newcastle town centre: eastern approaches urban design study 4 · 2015. 8. 24. · newcastle town...
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Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 41
WorksWorks
WELL STREET
Sta
High School Close
Playground
D Fn
Stubbs' Walks
VICTO
RIARO
AD
Newcastle-u-LymeSchool(Girls)
BANKSID
E
Tennis Court
Bowling Green
Holy TrinityRC Church
Holy
Trinity
Comm
unityCentre
121.6m
BM 120.81m
119.4m
115
119
123125
1
13
27
22
10
9
11
21
25
FS
Presbytery
El
Tennis Court
Tennis Court
Tennis Court
Sub
121
Playing Fields
The Lyme School
Club
RH
Def
Newcastle-under-
Lyme School
44
34
FF
RH
DefDef
Shelter
Playing Fields
SPRI
NG
STRE
ET
Central Mortuary
144.99m
HARTSHILL ROAD
Trac
k
Track
148.7m
BY
RON
STRE
ET
CA
RTLI
DG
EST
REET
El Sub StaDepot
BM 148.96m
ROPE
STRE
ET
BuBuilder's Yard
Works
Tanks
Und
FW
.221.22m FF
1.21.22m FWFW
Def
FWFW
Un
dU
nd
ELLIOTT
STREET
PH
152.1m LB
KING STREET
TCB
BM 156.44m
CR
BM162.61m
BS
MP
ETRURIAROAD
FW
45454747
29
35
102
90
86
29
1
2
118
104
104
92
3838
26
14
37
25
15
1
120
605
69
57
36
44
2
595
3
BM
ED & Ward Bdy
46
40
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QU
EEQ
UEE
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REET
Subway
Und
143.8m
1
Lodge
Offices(County Council)
Statue
Station Walks
CP
1
19
2
46
9
4
19
29
74
64
6262606058
5656 PHPH
146.0m
CRSurgerySurgery
121010
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8
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Path
Path
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ouse
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PH
Shelter
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Bank
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PH
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3
7
8
64
2
89
97
115
126
118
to12
4
116
9
1
5
Car
Park
ezerEbenezer
seHouse
PCs
Bank
9.1m129.1m
5m
BM129.55m
TCBs
LB Queen'sQueen'sGdnsGdns
31
39
40
38
37
CH
ERRY
ORC
HA
RD
BuBuilder's Yard
Und
FW
.221.22m FF
Un
dU
nd
ELLIOTT
STREET
PH
LB
TCB
45454747
29
86
92
3838
26
37
2323 41HallHallChurchChurch
QU
EEQ
UEE
NST
REET
Statue
CP
Church
TheBungalow
Northcote
Court
19
2
31
17
9
6
1to
14
4
5
74
64
626260605858
5656 PHPH
146.0m
CRCRSurgerySurgery
El Sub Sta
LAC
E
NO
RTHC
OTE
PLAC
E
121010
82
St George'sSt George's
21
3
6
8
7
1010
QUEENS COURT
Bram
pto
nH
ouse
Mew
s
4
5
911
1212
15
Car
Park
ezerEbenezer
seHouse
CH
ERRY
ORC
HA
RD
32
1111111
St. Pauls Church
Town Centre Shopping
Bus Station
Dance School
Dance School
Jehovah's Witnesses Hall
Hassell County Primary School
Swimming Pool
Careers Office
Senior Citizens Centre
Congregational Church
Surgery
SurgeryBorough Arms Hotel
Court House
Rigger Pub
Newcastle UnderLyme School
St Georges Church
Mount ZionPentecostal Church
Surgery
Quaker Meeting House
The Fred Rogers Centre
Station Walks
Stubbs' Walks
Queens Gardens
KING STREET
GEORGE STREET
BRUNSWICK STREET
HASSELL STREET
BA
RR
AC
KS
RO
AD
NO
RT
H S
TR
EE
T
HA
NO
VE
R S
TR
EE
T
WEST STREET
MA
RS
H P
AR
AD
E
MOUNT PLEASANT
WATER
STR
EET
HA
NO
VE
R S
TR
EE
T
SE
AG
RA
VE
ST
RE
ET
WA
TE
R S
TR
EE
T
AL
BE
RT
ST
RE
ET
PR
INC
ES
S S
TR
EE
T
CASTLE STREET
Plan 12 - Pedestrian Network
Primary routes
Secondary routes
Bus stops
Destinations
Car park
Pedestrian Crossings
N SCALE 100M
4.0
0m 400mApproximately 5 minutes walk
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
42
Bus StationBus Station
TwyfordTwyford
HouseHouse
Hall
Hall
Has
sell
Cou
nty
Has
sell
Cou
nty
Prim
ary
Sch
ool
Prim
ary
Sch
ool
HallHall
WorksWorks
Barracks SquareBarracks Square
WorksWorks
WELL STREET
Sta
Dep
ot
Dep
ot
Dan
cing
Dan
cing
Scho
ol
Scho
ol
Cen
turian
Cen
turian
Ho
use
Ho
use
WarehouseWarehousePostsPosts
St Paul's ChurchSt Paul's Church
Newcastle-under-LymeNewcastle-under-LymeSchoolSchool
High School Close
Playground
D Fn
Stubbs' Walks
VICTO
RIARO
AD
Newcastle-u-LymeSchool(Girls)
BANKSID
E
Tennis Court
Bowling Green
Holy TrinityRC Church
Holy
Trinity
Comm
unityCentre
121.6m
BM 120.81m
119.4m
STAFFORD STREET
115
119
123125
13
1
13
27
8268
5454
1
13132727
2222
1212
2
4646363634342222
12122
3
9
1515 2525 3535
1
1313 6
2
3737 4343 4545
86
353737
1
3535
71313
7171
1515
646456564848
1
22
10
9
11
21
25
FS
Presbytery
El
Tennis Court
Tennis Court
Tennis Court
Sub
121
ShelterShelter
ShelterShelter
Hall
Hall
El Sub StaEl Sub Sta
Playing Fields
The Lyme School
Club
RH
Def
Und
Und
DefDef
Und
Und
FW
FFFF
Newcastle-under-
Lyme School
1717 1919
2121
2121
2525
2727 3535
16161818 2020
28283636
22223030
3838
2634344242
2424
32324040
1
5
8
2
108108
104104
102102
92
2
3
44
34
FF
RH
DefDef
54
4848
BkBk
PlaygroundPlayground
FFFF
FWFW
Mount ZionMount Zion
Shelter
Playing Fields
SPRI
NG
STRE
ET
Central Mortuary
144.99m
HARTSHILL ROAD
Trac
k
Track
148.7m
BY
RON
STRE
ET
CA
RTLI
DG
EST
REET
El Sub StaDepot
BM 148.96m
ROPE
STRE
ET
Works
FWFW
FWC
DW
CD
WFWFW
TheTheGreyhoundGreyhound
(PH)(PH)
Alma InnAlma Inn(PH)(PH)
LB
POPO
PH
FWFW
FFFF
WarehouseWarehouse
FWFW
CDWCDW WorksWorks
BuBuilder's Yard
Works
Tanks
Und
FW
.221.22m FF
1.21.22m FWFW
Def
FWFW
Un
dU
nd
FFFF
ELLIOTT
STREET
PH
152.1m LB
KING STREET
TCB
BM 156.44m
CR
BM162.61m
BS
MP
ETRURIAROAD
FW
82
1
1 to 231 to 23
25 to 63
25to
6365 to
10365
to103
1212
222221414
4
2424
2626
16166
2828
81818
303020201010
20201818
212119
17
5
1515
2525
1313 3
2323
1111 1
2121
71717
2727
91919
2929
1818
21212424
1717
1515
1414 1313 1616
12129 1010 1111
485 1
2727
1212
2
2929 4545
1
21
1616
2
4949
6161
3
2121
2828
1414
2a2a
6363 6565 530530
38384444
58
23c
23c
23b
23b
23a
23a
2323
21a
21a
9
1111
1
5
9
2525
27
2020
2222
454547
29
35
102
90
86
29
1
2
118
104
104
92
7878
1
7676
2
1212
3
3838
26
14
51
37
25
15
1
120
605
69
57
36
44
2
595
3
1313
1313
BM
ED & Ward Bdy
Boro Const & UA Bdy
Boro Const & UA Bdy
8484
Pentecostal ChurchPentecostal Church
46
40
8
2323
2727
4141
BM 139.20mBM 139.20m
136.5m136.5m
QU
EEQ
UEE
NST
REET
Subway
Und
143.8m
1
Lodge
Offices(County Council)
Statue
Station Walks
CP
ED and Ward Bdy
ED and Ward Bdy
1
19
2
46
1515
9
1
4
19
29
74
64
6262606058
5656
40403838
36363434
28
2626
1818
1010
2
1
19
1717 1919 2121 2323 2525
22222424
3
7
1515
1717
PHPH
146.0m
CRSurgerySurgery
SurgerySurgery
Grove H
ouse
Grove
House
Child Health Centre
ChildH
ealthCentre
SurgerySurgery
Hanover Court
Hanover Court
BramptonBrampton
TreesTrees
121010
8
1212
1 to 16
1to16
6a6a
6
4
2
2
1 1
3
5
3434
7
9
18181616
1212
6
7 9
1313
2121
17
19
Copthall HouseCopthall HouseNelson PlaceNelson Place
FountainsFountains
Sub
way
Sub
way
51
3535
3333
PHPH
GardensGardens
ShelterShelter
Bandstand
Bandstand
St Giles and St G
eorge's
St Giles and St George's
(C of E Voluntary Contro
lled) School
(Cof E Voluntary
Controlled) School
9 PHPH
Timber YardTimber Yard
El Sub StaEl Sub Sta
2
SeniorSenior
CitizensCitizens
CentreCentre
CareersCareers
OfficeOfficeCar ParkCar Park
Car ParkCar Park
ShelterShelter
SubwaySubway
Swimming PoolSwimming Pool
ShelterShelter
TCBTCB
GarageGarage
WorksWorks
BallroomBallroom
WarehousesWarehouses
Court HouseCourt House
Borough ArmsBorough Arms
HotelHotel
PolicePolice
HouseHouse
Car ParkCar Park
SurgerySurgery
Earls CourtEarls Court
PHPH
TheTheRiggerRigger
(PH)(PH)
LBLBWorksWorks
Marsh TreesMarsh Trees
WarehouseWarehouse
PlaygroundPlayground
PostsPosts
ElElSub StaSub Sta
PostsPosts
2 to
40
2to
40
2020
2525
2828
20201816161414
12121010
24
13131515
17171919
21212323
25252727
3333
3131
138
126126
1121122424
1616
817
2727
110 110
102 102
113113
9999
8787
212121
1515
24243232
3535
35a35a
33a
33a
3333
2929
125125
6
1616
82
2929
27a27a
Queen'sQueen's
WorksWorks
36364
3
21
3
6
8
7
1010
QUEENS COURT
Path
Path
ChurchChurch
GarageGarage
Bram
pto
nH
ouse
Mew
s
Car ParkCar Park
The FredThe FredRogersRogersCentreCentre
2020
14
4
5
91111
1212
1515
1616
1414
1919
1818 1717
Greystones
Marsh Trees CourtMarsh Trees Court
31 to 109
31to
109
PostsPosts
MARKET LANE
PH
Shelter
TCB
Bank
77to
81
PH
PH
LB
3
7
8
64
2
89
97
99
107
115
126
118
to12
4
116
9
1
5
PH
Car
Park
ezerEbenezer
seHouse
PCs
Bank
9.1m129.1m
5m
BM129.55m
TCBs
LB Queen'sQueen'sGdnsGdns
3232
31
39
40
38
37
1
2
CH
ERRY
ORC
HA
RD
FWFW
BuBuilder's Yard
Und
FW
.221.22m FF
Un
dU
nd
FFFF
ELLIOTT
STREET
PH
LB
TCB
5858
23c
23c
23b
23b
9
1111
1
5
9
2525
2727
2020
22
45454747
29
86
92
7878
1
7676
2
1212
3
3838
26
5151
37
Boro Const & UA Bdy
Boro Const & UA Bdy
8
2323
2727
41HallHallChurchChurch
BM 139.20mBM 139.20m
136.5m136.5m
QU
EEQ
UEE
NST
REET
Statue
CP
ED and Ward Bdy
ED and Ward Bdy
Church
TheBungalow
Northcote
Court
19
2
31
17
1515
9
6
1to
14
1
4
5
74
64
626260605858
5656
40403838
36363434
28
2626
1515
1717
PH
146.0m
CRCRSurgerySurgery
El Sub Sta
LAC
E
NO
RTHC
OTE
PLAC
E
SurgerySurgery
Grove H
ouse
Grove
House
Child Health Centre
ChildH
ealthCentre
SurgerySurgery
Hanover Court
Hanover Court
BramptonBrampton
TreesTrees
121010
8
1212
1 to 16
1to16
6a6a
9
Borough ArmsBorough Arms
HotelHotel
Car ParkCar Park
SurgerySurgery
Earls CourtEarls Court
82
St George'sSt George's
36364
3
21
3
6
8
7
1010
QUEENS COURT
Bram
pto
nH
ouse
Mew
s
4
5
91111
12
15
1616
1414
19
18 1717
Car
Park
ezerEbenezer
seHouse
1
2
CH
ERRY
ORC
HA
RD
A52
A53
A52
7
Plan 13 - Vehicular Route Network
Primary routes
Secondary routes
Tertiary routes
Pedestrian zone
One way
Car Parking
Bus stops
N SCALE 100M
4.0
Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 43
4.6 Building design overview Impact of topography Hassell Street and Brunswick Street rise up from the town centre. This accentuates the sense of arrival from the east and gives orientating views into the town centre and the green slopes of the valley that rise beyond.
Buildings along Brunswick Street/George Street and Hassell Street respond, in the main, to the rising ground by stepping down in height. However, the Brunswick Court development (currently on site) does not and its six storey mass now features prominently in views to and within the area, albeit that the site does not necessarily demand a landmark building.
The topography accentuates the visual impact of the Zanzibar night club which forms a signifi cant mass at the junction of Hassell Street and George Street. The triangular space at this junction further reinforces the landmark nature of this site.
Building forms within the study area refl ect its mixed use character and historical development.
The two storey pitched roof terraced houses of Hassell Street and Hanover Street are contrasted with fi ve storey fl at roofed post war blocks of fl ats in the York Street locality.
The austere three storey, fl at roofed, post war Zanzibar nightclub (formerly a ballroom) occuping a prominent location can be contrasted with two storey building forms and fi ne grain plots that characterise the George Street north shopping frontage.
Buildings on the whole are built at the back of pavement and many adhere to a consistent building line. However, building set backs such as Andrews Place and more recently Brunswick Court have eroded this line and resulted in poor enclosure. Potential development sites offer opportunities to achieve better enclosure, particularly at prominent locations, through new perimeter block development. Perimeter block development has been achieved on the committed scheme at Hassell Street.
Zanzibar Site
Brunswick Court
4.0
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
44
Building materials The common building materials used within the area are:
• red-brown brick (sometimes painted);
• painted render;
• clay or slate roof tiles.
More recent development has introduced various types of cladding materials to the area. Examples such as Brunswick Court are almost completely clad in a panel system of a single profi le and colour, other buildings such as the vacant leisure building use sections of cladding materials to contrast with brick in an attempt to create visual interest. The visual impact of cladding can be signifi cant. In the case of Brunswick Court it is accentuated due to the height and massing of the building relative to the surrounding context. Factory produced cladding panels of coated metal, plastic and other man made materials do not weather as sensitively as more traditional materials. When such materials are crudely and extensively used they can erode the character of an area.
ShopfrontsFew examples of traditional shopfronts remain within the study area. Some traditional shopfront elements such as timber pilasters have been retained. However, most shop fronts are of a poor design having no relationship to the design the building in which they are set and are of poor quality materials. Shop signing is also of low quality often inappropriately scaled to the shopfront. The St.George’s Road shop frontage shows signs of low levels of maintenance and investment. Together these factors contribute to a poor fi rst impression of the area and a sense of decline, particularly where shops are vacant and boarded up. Signifi cant potential exists to promote improved shopfront design as opportunities arise including encouraging designs which reinforce local character and identity and establish a greater sense of arrival into the town centre through the use of colour and distinctive facia and hanging signs.
Diverse materials on Brunswick Street (west)
Traditional shop fronts, George Street
4.0
Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 45
WorksWorks
WELL STREET
Sta
High School Close
Playground
D Fn
Stubbs' Walks
VICTO
RIARO
AD
Newcastle-u-LymeSchool(Girls)
BANKSID
E
Tennis Court
Bowling Green
Holy TrinityRC Church
Holy
Trinity
Comm
unityCentre
121.6m
BM 120.81m
119.4m
STAFFORD STREET
115
119
123125
13
1
13
27
8268
1
22
10
9
11
21
25
FS
Presbytery
El
Tennis Court
Tennis Court
Tennis Court
Sub
121
Playing Fields
The Lyme School
Club
RH
Def
Newcastle-under-
Lyme School
92
2
3
44
34
FF
RH
DefDef
54
Shelter
Playing Fields
SPRI
NG
STRE
ET
Central Mortuary
144.99m
HARTSHILL ROAD
Trac
k
Track
148.7m
BY
RON
STRE
ET
CA
RTLI
DG
EST
REET
El Sub StaDepot
BM 148.96m
ROPE
STRE
ET
BuBuilder's Yard
Works
Tanks
Und
FW
.221.22m FF
1.21.22m FWFW
Def
FWFW
Un
dU
nd
ELLIOTT
STREET
PH
152.1m LB
KING STREET
TCB
BM 156.44m
CR
BM162.61m
BS
MP
ETRURIAROAD
FW
2
530530
1
45454747
29
35
102
90
86
29
1
2
118
104
104
92
3838
26
14
37
25
15
1
120
605
69
57
36
44
2
595
3
BM
ED & Ward Bdy
46
40
2323 4141
QU
EEQ
UEE
NST
REET
Subway
Und
143.8m
1
Lodge
Offices(County Council)
Statue
Station Walks
CP
1
19
2
46
9
4
19
29
74
64
6262606058
5656 PHPH
146.0m
CRSurgerySurgery
121010
8221
3
6
8
7
1010
QUEENS COURT
Path
Path
Bram
pto
nH
ouse
Mew
s
4
5
91111
1212
1515
Greystones
MARKET LANE
PH
Shelter
TCB
Bank
77to
81
PH
PH
LB
3
7
8
64
2
89
97
99
107
115
126
118
to12
4
116
9
1
5
PH
Car
Park
ezerEbenezer
seHouse
PCs
Bank
9.1m129.1m
5m
BM129.55m
TCBs
LB Queen'sQueen'sGdnsGdns
3232
31
39
40
38
37
1
2
CH
ERRY
ORC
HA
RD
BuBuilder's Yard
Und
FW
.221.22m FF
Un
dU
nd
ELLIOTT
STREET
PH
LB
TCB
45454747
29
86
92
3838
26
37
2323 41HallHallChurchChurch
QU
EEQ
UEE
NST
REET
Statue
CP
Church
TheBungalow
Northcote
Court
19
2
31
17
9
6
1to
14
4
5
74
64
626260605858
5656 PHPH
146.0m
CRCRSurgerySurgery
El Sub Sta
LAC
E
NO
RTHC
OTE
PLAC
E
121010
82
St George'sSt George's
21
3
6
8
7
1010
QUEENS COURT
Bram
pto
nH
ouse
Mew
s
4
5
911
12
15
Car
Park
ezerEbenezer
seHouse
1
2
CH
ERRY
ORC
HA
RD
KING STREET
GEORGE STREET
BRUNSWICK STREET
HASSELL STREET
BA
RR
AC
KS
RO
AD
NO
RT
H S
TR
EE
T
HA
NO
VE
R S
TR
EE
T
WEST STREET
MA
RS
H P
AR
AD
E
MOUNT PLEASANT
WATER
STR
EET
HA
NO
VE
R S
TR
EE
T
SE
AG
RA
VE
ST
RE
ET
WA
TE
R S
TR
EE
T
AL
BE
RT
ST
RE
ET
PR
INC
ES
S S
TR
EE
T
CASTLE STREET
Plan 14 - Building Heights
1 storey
2 storey
3 storey
4 storey
5 storey
6 storey
spire
N SCALE 100M
4.0
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
46
WorksWorks
WELL STREET
Sta
High School Close
Playground
D Fn
Stubbs' Walks
VICTO
RIARO
AD
Newcastle-u-LymeSchool(Girls)
BANKSID
E
Tennis Court
Bowling Green
Holy TrinityRC Church
Holy
Trinity
Comm
unityCentre
121.6m
BM 120.81m
119.4m
STAFFORD STREET
115
119
123125
13
1
13
27
8268
1
22
10
9
11
21
25
FS
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El
Tennis Court
Tennis Court
Tennis Court
Sub
121
Playing Fields
The Lyme School
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RH
Def
Newcastle-under-
Lyme School
92
2
3
44
34
FF
RH
DefDef
54
Shelter
Playing Fields
SPRI
NG
STRE
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144.99m
HARTSHILL ROAD
Trac
k
Track
148.7m
BY
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STRE
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RTLI
DG
EST
REET
El Sub StaDepot
BM 148.96m
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STRE
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BuBuilder's Yard
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.221.22m FF
1.21.22m FWFW
Def
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Un
dU
nd
ELLIOTT
STREET
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152.1m LB
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TCB
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530530
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45454747
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143.8m
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CP
1
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2
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4
19
29
74
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38
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.221.22m FF
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45454747
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26
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19
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6
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146.0m
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St George'sSt George's
21
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1
2
CH
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HA
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KING STREET
GEORGE STREET
BRUNSWICK STREET
HASSELL STREET
BA
RR
AC
KS
RO
AD
NO
RT
H S
TR
EE
T
HA
NO
VE
R S
TR
EE
T
WEST STREET
MA
RS
H P
AR
AD
E
MOUNT PLEASANT
WATER
STR
EET
HA
NO
VE
R S
TR
EE
T
SE
AG
RA
VE
ST
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ET
WA
TE
R S
TR
EE
T
AL
BE
RT
ST
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ET
PR
INC
ES
S S
TR
EE
T
CASTLE STREET
Plan 15 - Principle Facing Materials
Brick
Painted Brick
Render
Stone
Cladding
N SCALE 100M
4.0
Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 47
4.7 Streetscape and landscape design overview
A broad review of streetscape and landscape design was undertaken and the key fi ndings were as follows:
• A variety of footway surface treatments are evident across the study area including tarmac, concrete paving fl ags, clay brick pavers, and natural stone setts (forming channels and cross overs). There is no consistency or continuity of treatment and one side of a street or street section can differ from another;
• Some footways show extensive evidence of successive excavations related to underground services and poor quality reinstatements;
• Street furniture (lighting columns, bollards, litter bins and highway related street furniture such as pedestrian guard railing) is generally of utilitarian design and does little to reinforce the character and identity of the area;
• There is no consistency or continuity of street furniture designs which contributes to a discordant streetscene;
• Signing of various knids can be found across the area and includes the following:
– vehicular advance direction signing;
– car park signing;
– pedestrian direction signing;
– cycle route signing;
– borough boundary signing.
Many signs are in poor condition, out of date, and or contribute to street clutter.
• Much street furniture on secondary routes is in poor condition refl ecting low levels of maintenance and lack of investment in the public realm;
• Few seats or benches are provided along main pedestrian routes;
• Street tree planting is evident in short stretches of Brunswick Street and Barracks Road;
• The quality and maintenance of landscape strips including ground planting associated with the vacant leisure building and adjacent retail units on Barracks Road is poor;
Brunswick Street/Hassell Street
4.0
• A number of landscaped areas punctuate St Georges Road and Brunswick Street they include:
– areas associated within the York Street area;
– Andrews Place;
– the triangular road traffi c island that marks the junction of Hassell Street and Brunswick Street.
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
48
These landscaped areas culminate in the Nelson Place roundabout with its working fountains and fl oral display, which itself is visually linked to the Queen’s Gardens.
• In contrast Hassell Street has no signifi cant landscaped areas or street tree planting, the latter refl ecting the narrower nature of the street;
• Surface car parks have a poor overall appearance and lack landscape boundaries which could reduce their detrimental visual impact;
• The following open spaces are located in close proximity to the study area. They represent signifi cant green space resources although pedestrian linkages to and between them are not always well defi ned or easy to fi nd; particularly for the fi rst time or occasional visitor.
– Brampton Park;
– Queen’s Gardens;
– Stubbs Walk;
– Station Walks; and
– St Georges Church grounds.
Queen’s Gardens
4.0
Station Walks, Brampton Park Stubbs Walk entrance Mount Pleasant
Stubbs Walk
Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 49
4.8 Legibility analysis A legibility analysis was undertaken on site. The results are shown on Plan 16. The analysis highlights a number of issues issues including:
– the signifi cance of major nodes and routes to the legibility of the area;
– the extent of poor enclosure (where buildings are set back from the general building line or clearance has resulted in open sites);
– the barrier to pedestrian movement created by the ring road;
– the signifi cance of key views to the legibility of the area;
– landmark buildings and potential to create new landmarks.
Ring Road Subway Hassell Street North Street
Scott Street Barracks Road (Ring Road)
4.0
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
50
Bus StationBus Station
HASSELL STREET
HASSELL STREET
Barracks SquareBarracks Square
WorksWorks
BARR
AC
KS R
OA
DBA
RRA
CKS
ROA
D
STUBBS' STREET
STUBBS' STREET
WELL STREET
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GA
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RSH
PA
RAD
EM
ARS
HPA
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MOUNT PLEASANTMOUNT PLEASANT
PRIN
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High School Close
Playground
D Fn
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AD
Newcastle-u-LymeSchool(Girls)
BANKSID
E
Tennis Court
Bowling Green
Holy TrinityRC Church
Holy
Trinity
Comm
unityCentre
121.6m
BM 120.81m
119.4m
115
119
123125
1
13
27
22
10
9
11
21
25
HASSELL STREET
HASSELL STREET
FS
Presbytery
El
Tennis Court
Tennis Court
Tennis Court
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121
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ShelterShelter
MOUNT PLEASANTMOUNT PLEASANT
LANCASTER AVENUE
LANCASTER AVENUE
Playing Fields
The Lyme School
Club
RH
Def
Und
Und
DefDef
Und
Und
FW
FFFF
Newcastle-under-
Lyme School
44
34
FF
RH
DefDef
CLA
REN
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STRE
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REET
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Shelter
Playing Fields
SPRI
NG
STRE
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Central Mortuary
144.99m
HARTSHILL ROAD
Trac
k
Track
148.7m
BY
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STRE
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CA
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DG
EST
REET
El Sub StaDepot
BM 148.96m
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Works
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Alma InnAlma Inn(PH)(PH)
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N STREET
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NSTREET
ANDREW PLACEANDREW PLACE
WH
ARF STREET
WH
ARF
STREET
POPLAR GROVE
POPLAR GROVE ALBERT STREET
ALBERT
STREET
BuBuilder's Yard
Works
Tanks
Und
FW
.221.22m FF
1.21.22m FWFW
Def
FWFW
Un
dU
nd
ELLIOTT
STREET
HORTON STREET
HORTON STREET
PH
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Earls Court
152.1m LB
KING STREET
TCB
BM 156.44m
CR
BM162.61m
BS
MP
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454547
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46
40
EARL STREET
EARL STREET
2323
2727
4141
BM 139.20mBM 139.20m
136.5m136.5m
QU
EEQ
UEE
NST
REET
Subway
Und
143.8m
1
Lodge
Offices(County Council)
Statue
Station Walks
CP
ED and Ward Bdy
ED and Ward Bdy
1
19
2
46
1515
9
1
4
19
29
74
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5656
MILLER STREET
MILLER
STREET
PHPH
146.0m
CRSurgerySurgery
KING STREET
KING STREET
Child Health Centre
ChildH
ealthCentre
SurgerySurgery
HANOVER STREET
HANOVER STREET
BramptonBrampton
TreesTrees
121010
HA
NO
VER STREET
HA
NO
VERSTREET
Nelson PlaceNelson Place
FountainsFountains
Sub
way
Sub
way
MERRIAL STREETMERRIAL STREET
IRONMARKET
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WINDSOR STREETWINDSOR STREET
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HASSELL STREET
NO
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NO
RTHSTREET
HA
NO
VER
STR
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HA
NO
VER
STRE
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Car ParkCar Park
ShelterShelter
SCHOOL STREETSCHOOL STREET
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WATER
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WH
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WH
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GEORGE STREETGEORGE STREET
ANDREW PLANDREW PL
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21
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QUEENS COURT
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4
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MARKET LANE
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TCB
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77to
81
PH
LB
3
7
8
64
2
89
97
115
126
118
to12
4
116
9
1
5
Car
Park
ezerEbenezer
seHouse
PCs
Bank
9.1m129.1m
5m
BM129.55m
TCBs
LB Queen'sQueen'sGdnsGdns
31
39
40
38
37
CH
ERRY
ORC
HA
RD
POPLAR GROVE
POPLAR GROVE ALBERT STREET
ALBERT
STREET
BuBuilder's Yard
Und
FW
.221.22m FF
Un
dU
nd
ELLIOTT
STREET
HORTON STREET
HORTON STREET
PH
Earls Court
Earls Court
LB
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45454747
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86
92
7878
1
3
3838
26
37
Boro Const & UA Bdy
Boro Const & UA Bdy
EARL STREET
EARL STREET
2323
2727
41HallHallChurchChurch
BM 139.20mBM 139.20m
136.5m136.5m
QU
EEQ
UEE
NST
REET
Statue
CP
ED and Ward Bdy
ED and Ward Bdy
Church
TheBungalow
Northcote
Court
19
2
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9
6
1to
14
1
4
5
74
64
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5656
MILLER STREET
MILLER
STREET
PH
146.0m
CRCRSurgerySurgery
El Sub Sta
LAC
E
NO
RTHC
OTE
PLAC
E
KING STREET
KING STREET
Child Health Centre
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ealthCentre
SurgerySurgery
HANOVER STREET
HANOVER STREET
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121010
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Car ParkCar Park
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82
St George'sSt George's
21
3
6
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7
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QUEENS COURT
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nH
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RTH STREET
HA
NO
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STRE
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WEST STREET
MA
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WATER STREET
HA
NO
VER STREET SEAG
RAV
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WATER STREET
ALBERT STREET
PRIN
CES
S ST
REET
CASTLE STREET
Plan 16 - Legibility Analysis
Landmark building
Poor enclosure
Key view
Node
Spire
Barrier
N SCALE 100M
4.0
Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 51
4.9 Scoping potential
Within the context of the outline vision for a reinforced live work quarter the potential of the study area has been identifi ed in respect of the following:
– development site opportunities and frontage improvement opportunities;
– public realm improvement opportunities; and
– movement and access improvement opportunities.
The location of potential interventions is shown on Plans 02, 17 and 18.
Marsh Parade West Street
Hanover Street Albert Street Brunswick Street George Street
4.0
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
52
Potential Public Realm Projects Schedule A below outlines nine mutually supporting public realm projects which are identifi ed on Plan 17. If delivered they could result in radical improvements to the pedestrian environment and help shape a new image and perception of the area as a vibrant live work quarter and high quality gateway to the town centre. It is proposed that the projects are developed within the context of an integrated programme and that design and implementation is guided by a Public Realm Plan and Guide. The latter setting out product designs and specifi cations etc.
Ref Project Name/Description Outline Development Stages Indicative Timescale
Potential Funding Sources
Lead Partners
Dependencies Linkages
PR01 The Triangle – remodelling of the George Street/Brunswick Street/Hassell Street junction to create an enhanced gateway into the town centre and establish an improved pedestrian environment.
FeasibilityIncluding: – sketch options– costing– consultation with – frontage occupiers– implementation programme to assist Section 106 negotiations
2006-08 NULBCSCCSection 106
NULBC SCC
Enabling highway engineering and traffi c management works
Highway authority approval
Redevelopment of adjacent sites including:– Zanzibar nightclub– J.R.Titleys– open car park site
Project MA01
PRO2 Nelson Place – modifi cations to roundabout junction including provision of at grade pedestrian crossings, improved footways to surrounding frontages and enhanced street furniture to refl ect its status as a major gateway
Feasibility Including: – sketch options– costing– consultation with frontage occupiers– implementation programme to assist Section 106 negotiations
TBD NULBCSCCSection 106
NULBCSCC
Enabling highway engineering and traffi c management works
Highway authority approval
Redevelopment of adjacent sites including:– Jubilee Baths– Subaru car dealership– Copthall House (longer term)
Project MA02
PRO3 Andrews Place– enhancement of existing public green space and setting for existing shop frontages and fl at blocks
– Design options – Detailed design of preferred option– Bill of quantities– Tendering and contracts– Implementation
2005-06 RENEW RENEWNULBC
RENEW Programme funding Brunswick Street/George Street corridor improvement scheme
RENEW programme
4.0
Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 53
Ref Project Name/Description Outline Development Stages Indicative Timescale
Potential Funding Sources
Lead Partners
Dependencies Linkages
PRO4 Brunswick Street/George Street Corridor Improvement Scheme – footway widening & resurfacing, rationalisation of on street car parking, new street furniture and lighting, rationalisation of signing, street tree planting
Feasibility – including: – sketch options– costing– consultation with frontage occupiers– implementation programme to assist Section 106 negotiations
2006–10 NULBCSCCSection 106
NULBCSCC
Enabling highway engineering and traffi c management works.Including potential rationalisation of King Street/Borough Road/Brunswick Street one way traffi c system.
Highway authority approval
Redevelopment of frontages sites including:– Jubilee Baths– Subaru Car Dealership– Zanzibar Nightclub– J.R.Titley– Former petrol fi lling station site– shop refurbishment schemes along George Street north
Project MA04
PRO5 Hassell Street Corridor Improvement Scheme – footway widening & resurfacing, rationalisation of on street car parking, new street furniture and lighting, rationalisation of signing, street tree planting, integration of cycle path, and other environmental improvements to Hassell Street and Windsor Street car parks
Feasibility – including: – sketch options– costing– consultation with frontage occupiers– implementation programme to assist Section 106 negotiations
2005–08 NULBCSection 106
NULBC Potential changes to local traffi c management & access arrangements
Highway authority approval
Redevelopment of frontages sites including:– Zanzibar Nightclub– open car park site– Windsor Street car park– Careers Offi ce/Senior Citizens Centre
Project MA04, 05
PRO6 Barracks Road – improved tree planting (including central road median), footway widening and resurfacing, new street furniture and lighting, rationalisation of highway related street furniture
Feasibility – including: – sketch options– costing– consultation with frontage occupiers– implementation programmeto assist Section 106 negotiations
TBD NULBCSCCSection 106
NULBCSCC
Strategic access and movement considerations
Highway authority approval
Redevelopment of frontage sites including:– Jubilee Baths– Windsor Road car park– conversion of St Giles & St. Georges School
Project MA03
Potential enhancement schemes for wider Town Centre Conservation area & Ring Road
4.0
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
54
Ref Project Name/Description Outline Development Stages Indicative Timescale
Potential Funding Sources
Lead Partners
Dependencies Linkages
PRO7 Borough Road – improved tree planting, footway widening and resurfacing, new street furniture and lighting, rationalisation of highway related street furniture
Feasibility – including: – sketch options– costing– consultation with frontage occupiers– implementation programmeto assist Section 106 negotiations
TBD NULCSection106
NULBC Brunswick Street/George Street Corridor Improvement Scheme
Improvements to Nelson Place and linked rationalisation of one way gyratory
Highway authority approval
Redevelopment of frontage sites including:– former petrol fi lling station– site on the corner of King Street and Borough Road
Project MA02, 04
Potential enhancement scheme for wider Station Walks Conservation Area
PRO8 Marsh Parade Enhancement Scheme – infi ll tree planting, footway widening and resurfacing, new street furniture and lighting
Feasibility – including: – sketch options– costing– consultation with frontage occupiers– implementation programmeto assist Section 106 negotiations
2007–09 NULBCSection 106
NULBC Traffi c management and access arrangements including rationalisation of on street car parking and access to Newcastle School
Consultation with English Heritage
Highway authority approval
Redevelopment of frontage development sites along Marsh Parade north
Project MA04, 05
Potential enhancement scheme for wider Stubbs Walk Conservation Area
PRO9 Surface Car Park Environmental Improvements – resurfacing, boundary treatments eg. tree planting, lighting, internal layout improvements, improved signing and information (to include wayfi nding information to assist pedestrian movement to the town centre)
Feasibility – including: – sketch options– budget costing– implementation programme
2005-08 NULBC NULBC Internal NULC consultation and approvals
Project PRO 5
Project MA 06
4.0
Footnote:
NULBC – Newcastle Under Lyme Borough Council
SCC – Staffordshire County Council
TBD – to be determined
RENEW – Renew North Staffordshire
Newcastle Town Centre: Eastern ApproachesUrban Design Study
© Latham Architects:Urban Design June 2005 55
WorksWorks
WELL STREET
Sta
High School Close
Playground
D Fn
Stubbs' Walks
VICTO
RIARO
AD
Newcastle-u-LymeSchool(Girls)
BANKSID
E
Tennis Court
Bowling Green
Holy TrinityRC Church
Holy
Trinity
Comm
unityCentre
121.6m
BM 120.81m
119.4m
STAFFORD STREET
115
119
123125
13
1
13
27
8268
1
22
10
9
11
21
25
FS
Presbytery
El
Tennis Court
Tennis Court
Tennis Court
Sub
121
Playing Fields
The Lyme School
Club
RH
Def
Newcastle-under-
Lyme School
92
2
3
44
34
FF
RH
DefDef
54
Shelter
Playing Fields
SPRI
NG
STRE
ET
Central Mortuary
144.99m
HARTSHILL ROAD
Trac
k
Track
148.7m
BY
RON
STRE
ET
CA
RTLI
DG
EST
REET
El Sub StaDepot
BM 148.96m
ROPE
STRE
ET
BuBuilder's Yard
Works
Tanks
Und
FW
.221.22m FF
1.21.22m FWFW
Def
FWFW
Un
dU
nd
ELLIOTT
STREET
PH
152.1m LB
KING STREET
TCB
BM 156.44m
CR
BM162.61m
BS
MP
ETRURIAROAD
FW
2
530530
1
45454747
29
35
102
90
86
29
1
2
118
104
104
92
3838
26
14
37
25
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PR02
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PR01
PR08
PR09
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PR05
Plan 17 - Public Realm: Potential Interventions
Streetscape enhancement
Street planting
Private green space
Public green space
Surface car park improvements
N SCALE 100M
4.0
© Latham Architects:Urban Design June 2005
Newcastle Town Centre: Eastern ApproachesUrban Design Study
56
Potential Movement and Access Projects Schedule B below outlines seven potential movement and access projects; they are identifi ed on Plan 18. They are capable of underpinning major improvements to the public realm, enabling a more pedestrian friendly environment whilst facilitating balanced vehicular access. It is recognised that some of these projects would have an impact on strategic vehicular routes and are likely to require consideration within the context of the wider town centre/ring road. It is proposed that the further feasibility and development of projects is undertaken within the context of a Movement and Access Framework and integrated project delivery programme.
Ref Project Name Indicative Development Stages Indicative Timescale
Potential Funding Sources
Lead Partners
Dependencies Linkages
MA01 The Triangle – remodelling of George Street/Hassell Street junction to provide increased pedestrian space, accommodating access to frontage properties
Scoping and feasibility to inform further project development stages
2006-08 NULBCSCCSection 106
NULBCSCC
Highway Authority Approvals
Mitigation of knock on impacts on traffi c movement and access
Town Centre Area Action Plan
Project PR01
Potential development sites. See Schedule A
MA02 Nelson Place Roundabout – provision of at grade crossings on each arm of the junction, in particular crossing linking Jubilee Baths and Queen’s Gardens rationalisation of linked one way gyratory including on street car parking
Scoping and feasibility to inform further project development stages
TBD NULBCSCCSection 106
NULBCSCC
Highway Authority Approvals
Mitigation of knock on impacts on traffi c movement and access
Town Centre Area Action Plan
Project PR02
Potential development sites. See Schedule A
MA03 Barracks Road (eastern section of the Ring Road) – incremental downgrading, existing pedestrian crossing to Hassell Street improved, footway widening/road narrowing
Scoping and feasibility to inform further project development stages
TBD NULBCSection 106
NULBCSCC
Highway Authority Approvals
Mitigation of knock on impacts on traffi c movement and access
Access for abnormal road freight loads to be assessed
Town Centre Area Action Plan
Project PR06
Potential development sites. See Schedule A
4.0
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