Development Opportunities

This section considers in more detail the three sub areas of St. George’s South; St. George’s North and St. George’s East.

The objectives of this section are to:

• Identify opportunities for investment.
• Provide detailed development guidance in the form of annotated plans and sketches.
• Demonstrate the development potential of key sites.
• Identify opportunities for environmental improvements, route enhancements and new public spaces.
• Provide models of ‘fine-grained’ mixed-use development that demonstrate how different uses can be successfully integrated.

 

The timescale involved with the implementation of the development opportunities within this section will vary considerably. The incremental nature of development will mean that change will occur over a number of years depending upon the economic climate and whether existing businesses/owners wish to relocate or maximise the development potential of their land. An indication of the likely timescale depending upon the constraints is given for each of the sites. For the purpose of this document the following definitions of timescale are used: Short term (1-2 yrs); Medium term (3-5 yrs) and long term (over 5yrs).

The indicative illustrations are consistent with the urban design and land use principles previously set out. Alternative proposals will be acceptable providing they meet the key urban design principles as set out in this document.

An indication is given of the potential size and mix of uses that would comply with the key urban design principles as set out previously. These figures are for guidance only and will require more detailed analysis as part of a planning application.

For the purpose of calculating housing yield, an 80% gross to net ratio capacity of existing buildings is assumed. The remaining floor area has then been divided by 55 sq m for one bed flats and 75 sq m for two bed flats. This provides an upper and lower limit for the number of units that could be accommodated. This methodology is based on URBED's DETR document‘‘Tapping The Potential: Best Practice in assessing Urban Housing Capacity, 2000’’

More detailed or additional Site Development Guidance may be prepared where necessary.

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St George’s South – Summary of Potential Outputs

The mix of uses within St George’s South is changing. Whilst traditional manufacturing industries within the area are in decline there has been an upsurge in interest in the possibility of City Centre living. This has resulted in a great deal of developer interest in the conversion of redundant factory buildings and new build. St George’s South provides the opportunity to create a mixed-use area that supports a number of different uses.

For each of the identified development opportunities the potential uses and outputs have been aggregated to establish a picture of how much potential there is within the area and the mix of uses that this would potentially create. The figures below outline the mix of uses that could be created.

• Residential - 60 500 sq. m (47%)
• Commercial/ Business - 33 500 sq. m (26%)
• Leisure/Community - 28 500 sq. m (22%)
• Retail - 6 000 sq. m ( 5%)

Uses on individual sites may vary but the key element is that a mix of uses is secured across the area that meets with the key urban design principles as identified earlier. Housing is a central component that will provide a resident population supporting other uses and ensure the streets are lively and well overlooked.

Leisure is also important and is reflected by the City Council’s wish for St George’s to become the cultural quarter of the city with major capital investment including a new theatre and related uses.

There is also a need for jobs within the area and to ensure activity during the day. There is the opportunity for arts and media and computer based companies to be based in the area. The possibility of incubator starter units and live work units also provide the opportunity for new businesses to establish that reflects the changing nature of the workplace.

Key Outputs

• Approximately 1000 residential units providing a resident population of 1500-2000 people.
• New Theatre with seating for 750 people.
• Small performance space with seating for 200-250 people.
• Art Gallery.
• Cinema and media centre.
• Business and office space meeting a variety of needs of the city centre and related arts and media industries.
• Opportunities for new leisure and retail activity along the principal street frontages.
• Retail facilities including a neighbourhood convenience store.
• Environmental improvements including street enhancements and improvements to key open spaces.
• Improved pedestrian links and connections