THE MASTERPLAN
Introduction
This section of the report describes the key principles and projects of the Masterplan. As noted earlier in this report the emphasis of the Masterplan is not one of widespread physical change but one of selective intervention where opportunities arise. This approach is complemented by strategies to improve the environment and the attractiveness and security of links between key areas and community assets.
The Masterplan is not a blueprint but is intended to act as an overarching framework within which choices can be considered and detailed decisions made. This section of the report outlines the overarching Masterplan vision for the Trident area - considering, where appropriate, the Phase 1 area. It also covers some of the key development projects which form part of the Masterplan.
The following section, entitled 'Complementary Strategies' develops on that overarching masterplan to consider more detailed strategies of Movement, Open Space, Lighting and Gateways.
Park Lane and Marshfields Masterplan (The Phase 1 Masterplan)
This Masterplan builds on the earlier Park Lane and Marshfields Masterplan which was adopted by the Bradford Trident Board in May 2001. That Masterplan is now the centre of a development competition aimed at appointing a Development Partner by Spring 2002.
The Park Lane and Marshfields Masterplan establishes a series of projects and initiatives which will create resources for the whole Trident area. It will be important to seek to link into those resources through environmental and other improvements.
Key projects in the Park Lane and Marshfields Masterplan which, in addition to new housing, should be to the benefit of the Trident area as a whole, include:
- An early redevelopment project around Roundhill Road and Park Lane for housing and a Community Park;
- A new local retail centre at Manchester Road and Newall Street/Parkington Street;
- Park Road as a revitalised centre for the Community;
- Reyner House to be redeveloped mainly for business and employment uses, such as offices with a mix of uses on lower floors;
- A series of new play and civic spaces;
- The creation of a new route, a 'Living Street', through the heart of the community, linking new spaces, housing and retail areas with existing housing, such as the Courts and the Towers. This route would be like a 'Home Zoneí which is mainly for pedestrians and cyclists.
Design Philosophy
Integral to both the first phase Masterplan and this wider Masterplan are a series of themes which we can call our Design Philosophy. Important aspects of our design philosophy are:
- Promoting a mix of uses throughout the area;
- A series of linked open and civic spaces;
- A people friendly environment where access by car is available but through traffic is discouraged;
Further principles on which we have drawn are included in an appendix to this report entitled Design Principles.
Masterplan Strategy
The Masterplan strategy seeks to establish some key ideas around which projects and initiatives can develop. These are:
- The acknowledgement of the appropriate ëlocal village centresí in the Masterplan area. These are:
Park Road, Little Horton;
Little Horton Lane, Little Horton;
Parkington Street, Newall Street at Manchester Road;
St Stephens, Gaythorne Road, West Bowling;
Manchester Road, Broadway Avenue, Marshfields (outside of the Trident area).
- The acknowledgement of existing or proposed local neighbourhood centres or themed service or community centres. Many of these are encompassed by the village centres noted above. However in addition there are:
The proposed Woodroyd community project, West Bowling.
The proposed Dorset Street community project, Marshfields.
The 'Health Village' at Bowling Old Lane, West Bowling.
- The continuation of the 'Living Street' concept, to safely serve new local centres, includes a linkage across Manchester Road, linking West Bowling with Marshfields.
- Strategic traffic management and calming measures to complement emerging local centres and other initiatives.
- Continuation of a safe pedestrian route leading into the Broomfields employment area (and the various services and opportunities on offer) from West Bowling and eventually passing the proposed new supermarket on Nelson Street and finally leading into the City Centre.
- Widespread environmental enhancement and maintenance / management improvements throughout the Trident area - potentially looking at community empowerment and involvement to install a sense of ownership and management. Introduction of the concept of key 'Gateways' to the Trident area.
Key Projects
In describing the Masterplan it is useful to consider the key projects and initiatives.
These are:
- The existing industrial area and proposed retail centre at Hutson Street / Newall Street / Manchester Road;
- Woodroyd School Redevelopment;
- St Stephens Road / Gaythorne Road Local Centre, West Bowling;
- Bowling Old Lane 'Health Village';
- 'Trident Park'
Hutson Street / Newall Street / Manchester Road
The principle of a local, largely retail centre at Manchester Road / Newall Street was established in the Phase 1 Masterplan. It was also considered that access and environmental improvements were needed to the largely industrial and commercial area between Hutson Street and Manchester Road.
In preparing this Masterplan the opportunity have been taken to revisit these two adjacent areas in order to:
- consider further the relationship of existing retailers on Manchester Road with the proposed local centre;
- develop access and other improvements to industrial/commercial areas;
- take account of new information, consultations with site owners and recent initiatives.
The land at Manchester Road / Newall Street includes the current St Luke's Hospital Car park and two blocks of public housing. Having considered the market demand we are of the view that this area could attract a retail development comprising one or two small supermarkets operated by national convenience retailers. Such a development would need direct access off Manchester Road and ideally direct car access across Manchester Road from West Bowling and for traffic heading out of Bradford. This is not currently available.
The area between Hutson Street and Manchester Road comprises a number of significant local business, some small retail units and the Dunoon House area. The Manchester Road frontage creates an economic opportunity, but this will only be delivered through access and parking improvements.
The development of a new retail centre creates a number of opportunities, including;
- the introduction of new uses into the area as a driver of regeneration;
- providing the community with better access to convenience shopping;
- local employment opportunities;
- providing an opportunity to 'focus' retail activity;
Revising the outline design of the retail centre and drawing it closer to the existing parade of shops along Manchester Road may provide an approach to creating a unified local retail centre combining new and existing retailers.
The revised layout for the local retail centre comprises:
- New retail floorspace extending to approximately 2,500 sq m
- Housing and mixed use on land adjacent to Park Lane (currently occupied by the Hospital Car Park)
- Shared car parking for approximately 150 vehicles;
- An extension of the Community Park into a new Civic Square;
- An access and egress for the local centre at Newall Street;
This revised approach to the local retail centre will need to be considered further with the prospective Development Partner.
The potential to redevelop 558 to 564 Manchester Road in the medium term perhaps incorporating some adjacent properties at the junction of Jacob Street provides the opportunity to create a new access and egress point with some off street parking as a new entrance to the Hutson Street commercial area.
The re-creation of the junction of Jacob Street with Manchester Road would provide the opportunity to access local businesses without the need to travel through existing and proposed residential areas.
Access and parking improvements are likely to support the long term, more intensive use of a number of business properties in that area.
Woodroyd School Redevelopment
The Woodroyd Middle School and adjacent land, both in the ownership of the City of Bradford MDC, are currently being marketed.
Bradford Trident has identified the site as a potential location for a Community Centre and associated development and is currently considering purchasing the site with a development partner.
It is considered that the site does have potential for mixed-use development comprising community uses and housing. A illustrative layout for the site is incorporated in this section of the report. It establishes some design principles for the site rather than the site capacity, which particularly for the housing element, could be significantly higher.
In developing the site, and reflecting the open space strategy outlined in later in this report it is considered that the development of the site should comprise at least one if not two pocket parks to service both new and existing housing.
St Stephens Road / Gaythorne Road
The junction of St Stephens Road / Gaythorne Road forms the natural heart of West Bowling. In particular Gaythorne Road with its shops and St Stephens Primary School form the Village Street.
In addition St Stephens Road / Gaythorne Road forms a key focal point along the route between Woodroyd School and the bridge crossing of Manchester Road through to Marshfields. It is therefore an important destination along the 'Living Street', which will be discussed further in the following section of this report.
The scope for new development to mark the West Bowling Village centre is likely to be limited in the short term. The land that is available, adjacent to Gaythorne Road and to the St Stephenís Respite Service facility is developable but is small and is unlikely to be attractive to private developers.
The St Stephen's Respite Service is an important local and District facility. However its accommodation is less than ideal. Any further development or redevelopment of that site should seek to reflect the Village Centre character of the local area. In particular development should front on to the St Stephens Road / Gaythorne Road junction and comprise a mixed of uses, such a flats and houses with retail and community space at ground floor level.
In the short term complementary initiatives should underline the Village Centre role of St Stephens Road / Gaythorne Road. These are touched on in the next section of this report but include:
- Traffic Calming and environmental improvements at the St Stephenís Road / Gaythorne Road junction;
- Improved street lighting;
- The extension of the Living Street idea along St Stephens Road;
- An improved 'Civic space' where St Stephens Road is blocked off from Gaythorne Road (opposite the St Stephens Road / Gaythorne Road).
Bowling Old Lane Health Village
The junction of Parkside Road and Bowling Old Lane near to Manchester Road is the focus for a number of health-related facilities and notably the Medical Centre. However the area suffers from a poor environment with the spaces created through the closure of road in the area being somewhat unattractive and uninviting, particularly at night.
The environment of the area is harmed further by problems with lighting and the security of pedestrian routes through the adjacent Drove Road estate and the nearby vacant Petrol Station on Manchester Road.
BDP Planning has sought further details on the availability of the Petrol Filling Station and a response from the commercial agents is awaited.
It is considered useful to see this area as a ëHealth Villageí and in particular improve the security of routes to it and the quality of the Civic space at Parkside Road and Bowling Old Lane. This is reflected in the lighting and open space strategy.
In addition the development of the former Petrol Station as a leisure / fitness facilities would add significantly to this strategy. There is however no identified market demand for such a facility in this location at this time.
Trident Park
The Phase 1 Masterplan for Bradford Trident established the principle of a major new community park in the Park Lane, Roundhill Street and Hutson Street area of Marshfields. The footbridge linking this area to the eastern side of Manchester Road at St Stephens School is to be retained.
The eastern side of Manchester Road does have a significant, attractive if small open space. This space and adjacent routes act as a link to St Stephens Road which has potential to form part of the Living Street idea.
The open space at the junction of St Stephens Road and Manchester Road and the footbridge over Manchester Road could be seen as part of the Trident Community Park. To fully realise such a concept significant investment in infrastructure, not least an upgraded footbridge, would be required. Such a project draws on the experience from similar ideas in Manchester, London and elsewhere. Similar projects have been funded through a combination of ERDF, Lottery, NDC, Local Authority budgets and commercial development.
Whilst the cost of a genuine extension of the Trident Community Park over Manchester Road would be significant, the potential benefits are equally significant. These include:
- Confirming the regeneration of Bradford Trident (and Bradford) through a major, highly visible landmark.
- Creating the gateway to Bradford.
- Genuinely linking the communities of Bradford Trident with all the benefits that would bring.
- Making Trident Park accessible to whole community.
- Genuinely and importantly extending the Living Street concept across Manchester Road and into West Bowling.
- Making a strong and positive statement about the future.
Conclusions
The Masterplan seeks to establish an overarching approach to regeneration in the Bradford Trident area. This will allow complementary initiatives and key projects to developed in the light of other objectives and initiatives.
