The Future of  Chorlton Precinct – an alternative view

Regeneration not Redevelopment

by Frank Williams, retired Architect Lecturer, MMU and Planner, Manchester City Council 

Introduction.

This is a 2018 proposal by Frank Williams for Chorlton Precinct. A lot has changed since then but his arguments about regeneration not redevelopment are as relevant now as they were in 2018. Frank is now in his 90s and living in a care home but when I rang him he was enthusiastic about the campaign to Save Chorlton Centre and was happy for me to publish his 2018 paper (Bernard)

The 2009 proposals for redeveloping the Precinct Centre prepared by ASK developers, and the subject of a massive consultation exercise, came to nothing.  The current owners of the precinct, the Greater Manchester Pension Fund (GMPF), are now proposing demolition and total redevelopment. This note proposes an alternative to redevelopment on the basis of reduction of energy use in this period of drastic climate change. Appropriately we need to reconsider “business as usual” just  as the report from the UN’s Intergovernmental Panel on Climate Change (IPCC) is due in early October 2018 (see Guardian article on IPCC, 30 Sep 2018)

Three problematic aspects demand a complete change of attitude in developing policies for the regeneration of our urban fabric.

  1. The absolute need to reduce the use of fossil fuels and leave them in the ground (https://is.gd/NuK5Jz). How do we achieve this ?
  2. The blitzing  of what is already there in the built environment, followed by wholesale redevelopment is not a sustainable approach to the refurbishment of communities
  3. Climate change caused by profligate use of fossil fuels places upon us the responsibility to reduce emissions of greenhouse gases

Definitions

“Redevelopment” means to demolish and clear away the existing, re-plan and rebuild to improve and/or make more profitable. Demolition in a controlled way disposes of the embodied energy[1] in buildings and in some cases recycles materials as aggregates or reusable materials. However, existing buildings are a resource and redevelopment wastes the embodied energy and expends more energy in rebuilding. Concrete, steel, aluminium, glass and bricks all need large amounts of energy in production using high temperatures. New build then needs energy to elevate and place these materials.

“Regeneration” is commonly used to describe both new build and upgrading or retrofit of existing buildings, although it doesn’t only mean conservation and enhancing of the urban physical environment. It should mean that traffic management and landscaped parking provides also for safe and pleasant rights of way for pedestrians; that public transport is user friendly and well provided; that shopping is a pleasant experience in attractive surroundings with friendly locally based shopkeepers and locally sourced products. To achieve this multiple implementing agencies should be involved to create improvements in an integrated way.

“Sustainable” as applied to life-style or buildings means that as few resources as possible are used in terms of fossil fuels, other energy or natural resources . However, the term is used very loosely to describe projects that have little more to commend them than proximity to public transport.

The Precinct Centre…. “The Square”

Energy

  1. Using renewable energy
    Despite their heavy investment in fossil fuels the GMPF can reduce the cost of energy use on this site by incorporating renewable energy in any development or regeneration. Air or ground sourced heat pumps could supply a considerable amount of energy for heating and hot water. This could be reflected in the lease cost to tenants.
  2. Incorporate solar panels
    There is much scope for incorporating solar panels to produce electricity, the south wall of Graeme House is an ideal location. The cost of solar photovoltaic (PV) panels is constantly falling and battery storage or grid feed-in will reduce energy costs.
  3. Insulation
    The 70’s construction of the existing precinct buildings does not include thermal insulation or mechanical ventilation with heat recovery to current performance standards. These can be installed/upgraded to reduce energy use and thereby reduce costs.
  4. Triple Glazing
    Window performance is unlikely to match current performance standards in relation to double/triple glazing and weather sealing. Renewal will further reduce energy use.

Environment and Civic Quality

“The Square” in its current ‘refurbished’ form is a poor quality, low cost make-over by Citybranch. The new unit shell in the square has not attracted any retailers; the frontage to Barlow Moor Road, despite wonderful efforts by a local gardening firm, remains a sort of no-man’s land, and the beautiful chestnut needs pruning to lift the canopy.

Despite the poor quality of the refurb the precinct is hugely popular and vigorous with occasional buskers and outdoor cooking. What can be done to regenerate without redeveloping?

1. In the sense of proper refurbishment,  the following are major requirements :-

  1. Creation of a safe and pleasant access to parking and a through route for pedestrians. At present on the line of the former Manchester Road there are no pavements.
  2. Landscaping of the parking area, and since it is rarely densely occupied, the space is available. This aspect includes attractive lighting , clear pedestrian routes and attractive planting, better drainage and easier metering or preferably free parking.
  3. The paving and drainage in the mall should be replaced with quality materials and good lighting.
  4. All heating should be by renewables possibly including ground sourced heat piping under the car park
  5. The provision of toilets is vital and arrangements could be made in association with one of the retail outlets. The lack at present is just not civilized.

  2. A Canopy over the Mall
Further design elements to enhance the quality of the environment for shoppers could include a textile membrane canopy over the Mall and the central square, raised above the roofs for ventilation and with indirect adequate lighting. Imagine translucent day lighting under weather protection, like the Piccadilly Station concourse where they have solved the bird access problem too.

3. There is space for additional shop/kiosk units on the Barlow Moor Road frontage with good paving, planting and well lit glazed display cases showing goods available in the Mall, and a proper bus layby and shelter. This area was never designed it just happened

  1. Graeme House
  • Housing can be provided with the conversion of floors of the office block, with balconies and planting to create green building.
  • Extra insulation can bring the thermal standards up to meet or exceed current regulations, and solar pv panels covering the south gable together with air sourced heat pumps would provide renewable energy to reduce the energy costs.

The Government have legislated to give prior planning approval for this type of conversion and this proposal can meet the need for more housing in Chorlton. In Graeme House flats could have more floor space than the sizes common today without having any open plan living/dining/kitchens.

All the above is possible giving thermal and energy efficiency as well as a more viable pleasant shopping/living experience costing far less than redevelopment.

 Is there the will and the vision to fund it by the owners and developers ?

The Greater Manchester Property Venture Fund, as stated in the consultation document for the Chorlton Precinct, has the following aims

  • improved public realm and environment in the centre of Chorlton, for example landscaping, paving and trees.
  • Enhancing the overall design of the precinct.
  • Revised retail unit layout and stronger interaction with the surrounding Chorlton street scene
  • Creation of a range of residential accommodation

  Chorlton Precinct development framework summary, 2017, Manchester City Council, downloadable at  https://is.gd/gNNZOv

All the above can be achieved without demolition and rebuild, with the added advantage that most traders need not be displaced. The regenerated Precinct would also be familiar to local people and customers and not erase its past. Of course redevelopment would improve the energy efficiency, but  retrofit could definitely be done to a higher standard at lower financial and environmental cost. The question is has the developer examined this?

Conclusion

The almost forgotten Stern Report on climate change, recent reports of the UN’s World Meteorological Organization and others have all stressed the fact that we have little time to address the ever increasing problem of climate change. It has also been proven that to change to a low carbon economy is essential and more economic than would be the case if we do not cut emissions. This is the reality of our situation and the basis of this alternative view for the regeneration of our Chorlton Precinct.

None of the three projects in Chorlton, now subject to a consultation process,  have noted any commitment to reduced energy use and energy efficient buildings beyond that required by Building Regulations. There is no indication that the developers will be required to include renewable energy technology in their projects, or provide super insulated buildings.

 Frank Williams. rtd Architect Lecturer, MMU and Planner, Manchester City Council 
e: guglielmifranco@clara.co.uk October, 2018.