Urban Space Group Meeting
Thursday 26 August 2010
The Renaissance Centre
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RESPONSE TO THE SBC FUTURIST TASK GROUP ON BEHALF OF THE URBAN SPACE GROUP - PART 2
General Recommendations
1. Any development of the Futurist site as defined above should respect and enhance the existing pattern and character of Scarborough. Situated where it is, between the larger block structure of the Victorian upper town, the expanse of the seafront and the dense, complex pattern of the mediaeval town, the site has the potential to accommodate large buildings, but these must be broken down in scale and punctuated by paths, alleys and small open spaces as seen in the older parts of the town.
2. The block containing the Futurist is flanked by three unique and important spaces – the gardens to the south, the seafront to the east and Blands Cliff to the north – but the existing buildings and walls completely ignore, and are ignored by, these spaces. Indeed, the existing buildings adopt a defensive – even threatening – attitude to their surroundings. Any new buildings or improvements to the existing buildings should open up to, interact with and celebrate these special parts of Scarborough.
3. Hence, a contextual dialogue must be established and active frontages developed to:
- Foreshore Road and the beach
- Gardens to the south
- King Street to the west
- Blands Cliff to the north
4. Related to point 3 above, the block containing the Futurist constitutes a barrier to movement in this part of Scarborough, which contributes to the isolation and threatening nature of its immediate surroundings. There are, however, implied connections between Blands Cliff and the gardens to the rear of the Futurist and between Prospect Place and King Street across the upper part of the site. The completion of these connections – and others – across the site should be a required part of any development in this area.
5. Connectivity is an important concept in modern theories of urban design and it is essential that these routes be established as public thoroughfares; it would defeat the purpose if the routes were established as part of a private, privileged or “gated” development of the site.
6. Hence, increased pedestrian connectivity essential for successful scheme – look at the urban grain of the old town as a precedent.
7. Contributing to the safety, attractiveness and commercial potential of the Futurist site, any new buildings facing the gardens, Foreshore Road and Blands Cliff should be designed to open up to the views as much as possible and present an inviting frontage to passers-by.
8. Of particular importance to the site and to the commercial potential (in depth) of any development will be the south-facing edge facing the Futurist steps. This offers great possibilities for cafes and restaurants positioned to take full advantage of the views across the gardens beyond and the sunny, warm orientation. Any appropriate development of the site could open out onto the gardens.
9. There may be some potential to blur or soften the southern boundary between the site and the gardens, as they are both (together with the steps) controlled by Scarborough council. This could involve a small amount of appropriately designed building extending into the gardens and also part of the gardens by return extending into the site. Perhaps taking the form of an enclosed Winter Garden in conjunction with suitable commercial content, thereby adding appreciably to the bad-weather attractions along the seafront.
10. Any large-scale development along Foreshore Road, whether including the existing Futurist or a new theatre, would create a dark void to the rear, as currently exists between the Futurist and the cliff. This, however, is ideal for any use which does not require daylight or views, such as a multi-screen cinema or possibly even a casino. If indeed such a proposal for a suitable new casino development would gain approval. The roof level of such a development would then create a new, false ground-level above the roofs of buildings on Foreshore Road. This could be an ideal location for a hotel or residential development, as a building or buildings here would enjoy sea views, while not occupying valuable street frontage.
11. Buildings along King Street could have commercial uses at ground level with other uses above, but should also be designed to act as a welcoming “gateway” to all other uses on the site, with ease of access from the top of the cliff down to the seafront being designed into the complex as a whole.
12. In fact, a creative approach to changing levels within the site – possibly linking a series of small spaces stepping down within the development and filled with interest and invitation, would add to its unique potential.
13. Servicing of any development on this site will be a critical part of any proposal. While small-scale servicing of low-intensity uses may be possible from King Street. If site requires more substantial servicing elements, the service zone needs to be accessed via Foreshore Road. However, this does not necessarily lead to a bleak service door blighting part of the seafront, as temporary and moveable uses, such as stalls, café tables and street-performers, can occupy the space at all other times.
14. It is recommended that as part of any development, careful consideration be given to the transport links and pathways down to Foreshore Road. Including, Valley Road, the Aquarium Top Car Park, St. Nicholas Cliff, Blands Cliff, Eastborough, Sandside, and in front of the terracing under the Grand Hotel. Ensuring proper provision is made for people wishing to visit the area, whether by foot, car, coach or bicycle.
15. Leisure activities will form the main activity on the site. Some prestige apartments and incorporation of other visitor attractions such as a cinema, casino or skating rink, are also probably essential in order to insure the commercial viability of the development.
16. There would be many of these facilities which would not require frontage; for example, a multiplex cinema, casino, or ice rink. These could be situated in the natural void between the footprint of the current theatre and the King Street area.
17. Other uses that could be incorporated within the site, other than a theatre, to aid its commercial viability and enhance the quality of the area as a whole, may include:
Introverted / Subterranean Uses:
- Casino
- Cinema
Culturally Related / Kinetic Expression:
- Family entertainment
- Cafés / restaurants / bars
- Workshops / dance studios
- Art galleries / art studios
High Value / 24 Hour Life on Site:
- Residential high quality apartments
- Prime location holiday apartments
18. Please also refer to Appendix A – orientation, views, links & connections.
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