Pre-Submission City Plan

Policy SA08: King's Quarter

Ward / Postcode / GeoRef

Westgate / GL1 1SZ / E: 383463 N: 218589

Gross Site Area:

4.5 ha.


Mixed use development: residential, retail, employment, hotel and leisure use, city centre parking.

Description and overview

King's Quarter is the City Council's top regeneration priority. The site is in the heart of the city centre and links the primary shopping area with the recently completed transport hub (bus station) and railway station. The site is substantial in size, comprising King's Square, The Oxbode and St Aldate Street, as well as parts of Northgate Street, Spread Eagle Road, Market Parade, Station Road and Bruton Way. King's Quarter has the opportunity to create lost connections between the bus and train stations, with a high-density mixed-use scheme of a range of different main town centre uses including commercial floorspace, a hotel, offices, residential dwellings and city centre parking.

Site specific requirements and opportunities

Design and layout

  • Views to the Cathedral should be enhanced and maintained.
  • Direct connectivity between the bus and arail station across to Kingswalk, The Oxbode and St Aldates to be maintained.
  • Density should be increased particularly around the edges of any open spaces. The current height of building ratio to open space is incongruous.

Open space

  • Retention and enhancement of King's Square as a multi-use events space and focus within the city centre.

Historic environment

  • Site located within the City Centre Conservation Area and adjacent to the London Road Conservation Area; new development must therefore positively respond to both Conservation Area Appraisal and Management documents.
  • Detailed Historic Environment Assessments: Potential for significant Roman and other era archaeological interest. The Scheduled Monument of Whitefriars is within the site area.


  • Green roofs/walls should be utilised on this site.
  • Creation of bat habitat and roosts as well as swift blocks and the provision for house martins.

Flood risk

  • A site-specific Flood Risk Assessment is required if any development located within Flood Zones 2 or 3 or is greater than one hectare. Other sources of flooding should also be considered.
  • Assessment and implementation of Sustainable Drainage Systems (SuDS) in accordance with general advice and site-specific recommendations in the Strategic Flood Risk Assessment (SFRA) Level 2 (September 2019).