final report northallerton c onnections · • support the use of zetland street by a hierarchy of...

MARCH 2017

FINAL RepoRT

NORTHALLERTON CONNECTIONS

PROJECT TITLE DOCUMENT TITLENorthallerton Connections Draft Final Report

DATE DETAIL AUTHOR CHECKED BY APPROVED BY

First Issue Rev 1 JAG JF JG21.03.2017 Final Issue JAG JF JG

27.02.2017

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CONTENTS

1. Introduction and Context

2. Design Analysis

3. Vision and Objectives

4. Options Assessment

5. Public Realm Proposals

6. Costs, Funding and Next Steps

Appendix A; Order of Cost Estimate

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1. INTRODUCTION AND CONTEXT

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The redevelopment of the Northallerton prison area is progressing through the developer partner procurement process and the relocation of the police to the former RPA building. To ensure that the redevelopment best complements the High Street and the host town centre, investment is required in connectivity and the public realm – notably Zetland Street / East Road and the nearby alleyways and ‘rows’. Making the most of economic development opportunities for the town centre is a key driver for this commission.

This study explores these public realm investment opportunities including proposals for Zetland Street / East Road, potential redevelopment and / or shop front improvements, targeted enhancement of the yards and alleys, and associated lighting, community safety and wayfinding. The study is required to support a funding bid to the LEP and to this end cost estimates include a breakdown of key elements.

The project will also feed into the vibrant market town theme of the Council’s Economics Development Strategy.

View up Zetland Street, looking towards the High Street

Entrance to Regency MewsEntrance to The Black Bull Yard

The Joe Cornish Gallery, on Zetland Street

Paving Detail of A Local Courtyard

Local Context Plan. Source: Northallerton Development and Design Framework

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2. DESIGN ANALYSIS Zetland Street

• Zetland Street is the only road that connects the High Street and prison site directly.

• The architecture of the road varies, with buildings like the Joe Cornish Gallery giving the road character alongside more modern buildings.

• The main building uses are commercial, with a vacant corner.

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• There is a direct view of the prison site from the Hight Street end of the road.

• Zetland Street contains a taxi rank, short stay parking and a bus shelter which will need to be addressed when enhancing the street.

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2. DESIGN ANALYSIS Alley Ways

Image Name Type Ownership Use & Connection Legibility Appearance Safety Conclusions

1. Black Bull Coaching Yard

Public HouseSingle ownership

Pub/coaching yardInformal walkway and parkingLinks High Street, pub & East Road. Does not provide a strong link to the prison site.

Clear yard entrance Stone cart tracks, painted entrance, hanging baskets, Tarmac parking area, rear bin storage

Straight, broad routeActive usePoor overlooking to rear

Important public link tonorth with goodimprovement potential

2. Flag Yard Alley Unregistered Alley walkwayLinks High Street & Elder Rd/nightclub PROWDoes not provide a strong link to the prison site.

Unmarked narrowentrance

Poor surfacing & chain link boundaries

Narrow dog-leg routeprovides poor visibilityAfter-dark nightclub useadds to poor safety

Unsafe route -use to be discouraged

3. Golden Lion

Coaching Yard

Public House Single ownership

Pub/coaching yard &seating areaInformally connectsHigh Street to EastRoad - no PROWProvides a strong link to the prison site.

Clear yard entranceDog-leg doesn’tclearly indicatethrough-route

Simple flags / tarmac surface attractive buildings overlookingthroughout

Broad active routeprovides safety

Important private link -but with limited opportunities for improvement

4. Chapel Entrance

Alley TescoUnregistered

Alley walkwayconnects High Street& East Roadincluding rear parking & servicingProvides a strong link to the prison site.

Unmarked narrowentrance fromHigh StreetClear pedestrianroute fromEast Road

Character buildings flags at front, parking & bins dominate rear area mature planting from East Road

Overlooked to rearNarrow entranceprovides less safe feelParking conflictStreet lighting

Important public link,directly connecting tothe site - with goodimprovement potential

5. New Row Yard/Alley TescoAdjacent business owners

Alley walkwayMain pedestrian entrance tofoodstore from EastRoad & car parkProvides a strong link to the prison site.

Clear yard entrancefrom High StreetClear connection from East Road to foodstore

Comprehensive resurfacing breeze block wall graffiti, litter bin

Very busy routeStreet lighting

Busy public link to southwith opportunity for improvement - with local businesses

6. Regency Mews

Alley & Mews

Multiple private owners

Walkway to mewsshops and Tesco / car parkConnects with NewRowDoes not provide a strong link to the prison site.

Attractive entrancefrom High StreetActive entrance from car park

Attractive entrance, well maintained, adjacent buildings, block paved

Narrow but busy routewith active usesWall mounted lighting

Attractive secondarylink connected to New Row - limited opportunities for improvement

Route has high potential Route has potential Route does not have potential

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Zetland Street and adjacent yards and alleys are to be pedestrian-friendly spaces connecting the High Street with the emerging development around the former prison. Where possible they will also be vibrant spaces in their own right supporting thriving shops and businesses at the heart of the town’s economy.

Objectives

• Support the vibrant market town and the district’s economy through spreading the benefits of adjacent attractions

• Provide legible pedestrian-friendly connections between the redeveloped area around the former prison and the High Street

• Support the use of Zetland Street by a hierarchy of users, including pedestrians, cyclists, shoppers, visitors and businesses

• Create safe and attractive well used routes

• Ensure effective management and maintenance of the streets and spaces – involving local authorities, owners, businesses and community groups

• Balance ambitious design with essential delivery

3. VISION AND OBJECTIVES

Bakehouse Close, Edinburgh

Ashford shared surface paving

Poynton shared surface

Peacock Lane, Leicester Cathedral

Bedale Fleece Cottages

Bedale Ginnels

Candleriggs, GlasgowAdvocates Close, Edinburgh

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A clean symmetrical design with increased footpath widths and tree planting.

Key features:

• Improved pavement widths (by approx. 1m either side)• Carriageway narrowed to two lane 5m road – single track at bus stop• Clean symmetrical design incorporating paved taxi bays, disabled parking and bus stop• Setted entrances to back yards off Zetland Street• Semi-mature tree planting softens the street and gives it an appealing character• Potential development sites either side of Zetland Street – East Road junction

4. OPTIONS ASSESSMENT Option 1

Challenges:

• Traffic volumes and loss of service/short stay parking• Bus standards taken from London guidance• Paving widths too narrow on both sides of the

road; pinch points measuring 1.63 and 1.68m• Loss of 4 parking bays

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A design using staggered kerb alignments to calm traffic

Key features:

• Improved pavement widths in parts• Carriageway narrowed to 5.5m road with single track section outside Cornish gallery• Taxi bays, service parking and bus stop incorporated• Setted entrances to back yards off Zetland Street• Tree planting softens the street and reinforces the visual axis along Zetland Street• Potential development sites either side of Zetland Street – East Road junction

Challenges:

• Traffic volumes and loss of disabled parking bays


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A clean design significantly narrowing the carriageway to one lane

Key features:

• Improved pavement widths (between 1 and 2 metres) particularly at J. Cornish Gallery and the shops opposite• Carriageway narrowed to one 3.5m lane widening to two lanes at East Road• Paved taxi bays, service parking/service bays and bus stop incorporated• Pleached tree planting formalises the visual axis along Zetland Street• Potential development sites either side of Zetland Street – East Road junction


Challenges:

• Traffic volumes on single lane road formal tree arrangement and utilities• Bus standards taken from London guidance• Paving widths too narrow on southern side

of road; pinch point measuring 1.46m, however parking bay could be removed

• Loss of 1 parking bay

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5. PUBLIC REALM PROPOSALS Zetland Street

This final proposal was arrived at following discussions with HDC and NYCC and includes aspects of the previous options. In essence it is a clean design significantly narrowing the carriageway to one lane.

Key features:

• Improved pavement widths (by between 1 and 2 metres) particularly at J. Cornish Gallery and the shops opposite• Carriageway narrowed to one 3.65m lane • Paved taxi bays, parking/ loading bays • Bus stop incorporated• Pleached tree planting formalises the visual axis along Zetland Street

• Potential development sites either side of Zetland Street – East Road junction• Improved connectivity to former prison site with

crossing point• Disabled parking bay allocation retained and

relocated to High Street

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View from the Prison Site down Zetland Street towards High Street

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View of Zetland Street from High Street towards the Prison Site

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5. PUBLIC REALM PROPOSALS Alley Ways

The two priority alley ways highlighted were New Row and Central Arcade.

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Concrete foundation and compacted subbase to engineer'sspecification

Geotextile laid over StrataCells

Imported topsoil to generalpurpose grade to BS 3882

Castle Tree Grille by Green Blue Urban 1500x1500mm.On concrete foundations to engineers specifications

Plugged wavin pipe laid in full circleover top of rootball

Green Blue Urban Stratacell structure. 2modules deep x 6 modules square

surrounding tree pit. (2 x 2 x 2 module voiddirectly below root director) Loaded withtopsoil - sandloam to BS3882. Refer to

manufacturers specification

200mm free draining material.Break up 150mm of sub base below

Green Blue Urban Rootdrain Precinct irrigation systemRefer to manufacturers specification for details

Polyurethane Resin Bound Gravel. Addaset 6mm naturalaggregate. Colour TBC. 50mm deep resin

Green Blue Urban rolled angle galvanised steel edging,supplied in liftable sections or equal and approved

Green Blue Urban 'Root Director' medium,modular root barrier system

Green Blue Urban inner collar, 300mm Dia or equal andapproved

Polyurethane Flexible Resin bound Gravel. Addaset 6mmnatural aggregate. Colour TBC. 30mm deep within inner collarset on 60mm clean stone

Arborguy strap anchor rootball guying system

Green Blue Urban Arborvent double inletaeration / irrigation system

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Green Blue Urban 'Reroot 1000' ribbedroot barrier laid to edge of tree pit whererequired. Refer to planting plan forlocations

NOTE:Lay the soil and 6-10mm angular stone base course as per thespecification. This is then left to settle around the rootball for minimum 6weeks. After this settling period the levels should be built back up to 50mmbelow finished surface level with the stone base course, compacted andfinally the resin bound gravel can be laid over this surface.

01. Hard Landscape - Tree Pit in Stone Paving 1:20 @ A3

Due to settlement, all trees should be re-tensioned after planting

Tree Rootball

VARIES

Tree to be planted with nursery mark level with ground

Natural stone paving set on proprietary mortar bedand asphalt/concrete road-base with primer and

liquid mortar jointing

Client

NORTHALLERTONCONNECTIONS

HAMBLETON DISTRICT COUNCIL

rev bycomments date

P F E [email protected] Chambers, 12 Heatons Court Leeds LS1 4LJ

Quantity surveyors

SIMON FENTON PARTNERSHIP LLP

© copyright GILLESPIES LLP, all rights reserved

Tree Pit DetailDrawing

First Issue00 JM 03.01.2017 1. Do not scale from drawing, use figured dimensions only.2. All dimensions to be checked onsite.3. This drawing to be read in conjunction with all other Gillespies drawings and specifications.

Notes

Revision

Drawn Checked

ScaleDate

Drawing Status

Drawing number

P10709-00-400

PRELIMINARY

00

03.01.2017 1:20 @ A3

JMOC

5. PUBLIC REALM PROPOSALS Tree Pit Detail

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5. PUBLIC REALM PROPOSALS Proposed Materials and Fittings List

MATERIAL DESCRIPTION NOTES

Yorkstone paving

LOCATION:To all pedestrian pavements in Zetland Street and ‘front entrance’ areas of alleyways

UK sourced Yorkstone such as Marshalls Scoutmoor

or imported equivalent

Silver Grey Granite or Scotti sh Whinstone kerbs

LOCATION:To all pedestrian pavements in Zetland Street and ‘front entrance’ areas of alleyways

UK sourced Yorkstone such as Marshalls Scoutmoor

UK sourced Scoti sh Whinstone or imported equivalent

Porphyry Sett s

LOCATION:To vehicle parking bays where paved

European sourced Italian Porphyry sett s

100x100x100mm cubes laid in staggered patt ern

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Silver Grey Granite sett s

LOCATION:Trim along building line to footways through the alleys and building line trim along Zetland Street

European sourced Portugese granite or Chinese

Coloured bitmac asphalt road surface

LOCATION:To all pedestrian crossing points in carriageway along East Road

Tarmac Ulti colour 6mm Buff colour wearing course

Recessed paving detail and to tree pit surrunds

LOCATION:To all treepits on Zetland Street

GreenBlue Urban Castle recessed tree pit with removable secti ons

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Scotti sh Whinstone text etched entrance features with silver grey granite cube sett trim

LOCATION:To all pedestrian alleyways

UK sourced whinstone and European sourced Portugese silver grey granite sett s Single piece 100mm deep stone feature, appx 300mm wide and 2000mm long100x100x100mm cubes laid in stacked patt ern

Local stone wall with brick courses and saddleback cope to replace existi ng concrete wall.

LOCATION:New Row wall between High Street and supermarket

Locally sourced sandstone boulders to match constructi on and appearance of existi ng walls. Single piece: saddleback cope and red engineering brick bands to match existi ng walls.

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A comprehensive shopfront design will help to unify the street with common elements used on the various shops. Shopfronts generally have a level of relief that will help to animate the existing “flat” façade and provide visual interest.

Key elements will consist of:

• Pilaster with plinth and console to frame the shops. • Fascia for signage with architrave to surround. Shop signage should typically extend no more than 75% of the width of the Fascia and 60% of the height.• Cornice to provide a consistent horizontal projecting feature above shopfronts to help shed water and define the building above from the street below.• Stall riser to be retained as brick.

Where possible security grills should not be used. If they are necessary they should be located internally. Materials should be matt painted timber in a dark colour that could be the same for each unit.

5. PUBLIC REALM PROPOSALS Shop Frontages

Remodelled shop frontages along Zetland Street

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6. FUNDING AND NEXT STEPS

Costs

Quantity surveyors Simon Fenton Partnership have prepared indicative cost estimates for the design proposals:

Zetland Street Public Realm £687,485

Zetland Street Shopfront Improvements £218,361

Central Arcade Alley £75,373

New Row Alley £119,453

Controlled Crossing Point £72,600

Total £1,173,272

These costs are indicative at this stage and have a number of exclusions including VAT, professional and design fees, service diversions, new roller shutters and signalised crossings.

Funding

Funding to support a project of this nature is likely to be assembled from number of sources and match funding packages. Potential funding sources to be explored include:

• Local Enterprise Partnership • Hambleton District Council• North Yorkshire County Council as a partner in development of the highway infrastructure works • Section 106 Agreements and Community Infrastructure Levy (CIL) contributions from local developments• Private Sector contributions and support co-ordinated through the Northallerton BID (Business Improvement District) which represents local business interests in improving the competitiveness of Northallerton

Next Steps

The process to date has succeeded in engaging with key organisations including local authorities. Key next steps include:

• Support for the proposals from the local authorities and other key stakeholders• Use of the report to secure funding• Coordination with the redevelopment of the former prison site• Further engagement with key stakeholders, businesses, residents and town centre users• Detailed design and construction information to support contractor engagement and delivery.

final report northallerton c onnections · • support the use of zetland street by a hierarchy of...

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