'Victoria Gate' retail development

[ps60]

Proposed Harewood/Eastgate Quarter (Victoria Gate) Development



The face of Leeds is changing at a rate not seen for a century, when it gained much of its present Victorian/Edwardian character. Some of the developments of that productive period were fairly large scale - what is now the Victoria Quarter, for example, or the widening of Boar Lane. But even those pale by comparison to the scale of some current schemes. To the west, redevelopment of the area between Wellington Street and the river is well under way and Kirkstall Road towards the viaduct will be transformed over the next few years. To the south, Holbeck Urban Village will soon be joined by Holbeck Student Village. The City Centre is also extending eastward toward Richmond Bridge, with a number of schemes for development along East Street.

But the proposed development which may have most impact on most people is that for the area east of Vicar Lane to St Peter's Street, stretching from Kirkgate market north across Eastgate to the inner ring road, where developer Hammersons has joined with Town Centre Securities in a bid to create a shopping extension equivalent to about a half of the present city centre retail area. Development of what is now mainly open car parking is long overdue, of course, and at its eastern edge, the fortress of Millgarth Police Station is arguably the ugliest building in the city. But the development site also encompasses Eastgate, which, with the Headrow, was another face-changing development when Sir Reginald Blomfeld's vision of a grand axis was constructed in the 1930s. The proposal also includes all the buildings between the Templar Street car park right down to Quarry Hill.



The intention is to bring two major department stores to Leeds - the larger being John Lewis Partnership and the smaller as yet uncertain (originally to be Selfridges), with the remainder of the site to be built mainly as retail units. A planning application has yet to be made, but it would seem that most of the existing buildings, including Eastgate itself, would be swept away by this 70s-style comprehensive redevelopment.

The Trust's planning committee has had a presentation of the proposals and our comments can be seen in full on the web site. We are happy to see these wasteland car parks brought back into more productive use. We are assured, though surprised, that Leeds can cope with another 1.25 million sq.ft of retail space (most to be supplied by this and the Trinity Quarter) but would hope to see the shopping experience build on the existing character, with specialist shopping adding to, rather than replacing, the existing Chinese quarter. Set against the desire for more high quality shopping, these businesses, along with the existing social housing, are equally valuable socially and economically, if not financially. The financial deficit needs to be equalised by the use of affordable rents for business as well as residential use.




We see little justification for the demolition of most of the buildings on the site. Stitching new development into valued existing city fabric is more sensitive and ultimately more successful than wholesale clearance which destroys city image and collective memory along with the fabric. Moreover, creating a vibrant and interesting "place" with its own identity and character is more likely to be successful if it uses elements of the existing. The Light is a good example. We are strongly opposed to the demolition of buildings which are sound, have a useful function, and contribute to the character of the area.

The scheme proposes to retain the axis of Eastgate in terms of vista and circulation, but not in terms of spatial quality. Opening part of this up to a public square is a nice idea, but not if its scale destroys the visual enclosure that defines the axis. The buildings on the north side of Eastgate are good enough to retain, though they could be made more permeable at ground level. The "bookends" at the east end of Eastgate create a specific visual image which is clearly distinctive and identifiable. This important duality, emphasising the Eastgate axis, is an image of the city which should be retained, though we would be happy to see the inclusion of the Appleyards roundabout into the scheme to increase pedestrian space.



The proposals also provide the opportunity to create varied spaces. Such a large area needs variety, and that should include decent sized sunny green spaces with grass and trees to provide a quiet relaxing contrast to the tight, hard urban spaces and enclosed malls. Roof areas should certainly be 'greened', and should be publicly and easily accessible, to create usable areas out of normally wasted space.

Traffic generation also needs to be carefully considered. This development could add considerably to the load already borne by the city's roads, and we would not like to see this used as an excuse for yet more swathes of the city to be lost to dispiriting and wasteful traffic junctions.

This development presents an opportunity for Leeds to break the standard mould of sterile and temporarily shiny shopping malls. It could be an area of intimate spaces contrasting with grand vistas, of places for quiet contemplation contrasting with bustling movement, of modern architecture at its best to sit in harmony with the gently weathered fabric of the past. The developers have embarked on an extensive process of public engagement and our views have been given to them. Although we have not had a response yet, the planning application will soon be submitted, and we will then see how effective that process of public engagement has been.

This article is reproduced from the June 2004 edition of the Leeds Civic Trust Newsletter.

[jimbo]

Leeds based Town Centre Securities (who are developing the Harewood/Eastgate Quarter in conjunction with the FTSE index listed Hammerson property developers) have updated their development page to show a couple of thumbnail images of the concept designs for Harewood/Eastgate.

not much info and really just confirms what we knew already about public consultations etc.

Here's the link....

Town Centre Securities

there is also a link to the Russell Mellon Caps site which has some development shots of the new office on Whitehall Road.

[Leeds No.1]

Good find- every little bit of information helps!

[jimbo]

bit of text from YEP following annoucement of John Lewis. Only 5 years to go then!

EASTGATE AND HAREWOOD QUARTER – LEEDS
Evening Post, Leeds 26 April 2005

Shopping in Leeds today received a massive boost with the announcement that John Lewis is to open an department store in the city.

It will be part of a £500 million development creating thousands of jobs and further cementing the city's reputation as one of the country's top shopping centres.

The department store - due to open in June 2010 - will on its own create 900 jobs and will be the centrepiece of the proposed development of the area between Eastgate and the Kirkgate market.

Covering 1,000, 000 square feet the new Harewood Quarter will also include, leisure facilities, 500 apartments and 2500 car parking spaces.

It is to be developed by Hammerson and Town Centre Securities who have formed The Leeds Partnership. A planning application for the scheme will be submitted before the end of the year. Ann Humphries, retail development director of John Lewis, said: "We are delighted to have finally found the right location for John Lewis. We have been working
with Leeds City Council for a long time."

Coun Andrew Carter, council leader said: "The development is a vital component in the regeneration of Leeds City Centre."

"We are delighted that John Lewis has committed to the city and remain convinced that the combined skills provided by Hammerson and Town Centre Securities will ensure that the proposed scheme will meet the city's unique requirements.

John Bywater, managing director UK of Hammerson, said: "This development will bring a vibrant new element to Leeds city centre. The decision by John Lewis to be a central part of this new city quarter is a clear demonstration of retailer confidence in the strength of our proposal."

Edward Ziff, Town Centres Securities chairman and chief executive said: "This is a landmark project for us in our home city. Through our partnership with the council and with Hammerson we will be able to create a major regional destination which will become a blueprint for other towns and cities across the UK."

With the opening of a department store in Leeds, John Lewis will fill a major gap in its UK coverage. It is the latest announcement as part of its plans to open 10 new shops in new locations from 2007.

[Leeds No.1]

Does this confirmation of an opening of a John Lewis store in Leeds mean that the Eastgate/Harewood Quarter or at least this part is almost guaranteed to go ahead and be finished by 2010?
It should be an amazing place to shop and live in anyway by 2010- it may well be the 2nd destination for shopping outside London if it gets them built and it attracts the right shops.

[ps60]

500 apartments. Could this mean a tall tower (much taller than the original 20 storey - say 30/40/50?)

[Fred2]

Originally Posted by Leeds No.1

Does this confirmation of an opening of a John Lewis store in Leeds mean that the Eastgate/Harewood Quarter or at least this part is almost guaranteed to go ahead and be finished by 2010?
It should be an amazing place to shop and live in anyway by 2010- it may well be the 2nd destination for shopping outside London if it gets them built and it attracts the right shops.

You would probably be right Leeds No.1 - except you can't expect the other city centres to be standing still waiting for Leeds to overtake them ?

[ps60]

Originally Posted by Fred2

You would probably be right Leeds No.1 - except you can't expect the other city centres to be standing still waiting for Leeds to overtake them ?

True. For Leeds to go up a few places, not only does the Harewood and Trinity developments need to happen, but others too. Big improvements to all the other shopping centres needs to take place as well, as well as that disgusting arcade opposite where the Trinity development will be.

[Leeds No.1]

True, but these are pertty big schemes will are complemented by extra shops in places like Clarence Dock and Quarry Hill, which should become mroe integrated with the city centre in the next few years.
I say Leeds might become a better place to shop than other regional cities, because Birminghams flagship retail development, the bullring is complete, and Manchesters is the Arndale. So as long as Leeds' outdoes these developments then it has real potential.

[Leeds No.1]

While the Trinity, Harewood and Eastgate Quarters with Kirkgate Market renovation, Briggate Pedestrianization, Allders and Primark, do you think that the city centre could improve on whats there before these are built, while we are waiting? The Headrow Shopping Centre looks a bit dead these days- I walked in today and it might as well have been closed. The Leeds Shopping Plaza and Merrion Centre also could do with something. The shopping centres seem to be a bit of a side attraction now, in comparison to streets. I dont really know, but I think that alot more shops could be fitted into the Headrow, Merrion and Leeds Shopping Plaza centres, particularly if they were redesigned. Most the shopping centres do not provide much of an interesting design or experience at the moment- they're just boring.
I find the light to be quite strange too- its a great building but to say by floorspace its the UKs 5th largest city centre shopping centre (apparently) it doesnt reflect it. Theres not much in there really, other than the cinema. While the council is waiting, could they put some money into the existing centre, particularly in repaving some streets, and generally sprucing it up... Some new healthy trees need planting along Albion Place too.

[Fred2]

Has anyone commented before about Briggate ? The buildings on it (especially on the west side) are all higgledy piggledy, and by and large it is architecturally unprepossessing compared with main shopping streets in some other cities. Still I suppose we can't complain - the steet (if not the buildings) is rather old dating from 1207 !

[Leeds No.1]

I agree, but I find that the upper end of Briggate is much nicer and more organised than the lower end. This is partly down to the pedestrianization, but it always has been better. Im not sure if its the shops, the buildings or what. Some buildings towards the bottom are a bit scabby really. When will the pedestrianization start again- the 2nd phase should've been finished by now...

[Fred2]

Originally Posted by Leeds No.1

I agree, but I find that the upper end of Briggate is much nicer and more organised than the lower end. This is partly down to the pedestrianization, but it always has been better. Im not sure if its the shops, the buildings or what. Some buildings towards the bottom are a bit scabby really. When will the pedestrianization start again- the 2nd phase should've been finished by now...

The pedestrianisation of Briggate should have been completed by now. Apparently the hold up of the second phase was because of mounting costs. It should go ahead soon and be done in two stages - the second early next year.

[magicrealist]

Originally Posted by Fred2

The pedestrianisation of Briggate should have been completed by now. Apparently the hold up of the second phase was because of mounting costs. It should go ahead soon and be done in two stages - the second early next year.

Funny, I thought it was just about to start again - all the prelim work seems to have been done judging by the markings on the ground!

I guess we'll find out soon enough.

[di Livio]

[QUOTE=Fred2]Has anyone commented before about Briggate ? The buildings on it (especially on the west side) are all higgledy piggledy, and by and large it is architecturally unprepossessing compared with main shopping streets in some other cities.QUOTE]

Maybe towards the Northern end of Briggate, but the section in the centre always looks elegant to me. Its higgledy-piggledyness is quite attractive. (imposing my views on others)




http://news.bbc.co.uk/1/hi/england/4746659.stm

[di Livio]

Following the signing of a joint venture agreement between ourselves and Hammersons we have renamed the scheme the Eastgate and Harewood Quarter to be carried out by the Leeds Partnership, TCS and Hammersons in conjunction with Leeds City Council.
A further round of public consultation will take place on this major retail led regeneration scheme in Leeds City Centre prior to a planning application being submitted in the second quarter of 2005. This scheme comprises of around 1m sqft of retail together with 2500 car parking spaces, leisure and residential. More detailed information will be published following the next round of public consultation in September 2005.

It's encouraging to see images of the Calatrava's Toronto galleria in the consultation document.

[ps60]

A further round of public consultation will take place on this major retail led regeneration scheme in Leeds City Centre prior to a planning application being submitted in the second quarter of 2005.

We're more than halfway through the third quarter, and no planning application has been submitted yet.

[di Livio]

Originally Posted by ps60

We're more than halfway through the third quarter, and no planning application has been submitted yet.

Sorry, that news must be old.
I think the next phase involves a public consultation sometime in September 2005.

[LiveAt27Eastgate]

It's encouraging to see images of the Calatrava's Toronto galleria in the consultation document.

Ok, WHAT consultation document....I live in and own an apartment at 27 Eastgate and the lack of information is despicable!!

Mr PS60 can you please contact me direct as you seem to get lots of information from god knows where!! david@new2leeds.com

Also does anyone know who submitted a listing building status application for the "bookends". Despite previous posts about waiting to raise all objections until outline planning has been received, people are still objecting and we keep having to have further rounds of "consultation". Until outline planning is submitted we as owners are stuck living where we are, our properties are worthless, but once outline planning is submitted the law protects our interests. There is another consultaion stage once planning is submitted so there is no loss to anyone except the residents (and businesses) while pre planning applications progress.

[Fred2]

Originally Posted by LiveAt27Eastgate

Ok, WHAT consultation document....I live in and own an apartment at 27 Eastgate and the lack of information is despicable!!

Also does anyone know who submitted a listing building status application for the "bookends". Despite previous posts about waiting to raise all objections until outline planning has been received, people are still objecting and we keep having to have further rounds of "consultation". Until outline planning is submitted we as owners are stuck living where we are, our properties are worthless, but once outline planning is submitted the law protects our interests. There is another consultaion stage once planning is submitted so there is no loss to anyone except the residents (and businesses) while pre planning applications progress.

The southern 'bookend' is occupied by Hoagy's and is due for compulsory purchase and demolition if supertram goes ahead.