Monday 19 January 2009
Introduction
Introduction
History
At the beginning of the 20thcentury, it was normal to wonder how the new season would resemble. It is very interesting to learn how the cities changed during this period of time. Specifically, in the UK we observe many cities with remarkable development. One of them is Portsmouth. Portsmouth is located on Portsea Island on the south coast of England. Sometimes we call Portsmouth by its nickname Pompey. It has been important port for ages. Its relationship to the sea has been developed from the early 19th century solely for leisure (Alan Balfour, 1970). However, its development is obvious during the last years. The site is a former Ministry of Defence operation covering 33 acres (www.lordland.co.uk/portfolio/p-gq.php).
History
At the beginning of the 20thcentury, it was normal to wonder how the new season would resemble. It is very interesting to learn how the cities changed during this period of time. Specifically, in the UK we observe many cities with remarkable development. One of them is Portsmouth. Portsmouth is located on Portsea Island on the south coast of England. Sometimes we call Portsmouth by its nickname Pompey. It has been important port for ages. Its relationship to the sea has been developed from the early 19th century solely for leisure (Alan Balfour, 1970). However, its development is obvious during the last years. The site is a former Ministry of Defence operation covering 33 acres (www.lordland.co.uk/portfolio/p-gq.php).
It is important to note that Portsmouth is a city with a number of regeneration projects underway.
As a consequence we observe a dramatic increase in population this creates needs that should be covered. Hence, this regeneration is a result of residents seeking to:
Better the quality of life and
Improve the area
. An important role to this played the growth of Portsmouth University. After that the redevelopment of the city centre is expected.
The area was established as a naval ordnance yard in the late 17th century. Gunwharf, known as HMS Vernon, was the home of the Royal Navy’s Mine Countermeasures ships and training facilities, and the Captain Weapons Trial Unit.
In this plan, there is focus on a specific area such as Gunwharf Quays for conservation or significant change in order to make Portsmouth a city of the future. The most interesting thing is that Gunwharf Quays is the place of the city that the new and the old are linked. Many of the buildings have survived and been retained on the site such as The Boundary Wall and Main Gate, although the whole site was designated a conservation area in 1992 (Portsmouth City Council).It is obvious that there is successful combination between the future and the past that makes an interesting contrast.
Design Theories and Concept
Design Theories And Concepts On Which The Design Of The Scheme Is Based
General Planning
General Planning includes:
· Building control
· Transport policy
· Planning
In June 1981, it was suggested that the HMS Vernon should be closed by 1986.
Due to this cause, the Royal Navy decided to prolong the naval life by relocating other units to Gunwharf (The UK Defence Programme-The Way Forward).
However, these were never pursued and it was planned that the site be put on the open market by 1991 at the earliest. In April 1982, the opportunities for the regeneration of the area were offered. The concept for the redevelopment was by local architects HGP. The proposals had to make mainly with what it can offer the region according to its geographical place and the requirements of residents. Some of them were commercial uses requiring water front, expansion of the fish quay facilities, a mixed use of mainly residential and commercial workshop uses (City Planning Officer).
It was a site available for future disposal which was identified in the consultation draft of the City Local Plan in 1990.The general principle of mixed use was carried forward to the adopted City Local Plan in 1995 and included a mix of uses such as employment and housing (Portsmouth City Council).
Expectations
The expectations were:
· Other uses of the area like offices, cultural facilities, restaurants, community uses.
· Creating a unique character and lively atmosphere.
· Improving cleanliness and appearance.
· Improving the attractiveness by encouraging good quality design of both contemporary and traditional styles.
· Greening the public realm.
· Safety.
· Good range of shops.
· Good access for all.
· Retail brands and thousands of new jobs to the city.
· Involving tourism.
· Increasing the accommodation.
· Minimizing car usage with good transport links.
(http://www.portsmouth.gov.uk/)
The area was a harbour and also a free market used to exist there, so a commercial centre was what the region needed in order to be developed. So the mall and East Side Plaza is a strong addition to the Gunwharf Quays offer.
General Planning
General Planning includes:
· Building control
· Transport policy
· Planning
In June 1981, it was suggested that the HMS Vernon should be closed by 1986.
Due to this cause, the Royal Navy decided to prolong the naval life by relocating other units to Gunwharf (The UK Defence Programme-The Way Forward).
However, these were never pursued and it was planned that the site be put on the open market by 1991 at the earliest. In April 1982, the opportunities for the regeneration of the area were offered. The concept for the redevelopment was by local architects HGP. The proposals had to make mainly with what it can offer the region according to its geographical place and the requirements of residents. Some of them were commercial uses requiring water front, expansion of the fish quay facilities, a mixed use of mainly residential and commercial workshop uses (City Planning Officer).
It was a site available for future disposal which was identified in the consultation draft of the City Local Plan in 1990.The general principle of mixed use was carried forward to the adopted City Local Plan in 1995 and included a mix of uses such as employment and housing (Portsmouth City Council).
Expectations
The expectations were:
· Other uses of the area like offices, cultural facilities, restaurants, community uses.
· Creating a unique character and lively atmosphere.
· Improving cleanliness and appearance.
· Improving the attractiveness by encouraging good quality design of both contemporary and traditional styles.
· Greening the public realm.
· Safety.
· Good range of shops.
· Good access for all.
· Retail brands and thousands of new jobs to the city.
· Involving tourism.
· Increasing the accommodation.
· Minimizing car usage with good transport links.
(http://www.portsmouth.gov.uk/)
The area was a harbour and also a free market used to exist there, so a commercial centre was what the region needed in order to be developed. So the mall and East Side Plaza is a strong addition to the Gunwharf Quays offer.
Development process-design
Development process-design of the client’s requirements-source of finance
In 1995, detailed guidance was provided, supplementing the Local Plan for the redevelopment of the site. This gave prospective purchasers a clear indication of what was expected in their bid to the MOD and in subsequent planning application (http://www.gunwharfquays.co.uk/.).
The Gunwharf Quays Proposal
The forecast were:
· An attractive waterfront development incorporating a maritime theme.
· A mixed use development with residential, retail, leisure and office uses was required, in order to promote activity and diversity.
· The provision of public open spaces
· Good public access with linkages to, from and within the site.
· Attracting a wide range of people and making the development successful. (Flagship)
· Keep the city firmly on the map( David Maddox)
The Gunwharf Quays proposal was an important and significant project for the City of Portsmouth. As a result, the MoD sold the site to Berkeley Group in 1996, who submitted an outline planning application in January 1997 to establish the principle of development. Matters such as the layout of the development, the design of all buildings, spaces and structures and landscaping were to be the subject of future reserved matters submissions. The submission also included retail, traffic and environmental impact studies (Flagship).
The main features
The main features of the scheme included:
· Leisure: restaurants, taverns and multiplex cinema (17,000 sq. m.).
· Retail: speciality shopping, craft and antiques market (17,000 sq. m.).
· Ariadne building retained for University of Portsmouth, linked with conference facilities (2100 sq. m.).
· Two new hotels.
· Up to 310 residential units: new buildings and conversions.
· Bars, cafes and restaurants (8,300 sq. m.).
· Offices (1,000 sq. m.).
· 2340 car parking spaces (1475 related to the retail).
· Open air theatre and City quays (1,100 sq. m.).
· Common areas and Tower access.
· Tourist Information centre.
· New homes. (Portsmouth City Council)
In 1995, detailed guidance was provided, supplementing the Local Plan for the redevelopment of the site. This gave prospective purchasers a clear indication of what was expected in their bid to the MOD and in subsequent planning application (http://www.gunwharfquays.co.uk/.).
The Gunwharf Quays Proposal
The forecast were:
· An attractive waterfront development incorporating a maritime theme.
· A mixed use development with residential, retail, leisure and office uses was required, in order to promote activity and diversity.
· The provision of public open spaces
· Good public access with linkages to, from and within the site.
· Attracting a wide range of people and making the development successful. (Flagship)
· Keep the city firmly on the map( David Maddox)
The Gunwharf Quays proposal was an important and significant project for the City of Portsmouth. As a result, the MoD sold the site to Berkeley Group in 1996, who submitted an outline planning application in January 1997 to establish the principle of development. Matters such as the layout of the development, the design of all buildings, spaces and structures and landscaping were to be the subject of future reserved matters submissions. The submission also included retail, traffic and environmental impact studies (Flagship).
The main features
The main features of the scheme included:
· Leisure: restaurants, taverns and multiplex cinema (17,000 sq. m.).
· Retail: speciality shopping, craft and antiques market (17,000 sq. m.).
· Ariadne building retained for University of Portsmouth, linked with conference facilities (2100 sq. m.).
· Two new hotels.
· Up to 310 residential units: new buildings and conversions.
· Bars, cafes and restaurants (8,300 sq. m.).
· Offices (1,000 sq. m.).
· 2340 car parking spaces (1475 related to the retail).
· Open air theatre and City quays (1,100 sq. m.).
· Common areas and Tower access.
· Tourist Information centre.
· New homes. (Portsmouth City Council)
Planning Policy Guidance
Berkeley/Landlord had commissioned an investigation into the retail market, which concluded that a mixture of speciality shopping, designer outlets and bars/restaurants would be popular in this location. This mixture also corresponded to the type of operators who had followed up initial publicity of the project.
As required by Planning Policy Guidance Note 6 for retail development over 2500m² gross floorspace, a retail impact study accompanied the planning application. Specialist retail consultants Littman & Robeson produced a report (‘’Gunwharf, Portsmouth – An assessment of the likely effect on the vitality and viability of surrounding shopping centres’’, 1996). Amongst other things the study concluded that the nature of the centre would limit its competition with existing centres, particularly Portsmouth City Centre. Although the analysis was based on a worst case scenario assumption (that all turnover would be drawn from existing retailers), it was estimated that total diversion of expenditure on comparison and durable goods would be no more than 6% of the total anticipated growth of expenditure to 2001. Finally, it was deemed that Gunwharf Quays would meet part of the need for new floorspace over that period and would substantially enhance the quality of retailing in Portsmouth by improving specialist provision and potentially attracting retailers who might not otherwise be attracted to the city.
The application was presented to a special City Council Planning Committee meeting on 4th June 1997 where it was resolved to grant conditional outline
permission subject to the developer entering into two legal agreements with the City Council. One was a Section 106 agreement on details such as pedestrian/vehicular access, parking provision, siting of the Millennium Tower, provision of Millennium Promenade and Boulevard (within the site). The other was a Section 278 Highways Agreement for off-site highway works to a number of junctions (including the Park Road-Anglesea Road junction) (Portmouth City Council).
The building form
The building form and typological characteristics of the design
Architecture in Gunwharf Quays is quite nice-modern and post-modern and clean with hint of natural materials. The main materials are brick and glass for the buildings and marble (interior spaces) and tile (exterior places) for the floor. The top in the main mall is made of glass to let the daylight pass through it but at the same time roofed to protect you from the rain.
Gunwharf, is a concrete framed structure with a proprietary glazed system.
All newer buildings have been constructed with a concrete frame. In some cases the buildings are rendered, while brick is used in others.
Construction across the project uses a basic concrete frame, allowing the larger block to use a standard glazing system; the smaller blocks have rendered panels, brick, metal and terracotta panel systems (http://www.buildingforlife.org/).
Moreover most of the buildings are two or three storey buildings and specifically in the commercial ones there are balconies corridors that link one side with the other.
In many cases, the upper floors will be residential with the ground floors being offices and cafes.
Besides, there are large lifts at many points and all shops are easy to get in.
Another important in Gunwharf is the huge pedestrian roads that facilitate the movement in the shops and they do not allow the access for cars, in such a beautiful place next to the sea, that the traffic could destroy it. For this reason there are car parking spaces when you enter this area and a large underground car park too.
Gunwharf with wide pedestrian avenues and views across the harbour, there are over 95 designer outlets shops, 30 cosmopolitan bars and restaurants, health and fitness centre, 14 screen cinema, 26 lane, one comedy club, one night club, and more than one hotel. There is also remarkable square, East Side Plaza up to which the shops stretch. Also a canal running along the centre of the side with four bridges across the residential side witch is the City Quay. Many architects have visited the city to pick up ideas before drawing up plans for similar projects (David Maddox, Full story, p.3).This declares the success of this project.
Architecture in Gunwharf Quays is quite nice-modern and post-modern and clean with hint of natural materials. The main materials are brick and glass for the buildings and marble (interior spaces) and tile (exterior places) for the floor. The top in the main mall is made of glass to let the daylight pass through it but at the same time roofed to protect you from the rain.
Gunwharf, is a concrete framed structure with a proprietary glazed system.
All newer buildings have been constructed with a concrete frame. In some cases the buildings are rendered, while brick is used in others.
Construction across the project uses a basic concrete frame, allowing the larger block to use a standard glazing system; the smaller blocks have rendered panels, brick, metal and terracotta panel systems (http://www.buildingforlife.org/).
Moreover most of the buildings are two or three storey buildings and specifically in the commercial ones there are balconies corridors that link one side with the other.
In many cases, the upper floors will be residential with the ground floors being offices and cafes.
Besides, there are large lifts at many points and all shops are easy to get in.
Another important in Gunwharf is the huge pedestrian roads that facilitate the movement in the shops and they do not allow the access for cars, in such a beautiful place next to the sea, that the traffic could destroy it. For this reason there are car parking spaces when you enter this area and a large underground car park too.
Gunwharf with wide pedestrian avenues and views across the harbour, there are over 95 designer outlets shops, 30 cosmopolitan bars and restaurants, health and fitness centre, 14 screen cinema, 26 lane, one comedy club, one night club, and more than one hotel. There is also remarkable square, East Side Plaza up to which the shops stretch. Also a canal running along the centre of the side with four bridges across the residential side witch is the City Quay. Many architects have visited the city to pick up ideas before drawing up plans for similar projects (David Maddox, Full story, p.3).This declares the success of this project.
Evaluation of the scheme in use
Evaluation of the scheme in use
The situation in Portsmouth is changing, due to the opening of Gunwharf Quays and the recent permission for large-scale redevelopment of the city centre, and this will impact on the role and function of Southsea (Portsmouth City Council).The large areas like Gunwharf Quays have many difficulties for a successful development and there is need for careful planning.
This is happens because of its geographic and social variety that prevails as well as the different architectural styles that should be considered. On this occasion, after the suitable organisation that was the results of a detailed/careful urban analysis. The city is completely changed after this. Henceforth the mall in Gunwharf Quays will be the landmark of the city. Gunwharf is the Portsmouth’s main mall.
Gunwharf Quays was modelled on the Victoria & Alfred Waterfront in Cape Town and is regarded as the most successful waterfront in the world (www.lordland.co.uk/portfolio/p-gq.php).
The situation in Portsmouth is changing, due to the opening of Gunwharf Quays and the recent permission for large-scale redevelopment of the city centre, and this will impact on the role and function of Southsea (Portsmouth City Council).The large areas like Gunwharf Quays have many difficulties for a successful development and there is need for careful planning.
This is happens because of its geographic and social variety that prevails as well as the different architectural styles that should be considered. On this occasion, after the suitable organisation that was the results of a detailed/careful urban analysis. The city is completely changed after this. Henceforth the mall in Gunwharf Quays will be the landmark of the city. Gunwharf is the Portsmouth’s main mall.
Gunwharf Quays was modelled on the Victoria & Alfred Waterfront in Cape Town and is regarded as the most successful waterfront in the world (www.lordland.co.uk/portfolio/p-gq.php).
Reaction of the public
Reaction of the public
Gunwharf opened at the end of 20th century and the visitors for the first 9 months were over 3 millions (Portsmouth City Council). It was a project that Portsmouth needed. This project was described as “Europe’s most important waterfront leisure, shopping and tourist location” (The Daily Telegraph).
The improvement of the city is obvious at all levels such as tourism, economy, entertainment, employment etc. Besides, the mall in Gunwharf is the meeting point for all the residents of the city. The mall became one of the most popular areas to eat, drink and shop in the city. People were excited by the idea that they can walk in the big streets, at the plaza and do their shopping and drink their coffee in a gorgeous site by the sea.
Gunwharf opened at the end of 20th century and the visitors for the first 9 months were over 3 millions (Portsmouth City Council). It was a project that Portsmouth needed. This project was described as “Europe’s most important waterfront leisure, shopping and tourist location” (The Daily Telegraph).
The improvement of the city is obvious at all levels such as tourism, economy, entertainment, employment etc. Besides, the mall in Gunwharf is the meeting point for all the residents of the city. The mall became one of the most popular areas to eat, drink and shop in the city. People were excited by the idea that they can walk in the big streets, at the plaza and do their shopping and drink their coffee in a gorgeous site by the sea.
Conclution
Conclusion
Present and future development
The city and especially Gunwharf Quays is an area which keeps developing.
“The trouble is that you don’t want the city to stagnate, it has to keep developing and expanding. In that sense development is going to have to go up.”(Peter Galloway, article, http://www.mcdoa.org.uk/ ).
Because of the development the population has increased a lot. Consequently, we observe that the city does not have the space to develop horizontally and for this reason the development is becoming vertical with skyscrapers and towers. There are many projects that have made the region perfectly different and they are many more expected too.
The most famous are:
· Spinnaker Tower
· Admiralty Quarter Tower
· Lipstick Tower
Present and future development
The city and especially Gunwharf Quays is an area which keeps developing.
“The trouble is that you don’t want the city to stagnate, it has to keep developing and expanding. In that sense development is going to have to go up.”(Peter Galloway, article, http://www.mcdoa.org.uk/ ).
Because of the development the population has increased a lot. Consequently, we observe that the city does not have the space to develop horizontally and for this reason the development is becoming vertical with skyscrapers and towers. There are many projects that have made the region perfectly different and they are many more expected too.
The most famous are:
· Spinnaker Tower
· Admiralty Quarter Tower
· Lipstick Tower
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