belfast cathedral quarter feasibility report

Cathedral Quarter MasterplanDesign and Regeneration

Bookless ABF 18976042 Hughes NJ 15259021 Roe DBM 29056249 Thornton WR 13926985 Ward G 29056832

EVP8020 Design and Regeneration

Cathedral Quarter Masterplan

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Table of Content

Design & Regeneration

1.0 Introduction 3 2.0 Analysis 5 2.1 Policy 6 2.2 Contextual 14 2.3 Institutional 23 3.0 Comparative 28 3.1 Temple Bar 29 3.2 Dublin Docklands 33 3.3 London Docklands 37 3.4 Laganside 41 3.5 European Cathedral Quarters 45 4.0 Concept Plan 49 4.1 Policy Recommendations 50 4.2 Master Plan 51 4.3 Development Strategies 60 5.0 Conclusion 75 6.0 Bibliography 77

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1.0 Introduction

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1.0 Introduction


The Cathedral Quarter was the centre of Belfast‟s trade and warehousing district for much of the city‟s early history In accordance with the industrial decline of Belfast so to has the Cathedral Quarter been in decline. Following this demise there has histori-cally been little demand for commercial accommodation, as a result the rent in the area have been comparatively low for a city centre location. This, along with its proximity to the University of Ulster Art College has made the area prime for local artists to populate. There have been many policy documents and plans aimed at regenerating the area through different methods. The majority of these focus on commercial retail devel-opment driving regeneration. Yet the area remains wanting for inward investment.

In contrast to these recent proposals this document envisages the regeneration being primarily Cultural, with the benefits for local, regional and wider national com-munities. Also to counteract the historical impact of the segregations of city centre functions caused by the historical Northern Irish context of the last 40 years the document proposes a scheme to repopulate a vital area of Belfast city centre. Each proposal draws on relevant urban schemes from a European context which parallels Belfast‟s own experience.

Co-Authors Bookless ABF. Hughes, NJ Roe DBM Thornton WR Ward G

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2.0 Analysis

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2.0 Analysis

Introduction


2.1 Policy

Introduction In order to evaluate what could be considered for the proposed concept plan for the Cathedral Quarter in Belfast City Centre firstly an analysis of the existing policy concerning the area must be conducted. As jurisdiction over the area has changed hands over time and different bodies have tried to implement changes to the area, there is a varying display of data. For the purpose of understanding how the policy has evolved over the last number of yeas the following documents were examined:

Belfast Urban Area Plan 2001, Department of Environment (NI) (1991)

Cathedral Conservation Area, Department for the Environment 1990

Belfast city centre local plan, 2005, Department of the Environment for Northern Ireland

Belfast City Centre Regeneration Policy Framework Final Report July 2003, Department for Social Development

Belfast Metropolitan Area Map 2015, Draft plan 2004, Department for the environment planning service

Belfast City Centre North East Quarter Masterplan August 2005, Department for Social Development This is by no means all the policy documents that have been created for the Cathedral Quarter in the last number of years but it is a good spread of older approaches to the more recent in order to get an understanding of how the development ideas for the site evolved over time.

Belfast, pre policy history

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With these objectives the aims through development were of revitalising the city centre. It was recognised the trend to place commercial activity in the suburbs and also the decentralisation of the popu-lation away from the city centre. One of the aims to counter this was to improve public transport to the city to get people back there; unfortunately this was only economically viable if people lived there. The plan took a pessimistic ap-proach to retail as a solution. It did not think that there would be enough of an increase in retail led development al-though it did aim to promote the city cen-tre as a shopping destination and to sus-tain existing shopping centres. There was a provision for new retail development and it was primarily dealing with location, so that it could be of substantial size. Regarding the Cathedral Quarter and conservation the aims were:

To encourage new development which sustains and improves tradi-tional townscape character

To harness conservation policies to the City‟s economic and social re-generation by giving an image and a character which will be a source of pride to its citizens and attractive to visitors and prospective inves-tors.

2.1 Policy

Belfast Urban Area Plan 2001, Department of the Environment (1991) This plan was set out to replace the 1969-1986 Urban area plan and its amendments, its objectives were:

To maintain and strengthen Belfast‟s position as the regional centre for Northern Ireland

To create a physical environment and framework for social and economic activity, which will enhance the quality of urban living

To facilitate an efficient, economic and orderly pattern of development

Plan Area for the Belfast Urban Area Plan 2001

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The report proposes an enhancement strategy for the area based on historic and architectural character and the poten-tial for regeneration in existing buildings. A lot of emphasis is put on the refurbish-ment of existing buildings as a means of maintaining the fabric of the Quarter. The department proposes to create a ma-jor open space which will enhance the setting of St Anne‟s Cathedral and rem-edy the deficiency of open space in the city. New builds must respect the setting of the Cathedral and the use of quality materials is essential.

2.1 Policy

The document refers to the Belfast Urban Area Plan 2001 and how it emphasises the importance of the city centre to the urban area as a whole and sets out a number of policies.

Protect and enhance the essential character of the Cathedral Conser-vation Area and encourage the re-tention, rehabilitation and fabric of existing buildings wherever possi-ble

Encourage growth and change which is sympathetic the character and appearance of the area

As this is a semi-promotional guide a large part of it is taken up with the history of the area. How it used to be a commer-cial area and how that sort of activity moved away from it until what was left is what exists now. The report also analyses existing build-ings potential for reuse, pedestrian ac-cess and addresses the issue of car park-ing.

Ulster Bank, Warring Street

St. Anne‟s Cathedral

Cathedral Conservation Area, Department for the Environment (1990)

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The Department commissioned two firms of consultants to examine various matters in connection with the plan, namely trans-port and environment and urban design. The scheme designated areas of Belfast to different development types, the Cathe-dral Quarter was designated, “General Business and Mixed Use”. The main issues the report recognised were:

Growing traffic and reduced access

Difficulty attracting investment

Effect the urban environment has on image

Analysis of where they could implement changes or enhance in; office space, shopping, image, employment, housing and education. Cathedral Quarter was to be preserved as a Conservation Area.

2.1 Policy

Belfast city centre local plan, 2005, Department of the Environment for Northern Ireland (1991) Published in October 1991 the aims of this plan were:

To maintain, strengthen and promote the City Centre as the strategic focus for commercial activities administration and culture in NI

To maintain and improve the physical environment to enhance the architec-tural and historic character of the city centre

To promote an efficient and economic interaction between commercial activ-ity, accessibility and land use

St. Anne‟s Cathedral

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This document deals with the Cathedral Quarter of Belfast in a very big way. In the document the area is classified as the North East Shopping Quarter, including Cathedral Quarter. The intention was to develop the reputation of this area for cul-ture and as the City‟s specialist retail area. The regeneration of the area was to be started through retail led development. The design and scale of these develop-ments were to be sympathetic to the ex-isting qualities of the area.

2.1 Policy

The idea for this retail led development was stated as coming from the support of the Victoria Square development. The aims for the Cathedral Quarters‟ develop-ment were:

Improvement of townscape and public realm

Urban design

Tackling dereliction

The need for a mix of retail and other uses

The need for integration, perme-ability, improvement of pedestrian circulation and linkages

Transportation, car parking, acces-sibility

A 24 hour environment

Job creation

Conservation

It was stated that the Belfast Regenera-tion Office supported this retail led ap-proach. The justification for this was that many of the problems that exist in the city centre including, social inclusion, depriva-tion, and unemployment can-not be ad-dressed in the absence of a strong and vibrant economy. To stimulate this econ-omy retail based development will be in-troduced. “The Cathedral Quarter will become a dynamic and distinctive mixed use, historical and cultural quarter within the centre of Belfast. It will play a diverse and dynamic set of roles, contributing to the economic performance of both the City Cen-tre and wider city region.”

This plan is very extreme, with the very large scale and transforming nature over the entire city centre. Every aspect is also retail led which is not a sustainable ap-proach and neglects so many areas.


Belfast City Panorama

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This document concerns itself with all of greater Belfast, for relevance purposes the only area analysed will be the section pertaining to the city centre. The plan outcomes were:

A regional centre with a vitality, ur-ban for and range of activities ap-propriate to a European regional capital

An accessible, dynamic, 24-hour city centre

A high quality urban living environ-ment

A centre of culture and protected heritage

The BMAP goes through each region of the city and defines the development lim-its and restrictions for the area. The plan made up for the Cathedral Quarter was that of increasing density but with keeping the character by giving parameters for height and street frontages. The develop-ment limits were to have fine grain in na-ture and to reflect traditional plot widths, with the façade of larger development proposals to be broken up visually to re-flect the scale of traditional units. Other areas it looked at were the protec-tion of inner city housing to preserve the communities that were still resident there. Also the control of parking by increasing public transport usage with the introduc-tion of park and ride services and areas of parking restraint.

2.1 Policy Belfast Metropolitan Area Map 2015, Draft plan 2004, Department for the Environment Planning Service

Conceptual Plan from BMAP 2015

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The plan sets out guidance on the pro-posed range, mix and location of uses for the North East Quarter of Belfast, which includes roughly half of the Cathedral Quarter Conservation Area. Despite the overall objectives covering all the areas you would expect when dealing with a conservation area, the plan is overly retail led. It was noted that new development will have to be of sufficient critical mass to create a new retail led destination, also, a provision for including an anchor store. It is hard to understand how the fabric of the area will be main-tained with such large development and so much retail, especially when what is proposed is; “high quality retailers”. Also included in the document is a provi-sion with the potential for further shopping development in the future. The Masterplan has several good points to it, namely its ideas to solve the parking problem in the area and also it is commit-ted to preserving existing facades of listed buildings.

2.1 Policy

Belfast City Centre North East Quarter Masterplan August 2005, Department for Social Development Objectives:

Provide retailing that compliments Victoria Square

Consolidate Castlecourt as a shopping area

Demonstrate potential to pump prime the wider regeneration of the Cathedral Quarter

Provide mix use other than retail

Respect the built fabric, character and historic street form of the Cathedral Quar-ter Conservation Area. Bring listed buildings back into productive use

Put in place connections between other major areas of the city

Proposed Site of Masterplan

Overlapping Area with Cathedral Quarter

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2.1 Policy

Conclusion There was a large variance in emphasis throughout the different documents looked at. This is obviously due to the varied economic conditions at the time that each document was published. What was surprising was that in the more recent documents the large emphasis that was put on retail development. Retail is a good solution to try and immediately spark economic activity in the area but it is by no means sustainable. The severity of which that this idea was proposed to be undertaken, particularly with Belfast City Centre Regeneration Policy Framework Final Report July 2003. This report wanted every area of the city centre to be retail focused, with a varying emphasis in each quarter. There were other policy implementation ideas in this report but took a backseat. The earlier documents produced were a lot more varied in their approach. Every aspect was looked at in due care and due to eco-nomic circumstances retail was not considered as the immediate solution to all their problems, they were able to propose much more mixed development. In all every document produced ideas that will be taken on board when considering the policy recommendations given in this report for the Cathedral Quarter.

Belfast, current

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The above maps is a royal charter map of Belfast from 1613. High Street, North Street and Waring Street can be identified and their orientation remains similar to their present day condition.

2.2 Contextual

History

The Cathedral Quarter was the centre of Belfast‟s trade and warehousing district for much of the city‟s early history. The area rose to prominence form the wealth generated by Belfast‟s early linen and the shipbuilding industries in the surrounding area. The Quarter contains some of the oldest buildings in Belfast.

Over the past century the area has fallen into decline, especially in the last 50 years. Currently the quarter is populated by numerous dilapidated residential and commercial outlets, with sporadic car parking facilities acting as infill relief for collapsed structures, scaring the area‟s character.

Belfast Cathedral Quarter 1613

High Street - 17th Century

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2.2 Contextual

Contrary to the condition on High St. and Donegall St. the area centring around the Old Ulster Bank/Merchant‟s Hotel , is a lively and active cultural and nightlife zone.

There are a high number of established attractions in the area and regular events are held in the area, such a the Cathedral Quarter Arts Festival.

This area of the Cathedral Quarter is the only zone that has the ability to attract people to the site, and most be utilised in any future redevelopment of the entire area of this portion of the city.

Current Character

The extent of private development in the Cathedral Quarter has created criticism from locals residents. The mix of public and private developments has resulted in an erratic urban fabric to the quarter. The area also contain numerous vacant or abandoned structure and site without any built forms, this is unnatural for a central

area of any city centre. The building lining High St. and Donegall St. are currently in a poor state of repair, with the old Belfast Arcade that connect the two streets being little more than a burnout shell.

The area is also heavily marked by graffiti and sign of vandalism, the results is that the majority of the street frontages in the quarter create a bleak atmosphere.

North Street

Donegall Street

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2.2 Contextual

Annual Cathedral Quarter Arts Festival

The Cathedral Quarter Arts Festival is held in late Spring and is one of the most attended cultural festival in Belfast. Every year the festival is held in different areas of the Cathedral Quarter. However the festival is smaller Belfast Festival held at Queens.

The Art Festival makes great use of the Cathedral Quarter and continually changes locations through the preceding of the event.

The festivities promote the quarter exten-sively and have the potential to showcase future regeneration of the area.

Annual Cathedral Quarter Arts Festival - Events Map

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2.2 Contextual

Centre for the Arts

The area around North Street is home numerous bars theatres and venues, the area was particularly renowned for its punk movement in the 1970‟s. Because of the low rent resulting the continuing loss of urban quality of the area, a multiple of galleries and music halls open in the area. Providing valuable exhibition spaces for

the people of Belfast. Venues such the „Black Box‟, the „Safe house Gallery‟ and other along Gordon and Henry St. have come to act as a cultural hub for a verity of performing arts communities from across Belfast and the wider community.

Jazz Concert, Cathedral Quarter Arts Festival, John Hewitt Automatic Bastard, Arts Festival 2005

Dedication to Snow Patrol, Duke of York

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2.2 Contextual

Nodes show the current points at which pedestrian shoppers approach and encoun-ter the Cathedral Quarter . The primary shopping area of Royal Avenue and Victo-ria Square are approached from the south. The node on the right hand side of the page

represents pedestrians accessing the area from the river and primarily Customs House Square. This is on an occasional basis. The relationship of pedestrians to the Ca-thedral Quarter is not direct. To get to the

heart of the area the hinterlands that border the primary shopping areas are incongru-ous with both Cultural and Commercial ac-tivities.

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2.2 Contextual

Vehicular and Pedestrian Within the Cathedral Quarter the car is currently king! The network of roads slices through every block, vehicles ac-cess every size of entry 24hours a day. On street parking is encouraged by the use of pay and display meters. In contrast the areas that are designated as pedestrian are either poorly planned of neglected that relate directly to the Cathe-dral or are successful small spaces that private businesses have taken ownership of and developed in a positive manner (Duke of York Public Bar)

Duke of York, Public Bar. It has taken its small pedestrian entry and created a destination.

Unrestricted vehicular access and on street parking make the whole area feel congested and unwelcoming through-out the day.

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2.2 Contextual

Opportunities The Cathedral Quarter has a very high proportion of vacant sites, buildings and derelict buildings, in addition to these there are several established pedestrian areas that are poorly designed and as such present opportunities. There are also a network of small lanes and alleyways that are currently underutil-ised. Some have been developed and some are in the process of being developed, while others are simple back spaces that in their existing condition offer little other than opportunity

Alley backing onto the Black Box Theatre: Wide enough to accom-modate a variety of activities

Modernist Building. Offers good potential for refurbishment.

Opportunist Car park: on a vacant site. Derelict office above: Sited in the same vacant site.

North Street arcade site: Previously a covered ar-

cade, now burnt out, awaiting redevelopment.

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2.2 Contextual

The site to the North of the Cathedral and adjacent to the recently refurbished Art college is an area designated as public open space. This contains a maritime sculpture depicting buoys (or possibly sea mines). It is hard landscaped and widely neglected. This site offers the greatest potential for a landmark building due to its prominent location at the end of Royal Avenue and sitting on York Street.

Vacant site on Hill Street: Adjacent to “The Pot House” bar and club.

Lanes in the Cathedral Quarter form an integral part of their character and repre-sent the best opportunity to develop an atmosphere unique to the area.

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2.2 Contextual

Character The character of the Cathedral Quarter defined by both its history, its built environ-ment and its social activity. The atmosphere emanating from the built environment is paradoxical: former glory, neglect, abuse sit alongside cutting edge contemporary, creative reuse and commu-nity hope. The built environment varies greatly form the lavish Victorian bank buildings (above) and more pragmatic warehouses (Hill St) to the less opulent and now defunct North Street Arcade. This strongest indicator of

its character are the lanes in which pubs (Duke of York) cafes and small businesses have flourished. The social activities: There area is well known for its cultural activities: Belfast Community Circus, Black Box theatre, the art college as well as many community groups. Hospitality: Many new bars have sprung up on the promise that the area was to be the next big thing. “The Spaniard” and “Muriels” are two that have captured the essence of the area well.

Exclusive hotels: leading to thoughts that it could represent the gentrification of the area.

Hill Street,

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2.3 Institutional

Laganside Corporations institutional

role -

The Laganside Corporation was set up under powers conferred by The Lagan-side Development (Northern Ireland) Or-der 1989. At the time the Corporation fell within the ambit of the Department of the Environment. The statutory Object of Laganside Corpo-ration under this legislation was „to se-cure the regeneration of the designated area‟. The „designated area‟ was „such area of land as the Department may des-ignate‟. This designated area included the NW of the city centre. The Department retained the power to alter the extent of the designated area. The 1989 Order contained provi-sions which created a financial and opera-tional framework for Laganside and con-ferred powers upon the Corporation [1].

Fig 1 XXXXXX

Laganside Corporations powers -

Power to provide financial assis-tance for specified purposes

Power to enter into agreements for development of land

Power to enter into agency agree-ments with Departments and other public bodies for the execution of works.

Power to execute works in relation to the river.

Power to construct bridges, weirs, locks and barrages across the river. The Department could make provi-sion as to the management and operation of the completed works.

Power to make byelaws as to use of the river

Power to acquire and dispose of land and the power to enter land for

investigatory and maintenance pur-

poses and to require disclosure of ownership of land.

The power to acquire land extended to the „designated area‟ and land adjacent to the „designated area‟. The Corporation could also modify or extinguish public rights of way (subject to Departmental approval) and extinguish public rights of navigation within defined areas [2]. From this statutory background the principal visible outcomes have been in-creased private sector investment along the River Lagan. In 2005 the DSD Minister John Spellar announced the de-designation of Lagan-side Corporation by 31 March 2007. He stated that following the closure of Lagan-side any remaining commercial assets, land holdings and development agree-ments would transfer to the Department of Social Development (DSD) [4].

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The DSD’s Role -

The Laganside Corporation‟s public as-sets including the Lagan Weir and Im-poundment, river walkways, public squares and managed workspace build-ings where handed over to the DSD [1].

The DSD was of the view that this legacy can best be secured by continuing to maintain the „Laganside Estates‟ under the management of a single body [1].

The Department for Social Development has an Urban Regeneration function in Northern Ireland [3]. It seeks to:

Develop, co-ordinate and implement ur-ban regeneration programmes across NI;

Provide financial assistance to projects in areas of Special Social Needs Social

2.3 Institutional

Need (NI) Order 1986;

Undertake environmental improvement Schemes/Public Realm Improvement So-cial Need (NI) Order 1986 [3].

The DSD’s Responsibilities -

While undertaking any of these develop-ment schemes the DSD must pay regard to:

Human Rights Act 1998 and the Euro-pean Convention on Human Rights;

European Directive on Strategic Environ-mental Appraisal;

Section 75 of the NI Act 1998 and the DSD approach to New Targeting Social Need (tackles social need and social ex-clusion in NI) [3].

The DSD’s legislative authority -

The basis of the departments powers are contained in Part VII of the Planning (NI) Order 1991. They include:

Development Scheme powers contained in Article 85;

Land Acquisition powers contained in Arti-cle 87;

Disposal of Land Held for Planning Pur-poses powers contained in Article 90;

Powers to enter into a Development Agreement contained in Article 31 of the Planning (Amendment) (NI) Order 2003 [3].

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The Department for Social Development (DSD) - Belfast City Centre North West Quarter Masterplan area (2005)

2.3 Institutional

Fig 1 XXXXXX

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The DSD’s role in the North West Quar-

ter Masterplan -

The DSD plays a central role in develop-ing and co-ordinating the implementation of urban regeneration in Belfast City and nationwide.

The Department believes that the North West Quarter of Belfast city centre has considerable potential to provide addi-tional retail development, where retail would be a primary use in a mixed-use context. It also sees it as a important area in regeneration terms as it connects the City Centre to the communities of North and West Belfast [5].

For the DSD to implement any significant retail based regeneration scheme will re-quire use of the Department‟s statutory authority, and its compliance to the RPS[5].

2.3 Institutional

The DSD’s Regeneration Policy State-

ment -

In 2003, the Department for Social Devel-opment DSD issued the „Belfast City Centre Regeneration Policy Framework‟, commissioned from G V A Grimley (“the Grimley Report”) for public consultation [4].

Paying full regard to the Grimley Report and all consultation responses the De-partment produced its Regeneration Pol-icy Statement (RPS) [4].

The RPS sets out the Department‟s re-generation objectives for Belfast City Centre and the Department‟s approach to achieving the regeneration of Belfast City Centre, and provides guidance on the circumstances where the Department‟s statutory powers may be exercised.

NWQ Concept Plan Victoria Square Belfasts „Boat‟ building

DSD’s compliance with the RPS in

NWQ -

The RPS for the City Centre requires that the masterplan for the NWQ must:

Consider the nature, scale and timing pro-vision of additional retail facilities, paying regard to the priority accorded to the Vic-toria Square;

Create development and retail develop-ments elsewhere in the City Centre;

Promote 24 hour access to the City Cen-tre;

Explore the potential for a mix of uses including residential development;

Explore the potential for retaining and developing buildings; [5]

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DSD’s compliance with the RPS in NW

quarter cont. -

Ensure a high degree of connectivity with Royal Avenue and North-South towards Castle Street;

Provide advice on the viability/deliverability of different development mix options;

Significantly upgrade the pedestrian envi-ronment and improve pedestrian circula-tion and linkages;

Resolve conflict between car parking, ser-vice traffic and pedestrian movement;

Encourage active ground floor use to bring life to the streets; [5] Promote a scale and form of development

2.3 Institutional

Provides a co-ordinated approach to re-generation which takes account of pro-posed accessibility and transport ar-rangements including proposals for the development and improvement of the public network;

Draw upon exemplars of good practice from similar neighbourhoods in other UK and European cities;

And clearly define the role of the Depart-ment and other public sector bodies working in the regeneration of the area [5].

Selfridges Birmingham Royal Avenue Translink Bus service

that protects and strengthens the heritage and urban form of the area, with potential for statement buildings at the intersec-tions, that create a distinctive sense of place;

Respect and where possible reinstate the historic street pattern, ensuring that new buildings front on to these streets, in order to create a sense of living space;

Put in place design guidance to inform the development process;

Consider and addresses social exclusion;

Maximise connectivity north and west to the adjoining residential neighbourhoods;

Include guidance on public realm invest-ment; [5]

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3.0 Comparative

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3.0 Comparative


3.1 Temple Bar

Fig 1 Aerial View of Temple Bar, Dublin

The Temple Bar area covers over 200 acres in west Dublin, on the south bank of the

River Liffey between Dublin Castle and Trinity College. Originally the space was devel-

oped for bookbinding and publishing, but this had developed over time into an area for

clothing trades.

What first brought about the idea for regeneration in the area was CIE, who wished to

develop a transportation centre in the area. There was much controversy and opposition

to this idea as it represented a threat to the historic streets of the area.

What grew out of this was the idea to create a cultural and tourist area. This theme has

evolved from the Temple Bar Development Programme, 1992 [1], to the more recent

Urban Framework plan, 2004 [2], Now in the hands of the Temple Bar Cultural Trust.

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Group 91 Architects were commissioned

by Temple Bar Properties to carry out a

number of the flagship projects in temple

bar after winning the completion in 1991.

They developed their own framework plan

with the intent “This framework plan com-

prises a policy and a series of outline or

illustrative architectural proposals de-

signed to stimulate the renewal of Temple

Bar and secure its future as the living

heart of Dublin, and to serve as a model

for inner city renewal.”[4].

The project was a very successful exam-

ple of cultural regeneration and has been

recognised throughout Europe as such.

The success is obvious in the creation of

133 new residential apartments, 63 new

retail units and a huge increase in pedes-

trian activity and tourism [3].

3.1 Temple Bar

Temple Bar Renewal Ltd (policy makers) and Temple Bar Properties Ltd (developers) were created in the early nineties to oversee the cultural regenera-tion of Temple Bar. The 'mission' of Tem-ple Bar Properties was 'to develop a bus-tling cultural, residential and small-business precinct that will attract visitors in significant numbers”, [1]. What came about was the Temple Bar Development

Programme, in 1992, which was a pro-

posal for urban renewal. The idea was to

conserve the existing buildings‟ fabric by

including traditional buildings in the

scheme. Mixed use zoning on a vertical

basis, with ground floors for businesses

and galleries, with office and residential

spaces above, with a cultural centre

theme continued throughout [3].

Fig 1 Temple Bar Square before regeneration

Fig 1 Initial Concept Sketch for Square

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Mixed Use Development

The small scale residential and office

space above ground floor businesses

plan for Temple Bar is an idea that has

been achieved well within the area. It has

brought about much more small scale

business projects and shops which have

attracted people without the need for a

large anchor store. This has preserved

the nature and history of the area, with

the small medieval streets.

3.1 Temple Bar

Architecture The architecture of the new developments

in Temple Bar, although much more mod-

ern than the existing buildings, have been

created to both blend in and stand out.

This was achieved by Group 91 by good

design and good use of space

Pedestrianised nature Creating spaces for pedestrians with the only vehicular access being for deliveries greatly improved the scheme, although this has been criticised with claims that parking is an issue [3]. This is greatly helped as Temple Bar Square is located on a major pedestrian route between the two major shopping streets in Dublin, of Grafton Street and Henry Street, via the famous Ha‟penny Bridge. The cobbled pedestrian streets help create a feel for the place, of the old medieval city.

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The principle ideas to be taken from this example when considering our own re-vised plan for the Cathedral Quarter in Belfast are:

Conserving the cultural identity

Pedestrianising the area

New Architecture incorporated into existing fabric

Use of Public Spaces

Mixed use development

These factors are the most successful areas of Temple Bar and should be used as a model for the development of the Cathedral Quarter in Belfast.

3.1 Temple Bar

Lessons Learnt

Temple Bar is a very good benchmark when concerning the Cathedral Quarter in Belfast City centre. The principles of con-serving the street pattern and the scale of development fit in with the ideas for the site in Belfast.

The sites originally were also quite similar

if you look at Temple Bar before the re-generation works we can see that Temple Bar Square used to be a car park. This is currently evident in Belfast where many of the open spaces that exist in the Cathe-dral Quarter are currently used for car parking.

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3.0 Comparative

Docklands


Picture showing the extent of area taken up by the Dublin Docklands Development Authorities Master plan for the site. The area is comprised of 526 hectares of land. 3.2 Dublin

Fig 1 Dublin Docklands Master plan

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Docklands


The 2003 Masterplan followed on from the

1997 Materplan with a series of back studies

to enhance the performance, these were:

The Employment and Socio-

Demographic Profile of the Dublin

Docklands Area, prepared by the

ESRI in 2000. This report re-

viewed the original report pre-

pared in 1996.

The Land Use and Building Con-

dition Survey was undertaken in

June 2002 and reviewed the origi-

nal study prepared in 1996.

1996 and 2002 Census provided

detailed socio-economic informa-

tion for the review [1]

From these they developed a brief that re-

quired the proposals for socioeconomic regen-

eration be integrated with physical regenera-

tion. This mandate set this Master Plan some-

what apart in its format from most planning

3.2 Dublin

History

The Dublin Docklands Authority was created in 1997 to lead a physical, social and economic

regeneration along the docklands on both sides of the River Liffey. It took over from The Custom

House Docklands Authority as a much larger group over a much larger area. Initially develop-

ment was concentrated around the IFSC, with phase 1, but with expansion what was produced

was the 2003 Masterplan, with the mission statement:

“We will develop Dublin Docklands into a world-class city quarter – a paragon of sustainable

inner city regeneration – one in which the whole community enjoys the highest standards of ac-

cess to education, employment, housing and social amenity and which delivers a major contribu-

tion to the social and economic prosperity of Dublin and the whole of Ireland” [1].

Fig 1 Dublin Docklands Development Authority Site Area

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Docklands


Key Issues

Big picture, clear vision but flexible

Critical Mass

Big Capital Investment

Integrated mixed uses for 18 hour day to sustain retail/leisure

Quality Urban Design Master plan

Animate the ground plane in the public domain and at the water front

Routes through, generate footfall

Public Domain/Routes must be busy enough to feel safe

River Infrastructure,

Achievable incremental approach with loss leading operational inter-ventions

3.2 Dublin

Achievements

General

5 billion public and private invest-ment

Employment doubled from „97 to „07

Major architectural developments achieved, Convention Centre and Grand Canal Theatre

Housing

20% social and affordable housing initiated

Totalling in 814 units

Population grown from 17,500 to 22,000 since 1997

Education

Successful education development project

Leaving cert numbers increased from 10% to 60%

Total of 160million spent on educa-tion

Awarded 351 third level scholar-ships to assist docklands residents

Fig 1 Convention Centre Fig 1 Grand Canal Square Fig 1 Sean O‟Casey Community Centre

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Docklands


3.2 Dublin Lessons Learned

The Dublin Docklands is a very good example of design led regeneration. For the most part it achieved its goals, up until 2008.

The main lessons to be taken from this example when considering the Cathedral Quar-ter are the success of the project using the design led approach, and the international benefit of using recognised architects to build landmark buildings.

Fig Grand Canal Theatre

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Docklands


Early in 1980, the newly formed Thatcher Government perceived progress as too slow. “The Conventional local government solutions failed to halt the accelerating decline. A new approach was needed.” Nicholas Ridley, Secretary of State 1986 Parliament was asked for powers to set up Urban Development Corporations (UDCs) set up by the Government under the Local Government, Planning and Land Act 1980. The aim of a UDC was to secure the regeneration of its area by:

●Creating an environment, ensuring that housing/social facilities are available to encourage people to live/work in the area

●Create effective land and building use ●Encourage the development of existing and new industry and commerce

London Docklands urban Development Corporation (LDDC, 1981) and Enterprise Zone(1982) were established to help to

3.3 London

Background History The London Docklands area extends from Bermondsey to Woolwich on both sides of the Thames River and forms part of the boroughs of Southwark, Tower Hamlets, Newham and Greenwich. The decline of the docklands began in the 1960‟s due to a change in shipping methods and the docks were not deep enough larger ships.

Between mid 60s and 70‟s, 150,000+ jobs lost as the docks and related industries closed. During the 1970s the Government and local authorities attempted to deal with the decline with the following bodies:

●Docklands Joint Committee ●Docklands Development Organisation

The situation was complicated by a large number of landowners and governance.

Dockland History

London Docklands

http://en.wikipedia.org/wiki/London_Borough_of_Southwark

http://en.wikipedia.org/wiki/London_Borough_of_Tower_Hamlets

http://en.wikipedia.org/wiki/London_Borough_of_Newham

http://en.wikipedia.org/wiki/London_Borough_of_Greenwich

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Docklands


3.3 London

The LDDC The London Docklands urban Develop-ment Corporation (LDDC) was charged with redeveloping an area of around 8.5 sq. miles (21 km²) of land in East London on the docklands. The Thatcher Govern-ment created the LDDC to response to the severe economic, physical and social damage caused to East London by the closure of London‟s docks.

The LDDC had four key powers: ●Land Acquisition (Agreement/Compulsory Purchase) ●Power to Grant Planning Permission ●Powers to Develop Infrastructure ●Channel for central Government Funds No master-plans were commissioned by the LDDC, development was promoted through marketing and PR strategies. It was a body with a positive development controlled regime, a “say yes” attitude .

1981-1986 ● Key decision Not to Fill-in Docks ● Docklands Light Rail ( DLR) ● Limehouse Link Tunnel (Isle of Dogs) ● Tension with Boroughs/Communities ● Low Priority for Community Facilities ● Canary Wharf (1985)

1987-1990 ● London City Airport (1987) ● Property market falls into recession ● 60% of Canary Wharf is unoccupied

1991-1998 ● Concern that the LDDC is acting like a

Local Authority ● Britannia Village and University of East

London completed ● Surry Docks completed (1996) ● The LDDC begins to decommission

from 1994 onwards ● Royal Docks completed (1998) ● LDDC closed(1998)

The LDDC did succeed in establishing a second major financial district in London and the development numerous private housing, commercial and light industrial schemes and the improvement of the transport infrastructure along the docks. However, it faced some criticisms in rela-tion to meeting the needs of local people, particularly in the provision of affordable housing and appropriate employment.

LDDC Achievements ●£1.86 billion invested by public sector ●£7.7 billion invested by private sector ●1,066 acres of land sold to developer for regeneration

●144 km of new and improved roads ●The construction of the Docklands Light Railway and London City Airport

●25 million sq feet of commercial /industrial floor-space built

●1,884 acres of derelict land reclaimed

Protests against the LDDC Docklands Light Rail Canary Wharf

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Docklands


3.3 London

Olympic Delivery Authority In 2005, London won the 2012 Olympic bid. The proposed location of the campus is in the Lower Lea Valley (north of Ca-nary Wharf). In 2006 the Olympic Delivery Authority (ODA) was formed. The ODA will work in combination with the London Development Agency.

The ODA has responsibility for: ●All Olympic Park infrastructure and site preparation

●Delivery of permanent competition ven-ues

●Building the Olympic Village, ●Building the International Broadcast Centre

●Building the Main Press Centre ●The building of all arenas ●Olympic transport projects ●Permanent works to existing sports ven-ues

●Post-Olympic Park conversions

Thames London Gateway Partnership The Thames London Gateway Partner-ship was set up in 1995 to replace the LDDC. Its goals are to promote the eco-nomic, social and environmental regen-eration of a 64km segment of both sides of the Thames River and Estuary. The proposed development area covered is substantial, currently at twice the size of

A focus is placed on sustainability, all existing brownfield sites will be used, there will be a regeneration of any de-prived populations through „linked com-munities‟ and affordable homes built. Projects

Stratford City

Basildon District

London Gateway Port

Future London Docklands Development

Aquatic Centre - London 2012 Olympics'

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Docklands


3.3 London

Positives of the Docklands Development ●New London Financial Centre ●Extensive improvements to Infrastruc-ture

●Improved Transport Links ●More stable population ●Area of inward investment ●Every £1million generated:

23 jobs (net), 8500 m

2 of Office Space

7.8 Housing Units ●24,046 new Homes ●2,700 Businesses ●Partial funding to 5 new Health Centres plus Redevelopment of 6

●Funding to 11 new Primary Schools, 2 Secondary Schools, 3 post-16 Colleges and 9 Vocational Training Centres

●94 awards for architecture, conservation and landscaping

●85,000 now at work in London Dock-

Negatives of the Docklands Development ●Limited investment directed towards any Local Communities or Residents

●Little Social Housing ●Extremely poor Communication about redevelopment with Existing Residences

●Communities were displaced due to the redevelopment of the Docklands

●Job creation was highly dependant on one industry (Financial)

●Housing demographic change form houses to apartments

●Primary emphases of redevelopment placed on office project

●Benefits of some schemes still unreal-ised

●No master plan, little overall vision ●Questionable Architectural Quality ●Developer driven projects

Lessons for the Belfast Cathedral Quarter ●Do not concentrate on single type of building function. Promote a mixed-use development

●Consult with and give consideration to any existing residence of the proposed development area

●Improve Transport Links ●Create business zone that will become self-sustaining

●Development a balance approach across the entire redevelopment area

●Strive for job creation ●Encourage a scheme with a potential for a balanced population demographic

Canary Wharf Workers O2 Isle of Dogs

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The Response -

The Laganside Concept Plan (1987) was created, and then carried out by the Laganside Corporation (1989), transform-ing the Laganside so it contributed to the revitalisation of Belfast and Northern Ire-land by being attractive, accessible and sustainable, and recognised as a place of opportunity for all [2].

The Designated Laganside area spanned over approx. 140ha, along a 4.8 km. stretch of the River Lagan [2]. Public fund-ing was from Central Government, Euro-pean Regional Development Fund, EU Peace Initiative Fund, Millennium Invest-ment Strategy, and the Heritage Lottery Fund [3].

3.4 Laganside

The urban environment became run down - the area was characterised by vacant, derelict or underutilised land and the Lagan was polluted and foul smelling, with a tidal range resulting in unsightly mudflats.

Overall the Laganside areas contributed little to the economic and social life of this city so connected to its river [1].

Fig 1 XXXXXX

Fig 1 XXXXXX

Background - In the 1970s and 1980s, the area around the Lagan in Belfast city centre began to suffer from high unemployment. This af-fected the locals here particularly as the dockyards became more mechanised and workers lost their jobs.

Lagan Mudflats

Thanksgiving Statue

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3.4 Laganside

The Laganside Corporation aims:

To regenerate the Laganside area to the

stage where private sector investment

continued without public intervention;

To provide significant long term economic

and social benefits for the citizens of Bel-

fast and Northern Ireland;

To support Laganside initiatives that tar

get social need in communities;

To enhance Belfast‟s international reputa-

tion;

To engage with key stakeholders;

To operate within equality and human

rights principles;

And to set best practice in urban regen-

eration and sustainable development [4].

Fig 1 XXXXXX

The Lagan River Weir Project (1991-4) -

Built across the Lagan between the Queen Elizabeth Bridge and the M3 bridge, and creating 5 km. of riverside walkways [3].

Jointly funded by the Corporation and the European Commission £14m [3]. In-tended to keep the level of the river artifi-cially constant, to avoid exposing the mudflats.

The transformation of the riverside by the construction of the weir has been a cata-lyst for development along the riverside. It contains the “Lagan Lookout” centre which explains the history and function of the weir as well as the history of the Lagan itself.

Map of Designated Laganside regeneration area

The Lagan Weir

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Lanyon Place (1995-2009)

Named after architect Charles Lanyon, it could be considered the flagship develop-ment of the Corporation.

The home of the Waterfront Hall, (nominated Best Conference Venue in Europe in 2002), the 200 bedroom 5 star Hilton hotel and the prominent BT Re-gional Headquarters.

These landmark buildings are coupled with the Lanyon Quay building, situated overlooking the river. Lanyon Quay is an exclusive mixed-use development com-bining businesses and hospitality [5].

3.4 Laganside

The Gasworks (2000-2007)

A redevelopment of the city's former Gas-works (which closed in 1988) by Belfast City Council and Laganside Corporation. The development has retained much of the original gasworks buildings, including the Klondyke Building and clock tower.

A landmark on the site is the Halifax Di-rect Internet Banking building, a national call centre employing just under 2000 people. Elsewhere on the site, is the 132 bedroom Radisson Hotel.

It has become an economic hub within Belfast, attracting both national and inter-national companies.

It is also a home to a social housing scheme which includes sheltered accom-modation for the Chinese community [6].

The Cathedral Quarter (2002 - 2009)

This area has been developed with the aim of evolving it as a cultural centre, a home for the arts, cafes, bars and quality restaurants. This has been attempted through:

providing affordable accommodation for a range of community groups, ensuring high occupancy;

enhancing the streetscape with public art, relaying the traditional cobble surfaces, and widening of existing pavements;

and by managing areas such as Cotton court for public or corporate events [7].

The Laganside Corporation closed in 2009, and handed over responsibilities of the area to Belfast City council [4].

Cotton House Square

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Key lessons learnt from Laganside re-

generation - Our development must:

- work in partnership with landowners and key stakeholders;

- engage with the private sector practically and meaningfully;

- have continuity from initiation through planning and implementation to comple-tion;

- make a genuine commitment to engage with surrounding local communities using community and employability strategies to ensure community benefit from the new opportunities;

- use an infrastructure led approach, cre-ating the setting for private sector invest-ment;

3.4 Laganside

- use an integrated approach which brings together social, environmental, and eco-nomic aspects;

- promote the area both locally and inter-nationally through marketing and branding initiatives;

- support public arts and events to popu-late the public areas;

- create a public realm strategy that has enhances integration with the surrounding city;

- recognise value of heritage and utilise it

through the restoration of historic build-

ings to accommodate new functions [4].

Impact of Laganside regeneration -

The provision of managed workspaces

has been quite successful in increasing

social activity in the Cathedral Quarter [4].

So this should be maintained or increased

with our plan, but close relationships to

key stakeholders must be maintained to

avoid controversy [4].

It is clear from this example that public investment in regeneration can work in boosting the economic and social pros-perity of Belfast - Laganside is now a prime business quarter attracting major businesses creating over 14,700 jobs in the area [4]. So if the regeneration of Cathedral Quar-ter is progressed adhering to the key les-sons derived from this Laganside exam-ple, it should be a success.

Laganside Pathway Cathedral Quar-Corporation Emblam

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Cathedral Areas


Cathedral of Barcelona

The open space addressing the Cathedral of Barcelona is much tighter that than of St. Anne‟s. The entrance to Cathedral of Barcelona opens onto a pedestrian area with has vehicular access and three main street which enter the public space.

The density of the surrounding area is much greater than that of the Cathedral Quarter in Belfast but the two areas have a similar scale of building in terms of massing and height.

This area of Barcelona create its urban character through a use more natural use of the city‟s fabric, something that has been eroded form the built environment around St. Anne‟s Cathedral in Belfast.

3.5 European

Cathedral of Barcelona

Barcelona Zoning

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Cathedral Areas


3.5 European

Copenhagen Cathedral

The Copenhagen Cathedral has a similar urban context to St. Anne‟s. Copenhagen Cathedral is immediately address by streets and roadway on all four facades and dominates its neighbours through superior mass and height.

However once again the urban density is much greater than St. Anne‟s. While the height and scale of the building around Copenhagen Cathedral are less than that of St. Anne's. The opening in the street frontages around St. Anne's means it is much more isolated than the situation faced by the Copenhagen Cathedral.

Copenhagen Cathedral

Copenhagen Zoning

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Cathedral Areas


3.5 European

San Pietro in Vincoli, Rome

San Pietro in Vincoli in Rome is interest-ing because it sits adjacent to a active car-park. While in San Pietro the car-parking is centralised in one location the situation has parallels to St. Anne‟s as it to flows off car-parking (both its own and a private car-park on the street opposite).

The continuing difference between the two areas is density. The architectural language between the two areas is vastly different the urban fabric surrounding San Pietro is of a smaller scale to Belfast but is more tightly packed. While the San Pietro is undefined on the east side the remainder of the structures facades is closely addressed by adjacent buildings.

San Pietro in Vincoli, Rome

Rome Zoning

48


4.0 Concept Plan

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Recommendations


Aims

To promote the Cathedral Quarter as

an International cultural destination

To ensure the future vitality of the

Cathedral Quarter

To develop a high quality urban

realm

To act as an incubator for the arts

and culture in Northern Ireland

1.1 Policy

Objectives

Cultural

Provide international cultural destination

Provide sites for small start up studios

Conservation

Maintain the building fabric of the area.

Protect the character of the site and street nature

Encourage growth that is sympathetic to the character

Housing

Increase Housing stock in area to increase activity

Provide residential sites for local college use

Office

Increase office space in the area

Encourage investment

Retail

Small scale only to preserve nature of environment

Car Parking

Remove on street parking

Pedestrian

Create a pedestrian realm through pedestrianised streets and public spaces

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Initial Sketch


4.2 Master Plan

Concept Development Upon completion of the analysis if the Ca-thedral Quarter and development of the policy recommendations we revisited the site and developed the initial sketch plan. The sketch plan deals with the large scale strategic developments which, by their nature tend to be on a block scale. (Smaller individual buildings are deal with in policy recommendations rather than with specific individual briefs). In addition to the build enhancements to the Quarter, public realm, pedestrian access and traffic management form a significant aspect to successful regenera-tion. The Strategic developments are 1. International Art Gallery

2. Market space: Daily market and occasional Events space.

3. Mixed used/Live work develop-ment : drawing on the character of the existing lane network.

4. Writers Square and Cathedral area: This will be reduced in size and re-planned to ensure it related directly to the Cathedral. Buildings within this area will be used to mitigate against the loss of income the Ca-thedral will experience by surren-dering its parking space and ad-ministration buildings to the public realm.

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Existing Plan


Cathedral Quarter

The map below shows the current state of the Belfast Cathedral Quarter 4.2 Master Plan

Existing Cathedral Quarter Plan

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Master Plan


Cathedral Quarter Master Plan

The drawing below show the insertions and repurposing of areas. 4.2 Master Plan

Concept Plan

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4.0 Concept Plan

Block Proposals


4.2 Master Plan

Cathedral Quarter Master Plan

Proposed development for Cathedral Quarter

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4.0 Concept Plan

Existing Traffic


Cathedral Quarter Existing Traffic Plan

The plan below displays the existing state of the present conditions of the road s 4.2 Master Plan

Existing Traffic Plan

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4.0 Concept Plan

Traffic Plan


Cathedral Quarter Traffic Plan

The drawing below shows the proposed traffic scheme for the redevelopment. 4.2 Master Plan

Traffic Plan

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Car Park Section


Cathedral Quarter Pedestrian Section

This section illustrates the proposed car parking structure under the new Market Plan 4.2 Master Plan

Section of Proposed Car Parking structure under the New Market Plan

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4.0 Concept Plan

Existing Pedestrian


Cathedral Quarter Existing Pedestrian

The drawing below displays the existing areas of Pedestrian dominate spaces. 4.2 Master Plan

Existing Pedestrian Plan

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4.0 Concept Plan

Pedestrian Plan


Cathedral Quarter Pedestrian Plan

The drawing below shows the proposed areas of Pedestrian traffic. 4.2 Master Plan

Pedestrian Plan

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4.0 Concept Plan

Development Zones


Cathedral Quarter Development Zones

The drawing below illustrate all the key areas of development in the quarter. 4.2 Master Plan

Development Zoning Plan

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Strategies


4.3 Development

International Art Gallery Existing Site The recommendation is to promote the Cathedral Quarter as an International cul-tural destination. This will be accomplished by taking the public square adjacent to the Cathedral and University of Ulster Art College and develop is a site for a New International Art Gallery. The square is primarily hard landscaped with three abstract sculptures (representing Belfast's‟ Maritime history). It is grossly

under utilised and offers little amenity to students, residents or visitors. The quality of this gallery should be of an international standard in terms of its collec-tion and its architecture. As Northern Ireland does not currently have a National Gallery this should serve as one. The position of the building in should serve two functions: Its existence should attract international visitors to Belfast, and its‟ position at the north corner of the Cathe-dral Quarter should draw local (repeat) visi-tors through the area from the main

shopping areas of Castle Court, Victoria Square and Royal Avenue. The additional footfall that this location will encourage will in turn allow small inde-pendent business to flourish.

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Precedents Kunsthaus Bregenz Architect: Peter Zumthor A contemporary building set in the tradi-tional Austrian lakeside town of Bregenz. The Art Gallery specialising in cutting edge contemporary art, it attracts visitors form all over the world.

Baltic Mills Art Workshop: Gateshead Architect: Ellis Williams Conversion of a disused flour mill to be-come the largest art gallery in the UK out-side London. The centre piece development of the re-generation of Gateshead. As well as being an art gallery it special-ises in community based projects.

Art Gallery: Walsall

Architect: Caruso St John An iconic building which gives the post industrial skyline a contemporary focus.

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4.3 Development

Proposed The Gallery This will serve several functions: Urbanism:

Reinforce the Cathedrals locations by enclosing it where it currently has only neglected public space neighbouring it.

Act as a beacon attracting pedestri-ans down Royal Avenue and through the Cathedral Quarter.

Culturally

Strengthen the Area as Northern Ireland‟s Cultural destination.

Mark Belfast as a destination for cultural and architecture tourists.

Through management activities it will foster a sense of community in the area.

Economically

Increase the number of visitors to Belfast and Northern Ireland.

Increase the number of repeat local visitors to the Cathedral Quarter

Give confidence to small business to develop their businesses in this area.

The Gallery is working on many levels: it is taking a neglected space and using for the good of all the people of Northern Ire-land, it is also serving a transform Belfast in to a more metropolitan city, while also serving the residents and business own-ers in the immediate local.

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4.3 Development

Market Square Present Site Land Usage - The site is situated in between Royal ave-nue on the West and North street to the East, and Rosemary St. to the South and Lower Garfield St. to the North. It is clear that at present our proposed

Market square site is massively under-used for a large parcel of City centre land. It provides a limited on site paid parking zone likely utilised mostly by the workers of shops and business in the nearby area. The buildings surrounding it are mostly the rear of commercial/retail buildings run-ning along Royal Avenue. To the South its

sits against the rear of the oldest church in Belfast, a selection of mixed use build-ings, and a disused multi-storey office block. The site has one recognised entry - from North St. - which is primarily for vehicular access, with no designated paths for pe-destrian access. It is easy to understand this, as there are no activities or attractions which would encourage people to travel across this space. Instead the area acts as a physical barrier to pedestrian movement flowing any further west into the city from the highly popular Royal Avenue and Castle Court shopping complex.

Aerial View from the South

Aerial view showing Castlecourt

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4.3 Development

Precedents Rockefeller Plaza Situated in the centre of Midtown Manhat-tan, spanning the area between Fifth Ave-nue and Sixth Avenue and 49th and 50th street. The Lower Plaza is a comparatively small area in a large development, but because

of its integrated design, which ensures it carves out a rectangular reservoir of light and air in a skyscraper canyon, it has in-fluenced many real estate complex de-signs. During the winter it is the setting for ice-skating and the famous Christmas tree, and in the summer for alfresco dining. The plaza has drawn millions of people into the Centre and has served as an e-

ffective traffic sorter for the offices an lob-bies, shops and restaurants (usually ground & 1st floor), which surround its periphery. The Lower Plaza is a community node, used to greet distinguished guests, com-memorate important milestones and hold public service events. Band concert and choral harmonies also take place here [1].

Aerial view of Rockefeller Plaza

Winter Ice rink

Alfresco Dining

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4.3 Development

Fig 1 XXXXXX

Potsdamer Platz - Is a post modern interpretation of a cov-ered market „square‟, situated where the road from Potsdam passed through the city wall of Berlin. The area was left deso-late when the Berlin Wall bisected it. Since German reunification the ur-ban renewal of Potsdamer Platz defined the creation of „New Berlin‟ in the 1990s.

This movement resolved to bring authen-tic metropolitan life into an area which had been dead for years by integrating resi-dential accommodation with shopping, leisure and business needs to ensure that the area „lived‟ around-the-clock. It has been a success at street level. The numbers passing through the bars, res-taurants, cinemas, hotels and casino

show it is an economic & social focal point. However, the floors above have a high % of empty office and residential space - possibly due to over-provision, or the economic downturn. The major criticisms are: that the majority of its footfall is from tourists, so Berliners from both sides of the former divide are not being attracted; and that it does not sit easily within its surroundings [2].

Aerial view of Potsdamer Platz Interior concourse

Squares covered Roof

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4.3 Development

Piazza Maggiore - A square in Bologna, Italy created in the 13th century which has existed relatively unaltered since. The square is surrounded by the palaces - Palazzo dei Notai; Palazzo d'Accursio; Palazzo del Podestà, and the Basilica of San Petronio.

The Basilica of San Petronio is the main church of Bologna, Emilia Romagna, northern Italy. It dominates the Piazza Maggiore [3]. Our designated market square area shares 2 characteristic with Piazza Maggiore - it relative position to a popular and landscape defining place of worship, and being pedestrian only with pedestrian

access routes on all sides If correctly designed our designated mar-ket place can create a recipricol relation-ship with St. Annes - as seen in Piazza Maggiore - by both channelling and boost-ing pedestrian visitor numbers to the Ca-thedral, and by those visitors spilling out into the market square to relax, eat, drink and boost the local economy.

Aerial view of Potsdamer Platz

Interior concourse

Squares covered Roof Event in Piazza Maggiore Pedestrian Access in Piazza Maggiore

View of Basilica from Piazza

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4.3 Development

Recommendations - We need to create: Image and Identity - Historically, squares were the centre of communities, and they traditionally helped shape the identity of entire cities. So we must strive to create a square that be-comes one of the most significant places in the city - that attracts and gives identity to the whole community. To do this we should include: Attractions and Destinations - Provision of a variety of smaller „places‟ within it to appeal to a cross section of people. These should possibly include bars, cafes and restaurants, theatres and hotels like in the Potsdamer Platz. They can be small, but we will aim to create ten of these different activity ‟locations‟ to ensure attraction to the space.

Amenities - Our square must feature amenities (seating, waste bins etc) positioned cor-rectly, that make it comfortable for people to use. Appropriate lighting should be used to strengthen the square‟s identity whilst highlighting specific activities, en-trances, and pathways. Public art should be used to attract and amuse while em-phasising Belfast's culture and creating character. Flexible Design - The use of a square can change during the course of the day, week, or year. To respond to these fluctuations, we need to design in flexibility. For instance we plan to cover our market with opaque glazing (similar to Potsdamer Platz) to try to maxi-mise the little light available while provid-ing shelter against NI‟s mostly inclement

weather. Also It is important we provide on-site storage for movable chairs, tables, umbrellas, and games so they can be used when necessary. Incorporated into this flexibility is a sea-sonal strategy - like that seen in Rockefel-ler Plaza. Skating rinks, outdoor cafés, markets, horticulture displays, art and sculpture will be used throughout the sea-sons to adapt our use of the space. A inner and outer square - That is a differentiation between the ac-tivities conducted in the inner square and those around the fringe. This should be achieved by the outer square lined by welcoming shops, cafes etc which spill out so far, creating 2 different zones. Connectivity - Pedestrianised streets will reach out to Royal Avenue creating a route from Cas-tlecourt, and the ground floor activity in the square should be visible from there to entice pedestrians to move toward the square. Management - A management plan will be devised that understands and promotes ways of keep-ing the square safe and lively. Also partnerships will be set up that di-versify funding sources, to supplement what the city can provide and ensure an enduring and successful market square

Interior concourse

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Academy St. Belfast Cathedral is exposed on Academy St. as nothing current addresses the structure, the existing mixture of hard landscaping and managed planting has limited relationship to the cathedral. The open space provides no architectural weight to react to the cathedral‟s north façade.

Talbot St. Talbot St. does provide a number of built forms to define St. Anne‟s boundary. However the street line is broken in two places by car park entrances. This leaves a solitary three-storey structure in the centre of Talbot St‟s elevation. The result is a interrupted visual form and lack of urban density. While Talbot St. has the most mass addressing the cathedral, it fails to promote the cathedrals importance

4.3 Development

Cathedral Area

Current the entrance to Belfast Cathedral is addressed by an unpopulated hard landscaped square. In its present state the square is undefined by the adjacent structures and the primary route through the open space is on a different axis to the cathedral entrance. This results in a poor connection between the two bodies.

The space immediately surrounding St Anne‟s, is currently used as parking space by the cathedral. While this creates a revenue stream for the cathedral , it also isolates the structure and privatises all open space connected to the cathedral St Anne‟s is not integrated into the urban fabric of the quarter and the only interface the building has is with poor quality open space and private commercial enterprises

St Anne‟s Cathedral - Talbot St./Donegall St./Academy St.

Donegall St. & Academy St.

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Strategies


4.3 Development

Precedents Münsterplatz, Ulm, Germany The 14th century Cathedral and square were heavily damaged by bombing in World War 2. The city made the decision to repair what was viable and insert new building where necessary. Thus the square has a varied mix of architectural styles. The square consist of a large open space to the front of the cathedral and a public area spine on one of the structures flanks. Similar to St. Anne‟s. With the verity of urban built form the area use a uniformed hard landscaping and street furniture to marry opposing architectural styles. The square also host regular markets and has a high density of pedestrian occupation. The use of structures to create an urban density, and established foliage to create a boundary to public space is also good.

Grand Canal Square, Dublin, Ireland

The newly completed redevelopment of the Dublin docklands contains the Grand Canal Square development. The scheme contain the Canal Square Theatre and adjacent office developments.

The square is addressed by building with substantial mass averaging at 7-8 storeys However the opens space utilises a non-structured formal landscaping scheme. The space is not overpowered by the scale of the adjacent structures because of the landscaping and the range of sizes used by urban furniture and permanent public art works. The Grand Canal Square demonstrates a successful method for diminishing the physiological impact of large structures that flow on to a public space with out the need for an form of to separating visual barrier.

Puigcerdà, Girona, Spain

The renovated square of Puigcerdà, Spain is a recently complete project by Pepe Gascón Architects. The original square was unable to function properly due to the overwhelming presence of ve-hicles. The redevelopment removed ve-hicular traffic by concentrating all the road connections and services on the south-east side of the squares. The resulting space is a non-formal urban square, which makes use of market stall in selected parts of the square. This in combination with a small number of domi-nant trees creates an intimate urban space. The scheme divides vehicular traf-fic for public space with plant boxes and kerbing, but no change in materiality. A use of modern street furniture is used to highlight the existing architectural forms.

Münsterplatz, Ulm Grand Canal Square, Dublin Puigcerdà, Girona, Spain

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Market Stalls With the removal of car-parking from around St. Anne‟s, this creates space along the perimeter of the building.

A strip of market stalls will be installed along Talbot St. to provide a edge to the proposed public square and to counter the infill of the street-line on Talbot St. The scheme will also encourage some forms of street activity and a purpose for pedestrian activity on south façade of the cathedral. Something which the area is currently lacking.

4.3 Development

New Public Square

The current public square need to be re-developed as it currently performs poorly at creating a sense of space and address-ing St. Anne‟s

The existing road network will be alter to create a pedestrian dominated space the

square itself will be redefined with new additional buildings and a more formal confined public square will be created. The west façade of St. Anne‟s will act as the focal point of the square and the open area surrounding the cathedral will allow people to spill out for the square into the newly redeveloped area around the new art gallery and Talbot St.

Sketch of Proposed St. Anne‟s Redevelopment

Area of Redevelopment

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4.3 Development

Mixed Use Development What currently exists on this site is a series of derelict and run down buildings. There is no life in this area, no people are activity of any kind.. There is a huge potential here as the location is right beside St Anne‟s Cathedral Square which in any other city would make it a prime location. The plan is to develop this site into a mixed-use area, businesses on the ground floor with either residential apartments or office space above. The other aim is to create per-meability between North Street and Donegall Street which will create more laneways with shop-fronts and small intimate public spaces, building upon the existing character of the location.

Photos taken along North Street and Donegall Street depicting the current building usage and condition along the proposed development site in the Belfast Cathedral Quarter.

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Precedents

Temple Bar, Dublin

Temple Bar is a very successful example of a mixed use developed site. It was compared with the Cathedral Quarter on many levels earlier in this report but the main point to be taken here is the success in bringing back people in the area for 24-hours a day.

The small intimate mixed-use nature has created a vibrant community that is occu-pied all the time, giving the feel of safety and also regenerating the area economi-cally and socially.

The development also preserved the streetscape and character of the existing area.

4.3 Development

Photos of Temple Bar depicting ground floor business with residential or office space on the upper floors.

Fig 1 Initial Concept Sketch for Square

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Daintree Project, Dublin

This project was designed by Solearth Ecological Architecture and was com-pleted in late 2005.

The project occupies a tight urban site off Camden Street in Dublin City Centre. The project is mixed-use and consists of:

A shop

Workshop

Café

Apartments

Office space

The site also creates a small public space, which the coffee shop spills out onto, and a small pedestrian throughway.

4.2 Development

The build was built with sustainability in mind, dictating the choice of materials and maximising passive solar gain through its orientation.

The space has created a unique little community in the middle of the city and due to the designation of usages is popu-lated 24-hours a day.

Fig 1 Section Through the entire project

Photo of part of the development looking west

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4.2 Development

Recommendations Mixed use development has many benefits, it populates the area for 24-hours a day, reduces car usage and consequently traffic, and creates vibrant communities. All these aspects would be very beneficial to the Cathedral Quarter site. The proposal to be achieved on this site is a mixed-use area creating several small, inti-mate public spaces surrounded on ground floor by businesses and above with residen-tial apartments and office space.

Sketch of proposed development

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The recommendations within this docu-ment hope to significantly improve the status of Belfast and the Cathedral Quar-ter as an international destination for Arts, Architecture and Culture. The interventions proposed will enhance the built environment by drawing exten-sively from the positive aspects of the ar-eas urban grain. The primary development strategies con-tained within this document are aimed at promoting economic development, social cohesion and urban vitality. These goals will be achieved though the insertion of :

An international recognised Art Gal-lery or significant Architectural qual-ity.

Revising and Re-planning the exist-ing Writer‟s Square to address St. Anne‟s, and act as a forum for pub-lic integration

A Market Square to provide a venue for local small scale eco-nomic activities for the benefits of the residents.

A Mixed-use development to facili-tate a live work lifestyle, which in turn will encourage a 24hr urban culture.

This document envisages the creation of a pedestrian dominated area, to achieve this the vehicular routes have been redi-rected to the periphery with access roads to key areas and the large subterranean car park.

Co-Authors Bookless ABF. Hughes, NJ Roe DBM Thornton WR Ward G

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6.0 Bibliography

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2.0 Analysis 2.1 Policy

Belfast Urban Area Plan 2001, Department of Environment (NI) (1991)

Cathedral Conservation Area, Department for the Environment 1990

Belfast city centre local plan, 2005, Department of the Environment for Northern Ireland


Belfast Metropolitan Area Map 2015, Draft plan 2004, Department for the environment planning service

Belfast City Centre North East Quarter Masterplan August 2005, Department for Social Development

2.2 Contextual 2.3 Institutional

Laganside Corporation, (2006). „Special meeting of the Development Committee‟. [online] Accessed at: <http://minutes.belfastcity.gov.uk/Data/Development%20Committee/20060316/Minutes/$Minutes.doc.pdf> [16

th December

2010]

The National Archives, (2010). „The Laganside Development(Northern Ireland) Order 1989‟. [online] Accessed at: <http://www.legislation.gov.uk/nisi/1989/490/contents/made> [16

th December 2010]

Laganside Corporation, (2007). „Regeneration Statement‟. [online] Accessed at: < http://www.laganside.com/siteFiles/resources/pdf/lside_regeneration.pdf> [15

th December 2010]

McEldowney, J. (2010). „DSD Presentation‟. Queens University Belfast. [online] Accessed at: <https://vle.qol.qub.ac.uk/2101/EVP/8020-AUT-QUB/Resources/Forms/AllItems.aspx> [16

th December 2010]

[Department of Sustainable Development Northern Ireland, (2003). „Belfast City Centre Regeneration Policy statement‟. [online] Accessed at: < www.dsdni.gov.uk/bccrps.doc> [16

th December 2010]

Department of Sustainable Development Northern Ireland, (2005). „Belfast City Centre, North West Quarter Masterplan. (part one) Guiding Regeneration Principles and Concept Plan‟. [online] Accessed at: <www.dsdni.gov.uk/nwq_consultation_response.doc> [16

th December 2010]

3.0 Comparative 3.1 Temple Bar

Temple Bar Properties Ltd, Development Programme for Temple Bar, Dublin 1992

Temple Bar Properties Ltd, Temple Bar Urban Framework plan, Dublin 2004

John McCarthy, Dublin's Temple Bar - a case study of culture-led regeneration, 1998. Center for Planning Research, School of Town and Regional Planning, University of Dundee, Dundee DD14HT, UK.

Temple Bar: The Power of an Idea

3.2 Dublin Docklands

Dublin Docklands Development Authority- Dublin Docklands Area Masterplan 2003

Dublin Docklands Development Authority, Presentation Autumn 2010.

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3.3 London Docklands

Williams, S. (1990). Docklands. Architectural and Technical Press, London

Edwards, B. (1992). London Docklands: Urban Design. Architecture Press, Butterworth

Innes, S. (2009). The Changing Fortunes of London's Docklands. Regeneration and Renewal Conference, Birmingham.

Brownhill, S. (2008). London Docklands Revisited. University of London, London

3.4 Laganside As above (Institutional Analysis)

4.0 Concept Plan

4.3 Development Strategies

Temple Bar as above (Comparative)

Daintree Project

Solearth Ecological Architects website and site visit, http://www.solearth.com/pages/art20.htm

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6.0 Bibliography


http://www.solearth.com/pages/art20.htm

belfast cathedral quarter feasibility report

Documents

belfast urban area plan

belfast city centre

cathedral conservation

policy introduction

city centre location

evp8020 design

policy documents

policy recommendations