Planning Context
3.1 City of Leicester Local Plan (CLLP)
St George’s is allocated for a number of different uses within the CLLP including primarily employment, retail and community/leisure uses. The majority of St George’s North, and the corner of Halford Street and Rutland Street are allocated as Potential Development Areas (PDA).
The adopted City of Leicester Local Plan is currently being reviewed. It is proposed to expand the PDA allocation to encourage the greater mixing of uses to regenerate the area. Three PDA’s have been identified as follows; Rutland Street; Lee Circle/Midland Street and London Road Station.
Within the Rutland Street PDA residential (C3), major leisure (D1/D2) and retail (A1/A3) are identified as the priority uses with offices,(B1a/A2) light industry, (B1b/c) hotel (C1) and community facilities (D1) as acceptable other land uses.
Within the Lee Circle/Midland Street PDA offices (B1a/A2) light industry (B1b/c) and major leisure (D1) and Retail (A1/A3) are identified as the priority uses with residential (C3), community facilities, (D1) and residual general industry (B2) as acceptable other land uses.
Within the London Road Station PDA offices (B1a/A2), major leisure (D1/D2) and public transport interchange are identified as the priority uses with hotel (C1), conference centre/exhibition facilities (D1) residential (C3) and retail (A1/A3) as acceptable other land uses.
The western area of St George’s lies within the City’s proposed revised Central Shopping Core (see Planning Context diagram). In relation to new shops, the Central Leicestershire Retail Strategy anticipates a need for additional retail floorspace for town centre (‘comparison’) goods within Leicester’s main shopping centres. This floor space will be expected to be mainly in ‘high street’ format and located according to the sequential test, i.e if there is no suitable site within the central shopping core then the next best option is on its edge. This will ensure the ‘organic growth’ of the city centre outwards. Developers will be expected to assess all potential sites and buildings suitable for conversion within the central shopping core for their suitability for retail development. Only if no suitable sites or buildings are available will retail development on the edge be permitted.
The whole of the area falls within a new designation also being considered in the review of the CLLP - that of Central Commercial Zone (CCZ). The CCZ will be the first ‘area of search’ for key City Centre uses (including office, cultural and leisure development). This will be qualified by the particular allocation within the CCZ. In the case of St. George’s, the proposed PDA allocation would open the area up to a number of possibilities.
3.2 Other Policies
Conservation Area
St George’s Conservation Area is located within St George’s South (see Planning Context diagram). A character statement for the area has been produced by the City Council. Any new development will be expected to preserve or enhance the character and appearance of the Conservation Area.
City Centre Action Programme
This sets out the Council’s strategy to make the City Centre a more vibrant, attractive and pleasant place. It contains a range of policies and other initiatives intended to facilitate investment and improve environmental quality; many of which are relevant to the St George’s Area. St. George’s Quarter is one of a number identified around the City (see Leicester City Centre Quarters diagram). These include:-
- The development of the site on Rutland Street, opposite the Odeon cinema, for a mixed use scheme.
- A pedestrian link between Rutland Street and St George Street through an enhanced St George’s churchyard.
- Environmental improvements at the junction of Humberstone Road with St George’s Way.
- The southern section of Charles Street, between St George’s Way and Halford Street to be transformed into a tree-lined boulevard.
- To improve the pedestrian routes from Rutland Street Car Park to the shopping core, along Yeoman Street and Halford Street.
East Midlands Development Agency Investment Strategy
St George’s has been identified by the East Midlands Development Agency as one of four Priority Areas for investment in Leicester the others are Frog Island, Old Town and Abbey Meadows. EMDA’s Priority Investment Area covers the St. George’s North and South sub-areas of the Strategic Regeneration Area. The following five objectives have been identified:-
- To tackle under-use and lack of investment in sites and buildings.
- Increase residential accommodation in the City Centre.
- Encourage mixed-use in sustainable locations to contribute to the vitality of the City Centre including where appropriate retail, business and housing.
- Enhance the St George’s Conservation Area.
Upgrade the quality of the eastern approach to the City Centre.
The potential for physical development on specific sites is recognised, with a commitment to achieving regeneration in partnership with the City Council and other public, private and voluntary bodies. Help may be available in respect of feasibility studies, joint ventures, rental guarantees, loans and loan guarantees, gap funding, direct funding and community investment funding.
3.3 The Cultural Strategy
Diagram 10 - Leicester Cultural Quarter - Potential Sites
Leicester City Council is developing the City’s first cultural strategy in accordance with guidance issued by the Department for Culture, Media and Sport in 1999. The Cultural Strategy involves consultation and collaboration with all stakeholders in the private, voluntary and other public sectors with an interest in cultural and leisure services provision.
The Strategy will determine the development of the cultural life of the City over the next ten years
One of the most significant developments emerging from the Strategy is the concept of the development of a Cultural Quarter within the St. George’s Area of the City. The cultural Quarter’s key aim is to create a vision for Leicester to be a cultural production house for the East Midlands and a regional flagship city for cultural investment and the creative industries. The following are anticipated features of the new cultural quarter.
1) A new Theatre and Performing Arts Facility
This will replace the Haymarket Theatre with a new performing arts facility with seating for 750 people. The theatre will include a small to medium scale auditorium to support touring and presentation for music, theatre, live art and dance. The building will provide facilities for rehearsal, education and training.
The surface level car park on Rutland Street has been identified as the most suitable site and will ensure the creation of a vibrant centre of activity at the heart of St George’s South.
St George’s Church (Grade II Listed Building), has been identified as a potential venue for music and live performances to seat approximately 450 people. This could provide a location for performances and productions during the construction period of the theatre and performing arts facilities and then in the longer term as a properly equipped music venue.
2) Art Gallery
A new purpose built gallery building for exhibiting permanent, temporary and touring exhibitions. The artwork to be shown could include digital, installation and 3D work as well as more conventional arts and craft forms. Education and community work will be an important aspect of the gallery’s remit with appropriate exhibition spaces provided. A shop, café and friends room will also be included as an important element. Independent lettable units will be provided in the same buildings for use by associated creative organisations.
A possible location for a visual art gallery is the former City Bus site at 31 Rutland Street. Redevelopment of this site would provide a significant improvement to the quality of the environment, ensure active uses onto the street and provide a possible link with St George’s churchyard.
3) Film and Media centre
A new film and media centre that has three screens of varied capacity presenting a wide range of films including art house, Asian, popular and a Children’s programme. Education facilities, exhibition space and café will also be provided as well as a new set of media production resources that provide support for local film makers and community based media organisations.
Possible locations include the Rutland Centre and N.C.P car park on Rutland Street and the re-use of the former Odeon Cinema.
4) Theatre Workshop and Production Facilities
New theatre and production facilities will need to be provided to support the new theatre. However the Rutland Street car park site is not large enough to accommodate all of the required facilities. These facilities will need to include scenery, wardrobe, costume and props stores and associated workshops.
There are a number of options for the location of theatre and production facilities. These include part of a redeveloped NCP site, a site adjacent to the Central Ring Road, within the former Odeon Cinema or in a remote location ‘out of town’ with low land values and good transport links.
5) Creative Production
Within St George’s, there is a need for a variety of spaces for different arts and media organisations, businesses and individuals. The spaces required include:
- Studio type space for artists and crafts people; ideally flexible areas with good natural light and high ceilings with possible access to outside areas.
- Office type space for technology and media based companies, arts organisations and voluntary sector groups; more conventional rooms, but well serviced for IT.
These spaces could be provided within existing premises in St George’s. Potential locations are identified within Development Opportunities.
The concept of a Cultural Quarter is supported in this guidance and will ensure the creation of a lively mixed-use area. On individual sites the key planning and urban design requirements are set out and will need to be taken into consideration in realising the potential of various sites.
