Draft Gloucester City Plan 2016 - 2031

Draft Gloucester City Plan

Westgate Ward (City Centre)

4.34     Westgate ward is the largest ward in Gloucester in terms of land area. It is located to the northwest of the city and includes two distinct parts; the city centre and Hempsted. The city centre forms the historic core of Gloucester, with Roman occupation commencing in AD 65 – 70. The basic layout of the city, with its ‘gate’ streets was laid out at this time. The ward includes the historic docks and other key sites and areas that have either been regenerated in recent times, or are in the process of regeneration such as Gloucester Quays, the Kings Quarter area, Greyfriars and Blackfriars.

SA15: King’s Quarter

Site description and overview:

This central site is a priority regeneration site for Gloucester City Council. It has excellent access to services, facilities and employment. In terms of public transport the city’s new bus station is being built within the site and Gloucester railway station is located at very close proximity opposite the site. The site is located within the Regeneration Area and identified as a priority site in the Housing Zone.

Gross site area: 2.2 ha.

Summary of responses to previous consultation:

  • Important that the vitality and viability of the primary shopping area is protected and not undermined by developments in out of centre locations.
  • Need to provide meaningful links between the existing redevelopment sites in this area.
  • Kings square should be a park with surrounding cafes and restaurants.
  • Need for quality housing close to the centre and to encourage city centre living.
  • Fill empty shops in the city centre before any extra retail facilities are provided in King’s Square.
  • Provide for a multi-service development on that site, including an incorporated new facility that delivers traditional and modern library and information services alongside other information and cultural links.
  • Need for a new bus station and individual shops rather than chains.
  • Use Woolwich Square in London as a successful design example; it’s always busy and used by all ages.
  • Enforce traffic free areas.

Proposed allocation:

  • Mixed town centre uses.
  • As per July 2016 Master plan options: To include 5,000 – 10,000 sq. m gross retail (including small-scale convenience retail and ancillary A3, A4 and A4 uses), a new market hall, residential dwellings and student accommodation.

Constraints:

  • Listed buildings.
  • Located in archaeologically very sensitive area – further assessment and potentially extensive mitigation required.
  • City Centre Conservation Area.
  • Flood risk.
  • Below ground Scheduled Ancient Monument.

Sustainability Appraisal findings:

  • Minor negative SA scores for flood risk, the historic environment and public open space. Potential sustainability issues in relation to these areas, but with the possibility of mitigation and/or negotiation.

Site specific requirements:

  • At least 50 dwellings.
  • 5,000 - 10,000 sq. m gross retail.
  • New indoor market hall.
  • Enhanced pedestrian and cycle linkages from city centre to railway and bus station.
  • Improved public realm and open space.
  • A careful and sympathetic understanding and interpretation of the historic environment including Whitefriars Priory.

 

SA16: Greater Blackfriars (incorporating: Quayside & Barbican, Gloucester Prison, Ladybellgate Street Car Park, Longsmith Street Car Park and The Fleece).

Site description and overview:

This complex brownfield site lies in the south west quadrant of the city centre. It has long been in need of regeneration. The successful redevelopment of this site would have major positive effects on the vitality and viability of the city centre and linkages within the centre, the historic docks and the River Severn. The County Council and City Council are working in partnership on part of this important area to progress a masterplan by way of a Local Development Order (LDO).  The adoption of the LDO will enable a simplified planning regime for specified development. The LDO will effectively grant planning permission for specified types of development set out in the Order and accompanying Design Guide. The site is located within the Regeneration Area and identified as a priority site in the Housing Zone.

Gross site area: 4.8 ha.

Summary of responses to previous consultation:

  • Uses within the Greater Blackfriars redevelopment should complement and not compete with the Primary Shopping Area (PSA).
  • A key objective could be to bring existing heritage assets into active use within a specified time frame, to act as an anchor for the Quarter and a focus for the development of a creative/cultural hub.
  • The Ministry of Justice (MoJ) support Gloucester City Council in its wider regeneration aims for the Greater Blackfriars area and it is recognised that the prison is an important component part of the regeneration. The former prison should be identified as a self-contained development site and should be identified as a predominantly residential led development.
  • Flooding is a major concern especially the north west part of the Greater Blackfriars area.

Proposed allocation:

  • Residential-led development, student accommodation, retail and ancillary town centre uses. At least 400 dwellings.

Constraints:

  • Flood risk
  • Scheduled Monuments
  • Listed Buildings
  • Conservation Areas
  • Located in archaeologically very sensitive area – further assessment and potentially extensive mitigation required.

Sustainability Appraisal findings:

  • Minor negative SA scores for sustainable transport & traffic, flood risk, the historic environment and pollution and amenity. Potential sustainability issues in relation to these areas, but with the possibility of mitigation and/or negotiation.

Site specific requirements:

  • At least 400 dwellings.
  • 4,000 sq. m gross retail.
  • Active ground floor frontages.
  • Student accommodation.
  • Multi storey car park to replace parking lost elsewhere on site.
  • Enhanced pedestrian connectivity between the city centre, the Docks and Alney Island.
  • New public open space/square to enhance setting of Blackfriars Priory.
  • Active interpretation and public access to Gloucester Castle.
  • Contributions to strategic infrastructure delivery.

 

SA17: Southgate Moorings, adjacent to the Docks

Site description and overview:

  • The site is located to the south west of Victoria Basin in the Docks and is currently used as a pay and display car park for Gloucester Docks and the city centre.

Gross site area: 0.5 ha.

Summary of responses to previous consultation:

  • The site is currently being used as a car park, it needs to be separated from site WN6 and handled as a single development opportunity.

Proposed allocation:

  • Mixed-use redevelopment.

Constraints:

  • Flood risk.
  • Docks Conservation Area.
  • Adjacent to Listed Buildings.
  • Located in archaeologically very sensitive area – further assessment and potentially extensive mitigation required.

Sustainability Appraisal findings:

  • Minor negative SA scores for sustainable transport, the historic environment and education. Potential sustainability issues in relation to these areas, but with the possibility of mitigation and/or negotiation.

Site specific requirements:

  • At least 40 dwelling units.
  • Potential for HQ office building.
  • Active ground floor frontage to Southgate Street.

 

SA18: 104, Northgate Street

Site description and overview:

A small vacant/derelict site located in Gloucester city centre. The site had a previous planning permission for residential development and is located within the Regeneration Area and identified as a priority site in the Housing Zone.

Gross site area: 0.06 ha.

Summary of responses to previous consultation:

  • Has the potential (along with other city centre sites) to be a significant trip generator.
  • Performs well in terms of the SA, but some doubts over deliverability.

Proposed allocation:

  • Residential with commercial uses on the ground floor. 20 dwellings and 50 sq. m for commercial uses.

Constraints:

  • Within City Centre Conservation Area.
  • Close proximity to Listed Buildings.
  • The site has the potential to contain significant archaeological remains. Further archaeological assessment and mitigation may be required. (See Site Historic Environment Assessments for the SALA).

Sustainability Appraisal findings:

  • No negative SA scores given.

Site specific requirements:

  • 20 dwellings.
  • Commercial activity at ground floor.
  • Integration required with Kings Quarter redevelopment opportunities.