceptions and can be a barrier to attracting visitors and investors

• Access to local green spaces could be improved.

Bolton’s Core Strategy is the key document in the Local Development Framework (LDF). It describes development plans and objectives for the Borough of Bolton up to 2026. It sets out broad aims for the delivery of housing and other requirements such as employment, retail, leisure, community, transport and essential public services. Farnworth is designated as a Town Centre within the Core Strategy and Core Strategy Policy RA2sets out the vision for Farnworth, as follows:-

The Council and its partners will:

• Continue to regenerate Farnworth town centre with a mix of retailing, leisure, employment, public service and housing uses.

• Support the renewal, development and expansion of the retail precinct.

• Support the improvement of gateways, transport corridors, pedestrian routes and pedestrian permeability in and around Farnworth town centre.

• Develop a new health centre close to Farnworth town centre.

• Develop new housing throughout the area.• Recognise Farnworth as an important public

transport hub.• Protect the signifi cant open recreational area at

Farnworth Park.• Recognise the co-located Bolton Sixth Form and

Community Colleges at the Queen Street site as the principal focus for post 16 education in the southern part of the borough.

• Require development proposals in Farnworth to enhance the townscape through the use of excellent quality design.

• Conserve and enhance the distinctive character of the existing physical and neutral environment.

• Make effi cient use of land in Farnworth due to existing higher levels of development density, requiring development to provide adequate privacy and amenity space and conform to the overall spatial approach.

Along with other documents within the LDF, the Core Strategy forms the basis for how planning application decisions are made in Bolton. The key policies are listed below in Table 1.

Table 1: Core Strategy Policies

H1 HealthyP2 Retail and LeisureP5 AccessibilityS1 SafeCG2 Sustainable Design and ConstructionCG3 The Built EnvironmentCG4 Compatible UsesSC2 Cultural and Community ProvisionRA2 FarnworthIPC1 Infrastructure and Planning Contributions

Further details of these policies can be found on the Council’s website www.bolton.gov.uk.

A site-specifi c Allocations Development Plan Document is also being worked upon, which once published, will also help guide planning decisions in Bolton on a site-by-site basis. (Refer to http://www.bolton.gov.uk/website/Pages/Allocationsplan.aspx). This document identifi es the area covered by this Development Brief as part of a wider Town Centre site (Policy P2) which is located within the Farnworth area of Bolton (Policy RA2).

A key material consideration in the assessment of development proposals would be national planning policy guidance which is contained within the National Planning Policy Framework (NPPF). This guidance seeks to promote the delivery of sustainable development with particular reference to:

• Sustainable transport;• Promote the viability and vitality of existing town

centres;• Retain and enhance existing markets and where

appropriate re-introduce or create new ones ensuring that markets remain attractive and competitive.

The Council will determine planning applications in its role as local planning authority. The Core Strategy policies refer the council and its partners to refl ect the importance of partners in delivering the policies.

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KEY PLANNING POLICY ISSUES

Regeneration / Redevelopment of Farnworth Town CentreRenewal areas will be transformed by new investment and development. They will be a focus for regeneration including new housing, together with some contribution to new jobs and provision of health, education and community facilities. Renewal areas are in inner parts of Bolton and Farnworth (including Farnworth town centre) and at Breightmet. These areas require investment and development in order for the borough to narrow the gap between the most and the least well off people.

Farnworth is an area which is the focus for initiatives and requires investment and development in order for Bolton to narrow the gap between the most well off people and the least well off in accordance with the Community Strategy. The renewal, development and expansion of the existing retail precinct would be supportive of the broader strategic aims

Retail and LeisureOutside Bolton town centre, the town centres of Farnworth, Westhoughton, Horwich and Little Lever play an important role in serving their parts of the borough. The Retail and Leisure Study shows that there could be some need for some additional fl oor space in Farnworth, Westhoughton and Horwich. New shops to serve local communities will also be concentrated in these areas.

Urban DesignAn attractive built environment makes an area a pleasant place to live and work. Spaces and places affect our everyday activity and the Core Strategy will ensure that new development within Bolton is locally distinctive and sustainable, taking into account layout, density, height, massing, architectural style, materials and landscaping (Policy CG3).

Land UsesFarnworth contains a wide variety of different land uses, focussed on Farnworth town centre, the second largest town centre in the borough. The town centre benefi ts from a pedestrianised shopping area around Brackley Street and new college development at Queen Street. It will remain the main focus for retail, education, health, leisure and community facilities to serve Farnworth and opportunities will be maximised to improve its range of retailers and services, together with improvements in the quality of gateways, corridors and public realm.

SustainabilityIntegral to the provision of new development in Bolton is the aim to achieve Sustainable Development and encourage high standards of sustainable design and construction. For proposals providing over 500 square metres of fl oorspace the Council expects all developments to achieve the following (Core Strategy policy CG2):

• Achieve “very good” BREEAM rating; • Incorporation of appropriate decentralised, renewable of low carbon energy sources to reduce CO2 emissions of predicted regulated and unregulated energy use by at least 10%;• Reduce surface water run-off from the site by 50%.

Off-site ContributionsCore Strategy policy IPC1 seeks to ensure that developers make reasonable provision to the cost of appropriate physical, social and green infrastructure required by the proposed development. For development proposals providing 2,500 square metres or more of new fl oorspace the applicant/developer will be expected to provide a on or off site contribution to public art. This provision should equate to 1% of the total construction costs of the development project.

Policy IPC1 also seeks contributions which seek to remedy site specifi c defi ciencies or other mitigation / compensatory measures. These should include off site access and public transport improvements. It is clear that improvements are required to the existing bus terminus / station. It is considered that there is scope for improvements in traffi c management measures and pedestrian and public transport infrastructure.

In the event that a planning application is submitted to the Local Planning Authority and planning permission is granted after February 2014 it is likely that contributions would be via through the Community Infrastructure Levy. This Levy would apply to all new development and would be a standard cost per metre square of development. The key contact for this is Melanie Craven in the Council’s Planning Strategy team on (01204) 336108.

Specifi c Policy Guidance NotesFurther guidance on specifi c elements of detailed design are provided by Planning Control Policy Notes (PCPN). The relevant PCPN’s are listed below. They are also available on the Council’s website.

Table 2: Relevant Planning Control Policy Notes

No. 04 Shops Fronts and Security ShuttersNo. 06 The Display of Signs and AdvertisementsNo. 10 Planning Out CrimeNo. 21 Highway ConsiderationsNo. 22 Provision of Public Art

Land usesAppropriate land uses within the development brief area are considered to be town centre uses as outlined in NPPF and also Core Strategy polices RA2 and P2. These uses would include the following retail, health facilities, leisure uses, other commercial, offi ce, tourism, cultural, community and residential. This would also include the provision of new/enhanced transport hubs.

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THE DEVELOPMENT SITE

The site is located in the middle of the town centre and occupies a prominent gateway position into the retail core.

The site is 2.61 hectares (6.45 acres) and incorporates Farnworth Precinct, Farnworth Market, Farnworth Bus Station, the surrounding public realm and road network. It is located within the heart of Farnworth town centre and is not too far away from Bolton Sixth Form College and Farnworth Town Hall. Please refer to plan 2 for a site layout.

The north of the site is bounded by King Street and by Brackley Street to the South. To the west there is an Asda supermarket and to the east a row of shops fronting onto Market Street.

The principles contained in this Masterplan Framework apply directly to the area within the development site, as indicated by the red line, on the plan, on page 9. Bolton Council will expect any development of adjacent sites to this development within Farnworth town centre to adhere to the principles as set out in this Masterplan Framework to ensure a consistent approach is undertaken.

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B3741_F104A: EXISTING SITE PLAN

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WIDER CONTEXT PLANB3741_F105A: WIDER CONTEXT PLAN

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DEVELOPMENT OF THE MASTERPLAN

This Masterplan Framework incorporates the following secured and non-secured redevelopment opportunities within the development site area as shown on the plan on page 20. It is envisaged that these will be prioritised on the basis of deliverability in terms of land ownership and funding to stimulate and sustain regeneration in the area:-

An analysis has been carried out showing the link between the public realm and different uses for existing and future development sites.

This has brought about the agreement of a Development Map which summarises and prioritises the developments within the development site area.

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WIDER CONTEXT PLANB3741_F106A: SITE ANALYSIS - EXISTING LINKAGES

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WIDER CONTEXT PLANB3741_F107A: SITE ANALYSIS - EXISTING USES

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REDEVELOPMENT

Secured Redevelopment

This comprises;Phase 1A – the redevelopment of part of Farnworth Market Precinct and the existing Farnworth Market for retail (and potentially health centre) use.

The relocation of Farnworth Market into a demountable form. A range of possible locations (both temporary and permanent) have been identifi ed for this. Consideration has also been given to relocating the second hand market separately from the main market.

The reconfi guration of the Bus Station area to allow the phase 1A building footprint to be fi xed.

Investment Value: Scheme to include First Phase ~ £5 – 7 million(Higher fi gure includes Health Centre)

Non-secured Redevelopment

Phase 1B – the redevelopment of the remaining part of Farnworth Market Precinct. This also allows for a new health centre to be incorporated within the scheme should it not be able to be brought forward in a timely manner as part of phase 1A.

Issues to be considered in Phase 1B include:

• Relocation/removal of Electricity substation• Accessibility to the rear of the retail properties

fronting Market Street.• Public toilets – feasibility of future provision.

Timescale from Masterplan to Completion of Phase 1 (Estimate)

1. Finalise / endorse Masterplan 1 month2. Preparation of planning application (Phase 1) 1 month3. Submission of planning application to consent 3 months4. Satisfaction of conditions precedent in Agreement 6 months5. Notices served on existing occupiers (Markets / Precinct) 6 months6. Demolition and Construction of Phase 1 12 months

Future long term development opportunities apart from phase 1B may include:

• New uses for the former Saddle Pub site at 55 King Street (now demolished)

• Potential investment in Asda and its car park, including the scope for reconfi guration of the car park and relocation of the Veterans club and the possible provision of a petrol fi lling station.

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WIDER CONTEXT PLANB3741_F108F: POST PHASE :1A MARKET RELOCATION PLAN

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WIDER CONTEXT PLANB3741_F116D: TEMPORARY MARKET RELOCATION PLAN

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PUBLIC TRANSPORT

It has been agreed that investment is needed in the current bus station site. A range of options has been identifi ed for new bus and passenger facilities within the parameters of the Phase 1 development. These have been considered in terms of likely affordability and deliverability.

As part of the development work required to progress the Phase 1A scheme outlined above, the options have been explored in relation to how Farnworth’s bus station interfaces with the proposed retail expansion works. A key issue explored in this regard relates to whether the bus station continues to occupy the same broad area / location as that utilised for the current facility (albeit potentially reconfi gured in order to accommodate the Phase 1 works); or whether a new alignment adjacent to the highway on King Street is progressed. Extensive dialogue with Transport for Greater Manchester has resulted in a safeguarded area being identifi ed that allows the existing operation and capacity of the bus station to be at least maintained in the future, and also allows improvement of the bus station facilities, subject to funding being secured.

The preferred solution ultimately is to provide a minimum operational capacity of 5 stands; whilst simultaneously ensuring that pedestrian movements are managed in a safe and effi cient manner. (Through a combination of defi ned crossing points and the management of pedestrian desire lines.) In addition, any solution which is ultimately adopted will need to be supported through the granting / extending of an appropriate land interest to TfGM; such that they are able to maintain the same level of operational control as that which prevails at the current bus station facilities. This has resulted in the defi nition of the safeguarded area as drawn.

The objective is to deliver a minimum Grade 2 bus shelter in the improved bus facility.

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WIDER CONTEXT PLANB3741_F109C: PUBLIC TRANSPORT PLAN

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DESIGN PRINCIPLES

A number of design principles have been identifi ed:

• The design of new buildings seeks to ensure that the frontage along King Street is animated.

• Seeking to improve the retail offer of the centre.• Increasing development density in the core

town centre to create a more vibrant, mixed use development.

• Improving the ‘legibility’ of the town centre. That is, the interrelationship between different areas, the transport and pedestrian connections and signage between them to help people to understand and better negotiate the town centre. It is important to get this right as the movement framework affects uses, activities, density, security and the impact of developments on neighbouring places.

The masterplan has therefore concentrated on:

• Improving the permeability of key routes and gateways through the development site, such as making the route from the bus station to Brackley Street more inviting.

• Understanding the hierarchy of streets and spaces, including the potential for the creation or improvement of strategic links to current, future and aspirational developments to ensure optimum pedestrian and transport linkages to these developments.

• An analysis of the new and improved linkages proposed in terms of deliverability taking into account what can be achieved in the short/medium term, ie phases 1A and 1B.

• Improvements to existing signage to ensure ease of pedestrian access throughout the town centre.

• Improvements to key gateways and corridors. This should include consideration of the options for improving/reconfi guring the King Street/Market St junction to better provide for easy and safe pedestrian movement from the north of Farnworth, from the direction of Farnworth Town Hall, into the town centre

• Improved connectivity and linkages across the town centre from the Sixth Form College South Campus area.

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WIDER CONTEXT PLANB3741_F110C: PROPOSED LINKAGES, DEVELOPMENT SITE AND OPPORTUNITIES

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WIDER CONTEXT PLANB3741_F111C: PHASE 1A MASTERPLAN

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WIDER CONTEXT PLANB3741_F113C: PHASE 1B MASTERPLAN

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AERIAL VIEW FROM NORTH WEST

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AERIAL VIEW FROM NORTH EAST

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THE PUBLIC REALM VIEWED FROM KING STREET

This Masterplan Framework proposes a phased upgrade of the public realm, taking the principles of the Bolton Council Public Realm Implementation Framework 2007-2012, and adapting them for Farnworth’s site specifi c conditions. Good quality design will raise both the image of the area and the aspirations of residents and businesses by attracting more visitors, investors, and jobs. These are illustrated in the following fi gures which show;

Proposals for logically phased improvements to the public and privately owned public realm throughout the development sites. Any works proposed are to have a consistency in approach and in materials used.

Plan and cross section illustrations of street types: These show both pedestrianised and shared surface arrangements, indicating preferred combinations of materials and organisation of typical street furniture/street tree planting.

Design guidance:A materials palette for both hard and soft landscaping from which construction specifi cations can be developed. This includes:

• Paved surfaces;• Street furniture;• Urban Tree Planting and other types of soft

landscaping; and• Street Lighting.

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WIDER CONTEXT PLANB3741_F117A: PUBLIC REALM PROPOSALS - KEY PLAN & PRINCIPLES

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WIDER CONTEXT PLANB3741_F118A: PUBLIC REALM PROPOSALS - PHASE 1

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WIDER CONTEXT PLANB3741_F119: TYPICAL SECTION 01: PEDESTRIAL ZONES: MARKET PRECINCT

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WIDER CONTEXT PLANB3741_F120: TYPICAL SECTION 02: SHARED STREET: BRACKLEY STREET

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WIDER CONTEXT PLANB3741_F121: PUBLIC REALM: INDICATIVE MATERIALS PALETTE