Stoke-on-Trent

Resources

Site visit presentations

Download the presentations from the official Stoke-on-Trent site visit. Hardial Bhogal of RENEW North Staffordshire discussed the wider regeneration context for Stoke-on-Trent, and Glyn Roberts introduced the project site in detail, explaining the aims and aspirations for the Lichfield Street site and how this sits within the wider City Waterside development.

Site Q&A

Q: The brief specifies that 150 homes and 135 apartments are required, what is the difference between a ‘home’ and ‘apartment’?

A: Entrants should not be too concerned with this distinction, and it is only indicated as a guideline in the brief. The site sponsors envisage ‘homes’ as being lower density housing, with ground floor access as opposed to apartments in multi-storey buildings. However, apartments are also required across the wider study area, and some apartments may be provided as part of the project site.

A mix of housing types is required, not just 1-2 bed apartments. There are essentially two aims for the new housing:

to provide housing that the existing community can aspire to and afford (including existing elderly community)
to attract new residents and retain graduates in the area, through providing affordable housing options and business opportunities.

Q: What types of employment will be available to graduates if they decide to stay in Stoke-on-Trent?

A: There are a variety of opportunities for graduates and other people moving to the area, in fields such as added value manufacturing, the medical sector (through links to Keele University’s science park and medical school), new technologies and logistics industries. There is also a new University Hospital nearby, a new employment area in Chatterley Valley, and considerable retail and business development in the city centre business district. Another important employment opportunity is the growing live/work arts sector, particularly centred around the Bridgewater Pottery site.

Q: Given the decline in traditional types of employments in Stoke-on-Trent, are there any particularly disenfranchised people from the local community that need to be considered?

A: There is an issue with people having lost work in the ceramics, mining and other manufacturing industries – problems with low esteem and a lack of a local entrepreneurial spirit. However, there is a local partnership creating new business start-up units and providing support to local businesses etc.

Q: The site has a wide variety of needs, from graduate retention to home for older people. What degree of flexibility will be required in the housing units over time?

A: Housing markets are relatively untested in the Stoke-on-Trent area, because there is not currently a high level of new development. However, entrants’ schemes should show a consideration for flexibility/adaptability.

Stoke-on-Trent is part of a Housing Market Renewal (HMR) area, which is an area that has been designated by the government as needing special intervention to reignite its housing market. This means that the housing market there is very fragile, and to achieve a successful development it will be important to create a balance between the realities of, and aspirations for, Stoke. It is crucial that entrants try to understand how the local area operates in terms of work, leisure etc. The brief refers to Building for Life (where the aspiration is for Gold standard) and to Lifetime Homes.

Q: What kinds of people make up the student populations of Staffordshire University and Keele University?

A: Staffordshire University has a high proportion of students that are local people, who already live in Staffordshire, Cheshire, East Midlands etc. Many of these students are studying part-time whilst working. There is a substantial area around media studies. Keele University is a campus university which specialises in social sciences, medicine and science and technology.

Q: What percentage of public vs. private open space is envisaged for the site?

A: The masterplan does not define this, and Stoke-on-Trent does not have a specific policy on the division between public and private space. However, consideration must be given to how both public and private green spaces can be woven into the fabric of the site design in order to meet the aspirations to become the greenest conurbation, and for the benefits green space and green routes can have on health, for climate change and for biodiversity. As Hanley Park, a large historic park, is in proximity to the site it is not envisaged that any large new open spaces would be appropriate. Rather links should be made to this and other proposed green spaces in the vicinity such as the proposal for a park area around the remaining bottle kilns near to this site. There is also a plan to build a bridge across to this park from near to the project site. Elsewhere, the site sponsor had envisaged hard landscaped pocket parks, but this aspect of the brief is open to suggestions from entrants.

Q: Has any research been done on the local market values, both in terms of current and predicted future markets?

A: In the early days of Stoke’s HMR status, 2 bedroom terrace houses were selling for around £30K. These have increased to around £70,000 while current prices for new housing are in the region of £175K-£185K, which are still below the regional and national average values. House values are likely to rise significantly throughout the lifetime of the masterplan implementation.

In terms of specific information on market testing, prices per square metre vary from £148-£330 per sqm. The average value is currently £150-£225 per sqm.

Q: Where does the canal link to, and is it mainly used for leisure purposes?

A: The canal is about 17 miles in length, running from Froghall via the Churnet Valley to the Trent and Mersey Canal at Hanley. The canal also links up to the Trentham Mersey Canal. It is primarily used as a leisure canal now, and in summer as many as 20,000 holidaymakers pass through on hired narrow boats. There are plans to intensify this tourist industry in the area, including a new £1.2 million visitor centre to the north of the site. Josiah Wedgwood was the driving force behind the construction of both the Trent & Mersey and Caldon Canals.

Q: Where do narrow boats moor?

A: Narrow boats are generally moored at Etruria, close to Hanley, but holidaymaking narrow boats can also be hired from Norbury, Calverton and other local mooring places. Recent towpath improvements have included the provision of new mooring rings along the towpath.

Q: What are the leisure opportunities for the bit of the canal which goes through the project site?

A: A basin is proposed by the EDAW masterplan which would make a good stopping-off point for pottery shops, the Cultural Quarter, the City Centre etc, but probably wouldn’t work as a permanent marina. There is an opportunity to use this as a location for a range of leisure activities. An upgrade of the towpaths is planned as part of the wider City Waterside development.

Q: Why did the potteries industry decline?

A: Mainly due to globalisation - it is cheaper to mass produce ceramics in China now. However, a small number of local potteries are still operating successfully in both the specialist and mass produced markets.

Q: What are the known ground conditions / contamination problems of the site?

A: There are two known mine shafts to the east of the site, and no contamination problems as far as the site sponsors know. A geological survey of the site will be added to the full briefing pack.

Q: What do the site sponsors have planned for the area which joins the project site to the city centre?

A: Improvements will be made to the existing homes and street scene in this area. A major redevelopment is planned for the East – West Precinct and bus station area and a City Centre Transport Assessment is currently underway to explore potential improvements to linkages.

Q: Will Eastwood Lane be pedestrianised?

A: It is intended that Eastwood Lane will be a no through route for motor vehicles – it will not necessarily be pedestrianised.

Q: Is the draft Local Development Framework (LDF) for the area available on the internet?

A: Yes, the emerging LDF is available on Stoke City Council’s website.

Q: When will the LDF be adopted?

A: The core strategy will be implemented from early 2008. Following this there will be a sequential release of documentation, starting with the city centre plans and inner city core plans. A new shopping centre is planned in Hanley city centre, along with development of the business district there. The bus station will be relocated to the north of the project site, close to the city centre.

Q: Who is on the UK jury?

A: See the Europan UK website for full details of the UK jury, which includes architects, urban designers and developers. Entrants should note that the jury is intended to be slightly removed from the individual sites, although site sponsors participate in the jury meetings.

Q: Is a DXF version of the ordnance survey map of the site available?

A: No, although the format used should be capable of being downloaded and converted.

Q: Can you please clarify whether Howson Street and its continuation is intended to be used as a Neighbourhood Street or as a car-free environment? Page 10 of the Design Brief seems to suggest both possibilities, describing the Neighbourhood Street as 'part of Eastwood Road and the new central street', (does this refer to the extension of Howson Street?) and the Neighbourhood Lane as 'Eastwood Road to the north and Howson Street and its new continuation'.

A: Howson Street need not be retained; if it is it should not be busier than a Neighbourhood Lane as described on page 10 of the Brief.

Q: The Housing target that is stated for the site. Is this expected to be obtained within the study site or the project site?

A: The numbers set out are indicative, rather than a target and apply to the Project Site.

Q: Is it possible to add on buildings directly to the pottery (listed building), i.e. to the party walls towards the water and to the northern part towards the east? Or is there a need to leave a gap? If that is the case how wide has this gap got to be?

A: Listed Building consent would be required, probably realistic to assume no major alterations to the appearance of this building.

Q: In the masterplan it is proposed to run a new road from east to west through the project site. Is it possible that this road has a staggered run through the project site rather than a straight as shown in the masterplan?

A: Yes, this is possible.

Q: The project brief asks for 155 homes, 135 apartments, 15 live-work-units, and 1200 sqm retail area. Is it possible to locate part of the program on the L-shaped area south of the canal or has the entire program be located on the project site?

A: As before, these numbers are indicative only. Locating facilities on other sites within the Study Site would be possible.

Q: Are the 135 required apartments additional or inclusive to the 155 homes?

A: Additional, numbers are indicative only.

Q: The project brief asks for 155 homes. What is the definition of a "home"? Would it be possible to place two units above each other? Would that be two homes?

A: There is scope to consider such an approach.

Q: What is the required unit density for the houses only?

A: This has not been proscribed, the numbers are indicative only.

Q: What is the total number of units required on the project site?

A: As before, these numbers are indicative only.

Q: Is the run of the road south of the new school already fixed or is it possible to propose alternative runs?

A: This road is now mostly built. The Spine Road is a key feature of the EDAW masterplan, variations could be considered if there is sufficient justification.

Q: Do the site sponsors wish to integrate the existing petrol station into the new development? Or is it possible to demolish it?

A: The petrol station is not in the control of the development partnership, although there is ongoing dialogue with the owner. It would probably be appropriate to assume the filling station remains, but allow for inclusion of this site later.

Q: What is the standard size of the canal boats which will use the new dock within the project site?

A: Narrow boats have a beam (width) of 6 feet 10 inches and can be up to 70 feet in length. It is considered likely that this would be a basin – short–term stops rather than a marina with servicing and fueling facilities.

Q: Will the new housing construction on the area defined by Lichfield Street, Regent Road and Ogden Road be accommodated in the existing buildings or is it intended to replace these building with new ones?

A: There are no firm proposals for this area at present.

Q: Is it possible to reformulate the area defined by Eastwood Road and Derby Street? Is it possible to change the run of these streets?

A: It would be possible subject to land ownership and highways standards.

Q: Are there plans to change Ephraim Street from a cul-de-sac into a continuous street?

A: There are no firm plans for this at present.

Q: Is it possible to ignore the proposed fence of the new Joiner’s square primary school and extend the public space closer to the school?

A: It is not clear exactly what is envisaged here. The fence to the south is built. Education standards would need to be applied and the costs would need careful consideration as the new school was constructed under PFI.

Q: Is the petrol station on the project site untouchable or is it possible to relocate it as a new building?

Q: Is the school plan untouchable? Is it possible to demolish some existing buildings? The flat ratio (one bed, two bed, etc) have to respect the one that is in the documents? Can we find a different use for the area immediately south of the river and before the houses?

A: The school is newly built, so no part of this can be demolished. Regarding the flat ratio, the numbers are indicative only. The site sponsors are open to suggestions for the land south of the canal.

Q: Is the architectural assessment of converting parts of the Bridgewater pottery, mentioned in the brief, available for download?

A: Yes, this will be forwarded to CABE as soon as possible and added to the site briefing files.

Q: Can we have more detailed information about the levels on the site in CAD, please?

A: There is no accurate data available.

Q: Can we get CAD information of the recently built school?

A: If suitable data is available this will be added to the briefing files as soon as possible.