Hastings Town Centre and Bohemia Area Action Plan

Section Six

Hastings Town Centre

6.1 Hastings Town Centre is the commercial heart of the town and opportunities should be promoted to enhance the vitality and quality of the retail and commercial offer to ensure the town remains competitive. This will include making provision for high quality comparison retail floor space and creating new employment opportunities.

6.2 The objective is to build on existing assets and the seafront location to create a high quality town centre serving local residents, workers, students and visitors – a destination of choice with a unique sense of place. The town centre will meet modern retail requirements and have a strong local economy whilst making the most of its distinctive heritage, open spaces and seafront.

6.3 The primary retail area will be extended with the creation of two new retail hubs to complement Priory Meadow and enhance the retail offer and attractiveness of the town centre. These retail hubs will focus on Wellington Place/Castle Street and Priory Street.

6.4 Four Opportunity Areas (OA) have been identified in Hastings Town Centre:

• OA1: Station Gateway and Priory Quarter
• OA2: Wellington Place and Castle Street
• OA3: Queens Road
• OA4: Priory Meadow

Opportunity Areas within Hastings Town Centre

Opportunity Area 1 (OA1): Station Gateway and Priory Quarter

6.5 This area includes Hastings railway station and Priory Quarter which has been the focus for recent education and office development adjacent to the station and extending along Havelock Road. Significant regeneration has taken place in this area, notably the Lacuna Place development and One Priory Square, Sussex Coast College, the railway station, health centre and further education buildings. In particular, the Council wants to see the development of Priory Quarter continue, including the redevelopment of Queensbury House, and Priory Street, to create new employment, retail and leisure uses.

6.6 This area is most suitable for further development and change due to its strategic location adjacent to the station and scale of development opportunity.

6.7 The whole area has the potential to act as an attractive gateway to Hastings. Opportunities exist for public realm improvements and the reconfiguration of public spaces to enhance this area's offer as a pedestrian hub and important access point to the town centre.

6.8 The area provides the opportunity for larger scale development and has the capacity to absorb additional retail and employment floorspace and contribute significantly to the regeneration of town centre.

6.9 The area provides opportunity for improving connectivity between the station and the Seafront, Hastings Town Centre and Bohemia.

6.10 The Station Gateway and Priory Quarter Opportunity Area will be developed in accordance with the following principles:

• Creation of a strong town centre hub by promoting a balanced mix of uses that contribute to the town's growth and supports new investment;
• Redevelopment of key sites to increase retail capacity within the town centre;
• Introduction of an element of residential use as part of office/retail led mixed use development to support delivery and sustain vibrancy and the evening economy;
• Rationalisation of parking and vehicular movements to create more efficient traffic circulation;
• Raising the quality of streets and public realm including provision of green infrastructure;
• Improving pedestrian and cycle access from Hastings Station to the town centre, seafront and Bohemia areas.

6.11 Development will be required to address the following key objectives:

• Poor connections between key development sites; such as Priory Street car park with the surrounding streets, open space and town centre core area;

• Deliver a significant portion of employment and retail needs;
• Support the regeneration of Hastings Town Centre through provision of land uses that complement the main town centre uses;
• Enabling residential development to create high quality homes in the heart of Hastings.

6.12 Priory Street has a poor public realm which is discouraging to pedestrians although it provides an alternative and direct connection between the station, Trinity Triangle and the seafront. At the ground level, redevelopment presents an opportunity to create new active frontages, complementing the existing Priory Square to help establish a new vibrant street with an enhanced pedestrian experience. New development would facilitate these improvement works.

6.13 Priory Street will be promoted as a secondary route to the seafront from the station and will create a high quality pedestrian and cycle route and complement and support the existing public space at Priory Square on the west side of Priory Street.

6.14 Havelock Road is the main route connecting pedestrians and cyclists between the station and the seafront. The Council will work with Network Rail and the train operating company (TOC) managing the station to review pedestrian/cycle access from the station to the highway boundary. The steps located to the right of the station could be improved with a cycle channel, to improve cycle access. The pedestrian crossing located at Devonshire Road/Middle Street is currently not located on the desire line therefore pedestrians are crossing at the far edge of the crossing. Any alterations here would have to take account of the alignment with the access to Priory Meadow car park.

6.15 The Council will work with East Sussex County Council to identify options for improvements of the public realm, pedestrian experience, cycle access and vehicular movement. Subject to funding being available, the Council and its partners will explore the potential to:

• create new or improve existing crossing facilities with an increased emphasis on priority being given to pedestrians and cyclists over vehicular traffic;
• consider replacement of the current light controlled crossings located in Devonshire Road/Cornwallis Terrace/Havelock Terrace;
• replace the current pedestrian crossing at Devonshire Road/Middle Street junction along the desire line;
• improve the public realm at Station Approach;

Opportunity sites within Station Gateway and Priory Quarter (OA1)

6.16 The Station Gateway and Priory Quarter Opportunity Area (OA1) contains four opportunity sites as shown in figure 6:

• SG1: Priory Street car park and ESK
• SG2: Station Approach car park and Royal Mail Delivery Office
• SG3: Former Post Office, Cambridge Road
• SG4: Queensbury House, Havelock Road

Opportunity Site SG1: Priory Street car park and ESK

6.17 Priory Street car park forms part of the Priory Quarter allocation (DMP Policy HTC6) and is allocated under that policy primarily for mixed use employment led development. The site offers strong potential for intensification and optimised land use given the location and proximity to the primary shopping area and education quarter. The redevelopment of the site presents the opportunity to:

• extend the primary retail area and meet the requirement for additional retail floorspace in the town centre;
• create an enhanced shopping experience through the redevelopment of the ESK store, including reconfiguration of the servicing area;
• deliver public realm improvements;
• provide additional uses on upper floors through office, leisure and commercial development;
• provide a range of employment space including start-up business hubs, co-working/shared working spaces and space for small and expanding businesses.

6.18 There is potential for other town centre uses such as leisure, culture and residential as part of a mixed use development provided this would not prejudice delivery of employment and retail opportunities. The amount of residential development which is delivered on the site will be required to comply with other planning policies.

6.19 Development of site SG1 must be considered in association with site SG2. Redevelopment of the site will require the relocation of the existing multi-storey car park to site SG2.

Opportunity Site SG2: Station Approach car park and Royal Mail Delivery Office

6.20 The Royal Mail Delivery Office forms part of the Priory Quarter development allocation (Policy HTC6) in the Development Management Plan. The site's location next to the station area provides the opportunity to create an appealing attractive gateway to Hastings and could include the development of a hotel. The redevelopment of the site is an opportunity to:

• develop a multi-storey car park to replace the existing Priory Street car park and the surface level parking at the station;
• provide for station car parking in line with the prospect of High Speed 1 (HS1) being implemented within the lifetime of the AAP;
• reconfigure Station Approach for a better pedestrian experience;
• provide additional hotel use on the upper floors that is consistent with the gateway function.

6.21 A major factor in the timing of the redevelopment of this site is the relocation of the multi storey car park from site SG1 and the existing delivery office. The site is capable of supporting a mixed use employment led scheme with retail and potentially leisure space. Development of this site must be considered in association with site SG1.

Opportunity Site SG3: Former Post Office, Cambridge Road

6.22 The building provides an opportunity for a mixed use scheme with retail use at ground floor level to create an active frontage.

Opportunity Site SG4: Queensbury House, Havelock Road

6.23 Queensbury House forms part of the Priory Quarter allocation DMP Policy HTC6. Within this area land and buildings are allocated for mix use employment-led development. Policy SG4 develops Policy HTC6 promoting the re-use as well the potential for the redevelopment of the Queensbury House.

Figure 6: Opportunity Area OA1 - Station Gateway and Priory Quarter

Opportunity Area 2 (OA2): Wellington Place and Castle Street

6.24 This is a busy shopping area within Hastings Town Centre. The streets are lively with shoppers and visitors attracted by the mix of multiple retailers and independents located within the attractive historic townscape. This shopping area adjoins and complements Priory Meadow Shopping Centre. Retail is the predominant use, although cafés and restaurants also have a strong presence. Castle Street in particular is a key pedestrian gateway linking the seafront to the Town Centre Shopping Area. Whilst the core activity for this area is retail, it is considered that the retail potential of this prime location is yet to be fully realised.

6.25 A key objective will be to attract high quality retail investment, increase pedestrian flows between the seafront and the shopping area and create an attractive and vibrant shopping and leisure destination drawing tourists and visitors from a wide catchment.

6.26 This Opportunity Area will meet the retail needs of shoppers and residents, as well as providing an enhanced leisure, cultural and entertainment offer. The look and feel of Wellington Place and Castle Street will be reinvigorated to create a high quality retail destination that is at the heart of town centre activity attracting new investment as well as visitors. Town centre retail capacity will be increased through redevelopment of key sites close to the seafront. The public realm will be attractive, vibrant and stimulating. Public spaces will provide a venue for local artists and events. Where possible, trees will be incorporated into the public realm softening the hard landscaping and providing shade. Access to the seafront will be improved with enhanced pedestrian crossing points across the A259.

6.27 New development in this Opportunity Area will need to:

• improve the quality and variety of retail outlets;
• promote a balanced mix of uses within development sites that enables the delivery of high quality design and associated public realm;
• redevelop key sites to increase retail capacity within the town centre;
• raise the overall standard of design, including shopfront design, creating attractive and vibrant streets;
• enhance existing green space.

6.28 The majority of funding for public realm improvements will come from private investment as and when development opportunities come forward. In addition, the Council will also work with the Hastings Business Improvement District (Hastings BID), and East Sussex County Council to identify funding opportunities.

6.29 Wellington Square is a residential area within the town centre which contains an important area of green space. Its elevated position and grandeur add to the townscape and character of the area. The setting of this significant historic space is currently undermined by Albert Road, which severs it from the main town centre^[18] and seafront. The redevelopment of site WP1 offers the potential to enhance the public space located at the junction of Albert Road and Wellington Place (which currently lacks a clear function) and the setting of the Wellington Square and public enjoyment of the green space.

6.30 This area presents a significant opportunity to create an exciting and welcoming space.

6.31 An important landmark in this area is Pelham Crescent and St Mary in the Castle. These buildings make a real impact along Hastings seafront. The Council will utilise opportunities to enhance the setting of this set piece arrangement.

6.32 The town centre is currently dominated by hard landscaping and the urban fabric would be greatly enhanced through the incorporation of green planting and tree cover where architectural quality and views are less critical.

6.33 A key objective for this AAP is to improve pedestrian connectivity and cycle access. The A259 seafront road acts as a significant barrier severing the town centre from the seafront. Work undertaken with East Sussex County Council has identified a package of improvement measures which will help to alleviate this issue.

6.34 This includes the potential for shared space in Havelock Road and the potential for a pedestrian crossing over the A259. In addition improvements to the existing junction at Albert Road to provide easier access across the A259 for pedestrians to the seafront are also important considerations.

Opportunity sites within Wellington Place and Castle Street (OA2)

6.35 The following opportunity sites are identified in the Wellington Place and Castle Street Opportunity Area which are shown in figure 7.

• WP1: Corner of Wellington Place and Albert Road
• WP2: Site of former Harold Place public conveniences
• WP3: Cinema, Queens Road
• WP4: 1-7 Wellington Place

Opportunity Site WP1: Corner of Wellington Place and Albert Road

6.36 This site is located in a prominent position within Hastings Town Centre. The current building is divided between comparison retail floorspace and leisure uses. The building was originally developed as a large convenience store and is of poor design making a negative contribution to the streetscape and conservation area.

6.37 To ensure the vitality of the town centre is maintained and strengthened, the Council will support the redevelopment or remodelling of this site to deliver an exciting building of high quality at the eastern end of Wellington Place. This site together with site WP4 must raise design standards and the quality of the shopping experience in this part of the town centre.

6.38 Situated in a prime location within the primary shopping area, redevelopment will be expected to be predominantly for comparison retailing. Residential use may be acceptable on upper floors as part of a mixed use development.

6.39 The site has significant level differences from east to west which will need to be addressed in any redevelopment proposals. Proposals in design terms will need to have particular regard to the site's location within the conservation area.

6.40 The Council has aspirations for the creation of shared space linking Wellington Square with Wellington Place to improve connectivity to open space. A design brief will need to be agreed with the Council prior to detailed proposals coming forward.

Opportunity Site WP2: Site of former Harold Place public conveniences

6.41 This site is located within a prominent location close to Hastings seafront. This location commands a high quality development and offers the potential for an exemplary scheme. Any scheme must complement the existing historic townscape and provide a focal point at street level.

Opportunity Site WP3: Cinema, Queens Road

6.42 This site is located in a prominent position within Hastings Town Centre, and is located within the primary shopping area. The building was constructed as the Gaiety Theatre and is a striking building in Italianate red brick and stone. It is currently used as a cinema with a 4 screen multiplex facility.

6.43 The facility is well used and advantageously located in the heart of the town centre. However, without modernisation it may become less attractive to customers in comparison to other newer cinema formats within the locality.

6.44 Leisure uses are an important element of the town centre and the Council will continue to support cinema provision at this site.

Opportunity Site WP4: 1-7 Wellington Place

6.45 The redevelopment of this site will form an important part of the vision to transform this Opportunity Area into a high quality retail destination enhancing this gateway location between the town centre and the seafront.

6.46 The current building negatively impacts the town centre streetscape and conservation area. The Council will support the redevelopment or remodeling of this site to deliver an exciting building of high quality that will act as an anchor store at the eastern end of Wellington Place. The redevelopment of this site together with Policy WP1 should raise design standards in this part of the town centre.

6.47 Located within the primary shopping area, this site is suitable for mixed use development. Retail comparison floorspace should be the predominant use, but leisure uses such as a cinema, restaurant and café may also be appropriate as part of a comprehensive scheme.

6.48 Its main frontage will be onto Wellington Place, but the building must also have an attractive facade especially when viewed from the seafront and Albert Road.

6.49 Residential uses may be acceptable on upper floors as part of a mixed use development scheme where this would improve the viability of the site.

Figure 7 - Opportunity Area OA2 - Wellington Place and Castle Street

Opportunity Area 3 (OA3) - Queens Road

6.50 Queens Road is one of main routes into Hastings Town Centre. This Opportunity Area includes Morrisons supermarket, the Britannia Enterprise Centre and the terraced houses and shops along Queens Road. The distinctive listed railway bridge provides a strong gateway feature to the town centre.

6.51 Queens Road has a diverse range of smaller independent retailers. Whilst there are positive signs of change along Queens Road there is much that can be done to realise its full potential as a retail destination. Improving the public realm and increasing vitality on the street will be key objectives for this gateway area.

6.52 Britannia Enterprise Centre has a unique industrial and artistic heritage, accommodating a mix of starter and established businesses, it is important to the town, and to the town's distinctiveness.

6.53 Morrisons supermarket has an important role as the largest retail food store in the town centre and is clearly complementary to the wider shopper offer in this part of Queens Road. However, the supermarket, car park and the petrol forecourt are dominant and disruptive to the streetscene.

6.54 In the event of the Morrisons store being redeveloped this would provide an opportunity to incorporate additional uses and activities which will reinvigorate this area of the town centre. The potential to reinstate the frontage currently occupied by the petrol filling station with new development will help improve the attractiveness of this section of Queens Road, add to the visual interest of the street and create an opportunity for improving the public realm.

Opportunity sites within Queens Road (OA3)

6.55 There are two opportunity sites in OA3 as shown in figure 8:

• QR1: Morrisons, Queens Road
• QR2: Cornwallis Street car park

Opportunity site QR 1: Morrisons site

6.56 Morrisons supermarket plays an important role as the town centre largest convenience retailer. There is potential to intensify uses to make better use of this important site. The store is currently trading well but the original layout and the store design is somewhat dated and a large part of the site is occupied by surface car parking. The supermarket is located to the rear of the site with a surface level car park and a petrol station fronting Queens Road. The site forms an important arrival point at the eastern end of the town centre, but the appearance of the area is not attractive and could be significantly improved.

Opportunity site QR2: Cornwallis Street car park

6.57 Cornwallis Street car park is located in Hastings Town Centre near to other residential properties and is already identified for residential development and a 'pocket park' in the Development Management Plan (Site Allocation HTC2).

6.58 The site is also suitable for a mixed development incorporating retail/business uses at ground floor level.

Figure 8 - Opportunity Area 3 - Queens Road

Opportunity Area 4 (OA4): Priory Meadow

6.59 The development of Priory Meadow Shopping Centre has done much to establish Hastings position within the retail hierarchy. Building on this the town centre needs to be revitalised with additional investment in retail and ancillary development particularly in key gateway locations closer to the seafront. This will encourage more shopping footfall to the benefit of a greater number of businesses.

6.60 Improving the quality and variety of the retail offer will be important, as will encouraging substantial new leisure uses to attract people to the centre at different times of the day and evening.

Opportunity sites within Priory Meadow (OA4)

6.61 Two opportunity sites are identified in OA4 as shown in figure 9:

• PM1: Land at Middle Street
• PM2: Station Yard, Station Approach

Opportunity site PM1: Land at Middle Street

6.62 The land at Middle Street provides the potential for the expansion of the Priory Meadow shopping centre and the Council will explore with the centre owners and developers the opportunities to increase the quantity, quality and range of retail offer.

Opportunity Site PM2: Station Yard, Station Approach

6.63 The majority of Hastings Station Yard has already been redeveloped for educational (Sussex Coast College) and health care purposes, and includes a small retail element. The remaining part of the site continues to be suitable for residential uses and it is not considered necessary to add to or modify this allocation through this Area Action Plan. The site is allocated for development in the Development Management Plan and development proposals will be required to comply with DMP Policy HTC1. Development will be required to make the most efficient use of land and to be developed at the optimum density taking into account the site context and capacity of surrounding infrastructure in accordance with AAP Policy AAP3.

Figure 9 - Opportunity Area 4 - Priory Meadow

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