Wicker Riverside Action Plan2007-2017

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FOREWORD

Wicker Riverside is one of Sheffield’s best-known and mostdistinctive gateways.

It has played a key role in the city’s history and after a period ofdecline and change is now re-emerging once again as an importantand attractive place to do business, to live and spend leisure time. Itis also a critical area in spreading economic regeneration intoBurngreave and the Upper and Lower Don Valley.

The Action Plan details the potential of the area and takes onboard the aspirations of local businesses, inward investors andcommunities, compiled over 3 years of consultation and dialogue. Itprovides guidance for further transformation and regeneration,particularly by opening up its extensive river frontages toredevelopment and public enjoyment. At the same time the Planseeks to protect the townscape of the area and to emphasise theimportance of those businesses and community facilities alreadyestablished there.

I look forward to seeing this vision realised and invite localresidents, businesses and investors to join the City Council in thisexciting renaissance.

Councillor Tim Rippon

Cabinet Member for Economic Regeneration, Culture & Planning

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WICKER RIVERSIDE ACTION PLAN

Table of Contents

1. INTRODUCTION AND OVERVIEW 05

2. ACTION PLAN VISION & OBJECTIVES 08

3. AREA ANALYSIS 10

4. LOCAL POLICY FRAMEWORK 17

5. REGENERATION CONTEXT 21

6. DEVELOPMENT STRATEGY 23

7. DELIVERY 33

8. MAKING IT HAPPEN 39

9. LIST OF CONTACTS 44

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AREA BOUNDARY WITH INNER RELIEF ROAD

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1. INTRODUCTION

The Wicker Riverside Action Plan wascommissioned by Sheffield City Council andRenaissance South Yorkshire. It sets out along term (10 years) framework to guidepublic and private development andinvestment decisions in the Nursery Streetand Wicker area.

The Action Plan brings together informationfrom local consultation with latest policy in theemerging Sheffield Development Frameworkand City Centre Masterplan and forms part ofa suite of area-based plans which cover theCity Centre and the Lower Don Valley,including the Cathedral Quarter and StVincents and Castlegate.

WHY AN ACTION PLAN?

The Action Plan has been drawn up to servethe following purposes:

� Provide a clearly defined guide fordevelopment and investment decisionswithin the area by the public and privatesectors.

� Promote and inform economic regenerationin this part of the City Centre to ensure asustainable future for this mixed-use cityarea by promoting new sites fordevelopment.

� Supplement and update existing planningguidance for the Nursery Street and Wickerarea prior to completion of the newSheffield Development Framework (SDF).

� Add local detail and proposals to the CityCentre Masterplan.

� Establish key public space andenvironmental projects which can leadregeneration in the area and provide acatalyst for change.

� Identify design guidance for all key siteswithin the context of the Urban DesignCompendium.

� Propose ways of tackling local problems ofpublic safety, crime, cleansing, rivermanagement and parking.

The Action Plan is not simply about guidingchange. It also has a role to play in ensuringthat the intrinsic character of the WickerRiverside area is preserved and enhanced forfuture generations.

WHO IS IT FOR?

� Local residents existing and new

� People who work in the area

� New businesses or existing businesseswho wish to expand

� Developers wanting to invest in the area

� Architects and agents

� The wider Sheffield community

STATUS OF THE DOCUMENT

The Wicker Riverside Action Plan is a deliveryvehicle for a 10 year vision for the area, andas such will be referred to when determiningplanning applications and allocating publicinvestment. The Action Plan also workswithin existing local, regional and nationalpolicies and will inform the SheffieldDevelopment Framework.

It will be approved by the Council’s Cabinet asa material consideration in determiningplanning applications pending the adoption ofthe relevant SDF documents.

WICKER

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CITY-WIDE SETTING/CONTEXT

OVERVIEW

The Wicker Riverside area lies on thenorthern edge of Sheffield City Centre, andcomprises land on the banks of the RiverDon, stretching from Borough Bridge in theWest to the Wicker viaduct. This area hasalways been an important gateway to the City– as early as 1350, Sheffield Castle stoodopposite at the confluence of the Don and theSheaf. The first of Sheffield’s bridges (Lady’sBridge) was originally constructed in the latterpart of the 15th Century.

During the 18th, 19th and for much of the20th Centuries, the Wicker Riverside areawas a dense, bustling network of streets andlanes serving the City’s silversmiths, steelmanufacturers and other industries gatheredthere. The area was served by BridgehousesStation and Goods Yard and Victoria Station

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which were principal stations during the late19th and early 20th Centuries.

The internal core of the study area has astrong urban form, framed by the northernslopes of the Don Valley and the railwayembankment/viaduct and comprises 19th and20th Century industrial buildings. Some havefallen into disuse or are not used to their fullpotential.

Once the most important gateway to the City,the Wicker Riverside area is both literally andmetaphorically at a crossroads. The area hasstagnated, partly as a result of more than 20years of blight and uncertainty arising fromprevious proposals for the Inner Relief Road– but also because it no longer makes astrong economic, cultural or spatialcontribution to the City Centre.

The Wicker Riverside area forms part of anincreasingly important axis of development forthe City although it has yet to fully realise thebenefit of its relationship with the river or theCity Centre. The river is unexploited as arecreational resource, as a broader amenityfor the area or as a setting for newdevelopment.

The construction of the Inner Relief Road,presents an important opportunity for theAction Plan area. The project will relieve themajority of through traffic that currentlypasses along Wicker and Nursery Street,reducing traffic flows and creatingopportunities for environmental improvement.

TYPICAL VIEW ALONG LANES BEHIND NURSERY STREET

NURSERY STREET

WICKER 1905

2. ACTION PLAN VISION &OBJECTIVES

THE VISION:

WICKER RIVERSIDE IN 2017

In 2017 Wicker Riverside will be a new mixed-use neighbourhood within the City Centre witha distinctive character and identity.

More than 3000 residents live in a mix ofwaterfront apartments and residentialconversions of existing buildings. A range ofresidential and student accommodation has

been developed. The area is a centre for localemployment with new offices and commercialpremises taking advantage of the good linksto the City Centre and the Inner Relief Road.

The River Don and adjoining waterfront hasbeen transformed into a succession ofriverside terraces and parks with improvedmaintenance, management and habitat-reconnecting the area with adjoiningdevelopments at Riverside Exchange andVictoria Quays and creating a new focus forleisure and recreation for the northern part ofthe City Centre. The reprofiled river alsocontributes to the flood protection of the areaby providing a wider channel.

Cafes and bars associated with City Centreliving and working extend along the waterfrontand along Wicker. Wicker is the heart of thearea; it has been revitalised by newneighbourhood shops, specialist retailers andleisure and community facilities which alsoserve Burngreave and adjoiningneighbourhoods. It is also a major publictransport hub. Investing in the quality of thepublic realm provided the catalyst for theregeneration of the Wicker.

The area contains a diverse mix ofbusinesses occupying new offices and olderindustrial accommodation. Through its newoffices, shops and services the Wicker

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ARTIST’S IMPRESSION OF NURSERY STREET IN 2020

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Riverside area forms part of a seamlessoffice quarter with West Bar/RiversideExchange, connected via new bridges overthe Don at Nursery Street and Victoria Quays.

Wicker Riverside is no longer at thecrossroads – it has regained its role andidentity as a vibrant part of the City. It isreconnected to the City Centre andBurngreave, providing easy access to jobs,services and facilities for local residents. Themix of land uses and activities complementand sustain each other.

REALISING THE VISION:THE OBJECTIVES

The objectives of the Action Plan are to:

Objective 1

Seize the challenges and opportunitiespresented by the Inner Relief Road,including improved pedestrian accessbetween Spital Hill/Burngreave, Wicker andthe City Centre whilst achieving radicalimprovements in the quality of the publicrealm throughout the area.

Objective 2

Re-connect the area with the River Donand in turn with the City Centre, enhancingthe role of the river as a recreational and

amenity resource – indeed as a coreelement of the public realm – whilstrealising the development value andopportunity created by a waterfrontlocation, particularly as a focus forbusiness and city living.

Objective 3

Capitalise and build on the increasingdemand for city living in this part of theCity Centre whilst ensuring that the areaprovides the broader mix of facilities andservices to sustain an urban community.

Objective 4

Develop a new role for Wicker as a morediverse retail/leisure axis, increasing thequality and range of specialist/independentshops and food and drink outlets whilstproviding new shops and facilities forresidents. Improve the links with existingbusinesses on Spital Hill.

Objective 5

Build on the role of Wicker as a centre forSheffield’s Afro-Caribbean and other BMEcommunities and place SADACCA, SYACand other community organisations at theheart of plans for the future.

Objective 6

Improve the environment for existingbusinesses and stimulate furtherdevelopment for small and mediumenterprises/start up businesses and forlarger scale office development.

Objective 7

Promote sustainability and manage in asustainable way the regeneration of thearea and the overall mix of uses.

Objective 8

Improve management of the area includingthe introduction of a City CentreAmbassador scheme and RiverStewardship scheme.

Objective 9

Resolve issues of flood risk and protectionin a positive and creative way which alsoimproves the environment.

3. AREA ANALYSIS

CHARACTER AREAS

Wicker Riverside can be subdivided into 4distinct character areas:

� Wicker and Walker Street Arches

� Nursery Street

� Stanley Street

� Bridgehouses

Wicker and Walker Street Arches

�Wicker continues to be characterised by itsrole as a through route to the City Centreand this is reflected in the predominant mixof shopping and food and drink uses. Thearea is also home to a number of specialistretailers and community facilities, mostnotably SADACCA and SYAC.

� The medieval street width/profile and thetownscape quality of some of Wicker’s keybuildings/structures, including the WickerArches, SADACCA and the Station PublicHouse contribute to the townscapecharacter of the area.

� The Wicker viaduct crosses the street at itsnorthern end and constitutes a veryimportant gateway both for the study areaand indeed for the City Centre as a whole.The Arches themselves provideinexpensive workspace/retailaccommodation for a diverse mix of

businesses and have potential for re-use inthis regard. The Inner Relief Road (IRR)proposals and associated siteassembly/clearance on the Spital Hill sideof the Arches will recreate a doublefrontage aspect - this is an importantopportunity to open the Arches on bothsides.

� At the southern end of Wicker, Lady’sBridge not only provides an important linkacross the River to the City Centre, but isalso surrounded by a number of buildingswhich create a distinctive townscape. TheIRR will remove much of the through trafficwhich has a negative impact on theenvirons of Lady’s Bridge. This will providea significant opportunity to improve thelocal environment around Lady’s Bridgeand should allow the surrounding buildingsto re-assert their position in the townscape– a potential already being realised by themarket through the development of CityWharf and the Iquarter buildings.

� Iquarter

The Iquarter development consists of alarge Grade II listed building, Castle House,together with a range of ancillary buildingsand a listed crucible stack. The developerand his architect will refurbish CastleHouse to form office accommodation,convert the existing adjacent town house toresidential apartments, and build three new

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WALKER STREET

THE ARCHES

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striking buildings with A1/A3 at ground floorlevel with residential above. The 16-storeyglass tower will be a new urban landmarkin Sheffield.

� North Bank - Priority Sites Development

The North Bank Development consists of a4/5 storey office building with A1, A2, A3,A4 and/or B1 use at ground floor level andassociated car parking accommodation.The development is located on a keygateway site opposite Lady’s Bridge, on thecorner of Blonk Street and Wicker and themodern architecture reflects the potentialfor future developments in the Wicker andNursery Street area.

� Development by Artisan at Blonk Street

This £20m mixed-use commercial andresidential development will be situatednext to the River Don. The 10 storeyscheme will house 132 apartments and

retail space and includes car parkingfacilities for 160 cars. Urban regenerationspecialists Artisan will be the developerson this, their first development in Yorkshire.Once built this prestigious development willoverlook the river providing a distinctiveplace to live and work. It will enhance linksto Victoria Quays and to the Five Weirs

Walk.

Nursery Street

� Nursery Street has a strong characterformed by its riverside frontage along theentire length of its south-western edge andby its strong built edge to the north. Thisarea contains a number of important andattractive buildings including AizlewoodsMill and the adjoining Church. Thecharacter of land uses along this side ofthe street is predominantly industrial with asmall amount of office and othercommunity uses.

The market has already recognised thepotential quality of place associated withthe riverside through recent developmenton both sides of the Don. The RiversideExchange is six storeys high and providesphysical and visual containment of thesouth-western side of the riverside/NurseryStreet area.

� The existence of a small area of openspace towards the south-eastern end ofNursery Street could provide theopportunity to create an attreactive greensouth facing open space and pedestrianaccess to the river at this point. This wouldprovide physical and visual links todevelopments on the opposite side of theriver and a destination for city workers andresidents.

� Nursery Street forms the edge of the gridstreet pattern that characterises much of

ARTISAN VIEW ALONG NURSERY STREET

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the study area. The grid pattern providesparticular structure for the ‘central core’ ofindustrial buildings – some of which areVictorian, some more recent. The IRR willimpact on the integrity of this grid pattern.

� Nursery Street enjoys good accessibilityfrom other parts of the City Centre fromthe Inner Relief Road. The IRR offerssignificant potential to reduce throughtraffic, improve pedestrian amenity and tocreate a dramatically improved waterfrontenvironment which connects both sides ofthe river. This is recognised in the Council’sUrban Design Compendium.

Stanley Street

� This area is currently occupied by lightindustrial uses, but with a predominance ofvacant or underused sites.

� Once traffic and bus routes are divertedfrom along Nursery Street, Stanley Streetwill become the main access spine fromSpitalfields to the Wicker.

Bridgehouses

� This part of the Action Plan is currentlyseparated from the remainder of the areaby its steeply sloping topography and thepresence of the railway viaduct whichserves as a barrier between this part of thestudy area and Burngreave.

� The derelict and open nature of many ofthe sites means the townscape characterof Bridgehouses is weak, although it doesbenefit from panoramic views over the CityCentre to the south and potential access toextensive greenspace to the north.

STRENGTHS AND WEAKNESSES OFTHE WICKER RIVERSIDE AREA

The principal strengths of the study areainclude:

• proximity to and views of the River Don.

• the historic grid pattern within the centralindustrial core of the study area.

• the historic street profile of the Wicker.

• landmark historic buildings includingWicker Arches, SADACCA, Aizlewoods Milland the Station Public House, as well assome striking new ones.

• a mix of storey heights to provide visualinterest; storey heights generally risearound gateways and key ‘corner’ buildings– Lady’s Bridge, Wicker Arches, corner ofSpitalfields and Nursery Street.

• bridges – including Lady’s Bridge, the Ironbridge linking Kelham Island withBridgehouses, the Cobweb Bridge underthe Wicker Arches over the River Don, anew bridge linking RiversideExchange/West Bar with Nursery Streetand a new bridge over the River Don atWiley Street/Smithfields.

• an increasingly diverse mix of land usesand activity – retail, leisure, office and nowresidential uses.

• the three different character edges of thesite with a heart that is well-defined by thehistorical grid pattern.

• well established mix of ethnic minoritybusiness and community facilities.

• pedestrian accessibility to and within thearea and the links to the Five Weirs Walkand Upper Don Walk.

• Good vehicle access to the IRR and M1.

The principal weaknesses of the study areacan be summarised as:

• severance from the City Centre land usesand activities.

• severance effect of railway viaduct/WickerArches.

AIZLEWOODS MILL, NURSERY STREET

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• impact of traffic on pedestrian movementand amenity of Nursery Street and Wicker.

• limited pedestrian access to the river.

• a predominance of vacant or under-utilisedsites.

• poor quality public realm and lack of aclear hierarchy of civic spaces.

• buildings of townscape significance thatare in disrepair.

• poor quality shop fronts and signage.

• prevalence of on-street car parking inindustrial area and lack of off-streetparking.

• crime and drug abuse.

• poor maintenance and management ofpublic spaces and river environment.

• shortage of good quality short stay carparking.

• flood risk issues

ACCESS AND MOVEMENT

Existing Network

�Wicker, Nursery Street and Blonk Street allcarry heavy flows of through traffic as partof the Inner Relief Road. Stanley Streetdivides the area bounded by NurseryStreet and the Wicker and is a localdistributor road offering access to streetsforming the internal grid pattern. StanleyStreet has also been used as a rat run to

avoid the traffic signal junction atWicker/Nursery Street.

Inner Relief Road

� The Northern section of the Inner ReliefRoad has been designed to relieve allthrough traffic that currently passes alongWicker and Nursery Street; this willsignificantly reduce traffic flows on bothroutes as through traffic is effectivelyencouraged onto the IRR throughassociated traffic management measures.

� Under the adopted IRR proposals, NurseryStreet will become two-way for accesstraffic only and access to Wicker will becontrolled via a bus gate at its intersectionwith the IRR, thus preventing throughmovement along Wicker for the private car.The proposed IRR to the west nearCorporation Street allows for good accessto the study area via Nursery Street andwill be the main signed gateway to thearea. Access from the City Centre will takethe route along Wicker and again alongStanley Street.

Public Transport

� The Action Plan area is particularly suitedfor pedestrian access to the City Centre,and the Transport Interchange givingaccess to local and regional buses, rail and

Supertram. Wicker is on a core cross-citybus route providing good public transportaccess to the city centre, the Don Valley(including Meadowhall) and to Burngreave,Pitsmoor, Fir Vale and the NorthernGeneral Hospital. Stanley Street is alsoused as a bus route. The removal ofthrough traffic will improve bus speeds andaccessibility considerably.

Pedestrian Movement

� The area is a busy pedestrian throughroute used by residents from Burngreaveand other residential areas north of theCity Centre to access the Castlegatemarkets and the City Centre as a whole.The area also has potentially goodconnections to Victoria Quays and alongthe river walkway to the Kelham Islandarea and beyond, subject to key severanceproblems being solved.

VIEW ALONG WICKER FROM WICKER ARCHES

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� Pedestrian access between Spital Hill andWicker has been identified as an importantconcern during community consultation forthis study. The IRR provides for access toBurngreave and the linear footway alongWicker to Spital Hill will be preserved andimproved. The encouragement of activeground floor uses around the WickerArches is also of key importance.

� Continued permeability of the areafollowing implementation of the IRR is akey objective. The area surrounding theWicker Arches may be accessed bypedestrians and cyclists via Wicker andfrom Brunswick Road. Access into theWicker Arches area from the west willdirect pedestrians and cyclists across theIRR at the dedicated pedestrian crossingsand along the footway proposed, ontoWalker Street.

Cycling

� Full cycle facilities in the form of cyclelanes, are included in the IRR proposalsand the riverside route provides aneffective leisure cycling opportunity withaccess to employment in the Don Valleyand links to the Trans Pennine Trail andNational Cycle routes.

FLOODING AND HYDROLOGY

� The Wicker Riverside area is boundedalong a substantial part of its length by theRiver Don. The morphology of the river –in particular its many weirs and canalisedchannel – is a reflection of its former roleas a source of power for the City’s iron andsteel industry. The stonework river wallswere constructed to contain the course ofthe river and to prevent the erosion of thebanks as the adjacent land was developed.

� The majority of the Action Plan area isdefined by the Environment Agency asfalling within Flood Zone 3a, which has ahigh probability of flooding. This zonecomprises land assessed as having a 1%or greater chance of river floodingoccurring in a given year (a 1 in 100 yearevent).

� The Action Plan identifies Nursery Street inparticular as a key area for regenerationcomprising a mix of uses including retailand food and drink at ground floor withoffice and residential above. Residentialdevelopment is currently identified withinPlanning Policy Statement 25 (PPS25) asa ‘more vulnerable’ use that will only bepermitted in Flood Zone 3a if the proposalcan address both the Sequential andException Tests, as set out in PPS25. TheSequential Test must demonstrate thatthere are no reasonably available sites inareas with a lower probability of floodingthat would be appropriate to the type ofdevelopment or land use proposed. TheExceptions Test then provides a method formanaging flood risk, whilst still allowingnecessary development to occur.

� At the time of publication of this document,it is considered that the high probability offlooding in this location and the events ofJune 2007 significantly hinders theprospect of securing residentialdevelopment to the Nursery Street areathrough the successful application of theSequential and Exceptions Test on thegrounds that flood risk must be addressedat a more strategic level.

� The Council is working with theEnvironment Agency to commission astudy that will re-assess the data used to

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establish the predicted flooding levels inthe area and will identify a comprehensivesolution to the problem of flooding,including re-profiling the river and otherflood alleviation measures. This willbecome part of a much wider assessmentof flood control in the Don Catchmentfollowing the extreme weather conditionsexperienced in June 2007. It isrecommended that the any proposals forresidential development within the ActionPlan area await the outcome of this study.

� For clarification, other principal uses withinthe Action Plan – buildings used for shops,restaurants and cafes, offices etc aredeemed as less vulnerable in PPS25 butare also subject to the Sequential Test andthe constraints outlined above.

� For further advice, not available at the timeof publication of this document, pleasecontact the City Development Division atSheffield City Council on 0114 205 3076.

RECREATIONAL OPPORTUNITIES

Canoeing and Boating

� There is some potential for the River Donin this area to be used for recreationalboating and canoeing. The River channelhas silted up over the years so shallow-bottomed vessels such as canoes wouldbe best suited to the water. Landing jettiescould be provided at key points to enableeasy access to the water.

�While the Upper Don is already navigableby canoe to a certain extent, this urbanstretch of the river creates a series ofbarriers for less experienced canoeists,most notably the numerous weirs. TheBritish Canoe Union is involved indeveloping a loop from Tinsley toMeadowhall via Victoria Quays, utilisingboth the Lower Don and the SheffieldCanal.

� Canoeists require portage, getting out ofthe river to navigate the obstacle before re-entering the water and this currently is aproblem in the Nursery Street and Wickerstretch of the River. There is no portage forLady’s Bridge, meaning that the weir is

only navigable for the most skilledcanoeists. As such, whilst Blonk Street andareas downstream are comparativelyaccessible, there is a break in thenavigable river from here to Kelham Island.The potential for portage in a dry area atLady’s Bridge needs to be investigated.

� The potential for rowing and other boatingactivities is constrained by the limited depthof water in this part of the river. Asignificant de-silting exercise and aprogramme of continued maintenancewould be required to provide a suitabledepth of water.

Walking

� Lady’s Bridge is the starting point for the7.5km Five Weirs Walk, which follows theRiver Don canal towpath to Meadowhall.

At Lady’s Bridge the Five Weirs Walk alsolinks to the Upper Don Walk, which runsalong the Riverside and to Kelham IslandMuseum and beyond.

� These walks cater for pedestrians andcyclists and include information boards,artist designed railings and seating andplanting. A footbridge across the River Donlinks the beginning of the walk to NurseryStreet and the proposed pocket park onthe opposite side.

VIEW OF RIVER DON

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Fishing

�With better controls over pollution sources,initiatives to improve the water quality ofthe Don and better maintenance of theRiver and its banks, fish species will returnand flourish. Jetties and safe access pointsto the water’s edge can be provided forfishing activities along the River Don in thisarea, giving opportunities for quiet andattractive oases with good views of thewater for fishing enthusiasts.

Habitat and Biodiversity

� Better maintenance of the river and itsbanks will give opportunities for trees andplants to grow in turn providing habitat forotters, voles and birds.

� The river provides a strong linking elementfor the leisure and heritage assets of thewider area from Kelham Island Museum toVictoria Quays, taking in a number ofhistoric sites such as the Flood memorial,Marshalls Furnace, Ladys Bridge and theBlonk Street Crucible Stack as well as agrowing number of distinctive pubs andrestaurants.

Hotels

� There are six hotels located in and aroundthe Wicker/Castlegate area, the largestconcentration in the City Centre, with atleast three more planned for Smithfieldsand West Bar.

� It is essential that the area becomes safer,more welcoming and attractive so that thiscluster of visitor facilities is bettersupported.

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4. LOCAL POLICYFRAMEWORK

UNITARY DEVELOPMENT PLAN (UDP)1998 AND SHEFFIELD DEVELOPMENTFRAMEWORK (SDF)

The UDP provides the land use planningframework for the City. The UDP policieswhich are particularly relevant to the WickerRiverside area are as follows:-

IB5 Development in General Industry Areas

IB6 Development in Fringe Industry andBusiness Areas

S3 Development in the Central Shopping Area

Policies IB3, IB9 and IB11 also refer.

The UDP was adopted in 1998 and work isnow in hand to replace this with the SheffieldDevelopment Framework (SDF), in keepingwith current legislation. The initial city-widepolicy documents and proposals plan will befollowed by more detailed Area Action plans,as required.

In the case of Wicker Riverside, pressurefrom development and regeneration, theAction Plan is required in advance of thatprogramme. The objectives of the ActionPlan are fully supportive of the policies of theemerging Sheffield Development Frameworkand it will act as an intermediary documentwhile the SDF is being prepared, as well asbeing material consideration in the planningprocess.

Page 5 of the UDP acknowledges that itspolicies are statements of principle and othermaterial considerations must be weighedbefore reaching a decision. The WickerRiverside Action Plan will be an example ofthis and it recommends a departure from theexisting UDP framework as follows:-

The UDP seeks to protect the predominantlyindustrial nature of much of the study areaunder policy IB5. Policy S3 includes Wickerwithin the ‘Central Shopping Area’ and statesthat the preferred uses shall be shops, officesused by the public, food and drink outlets andhousing. Achieving an appropriate mix ofland uses in the secondary/tertiary retail areais vital and whilst future SDF policies mustprotect Wicker’s retail role they also requiresufficient flexibility to facilitate changebetween A1 – A3/A4 uses where there is a

strong regeneration case for doing so.Currently Wicker is predominantly A3.

Given the mixed use nature of theopportunities at Blonk Street, Nursery Streetand along the Inner Relief Road, the ActionPlan proposes principles for the developmentof the area in terms of:

� land-use – creating a presumption in favourof development predominantly within theClasses B1(a) and C3, and open spaceparticularly in the areas shown on theProposed Land Use Plan. Other usescould also be promoted as part of thewider mix, such as small scale shops (A1),other business uses (B1b and B1c) andopen space.

�mix of uses – encouraging developers tobring forward proposals for mixed usedevelopment encompassing a combinationof the above uses and promoting themixture of uses both vertically andhorizontally within blocks; however the newpolicy framework will encourage smallscale A1 and A3/A4 uses to locate inWicker, Nursery Street and the Arches inpreference to other parts of the area.

� active frontages – encouraging developersto make provision for active ground floorfrontages to animate the street and createa vibrant, safe environment for pedestrians.

� development density, height and massing– promoting higher density developmentalong the edges of the area and lowerdensity development within the centralcore.

�movement and circulation – establish theprinciple of Stanley Street and Wicker asthe local distributors of the area andaccess arrangements for parts of theAction Plan area.

� public transport – establish good publictransport access to the area and create apresumption in favour of developmentswhich minimise use of the private car anddemonstrate how they will encouragesustainable transport.

� off-street parking – maximum parkingratios in accordance with the SDF for alldevelopments and accessible and inclusivedesign of parking facilities for disabledpeople.

� public realm – creating a policyenvironment for new public realmproposals including Nursery StreetRiverside Open Space.

� flooding – new developments will requirecomprehensive flood risk assessment,especially in the light of the June 2007flooding in Sheffield, and be designed toprotect against high risk flooding but in acomprehensive framework.

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Developers will be required to makesignificant contributions to deliver theinfrastructure and facilities required to deliverthe successful regeneration of the WickerRiverside area under Section 106/Section 278of the Town and Country Planning Act 1990.

The SDF allocates land uses in WickerRiverside as shown on the Proposed LandUse Plan at the end of this section. WickerRiverside area is shown split into 3 distinctallocations, a description of which follows:

Priority Office Area

� Offices (B1a) forming at least 70% ofgross floor space

Further Offices (B1a), Small Shops (A1)and Housing (C3) could make up the rest.

Business Area

� Offices (B1a) forming at least 50% ofgross floor space

Further Offices (B1a), Small Shops (A1),other Business Uses (B1b and B1c) andHousing (C3) could make up the rest.

Business and Housing Area

� Offices (B1a) forming at least 20% ofgross floor space

Housing (C3) forming at least 30% ofgross floor space

Further Offices (B1a), Small Shops (A1), other business uses (B1b and B1c) and open space could make up the rest.

City Centre Master Plan 2007The 2007 City Centre Master Plan Reviewproposes the creation of a number of new orextended business areas, including CentralRiverside which would comprise the West Bar,Exchange Riverside, Nursery Street andBlonk Street sites and would particularlyprovide for the professional, legal andfinancial sectors.

The Master Plan also recognises theimportance of improving pedestrian links toand within the Central Riverside area and therole of enhanced public realm in stimulatingconfidence and investment.

Urban Design CompendiumThe UDC identifies some important principlesfor the Wicker Riverside Area.

These include:

� encouraging active ground floor useswhere appropriate.

� ensuring all new river-front buildingsaddress the river in their siting and design.

� retain references to the City’sindustrial/riverside heritage through

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PROPOSED LAND USE PLAN

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conservation and re-use of historicbuildings and structures.

� utilise the opportunities presented by theInner Relief Road to reclaim streets andspaces for the pedestrian and cyclist.

� encourage innovative architecture, whichcomplements the historic urbanform/character of the area and helps toestablish a new identity.

� use consistent building materials whichreflect the character of the area.

� create a sense of enclosure and continuitythrough built form.

� the scale and form of the traditional worksand warehouses could be adopted as thebasis for new buildings to achieve this –generally buildings should be 2 – 6 storeysin height.

Affordable Housing Interim PlanningGuidance (1996)

This document sets out the City Council’srequirements for the provision of affordablehousing across the city, which in brief is thataffordable housing will be negotiated fordevelopment which deliver more than 25residential units or for a development on a sitein excess of 1Ha. The full policy can be foundat www.sheffield.gov.uk.

REGENERATIO

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5. REGENERATIONCONTEXT

Burngreave WardWicker Riverside falls within the BurngreaveWard, which incorporates twoneighbourhoods to the north and west of thecity. The residential community of Burngreavelies to the north and east of Wicker andNursery Street, severed from the area by theWicker Arches and steeply rising topography.

The area has a large ethnic minoritypopulation, mostly Afro-Caribbean andPakistani. There are also a number of Somaliand Yemeni communities in the area.

Private sector housing in Burngreave is ofvariable condition with some in a poor state ofrepair. The commercial heart of Burngreavelies around the District Centre of Spital Hill, tothe north east of Wicker.

In 1999 Burngreave secured a £52 millionNew Deal for Communities programme totarget the physical, economic and socialregeneration of the area. The masterplan forthe area includes proposals to develop amore specialist range of shops and leisurefacilities for Spital Hill reflecting the needs ofthe local minority community as well as alarge supermarket serving the wider NorthSheffield District, development of the eveningeconomy and provision of workspace.

There is a strong synergy between the visionfor Spital Hill and that for the Wicker and thetwo streets are seen as an axis ofregeneration giving Burngreave and itscommunities access to, and a share in, CityCentre regeneration.

The masterplan also identifies proposals forthe redevelopment of the Woodside areawhich lies above the slope to the north ofWicker Riverside. These include developmentof over 300 new dwellings, creation of a newcivic space and workspace.

West Bar Development BriefIn 2005 Sheffield City Council appointed adeveloper to deliver a mixed-use developmentat West Bar in the City Centre. The aim is tocreate an exciting extension of the CityCentre, linking to Kelham Island and Wicker.

Kelham Island This is a fast developing business andresidential community. Part of the KelhamIsland Conservation Area boundary runsacross the river and along Johnson Street,Nursery Lane and Spitalfields.

CastlegateThe Castlegate area lies immediately to thesouth of the river and is currentlycharacterised by retail uses although it isincreasingly home to a broader mix ofhotel/leisure development. Lady’s Bridgeforms an important link between Wicker,Nursery Street and Castlegate.

The markets will be relocating to the Moor in2009 and this will create an opportunity toreconsider the long-term future of the area, toenhance the interpretation of the historicCastle and to strengthen its relationship withthe River Don.

St VincentsConsultants have prepared an Action Plan forthis area which seeks to retain a mix ofindustry and housing, bring forward newdevelopment sites including a majoropportunity at Hoyle Street and promoterestoration of the former St Vincent’s Church.

Cathedral QuarterThe Cathedral Quarter was the centre ofmedieval Sheffield, later becoming the city’sfirst middle class suburb and is now the City’smain professional and business quarter. Thisarea forms a link between the Heart of theCity and Riverside/Nursery Street and Wicker.

The Cathedral Quarter Action Plan wasproduced in 2004, drawing on consultationand existing policy to provide a 10 year visionfor the area.

Victoria QuaysTo the east of the Wicker Riverside area liesthe Victoria Quays area which has capitalisedon its location around the canal basin and hasbecome a focus for hotel/leisure uses andactivities, around the restored canal. However,like Wicker Riverside, it has suffered fromseverance and isolation by being ‘outside’ theoperational Ring Road route.

This situation will be rectified by thecompletion of the Northern link of the InnerRelief Road and both Wicker and VictoriaQuays will then have an opportunity to be fullyintegrated into the extended City Centre.

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6. DEVELOPMENT STRATEGY

perceptions of the area;

� traffic – Wicker and Nursery Street haveoperated as a de facto ring road for theCity Centre and the volume of throughtraffic has created a poor environment forpedestrians; there is a lack of short stayparking and widespread illegal parking onfootways especially on the Wicker;

� traffic flows – the one way system alsocomplicates traffic movement within thestudy area and some retailers report pooraccess for deliveries or customers;

� safety – some respondents perceive thearea to be unsafe, particularly at night;others perceive a lack of secure carparking, there are also acute problems ofdrug abuse along the riverside;

� shopping – a lack of diversity in the range

COMMUNITY CONSULTATION

HistoryA wide range of community organisations,businesses and individuals were consulted toinform the development of the strategy.Visioning events were held at SADACCA inNovember 2003, at Forum House in April2004 and at SADACCA again in September2005 and May 2007. The local press was alsoused as a consultation vehicle. These eventsdemonstrated a strong consensus on thechallenges facing the area:

� identity – the area lacks a clear focus orrole;

� environmental quality – key buildings havebeen neglected and are falling intodisrepair and litter/graffiti reinforces poor

of neighbourhood services and facilitiesavailable, particularly convenience shops;

� community – uncertainty over the future ofkey community organisations (egSADACCA) and how they would fare if thearea was ‘gentrified’.

Many of those consulted remembered theWicker Riverside area as a vibrant part of theCity Centre, and wanted to see the areareturned to its former role. Their aspirationsfor the area included creating:

� a place for people with a distinctive senseof character and identity, informed by localhistory;

� a safe, well managed and friendlyenvironment for all users (including streetsand riverbanks);

� a high quality public realm withappropriately scaled and designed streetsand spaces including Wicker and NurseryStreet;

� the restoration and maintenance oftownscape assets including the WickerArches and the Station Public House.

� a more diverse mix of shops in the areabuilding on the success of some of theWicker’s independent traders;

�more local employment – newoffice/industrial development and retentionof existing businesses;

PUBLIC CONSULTATION 2004

�mixed-tenure new housing to attract abalanced new residential community,bringing life to the area outside businesshours and help to sustain neighbourhoodshops and facilities and more access toand use of the river as a recreationalasset.

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URBAN DESIGN FRAMEWORK

IntroductionThe Action Plan sets out an overall directionfor the future regeneration of the WickerRiverside area. However, regeneration will bea long-term process and the Action Plan mustbe a flexible framework for development,capable of responding to wider changes inthe property market and economy.

The Urban Design Framework is a key strandto the Action Plan. It sets out guidingprinciples for the future development of thearea, encompassing:

• land use and built form.

• access and movement.

• public realm.

The Urban Design Framework builds on theestablished urban form and character whilstcreating opportunities for more contemporaryarchitecture and urban design in accord withprogressive, urban character of the CityCentre.

Mixed useThe land use strategy aims to strengthenWicker Riverside area’s role and contributionto the economic, social and cultural life of theCity Centre. This will involve encouraging amore diverse mix of land uses which aim to

� extend the legal/professional office core ofthe Cathedral Quarter/West Bar/RiversideExchange into the study area, both alongNursery Street and along the Inner ReliefRoad.

� increase the residential population of thearea, building on sustaineddeveloper/occupier interest in waterfronthousing.

� build on the increased activity/footfall thatthis will generate to introduce and supporta more diverse mix of retail/leisureprovision on Wicker.

� connect the area with Victoria Quays andthe adjoining City Centre hotels to ensurethe waterfront provides amenity for visitorsto the City.

Adopting a mixed-use approach seeks toprevent ‘mono-culture’ and to create astronger mutual dependency betweendifferent user groups in the area – e.g. officeworkers sustaining local shops and servicesduring the day, residents/workers using publictransport. However, the area is not self-contained and the extension of activity andfootfall from Victoria Quays and theCastlegate area, is critical to the futureregeneration of the area.

The strategy also seeks to encourage a mixof uses both horizontally within the blocksand streets and vertically within buildings.This will help to promote active – and safe –streets beyond 9 to 5 hours. Active frontageswill be encouraged on Wicker, Blonk Street,Nursery Street and gateway junctions.

The planning system will have a key role toplay in encouraging new development and abroader mix of land uses within the area.

Layout and urban formWicker Riverside already has many of theassets – the river, historic townscape etc – tobe a memorable place in the mental map ofthe City Centre. Creating a hierarchy ofstreets and spaces is a key element of thisapproach.

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Successful city quarters are often arrangedaround a ‘public face’ – one or two primarystreets lined with commercial uses, off whichsmaller streets lead into other, often lesspublic areas. This hierarchy is familiar andeasy to understand and allows publictransport and other major public facilities tobe located where they are accessible – andwhere people expect them to be.

The urban design framework seeks toemulate this, concentrating development andpublic realm improvements to reinforce theprimary role of Wicker and NurseryStreet/Blonk Street and the new frontage ofthe Inner Relief Road:

� the waterfront – the edge of the study area– is the primary location for housing andassociated leisure users wheredeveloper/occupier demand is alsostrongest.

� office uses are proposed to take advantageof the high profile that the Inner ReliefRoad will lend to the corridor of buildingson either side.

Within the context of a mixed use approach,the spatial distribution of land uses seeks tominimise conflicts between different landuses/user groups (e.g. residential/leisure)through:

� promoting the use of ground floor cornerbuildings as appropriate locations for foodand drink or entertainment uses which donot always co-exist comfortably withhousing; these locations are also highlyappropriate for leisure uses in their ownright as important nodes on pedestriandesire lines.

� promoting greater storey heights alongboth sides of the IRR, buffering the core ofthe site from intense traffic movement andassociated noise.

SustainabilitySustainable development is one of thefundamental principles of the current planningsystem and it is important that all new

development in the Wicker Riverside area issustainable and meets the challenge ofclimate change. Sustainability needs to beconsidered at the beginning of the designprocess not only through high quality designand construction and the protection andenhancement of Sheffield’s naturalenvironment but also in terms of providing arange of transport options, reinforcing theCity’s communities and revitalising the localeconomy.

Any development in Wicker Riverside musttherefore meet the City Council’s aspirationsin terms of sustainability. For specificguidance please refer to the Council’s websitewww.sheffield.gov.uk/planning-and-city-development/development-control/making-an-application/sustainability-guidance.

Energy efficiency /CO2

At least 10% of the predicted annualenergy requirements of new developmentsshould be met by local renewable or lowcarbon energy sources. There are anumber of different technologies availableincluding solar (thermal panels,photovoltaic panels), bio-mass fuelledcommunity heating and combined heat andpower (CHP).

NORTHBANK DEVELOPMENT

DEVELOPMENTSTRATEGY

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Water efficiency

New developments must implement wateruse minimisation design and managementboth for internal and external waterconsumption. Rainwater harvesting, greywater recycling and low water use toilets,showers and taps should all be considered.For further information seewww.breeam.org

Surface Water Management

Drainage systems should be developed inline with the ideals of sustainabledevelopment by balancing the differentissues that should be influencing thescheme design. Surface water drainagemethods that take account of quantity,quality and amenity issues are collectivelyreferred to as Sustainable DrainageSystems (SUDS). Urban drainage ismoving away from the conventionalthinking of designing for flooding tobalancing the impact of urban drainage onflood control, quality management andamenity.

Materials

Developers will be expected to use buildingmaterials and construction and managementtechniques that use high recyclate contentand low embodied carbon materials, including

the use of recycled aggregates.

Developers should also consider theenvironmental impact of construction andfinishing materials, eg ensuring up-to-dateand authentic timber certification, locallysourced natural materials etc.

Waste Management

Developers should have a site wastemanagement plan in place during constructionof new developments in the Wicker Riversidearea. At least 10% of the total value ofmaterials used in construction projects mustbe derived from recycled and re-used contentin the products and materials selected.Developers should also demonstrate that theyhave identified and implemented the mosteffective opportunities to increase the value ofmaterials derived from recycled and reusedcontent, and quantify the improvement made.

Developers will be expected to use the Wasteand Resources Action Programme’s (WRAP)recycled content tool kit, or similar, at thedesign stage.

Building for Life

Developers should incorporate the principlesrecommended by CABE in their ‘Building forLife’ guidance. These principles setstandards for building design in four areas:

• the character of the development

• design and construction

• roads, parking and pedestrianisation

• environment and community.

See www.cabe.org.uk for further information.

Density, height and massingThe relationship between developmentdensity and built form is critical and neithercan be considered in isolation. Currentdevelopment densities are comparatively lowfor an edge of City Centre area and this is acontributing factor to the lack ofactivity/vibrancy at street level.

There is potential to incorporate more intenseforms of development in parts of the studyarea, particularly where this will support orreinforce the provision of local shops/servicesor public transport nodes. The Action Planseeks to achieve a balance betweenencouraging higher densities/taller buildingsand retaining and protecting key views,including those along Wicker to the WickerArches and from Nursery Street across theriver.

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2 URBAN DESIGN FRAMEWORK

DEVELOPMENTSTRATEGY

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Five or six storeys would be acceptable inthose parts of the area more able to absorbtaller buildings, primarily along the ring roadand at Bridgehouses where the topography ismore steeply sloping.

The IRR presents an opportunity to gain afront window to the area by breaking up thebuilt form along its length to allow views in.The IRR proposals and associated siteassembly/clearance on the Spital Hill side ofthe Arches will enhance the setting of WickerArches and this is an important opportunity.

Preserving townscape characterA number of key buildings are proposed forenhancement/improvement and/or re-use,particularly along the key spines of Wickerand Nursery Street. Priorities include:

• Wicker Arches – repaired in 1990 but inneed of enhanced maintenance.

• Station Hotel and 85-93 Wicker

• SADACCA building on Wicker

• The Riverside Hotel at the junction ofWicker/Nursery Street

• Various art deco industrial buildings withthe potential for conversion.

Access and movementStrategy

The Inner Relief Road will significantly reducethrough traffic in the area – which shouldallow improved access for pedestrians, publictransport and the private car. Some of theshops/food outlets on the Wicker aredependent on passing trade, whether by caror on foot. The aim is to compensate forlosing passing traffic by creating an improvedenvironment, parking and signage.

The access and movement strategy providesfor a high level of accessibility by all modesand connectivity with adjacent parts of theCity. The aim is to ensure that pedestriansand cyclists take priority over the car, whichcurrently dominates the area. The objectivesare to

� retain vehicular access and improveparking within the area whilst reducing thenegative impacts of through traffic.

� optimise the regeneration benefits of highlevels of public transportaccessibility/connectivity.

� enhance levels of pedestrian accessibilityand permeability through and within thearea and reduce obstacles to movement.

� extend the Connect Sheffield project tomake the IRR, other routes and car parkingprovision more legible for visitors.

Building on the framework established by theIRR, a clear hierarchy of routes is proposedto allow easy access to all parts of the area;this will be reinforced through the design andpublic realm treatment for these routes:

� The Inner Relief Road, which has theprimary function of removing traffic whilstfacilitating appropriate levels of access tothe area; the IRR will serve as animportant corridor around the edge of theCity Centre, creating new developmentsites along its length. This will retain thedesign and appearance of a major urbanroute defined by landscaping, qualitymaterials and well-designed street furniture(including lighting), but will not form abarrier to movement on foot.

� As the waterfront is opened up fordevelopment over the next five years,Nursery Street will be downgraded frombeing the main vehicular route to providelocal access only and a part-pedestrianisedspace, with a dramatically improvedrelationship with the river.

�Wicker – its role will be reinforced as a keyspine for public transport/pedestrian/ cycleaccess to the City Centre through theAction Plan area via Lady’s Bridge;although local access will remain availablefor the private car, through traffic (exceptbuses) will be discouraged by a bus gate;this affords a significant opportunity to

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redistribute road space to the pedestrianthrough wider footpaths and provide limitedon-street parking.

� Stanley Street will function as the accessloop for the area following the downgradingof Nursery Street and as such, aconsistent treatment of materials, lightingand street furniture is required. StanleyStreet can provide for ample public realm,pedestrian and cycle space along bothsides and lighting/street furniture will helpto create a coherent space with specialattention to detailing at pedestriancrossings.

� Other routes will see a deliberate restrainton traffic movement, with reducedcarriageway widths and reduce vehiclespeeds to 20 mph where possible.

Public Transport

The integration of public transport with thebuilt environment and with the lifestyles ofthose living, working and visiting the area canplay a major role supporting the regenerationof the area. Most of the Action Plan area lieswithin 200 metres of a bus stop.

Wicker is soon to be part of a Quality BusCorridor in Sheffield, which links BarnsleyRoad to Burngreave Road, Spital Hill andWicker. Based on current timetables around60 buses per hour in each direction would

pass through the proposed Wicker bus gate.

When Nursery Street is downgraded, it isproposed to transfer the bus routes currentlyusing Nursery Street to Stanley Street.

The City Centre Transport Strategy proposesa bus mini interchange on the Wicker,comprising high quality bus stops/shelters and‘Connect’ passenger information. This has thepotential to make a strong contribution to theregeneration of Wicker. Contributions to theextension of the system will be sought frommajor developments.

The location and design of new bus stopsalong Stanley Street and elsewhere in theAction Plan area will be critical. Wherepossible, they should be fully integrated withnew development to provide readysurveillance for those waiting for services.

Walking/Cycling

Wicker Riverside is the focus of pedestrianroutes to the City Centre, to the canal basinand along the river walkways to Kelham andto the Lower Don Valley and the TransPennine Trail for walkers and cyclists. Theseroutes have previously been severed bytraffic.

Strengthening linkages between the area, theCity Centre and adjoining neighbourhoods will

play a critical role in increasing footfall andrevitalising the area. It is proposed to expandthe network of pedestrian and cycle routeswithin and through the area, including:

� improved quality connection to the UpperDon Walk (through lighting, paving etc) andextending pedestrian access to thewaterfront along the eastern bank of theDon along Nursery Street and to the rearof Blonk Street. The aim is to create agreen open space adjacent to the River atNursery Street.

� a new footbridge as part of the BlonkStreet riverside site proposals to improvelinks between Kelham, Wicker and VictoriaQuays.

� pedestrian/cycle routes which connect withthe planned pedestrian crossings of theIRR, including the linear footway alongWicker to Spital Hill and Burngreave; cyclelanes are included in the IRR proposalsand the riverside route provides aneffective leisure cycling opportunity.

� cycle parking provision is recommendedthroughout the area within developmentsand adjacent to key points of activity.

The Sheffield-Manchester railway line that liesalong the Wicker Arches is currently used forfreight. South Yorkshire Passenger TransportExecutive and other parties have identified thepotential to re-open the line for passenger

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services to provide additional capacity on thepressurised trans-pennine route. There arecompeting proposals to close the link andintegrate it with the network of cycle paths.This would create new opportunities toconnect the area with other parts of the CityCentre.

Car Parking

The IRR will increase the accessibility of theWicker Riverside area for public transport andpedestrians. At the same time theregeneration of the area is also stimulatingnew development and creating confidence inthe property market. A balanced approach tocar parking is proposed which:

� retains the confidence of existing retailersand other businesses operating in thearea.

�meets the reasonable requirements offuture developers, investors and occupierssubject to national, regional and localguidance.

� delivers an appropriate balance of shortand long-term provision to meet localneeds.

� recognises the practical limits of private caruse and promotes other choices of travel,eg bus, walking, cycling.

Parking guidelines in the UDP and SDF fornew office developments in the City Centrespecify a maximum of 1 space per 100 sqmetres of gross floor area.

However, in the long term this is notsustainable – and more recent governmentguidelines and trends in city living suggest amuch lower level of provision is appropriate.Car Clubs and car sharing schemes are asustainable alternative, with growing successand popularity among city dwellers and will beencouraged in future developments for bothresidents and business.

A mix of on-street and consolidated publicoff-street parking is proposed, much of whichwill replace car parking lost throughredevelopment (eg Blonk Street). The actionPlan proposes a new multi-storey car park offStanley Street to the rear of Aizlewood’s Millto serve the core of the Action Plan area.This has a potential capacity of up to 500spaces and should form part of the privatedevelopment of the Stanley Street site.

Public Realm

The study area has suffered from poor qualityspaces which have typically presented ahostile environment to pedestrians andcyclists. The predominance of traffic and theinhuman scale of the local highway networkare major factors.

The area lacks a clear hierarchy of publicspaces or consistency in the treatment of thepublic realm. The public realm opportunitiesassociated with the waterfront are not beingrealised, with notable exceptions including theCobweb Bridge.

It is proposed to redress this position and toplace high quality public realm at the veryheart of the regeneration strategy for WickerRiverside. This is not just because the publicrealm can play a major role in creating a newstructure for the area. Investment in thequality of the public realm will help sustainand enhance development values over time.

The concept of permeability is critical to thecreation of successful places. Permeability isenhanced where development blocks aresmaller, thereby increasing the frequency andchoice of routes and creating a finer grainedenvironment. It is proposed to create ahierarchy of new and improved streets andpublic spaces which will become a focus ofactivity and interaction – and improvepedestrian permeability through the area.

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Key public realm areas are:-

• Wicker – which retains its role as thefocus of the area, including Lady’sBridge

• Wicker Arches - Gateway to the area

• Nursery Street Riverside

• Inner Relief Road

• Blonk Street Riverside

The proposals create a range of spaces ofdifferent scales and for a variety of activities.They are predominantly hard landscapedareas with more limited soft landscaping.These spaces will naturally vary in designaccording to the character of surroundingdevelopment.

The new spaces are proposed to be enclosedby a range of uses so that as far as possible,they are in active use for at least 18 hours aday. This is achieved through enclosure and acontinuous built frontage around the edge ofthe block, which also encourages casualsurveillance of the space.

It is also proposed to create a number ofsmaller scale/informal public spacesincluding:

� Small formal spaces created bydeliberately increasing the setback of oneor more buildings, including plannedspaces at street junctions and/or linked tocorner buildings, for example at the cornerof Blonk Street and Lady’s Bridge.

� Gentle pavement widening created by acurved building line to provide an informalspace.

� Public art and lighting as integrated streetfeatures – including the replacement oflighting at Lady’s Bridge.

� Street trees and planting beds to enhancethe quality of the street scene;

� Small designated areas for on-streetparking.

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3 URBAN DESIGN FRAMEWORK

DELIVERY

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7. DELIVERY

PRIORITY PROJECTS

IntroductionThis section of the Action Plan identifies aseries of transformational projects that,collectively, can kick-start regeneration of theWicker Riverside area over the five years from2007/8. Some represent short-termopportunities for private sector development/investment building on prevalent marketconditions across the City and increasingdeveloper interest in the study area.

Others – for example public realm proposals –are unlikely to generate a commercial returnfor the private sector by themselves and will

require public sector pump priming. Theremay also be a role for the community orvoluntary sector – for example BurngreaveNDC, Groundwork Sheffield, the RiverStewardship Company the Five Weirs Trust orUpper Don Trust – in taking forward some ofthe proposals and attracting additionalresources.

Individually and cumulatively, these proposalswill play a major role in buildingdeveloper/investor confidence and certainty inthe long-term prospects of the area. They willalso help existing retailers and businesses toremain, and encourage others to relocate.

The Inner Relief Road will result in a majorreduction in through traffic using Wicker andwill create the opportunity to re-instate Wicker

to its former prominence as an importantgateway to the City for public transport andpedestrians. Wicker will continue to be animportant public transport route and will alsoprovide access to Stanley Street for visitingvehicles.

The challenge is multi-dimensional: tooptimise the benefits of the IRR proposals foran improved pedestrian environment and toachieve increased footfall and to revitalise theeconomic role of the area, attract morebusinesses and create more jobs.

The vision for Wicker encompasses a streetwhich retains its core functions – food anddrink and specialist retail – but has developeda much more diverse mix of activityencompassing new bars, cafes andconvenience stores serving City Centreoffices and housing. The aim is to bring backuses to upper floors of buildings on Wickerand to gateway key buildings. More specialistindependent shops are also proposed. Thekey interventions are:

1 Wicker Smithfields StreetscapeProgramme

2 Wicker Facelift Scheme

3 Wicker Arches

4 Nursery Street Riverside

ARTISTS IMPRESSION OF VIEW ALONG WICKER

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A clear public realm strategy is required todemonstrate that change is taking place,building developer / investor / occupierconfidence in the future of the area.

Management and maintenance of the publicrealm and river areas is important and it isplanned that large developments willcontribute through S106 contribuions andvoluntary subscriptions to the RiverStewardship Company.

These investments will be required to providethe catalyst for the economic benefits – newbusinesses and jobs that will flow from them.

1: Wicker Smithfields StreetscapeHigh quality streetscape improvements willprovide an appropriate setting for Wicker’shistoric buildings and structures, redefiningWicker as a high quality, multi-functionalspace with a stronger focus on the needs ofthe pedestrian. Wicker will be transformedfrom a heavily trafficked thoroughfare into anattractive, linear urban space and gateway toand from the City Centre.

The IRR scheme will deliver the first stage oftraffic improvements to Wicker and the newbus gate. These will be augmented through

proposals to widen footpaths and createconsistent treatment of the streetscape andby introducing street trees and high qualitystreet lighting. Funding has been obtainedfrom Yorkshire Forward to extend treatment toLady’s Bridge and Blonk Street and a newfootbridge to Smithfields.

The proposals will provide a consistentstreetscape treatment with widened footpathsto accommodate pedestrian flows, particularly

at the key nodes of the Lady’s Bridge junctionand the junction of Wicker and the IRR.Within this framework, a degree of sub-division is proposed to create a series ofdistinct but related spaces – Wicker Arches,the bus gate area and Lady’s Bridge. Thesub-division of Wicker will help to promotepedestrian movement along the street andaddress the severance effect of the IRR,particularly for the spaces to the north of thenew road.

Delineation of the road space will be requiredto reflect the high frequency of buses usingthe space. Detailed design of the proposalswill also accommodate short term on-streetparking between the junction of Wicker/IRRand the bus gate at Stanley Street,specifically for customers of the Wickerbusinesses.

It is proposed that a new pedestrian bridgewill be built over the River at the Northbankdevelopment to link Victoria Quays andROUTE WITH MAJOR PEDESTRIAN MOVEMENT

ARTIST’S IMPRESSION OF WICKER AS A BUS-ONLY

1: Wicker Smithfields Streetscape

Next steps: City Council to commission enhanced streetscape proposals to build on IRR works.

Total cost: £2.8 million + bid to Yorkshire Forward S106/S278 contributions required from adjoining developments.

Funding: City Council

Phasing: 2007/8

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Smithfields with the Wicker Riverside area.This new linkage will also form part of theKelham Island to Victoria Quays pedestrianroute.

2: Wicker Facelift SchemeMany premises on Wicker are in disrepair ordisplay poor quality shop fronts or signage.Property facelift schemes remain a popularmeans of encouraging landlord investment inthe built fabric and improving the appearanceof retail and other business premises,particularly in areas where there is a strongconservation interest.

A variety of works can be grant aided wherethey will improve the appearance of theproperty, enhance the commercial floor spaceof the business or support provision ofdisabled access to meet the terms of theDisability Discrimination Act 1995.

Implementing a pilot facelift scheme wouldcomplement proposals for streetscapeenhancements in Wicker. It is proposed toestablish a three year pilot programmetargeting 20 properties and providing grantsupport of up to 75% of capital costs to aceiling of £10,000 per unit. The programmeshould include local landmark buildings suchas the Riverside Hotel and Station publichouse.

3: Wicker Arches Railway arches are an important form ofaffordable workspace in many UK cities andthere have been a number of successfulregeneration schemes. In Wicker, the Archesare an important visual gateway to the CityCentre and a key element of the townscapecharacter.

Many of the Arches are currently unused andsuffer from extensive graffiti, overgrowingvegetation and problems of damp. The IRRhas exposed an unattractive facade of theviaduct but also affords the opportunity forrestoration and refurbishment of the WickerArches, recreating a duel aspect through theworks on the Spital Hill side and using theirnew prominence on one of the maingateways to the City Centre.

2: Wicker Facelift Scheme

Next steps: City Council/Renaissance South Yorkshire/SY Business Link to identify target properties and design grant scheme.

Total cost: £250,000 inc management.

Funding: City Council

Phasing: 2008/9

TYPICAL BUILDING ON WICKER SUITABLE

FOR THE FACELIFT SCHEME

VICTORIA QUAYS, SHEFFIELD - EXAMPLE OF

USE OF ARCHES

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Refurbishment of the Arches for a mix ofworkspace/studio space and food and drinkprovision would form the centre piece of acomprehensive scheme for the northern endof Wicker that would also encompass:

� comprehensive public realm works to thearea between the IRR and the Arches,including the part closure of Walker Street,with controlled access for service vehiclesonly, this would allow some of the activitycontained within the Arches to spill outonto the street.

� development of the gap site on WalkerStreet created by the construction of theIRR (situated between the new road andthe Arches). Development of this site willrequire sensitive treatment to minimisevisual impact on the arches.

Enhancements of Wicker, investment in theArches and the creation of a new pedestrianterrace will act as a catalyst for therefurbishment and re-use of propertiesadjoining the Arches, most notably 85-93Wicker which makes an important contributionto the townscape of the area and lends itselfto more intensive leisure or community use.The scheme will create a new focus for thearea to the north of the IRR which couldsuffer from a degree of isolation withoutintervention.

4: Nursery Street RiversideThe IRR will significantly reduce throughtraffic on Nursery Street and create theopportunity for a high quality waterfront,connected visually and physically to RiversideExchange and the south side of the Don.

Whilst initially, Nursery Street will continue to

provide the main access to the study areafollowing the opening of the IRR, it isproposed that Stanley Street will become theprimary access loop by 2010.

This will create a new and very differentsetting for development on Nursery Street andwill allow a re-balancing of priorities to returnstreet space to the pedestrian. Nursery Streetwill become a pivotal destination of theriverside axis from Victoria Quays to KelhamIsland and from Cathedral Square to theRiver, via West Bar.

The river wall which abuts Nursery Street is inpoor condition and substantial reinstatementworks will be required as part of theproposals for Nursery Street Riverside OpenSpace. Discussions with the EnvironmentAgency will also be required to address theflooding/hydrology issues associated with

ARTIST’S IMPRESSION OF THE ARCHES

3: Wicker Arches

Next steps: City Council to liaise with owners and prepare development brief for the Arches and Walker Street site.

Total cost: Arches refurbishment £2.5million; public realm £750,000

Funding: City Council/Renaissance South Yorkshire/Transform South Yorkshire/ Burngreave NDC/private sector

Phasing: 2007/8 to 2009/10

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proposed terracing. However the scheme hasthe potential to contribute positively to floodprevention if it is designed to decrease floodrisk in other parts of the Action Plan area.

The public realm proposals for Nursery Streetcould be centred on three main locations;together these areas will form a major linearspace although each will be definedseparately to promote interest and movementalong the street:

�Mill Place: a relatively intimate space andsetting, private with limited public accessand closely framed within the built form ofthe church and the Aizlewood’s Millbuildings.

� Bridge Crossing: focussed on thefootbridge over the Don linking NurseryStreet to Riverside Exchange, this spacecould be created by stepping back theexisting building line on any newdevelopment to allow for better definition ofspace on Nursery Street.

� Nursery Street Riverside Open Space: anarea of informal greenspace andlandscaping created on the riverside andframed to the south east by built frontagecreating a protected area for watersideleisure use; part of the area will bestepped down to the river to improveaccess for fishing and water sports.

There is an opportunity to improve access forcanoeing upstream from Lady’s Bridge toconnect with existing trails both upstream anddownstream of the Action Plan. This couldencompass improvements to the Lady’sBridge Weir – which could impact on theoverall hydrology – or to create improvedportage at Nursery Street and Blonk Street –to allow safe progress around the weir forcanoeists. The Nursery Street Riverside OpenSpace proposals will include provision of anaccess ramp to the river.

The public realm and flood control proposalswill serve as a catalyst for redevelopment.Nursery Street already has a number oftownscape assets – Aizlewood’s Mill, theChurch, Old Coroners Court etc – whichshould be retained and enhanced as part ofthe scheme. The main developmentopportunity on Nursery Street is the boundedsite by Johnson Street, Nursery Lane andJoiner Street.

Development of this site, alongside the CityWharf scheme and the proposed public realmworks, would play a major role in transformingNursery Street and creating coherentwaterfront environment to complement andenhance Exchange Riverside. Formerly inindustrial use, this has the potential for mixeduse conversion or redevelopment providing amix of office, residential and leisure uses.

Based on a five storey scheme, the site couldaccommodate up to 14,500 sq.m of newfloorspace. Part of the frontage should bedeveloped for A1/A3 uses following thehighways downgrading of Nursery Street;these will be encouraged to spill out onto thestreet creating a continental ‘street café’atmosphere.

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EXAMPLES OF RIVERSIDE PUBLIC REALM

4: Nursery Street Riverside

Next steps: City Council to consider highway proposals for Nursery Street post completion ofIRR. City Council/YF to procure detailed public realm design.

Total cost: Public realm works up to £8 million, excluding service diversions; potential private investment (Johnson Street site) £18 million.

Funding: City Council/YF/SRIP/Interreg3/Environment Agency/Lottery/private sector

Phasing: 2008 to 2009/10

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8. MAKING IT HAPPEN

FUNDING

The Action Plan identifies 4 priority projectsfor implementation over the initial five years ofthe Wicker Riverside regenerationprogramme.

The regeneration strategy will underpindetailed funding bids to a range of publicsector sources including the City Council’sown capital programme, Objective 1 andtransitional European funding post 2006/07,including Interreg3, Yorkshire Forward, SRIP,the Environment Agency and National Lotterysources. The private sector will also make asignificant contribution to the range offacilities serving the area through S106contributions.

Phasing

This is a ten-year strategy and it is anticipatedthat full-scale regeneration of the area willrequire that timeframe. Whilst there is clearevidence of growth across various sectors ofthe City’s economy and property market,phasing of the development opportunities inthe study area will avoid over-supply andfragmenting market interest. Likely phasing of

development activity is as follows:

� 2007/8: Iquarter redevelopment

� 2007/8: North Bank redevelopment I & II

� 2007: completion of Inner Relief Road

� 2007/8: completion of Wicker streetscapeworks

� 2009: North Bank III

� 2008/9: initial IRR sites come on stream

� 2009/10: Nursery Street streetscape works

� 2009/10 Nursery Street/Johnson Streetredevelopment

� post 2010: redevelopment of Bridgehousessites

Area management

Evidence from other successful regenerationschemes highlights the importance of long-term area management to coordinateinvestment in the public realm; provide fine-grained management of the mix of land useswithin the area and to animate through eventsand other activities. The City Council’s ownapproach to the regeneration of the CulturalIndustries Quarter provides evidence of thesuccess of this approach.

Wicker Riverside is a small part of the Cityfabric and in itself is unlikely to be a viable

‘neighbourhood unit’ to merit a dedicatedmanagement programme. However, similarregeneration proposals are emerging for WestBar, Kelham Island, Neepsend and StVincent’s – and this does represent a realistic‘geography’ for such an initiative.

The City Council is exploring how it will workwith local residents and businesses toimprove local management arrangements forthe Central Riverside area.

It is proposed that the City CentreAmbassadors scheme will be extended intothe Wicker Riverside area in due course.There are also plans to extend the CityCentre Street Cleaning regime into this area.

The River Stewardship Company has beenset up to manage the River in the Wickerarea. Their role will include generalmaintenance, providing information andadvice regarding the river and general controlof the area to ensure it can be enjoyed bytenants, visitors etc.Core funding will beobtained from SCC, Interreg3 and the EA.

Voluntary subscriptions from developments inthe area will be sought to ensure the

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Company’s future and continued stewardshipof the River.

Community Involvement

The preparation of an Action Plan andincreased activity in other City Centre areashas often led to the formation of a localforum, and this will be encouraged by the CityCouncil.

The early formation of a Wicker RiversideForum could help to steer the Action Plandelivery process. The forum would becomposed of residents, voluntary/communitygroups and businesses in the area and otherkey stakeholders and will play an importantrole in guiding the delivery of key projects andthe overall vision.

The forum could be closely involved inshaping decisions that affect the WickerRiverside area and will feed up news to theBurngreave Area Panel.

Sheffield City Council, in its role as theplanning authority, will strive to ensure alldevelopments are consistent with the visionfor the area.

The City Council’s City Development Divisionwill also explore all private and public fundingopportunities for delivery of this vision, both interms of physical improvements and businesssupport.

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Project 2007 2008-2010

2010-2017

Lead Organisation Potential Funding Source

SHORT TERM

Final Consultation on Action Plan � SCC SCC

Adoption of Action Plan � SCC N/A

Promotion of Action Plan � � SCC and CommunityGroups

Identify Potential Funding � � � SCC and YF N/A

Design and Feasibility Work for Public Realm andEnvironmental Improvements

� SCC

Local Wicker Riverside Forum to be established � SCC and Community

IRR construction finishes � SCC, Birse DTR

Priority Sites development at Blonk Streetcompleted, Phase I, Phase II

� � Priority Sites N/A

Artisan development at Blonk Street commences � � Artisan N/A

Investigate flooding and hydrology issues aroundNursery Street and Blonk Street riverside bid to YF

� SCC SCC,EA,YF

Bid to YF for Wicker/Smithfields work to start on site � SCC YF

Partnership to develop key IRR and Riverside sitesincluding multi-storey car park at Spitalfields

� � SCC

River Stewardship Company establishment � RSC/Groundwork/SCC

Interreg3, SY Key Fund, EA,SCC private subscription

Action Plan Timeline

Key

EA – Environment Agency • Obj 1 – Objective 1 funding • RSY - Renaissance South Yorkshire • SCC – Sheffield City Council

S106 – commuted sums from developers • TSY – Transform South Yorkshire

Project 2007 2008-2010

2010-2017

Lead Organisation Potential FundingSource

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MEDIUM TERM

City Centre Ambassadors scheme to be extended toWicker Riverside area

� � SCC, Local Forum SCC, private sector

Wicker Facelift Scheme implementation � � SCC, RSY SCC, RSY, EnglishHeritage

Wicker Smithfields Streetscape Programme � � � SCC YF

Public Realm Works around Wicker Blonk Streetriverside area including new footbridge over RiverDon

� � � SCC SCC, S106contributions, private,sector, SCC LTP

Highways improvements, based on detailed publicrealm designs, to Nursery Street and Stanley Street,after completion of IRR

� � SCC SCC, RSY, Obj 1,Interreg3, EA

Nursery Street Riverside Open Space � SCC SCC, S106contributions, YF,Interreg3

LONG TERM

Wicker and Walker Street Arches refurbishmentproject

� � SCC SCC, RSY, TSY,Burngreave NDC,private sector

Spitalfields Development � SCC Private Sector

Bridgehouses Site � SCC and NationalGrid

Private Sector

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CONTACTS

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LIST OF CONTACTS

Sheffield City Council

City Development Division 0114 205 3076

Development Control (Building) 0114 273 4215

Development Control (Highways) 0114 273 6130

Urban Design and Conservation 0114 273 5804

Forward and Area Planning (Policy) 0114 273 4222

Howden House, 1 Union Street, Sheffield S1 2SH

website: www.sheffield.gov.uk

This document can be supplied in alternative formats,

please contact:

Development, Environment and Leisure Directorate

Development Service

Tel: 0114 123 4473

www.sheffield.gov.uk

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