Former Market Site, Blackburn SITE FEASIBILITY REPORT · SITE FEASIBILITY REPORT CAPITA. 2 Developmen e ev 00 01102018 CONTENTS 1.0 SITE CONTEXT Site Location P. 3 Town Centre Boundary

Client Name: Blackburn with Darwen Borough CouncilRIBA Stage: 0Rev: 0Date: 01/10/2018

Former Market Site, BlackburnSITE FEASIBILITY REPORT

CAPITA

2 Development Opportunity (Former Market Site, Blackburn) - Site Feasibility Report - Rev. 00 - 01.10.2018

CONTENTS

1.0 SITE CONTEXT Site Location P. 3 Town Centre Boundary P. 4 Primary Shopping Area P. 5 Town Centre Development Opportunities P. 6 Site Photographs P. 7 Conservation Areas P. 10 Key Buildings & Uses P. 11 Focal Points P. 12 Existing Active Frontages P. 13 Site Access - Key Vehicular Routes P. 14 Site Access - Key Pedestrian Routes P. 15

2.0 KEY CONSTRAINTS & OPPORTUNITY AREAS Key Constraints P. 16

Key Vehicular Constraints & Operational Requirements P. 18 Pay & Display Parking Provisions P. 19 Land Ownership P. 20 Positive Architectural Elements P. 21 Building Heights P. 22 Indicative Site Sections P. 23 Blakewater Culvert & Flood Risk P. 24 Existing Services & Utilities P. 25

3.0 DESIGN PRINCIPLES Design Principles P. 26 Key Vistas P. 29 Pedestrian Flows - Improving East - West Permeability P. 30

Pedestrian Flows - Completing Missing Links P. 31 Key Views From The Site P. 32 Key Vistas Of The Site P. 33 Primary & Secondary Building Frontages P. 34 Parking & Service Access P. 35 NPIF Development Opportunity P. 36 Public Open Spaces P. 37 Plot Sizes P. 38

3Development Opportunity (Former Market Site, Blackburn) - Site Feasibility Report - Rev. 00 - 01.10.2018

1.0 SITE CONTEXTSite Location

Key: Development Site (Investment area 1 as defined in the BwD SPD) Area: Approx. 3.76acres / 1.52ha Existing use: Temporary surface level car park


Key: Development Site Boundary Town Centre Boundary

1.0 SITE CONTEXTTown Centre Boundary


Key: Development Site Boundary Primary Shopping Area

1.0 SITE CONTEXTPrimary Shopping Area


Key: Development Site Boundary Town Centre Boundary Committed Development Opportunity Future Development Opportunity

New Home Bargains Store New REEL Cinema Northgate THI Public Realm Blakey Moor Building

Simmons Street Cathedral Quarter Phase Two Blackburn Railway Station Newspaper House

Former Larkhill Health Centre Former Thwaites Brewery Site Former Markets Site

1.0 SITE CONTEXTTown Centre Development Opportunities

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1.0 SITE CONTEXTSite Photographs

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Key: Development Site Corporation Park Richmond Terrace Extension

Richmond Terrace Conservation Area Northgate Conservation Area King Street Conservation Area

Cathedral Conservation Area Darwen Street Conservation Area Eanam Conservation Area Listed Building

Notes:- Boundaries referenced from BwDBC

Conservation Areas Map dated 2016.- Fine Urban grain located towards West

of site and Larger buildings and plots towards North, East and South of site.

1.0 SITE CONTEXTConservation Areas

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Cathedral Quarter

Railway Road

Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

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Ainsworth Street

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Key: Development Site Blackburn College NHS Health Centre Council Office

Capita Office Proposed Cinema Magistrates Court King George’s Hall

Richmond Terrace Blackburn Library Fab Lab Blackburn Museum

Town Hall The bureau Centre Offices Bus Station

Bingo Hall Train Station Supermarket Job Centre

Brewery Site

Key Buildings & Uses

1.0 SITE CONTEXT

2016128417139511814106219151173

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Cathedral Quarter

Railway Road

Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Ainsworth Street


Focal Points

Key: Development Site Focal Points Mall Bus Station

Morrisons Supermarket Train Station Hotel & Cathedral Quarter Marks & Spencer Blackburn College

King George’s Hall Town Hall Health Centre Offices (Richmond Terrace) Blackburn Library

Bingo Hall

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7 11

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1.0 SITE CONTEXT

Cathedral Quarter

Railway Road

Penn

y Stre

et

Ains

wor

th S

tree

t

Barbara Castle Way

Notes:• Majority of footfall attractors located

towards the East and South of site.

Ainsworth Street


Existing Active Frontages

Key: Development Site Retail Professional Services

Leisure

1.0 SITE CONTEXT

Notes:- Majority of active frontages located

West, North and South of the Mall corresponding with small scale shop fronts/ commercial units.

- Lack of active frontages surrounding site.

Cathedral Quarter

Railway Road

Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

Ainsworth Street


Key: Development Site Primary Routes Secondary Routes Bus Only Routes

Existing Gateway Potential Future Gateway (Through Victoria St Link / Traffic Flow Reversal project)

Site Access - Key Vehicular Routes

From Ribble Valley

From M6 &

Preston

From A666

From M65

Junct. 6

From A666

1.0 SITE CONTEXT

Cathedral Quarter

Railway Road

Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

Notes:- Site has good vehicular access off the

orbital route from the North and good connectivity with surrounding towns, areas and catchments.

Ainsworth Street


Site Access - Key Pedestrian Routes

Key: Development Site Primary / Busy Pedestrian Routes Primary / Busy Pedestrian Routes (Day Time Only Through Mall) Secondary Pedestrian Routes

1.0 SITE CONTEXT

Cathedral Quarter

Railway Road

Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

Notes:- Major footfall route (Ainsworth ST. located along eastern

boundary of site with links to the Mall, Bus Station, Cathedral Quarter and Train Station to the South and residential neighbourhoods to the North, beyond the orbital route.

Ainsworth Street


2.0 KEY CONSTRAINTS & OPPORTUNITY AREASA coordinated site plan which identifies the red line boundary, and other key constraints such as the culvert and below ground services has been prepared and will be made available to bidders in DWG and PDF format.

The high-level constraints and layout considerations which would need to be taken account of, should the area be re developed are described and identified later in this section and summarised on the following page.

Bidders should consider this carefully but note that the information is drawn from several sources and reports (mostly commissioned for other purposes). As such, the Council assumes that further site investigations and verification by each bidder will be required, in order to satisfy themselves as to the existing conditions and constraints at the site.


2.0 KEY CONSTRAINTS & OPPORTUNITY AREAS

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Summary of Key Constraints

Car Parking Parcel A is currently a surface level car park, which it is assumed will be re provided within the overall development plan.

Bidders should ensure:

• That there is an appropriate supply of parking for shoppers, visitors and workers;

• Better and more economic use of land in the town centre;

• Measures are identified which reduce our reliance on car parking (and promote use of more sustainable transport)

Note: The Council has long term parking facilities at Starkie Street

See Town Centre Parking Plan (page 19) Taxis

There is an existing Taxi rank on Ainsworth Street. Any proposals to remove this facility should consider provision of an alternative facility to mitigate this loss, which would need to be carefully considered and positioned with respect to the Public Transport facility and shopping area

Bus routes and Taxis locations – refer to page 18

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Summary of Key Constraints

Car Parking Parcel A is currently a surface level car park, which it is assumed will be re provided within the overall development plan.

Bidders should ensure:

• That there is an appropriate supply of parking for shoppers, visitors and workers;

• Better and more economic use of land in the town centre;

• Measures are identified which reduce our reliance on car parking (and promote use of more sustainable transport)

Note: The Council has long term parking facilities at Starkie Street

See Town Centre Parking Plan (page 19) Taxis

There is an existing Taxi rank on Ainsworth Street. Any proposals to remove this facility should consider provision of an alternative facility to mitigate this loss, which would need to be carefully considered and positioned with respect to the Public Transport facility and shopping area

Bus routes and Taxis locations – refer to page 18

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Servicing

Due consideration must be given to service access arrangements, both for the future development and in situ properties, most notably The Mall Shopping Centre.

River

Blakewater

Culvert

The River Blakewater runs in culvert underneath parcel A (running north to south). It has adequate capacity to accept a predicted 1 in 100 year flood event, plus climate change allowance. Discussions with the Environment Agency (EA) have been held and whilst (in principle) you may be able to develop across the culvert, this comes with restrictions The Council and the EA have produced an in-principle engineering solution to allow for development over the culvert – refer to page 24

Flood Risk Site Topography Utilities Ground Conditions

River Blakewater – designated Main River Site falls within Flood Zone 2 – Medium Risk Relevant / more detailed information (rec’d July 2018) is included in Appendix H Development site cleared of redundant services following demolition works. New drainage and lighting installed under the temporary car parking scheme

Land Ownership

See section on Land Ownership Plan – refer to page 20

Conservation & Heritage

See section on Conservation Areas Plan – refer to page 10

Scale and Massing

See section on Building Heights Plan – refer to page 22


2.0 KEY CONSTRAINTS & OPPORTUNITY AREASKey Vehicular Constraints & Operational Requirements

Key: Development Site Vehicular Access Buses & Taxis Only Buses Only

Bus Stops Taxi Ranks Existing Service Access Point to Mall Existing Roof To Car Park Access

Existing Gateway Potential Future Gateway (Through Victoria St Link / Traffic Flow Reversal project)

Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

Notes:- Rooftop parking access and service access

route passes through North -West corner of site

- Bus only route located along Eastern boundary and Bus station to the South

- Taxi rank located within site boundary


Pay & Display Parking Provisions

Key: Development Site On Street Car Parking Multi-storey Roof Level Car Park (approx. 1,300 spaces)

Temporary Surface Level Car Park (approx. 130 spaces) Temporary Surface Level Car Park (approx. 120 spaces)

Surface Level Car Park ) approx. 120 spaces) Roof Top Car Park (approx. 130 spaces)

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2A

2B

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4


Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

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42B

2A

Town Hall

Notes:- Mixture of surface, multi-storey and on street car parking located within easy access of orbital route


Land Ownership

Key: Development Site Council Owned Freehold Private Ownership Council Owned Leased Out

Leased to Council Culvert Footpath included within development site boundary


Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

Notes:* 100 year lease to Council - Development site in Council ownership- Ainsworth St (adopted road) passes

through site- 8m preferred no build zone either side of

culvert

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1

1


Positive Architectural Elements

Key: Development Site Positive Buildings Landmark*

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*

Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

Notes:- Majority of good architectural examples are historic buildings towards the west located

primarily within the conservation areas with the exception of the bus station and recent extension to the Mall

- Opportunity to integrate with positive features which contribute to character of the area and sense of place


Building Heights

Key: Site Boundary Four Storey + Three Storey

Two Storey One Storey


Penn

y Stre

et

Ains

wor

th S

tree

t

Mall

Barbara Castle Way

Town Hall

Notes:- Site bounded by 3 - 4+ storey buildings to

the North, East and West and primarily 2 storey buildings immediately south of the site


Indicative Site Sections


+109.0

Key: Site Boundary Site contours

110m

110m

105m Penny StreetSite

105m

115m

115m

120m

120m

125m

125m

130m

130m

Ainsworth Street

St Johns

Gala Bingo Thwaites Brewery Bus Station Mall

Gala Bingo Job Centre Thwaites Brewery

Thwaites Head Office

Brown Street

Barbara Castle Way Site

Section A

Section B

+110.0

B

B

A

A+107.5

Offices


Blakewater Culvert & Flood Risk

Key: Development Site Culvert 8m Easement (Either Side)

Flood Zone 1 (Low Risk) Flood Zone 2 (Medium Risk)

- Development proposals that potentially involve building over the culvert structure will need to take into account the following (but not limited to):

i.) Any proposed development should not undermine the structural integrity of the culvert

ii.) Any proposed development should not preclude access for future maintenance, repair or improvement of the culvert. Depending on the footprint of the development further access points to the culvert may be necessary

iii.) Notwithstanding the above the Environment Agency should be consulted for further information on potential conditions in relation to any proposed development works in the vicinity of the culvert.

Notes: - River Blakewater is the main river which

runs through Blackburn town centre- 1km of the river length was culverted

during the 1960’s- Environment Agency has designated the

River Blakewater as “Main River” and is subject to Land Drainage Byelaws.

- Culvert comprises of a reinforced concrete box section with internal dimensions of 7.6m width and 1.5m height

- Record drawings indicate combined depth of fill and (former) market hall slab construction provides a total cover of approximately 1200mm to finished ground level.

- Condition survey report commissioned in October 2006 revealed the condition of the culvert to be generally good. Defects within the culvert were noted but identified as being of a nature that could be repaired.


Section A-A (Through Culvert)

A A


Existing Services & Utilities

Sewers Key: Stormwater Sewer Combined Sewer

Gas & Water Key: United Utilities Water National Grid Gas

Electrical Key: 6kV - 6.6kV Cable LV Cable

Notes:Further surveys maybe necessary to verify positions of below ground services



Local Plan Design Principles (December 2015)

Policy 11 of Local Plan Part 2 sets out key design principles for development within the borough.

The Borough Design Guide also includes useful design principles which may be useful to refer to.

Blackburn Town Centre, Supplementary Planning Document (SPD) August 2018

The Council has several design principles and layout considerations which must be addressed when considering and planning new developments. See SPD (page 26) for the site-specific matters identified for Investment Area 1. Advice for adjoining areas can also be found in the SPD.

Site Feasibility Study (Investment Area 1)

To assist bidders this Site Feasibility Report has been prepared to further explore the site layout principles and layout considerations as set out in the SPD, which apply to Investment Area 1. This report examines: how these might be potentially interpreted, in the light of known constraints and the current development context, factoring in the emerging plans for the adjoining areas. Bidders should not be restricted by these suggestions but encouraged to arrive at their own high-quality proposals that will achieve

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Former Markets, Investment Area 1

A mixed-use town centre development opportunity, which has the potential to introduce new retail and commercial floorspace - at scale; complementing the existing offer by bringing greater choice to shoppers and extending the role of the town centre.

Source: Town Centre SPD

Preferred Uses (all subject to planning permission)

Key Linkages & Synergies

• Retail (Use Class A1) • Residential (Use Class C3) • Offices (Use Class B1) • Assembly & Leisure (Use Class

D2) • Restaurant & Café (Use Class A3) • Pubs & Bars (Use Class A4)

• Principal opportunity in the town centre to create new retail and commercial floorspace at scale within Primary Shopping area

• Provide excellent links to the Mall and the Thwaites development site

3.0 DESIGN PRINCIPLES

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Key Constraints (Source: Site Feasibility Study)

• Flood Zone 2 (consider suitable mitigation measures for any vulnerable uses) • UU culverted River Blakewater runs beneath the site • Retain service access to the Mall • Retain or enhance existing taxi facility • Ainsworth Street heavily constrained with existing services • Potential for existing services within the demolished sites – assumed

redundant - but bidders to investigate further

Key Design PrinciplesKey Design PrinciplesKey Design PrinciplesKey Design Principles (Source: SPD and Site Feasibility Study)

Mix and JuxtaMix and JuxtaMix and JuxtaMix and Juxta----position of Usesposition of Usesposition of Usesposition of Uses

• The scheme will be designed, and the uses arranged, to create strong connections and synergies with key parts of the town; and to help open up the redevelopment potential of the key investment areas (Areas 2, 6 and 3)

• The site can be divided into a small number of different parcels because of the size, configuration and known constraints of the site. The suitability of these, for different uses, will need to be carefully examined by bidders with every effort made to create an holistic and well connected development (see: Plot Plan in the Site Feasibility report)

Key Vistas Key Vistas Key Vistas Key Vistas The development should respect key sight-lines and frame views of key landmarks with an opportunity to:

• Preserve views of key landmarks (such as the Cathedral) which contribute to the identity of the town

the expected quality, in line with the Local Plan town centre objectives and design Principles (Local Plan Policy 11 of Local Plan Part 2) and SPD guidance. Drawing on both the SPD and this Site Feasibility Report, design and layout matters relating to this part of the town centre are summarised on the following pages.


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• Flood Zone 2 (consider suitable mitigation measures for any vulnerable uses) • UU culverted River Blakewater runs beneath the site • Retain service access to the Mall • Retain or enhance existing taxi facility • Ainsworth Street heavily constrained with existing services • Potential for existing services within the demolished sites – assumed

redundant - but bidders to investigate further

Key Design PrinciplesKey Design PrinciplesKey Design PrinciplesKey Design Principles (Source: SPD and Site Feasibility Study)

Mix and JuxtaMix and JuxtaMix and JuxtaMix and Juxta----position of Usesposition of Usesposition of Usesposition of Uses

• The scheme will be designed, and the uses arranged, to create strong connections and synergies with key parts of the town; and to help open up the redevelopment potential of the key investment areas (Areas 2, 6 and 3)

• The site can be divided into a small number of different parcels because of the size, configuration and known constraints of the site. The suitability of these, for different uses, will need to be carefully examined by bidders with every effort made to create an holistic and well connected development (see: Plot Plan in the Site Feasibility report)

Key Vistas Key Vistas Key Vistas Key Vistas The development should respect key sight-lines and frame views of key landmarks with an opportunity to:

• Preserve views of key landmarks (such as the Cathedral) which contribute to the identity of the town

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• Strengthen view along Richmond Terrace and Ainsworth Street

• To create strong visual and physical links between the new and existing town centre developments such as the Mall and the new Bus Station at Ainsworth Street

Your scheme will present opportunities to create new vistas and help to reinforce and lift the visual character of the town. This can be achieved by:

• The design treatment of key corners and other locations where it is important to maintain or create visually attractive and prominent views that define the primary and active frontages

Scale and MassingScale and MassingScale and MassingScale and Massing

• Buildings in the new development will be arranged and positioned to enclose around a newly formed and active public square, which is positioned to link with the existing Mall entrance at Ainsworth Street

• Scale and massing of the development around the square will be appropriate to the existing context and arranged to accentuate important vistas

Pedestrian Flows & Public SpacesPedestrian Flows & Public SpacesPedestrian Flows & Public SpacesPedestrian Flows & Public Spaces & Landscaping& Landscaping& Landscaping& Landscaping

• Extension of pedestrian friendly spaces and a well-structured pedestrian network to help generate and support footfall and passing trade with active frontages aligned to key pedestrian routes

• Your scheme proposals should connect with the high-quality spaces found at Ainsworth Street, Church Street and Richmond Terrace

• Measures that support and improve the east/ west flow of pedestrians (through the outdoor spaces to the north of the Mall) where legibility and connectivity is currently poor are encouraged

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• The location of key uses and entrances at the ground floor will be designed to animate public space and key routes

• High quality landscape proposals, which recognise the importance of the site and establish a new a bench-mark quality standard


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Primary FrontagesPrimary FrontagesPrimary FrontagesPrimary Frontages

• Primary building frontages can be arranged in view of and along key approaches such as Brown Street and Ainsworth Street and the north/ east corner at Penny Street

Scheme Parking and Service AccessScheme Parking and Service AccessScheme Parking and Service AccessScheme Parking and Service Access

• At Ground Floor: Secondary frontages and service areas should be aligned against the Bus Station apron (South East corner of site) to allow the primary frontages to be more pedestrian friendly and less constrained by vehicles.

• Brown Street will serve as the vehicular access point for visitors and shoppers going to the development with efficient but unobtrusive servicing arrangements

• Car parking provided in areas that area easily accessible from the Orbital Route (Barbara Castle Way) and visible from the main town centre gateways

• Car parking accessible and aligned to primary frontages, which will be provided with generous pedestrian aprons.

• Safe and well signed pedestrian links run through the development’s car parking/ public realm areas

• Car parking and servicing areas designed as part of an attractive external environment, which is well managed

• Parking tariffs and pricing structures designed to encourage linked trips and longer stays, whilst also serving the needs of operators and occupiers

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• Major United Utilities storm-water discharge tanks are located within the site • The Starkie Street Car Park is long-leased to the Council to meet operational

on going needs Key Design Principles (Source: Site Feasibility Study) • East West Connectivity with opportunity to link key pedestrian spaces and

create new destinations and vistas

Victoria Street / Northgate Link Victoria Street / Northgate Link Victoria Street / Northgate Link Victoria Street / Northgate Link

(Source: NPIF Scheme Proposals for Victoria Street/ Northgate Link (Consultation Stage)

The Council is delivering new gateway improvements at Victoria Street at its junction with Barbara Castle Way. Pedestrian and highway/ network improvements will improve access into the town centre. These works will also help to link the Whalley Range District Centre to the Town Centre.

The draft proposals, presented to the community and local businesses are shown on page 36

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Funding from Central Government under the National Productivity Investment Fund (NPIF) is helping to deliver the £2.9m scheme and to achieve the following benefits:

• Northgate opened to two-way through traffic to improve access to King Georges Hall and a new in town Cinema development now under development

• Improvements at Barbara Castle Way/ Tontine Street to provide easier access to the town centre along a main pedestrian artery feeding pedestrians into the town centre

• Victoria Street changed to in-only with additional on-street parking created and improved pedestrian access

• A new link road constructed at Richmond Hill for direct egress onto Barbara Castle Way from the Mall

• Significantly improved and safer pedestrian facilities at Barbara Castle Way encouraging residents into the town centre from Whalley Range

• Additional on street car parking created at Sudell Cross and Richmond Terrace

More information on NPIF is available within the Development Opportunity brochure

•

ey highway & Access Benefits & Opportunities (Source: Site Feasibility Study)


Key Vistas


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2 3

4

Key: Development Site Opportunity to strengthen view along Richmond Terrace Existing View along Ainsworth Street Existing View along Ainsworth Street Existing View from/to Cathedral Quarter

1234

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4

2

3


3.0 DESIGN PRINCIPLESPedestrian Flows - Improving East - West Permeability

Existing- Shopping mall acts as a destination point - Existing arrangement limits permeability

through Town Centre.

Proposed- Potential to improve East-West

permeability through Town Centre to connect with future development opportunities, generate additional footfall and passing trade

Key: Development Site Existing Pedestrian Flows Potential Pedestrian Flow

Key: Development Site Existing Pedestrian Flows

Exchange StreetExchange Street

Richmond TerraceRichmond Terrace


3.0 DESIGN PRINCIPLESPedestrian Flows - Completing Missing link

Existing- King William St and Church St are established Primary Shopping Streets.- Since the relocation of the Bus Station Ainsworth St has also benefited from additional

footfall, resulting in an increase in shop fronts along Ainsworth St.

Proposed- Opportunity to complete pedestrian footfall circuit around town centre.- Additional footfall along Tackett St. could result in an increased in active frontages along

Tackett St. as has been demonstrated along Ainsworth St. benefited from additional footfall, resulting in an increase in shop fronts along Ainsworth St

Key: Development Site Existing Main Pedestrian Routes Missing pedestrian Link New / improved Active Frontage Opportunity

Key: Development Site Existing Primary Pedestrian Route

Ainsworth Street

Church Street

King William

Street

Tackett Street

Ainsworth Street

Church Street

King William

Street

Tackett Street


Key Views From The Site


Key: Development Site Key Views of local landmarks

1

2

2

St John’s Church

Blackburn Cathedral

Notes:- Opportunity to preserve views of key

landmarks which contribute to the identity of the townscape

1


Key Views Of The Site


Key: Development Site Key Views Key Site Corners Opportunity for Primary Frontages

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3

5

2

2

3

4

5

1

4

Notes:- Identification and grouping of key views

helps to establish key site corners and define primary / active frontages.

- Concentration of key site corners exist on the Eastern and Northern boundary of the site.


3.0 DESIGN PRINCIPLESPrimary & Secondary Building Frontages

Key: Development Site Primary Frontage Secondary frontage Primary Frontage Opportunity Secondary Frontage Opportunity Bus Exit Route

Key: Development Site Primary Frontage Secondary Frontage Bus Exit Route

Existing- The site is bounded by secondary building

frontages on three sides - North, East and West and by primary building frontages as well as the bus station apron to the South.

Proposed- Potential for Primary building frontages to be

arranged in view of and along key approaches.- Potential for secondary frontage to be located

towards the South East Corner of site, close to Bus Exit Point.

The Mall

Brown Street

Penn

y Stre

et

Ainsworth Street

Bus Apron


3.0 DESIGN PRINCIPLESParking & Service Access

Potential to accommodate parking away from primary frontages and with easy access from Orbital Route Potential to accommodate Service Access point away from primary frontages

Key: Development Site Primary Frontage Secondary Frontage

1

2

1

2


NPIF Development Opportunity

ExistingRoad converging onto Victoria Street before connecting to Barbara Castle Way

ProposedRoad converging onto Richmond Hill using new road network before connecting to Barbara Castle Way

Preferred road arrangement for accessing investment development site (outside the scope of NPIF funding)

Key: Development Site Vehicle Flows Vehicle Flows (Reversed Flow) Vehicle Flows (New Road Network) Car Parking Vegetation

Proposed On street parking created on Richmond Terrace Car parking created on Richmond Terrace Zebra Crossing on Richmond Terrace


Barbara Castle Way

Barbara Castle Way

1

2

3

in patnership with

NPIF VICTORIA STREET NORTHGATE LINK ROAD

Development Proposals

KEY: PROPOSED HIGHWAY IMPROVEMENTS: Proposed road surface improvements

Proposed Landscape improvements

Proposed additional parking

Improved pedestrian links

Proposed pedestrian surface improvements

Indicative direction of traffic flow

New pedestrian crossing

Direct access from Barbara Castle way to

Tontine st

No impact on workers tree

Improved pedestrian crossing links

Whalley Range remains unchanged

Gateway Feature to reduce approach

speeds

1

2

Gateway feature at end of two way sectionTontine Street1

Car parking createdRichmond Terrace4

On street parking createdNorthgate2

Zebra crossingRichmond Terrace5

On street parking createdRichmond Terrace3

Pelican CrossingVictoria Street6

7

6

5

4

3

“The Braid” to undergo essential maintenance and be

repositioned

Works to tie into Blakey Moor heritage scheme


Public Open Space


Key: Development Site Existing Public Spaces Opportunity to create Public Open Space

1

1

2

2

?


Plot Sizes


B

A

Key: Development Site Culvert 8m Easement (Either Side)

Approx. 3.21

Approx. 0.25

Approx. 3.76

Approx. 1.42

Approx. 0.10

Approx. 1.52

Areas

Acres Hectares

Parcel A:

Parcel B:

Total

Preferred Uses for development site as defined in the Blackburn Town Centre SPD (all subject to planning permission):

- Retail (Use Class A1)- Residential (Use Class C3)- Offices (Use Class B1)- Assembly & Leisure (Use Class D2)- Restaurant & Café (Use Class A3)- Pubs & Bars (Use Class A4)

Capita I ESA Architecture, 8th Floor, The Observatory, Chapel Walks, Manchester, M2 1HL

Documents

Former Market Site, Blackburn SITE FEASIBILITY REPORT · SITE FEASIBILITY REPORT CAPITA. 2 Developmen e ev 00 01102018 CONTENTS 1.0 SITE CONTEXT Site Location P. 3 Town Centre Boundary