What next for Clarence Dock?

[Robbo]

Nothing really of interest regarding from a boaters point of view, but will be interesting to see what the masterplan will be.

 

 

Yorkshire Post linky

 

Published on Thursday 24 May 2012 11:07

 

Could Clarence Dock become the Leeds version of London’s Canary Wharf – or is it a lame duck? Rod McPhee considers the rescue mission being launched by the new leaseholders next month

 

We’re just weeks away from the unveiling of a masterplan throwing a lifeline to the riverside scheme which, so far, has appeared dead in the water.

 

Allied London, the new leaseholders of Clarence Dock, will reveal their vision for the mixed-use development which has faltered in the four years since it opened.

 

Although the residential side of the project has been a huge success – with the lion’s share of the 1,100 apartments occupied by owners and tenants – the retail aspect has all but vanished because of a lack of interest from shoppers.

 

It is understood that Allied London intends to turn 50 per cent of the vacant space into offices which could bring more people into the scheme during the day. In turn this could entice leisure-based businesses to take up residence.

 

The success of this plan depends on companies considering Clarence Dock a suitable place to work. Fortunately, they have something of a guinea pig in the form of Yorkshire Water who inhabit what is currently the only office block in the development.

 

Claire Lodge is a communications adviser for the utility firm. “It’s a really pleasant place to work,” she says. “In fact I feel quite privileged to work here. There’s a great view, a nice environment and it does feel safe walking around, even at night. Having said that it does sometimes have the feel of a ghost town.

 

“It is that little bit out of the city centre and it would be good to nip out and have a wander around some shops, but you can’t. What we really need here is a pub or a bar so that office workers could stay behind after work – unfortunately there isn’t anywhere at the moment. There isn’t even a sandwich shop or somewhere to go for a coffee.

 

“There is Mumtaz Indian restaurant, James Martin’s restaurant, Pizza Express or Tesco, but that’s it for food and drink really, which is a shame because I’d love to stay here after work sometimes – it really is very pretty. I’d even come down here at night or at the weekend if there was something to come down here for.

 

Closed

 

“If they did put more offices in then it might just give people the confidence to set up other businesses here, which is a good thing. At the moment it’s very disheartening to walk across the dock and see all the closed shops.”

 

Allied London are remaining tight-lipped about their vision which will supercede that of Lend Lease, the company previously running the show at Clarence Dock. Allied London’s chief executive officer, Michael Ingall, this week stressed the importance of the dock as part of an expanding “south bank” for Leeds. He said they planned something “simple but exciting”.

 

Word is that removing the retail focus and turning empty units into offices could create something close to the mix of London’s iconic Canary Wharf development – albeit on a far smaller scale.

 

Footfall could be driven by a combination of workers arriving during the day, and residents coming home at night. The overlap may create a social buzz which could prove lucrative for leisure-based business, be they new or those already in place. Mumtaz Khan, boss of the Mumtaz Indian restaurant at Clarence Dock certainly has his fingers crossed.

 

“At the moment any new idea is a good idea,” he says “As long as the site is revived with some more bars and sandwich shops, that kind of thing. So long as they bring in more footfall, more mouths for us to feed, then I will be happy.

 

“There are other issues which need addressing, like parking. There used to be double yellow lines on the roads around the scheme. I campaigned for those to be lifted but now all the spaces are filled by residents’ cars. The only alternative is to pay to use the site’s multi-storey car park. Parking is crucial. Just across the road is the Crown Point retail park which has free parking and they are always busy.

 

“I feel badly let down by Lend Lease. They promised us so much but didn’t deliver – we’ll just have to wait and see if Allied London can. I do have high hopes though because they are a company who have a very good reputation when it comes to delivering what they promise.”

 

Allied London certainly have good form. A prime example of their work is the 4.5m sq ft Spinningfields office-led scheme just off Deansgate in Manchester which has revitalised a huge block of waterway in the city.

 

It’s hoped they could work their magic with Clarence Dock. The Financial Times said of the trans-Pennine scheme: “London has Canary Wharf and Paris La Defence, Manchester has its own financial centre in the form of Spinningfields.”

 

But any grand plan has to factor in the dominant residential element of Clarence Dock. Bringing in offices and satellite socialising ventures will have to be a balancing act that keeps the existing tenants happy. If they don’t then Allied London could end up damaging an existing golden egg.

 

Stockbroker Lauren Charnley, 26, moved into a two-bedroom Clarence Dock apartment with a friend eight months ago. “At the moment it’s pretty perfect for me.” she says “I love living near the water and I like being close to the middle of Leeds without actually being in a city centre flat where you just look out onto other buildings. I used to live in a shared house in Bramley and I wish I’d moved here years ago.”

 

Those sentiments are echoed by hundreds of residents, proof of which comes when you consider the dock’s competitive rentals market.

 

“We found it was quite difficult to get a flat. We looked at about 10 and it was quite labour-intensive trying to find them. The ones we wanted might have been snapped up, or you’d go for another one and it wasn’t actually what we wanted. The apartment we’re in now was initially on for cheaper rent than we’ve ended up paying because we had to fight to get it by negotiating a deal. It was quite stressful. It started off at about £825 a month, then another guy offered £850 a month and we had to match that and then we ended up offering £875.

 

“But we really wanted it and we really wanted to live at Clarence Dock. That said, we do miss some of the hustle and bustle. They could do with changing something, but they need to be careful. If they started bringing lots of bars or a nightclub down here I think a lot of residents would leave, I know I certainly would.”

 

Nabeelah Kathrada gauges opinion among the dock’s residents and workers

 

Laura Heaton, 28, a solicitor who lives at Clarence Dock, said: “I really like living here, it has nice flats and it’s a good distance to town. Also, there’s the big multi-storey car park which is so helpful. Parking used to be difficult for me, but it’s not anymore because I can park on the streets and in the car park. I think refurbishing the empty shops will really bring in lots of people and because they are office people, the area will seem so much more alive.”

 

Fiona Todd, 27, an engineer from Chapel Allerton, said: “The setting at the docks is really pretty, you can go for strolls along it and it’s close to the centre. But there are too many closed shops and there aren’t any coffee shops or places to buy food. I don’t think all the space should be turned into offices – there needs to be a pub.”

 

Ella Huskic, 24, a student who lives at nearby Brewery Wharf, said: “The area is new and it’s a convenient spot. It’s near to the city centre and it’s just beautiful to look at. But it can be improved if there are more shops and coffee shops. I don’t think refurbishing the space will greatly benefit the area, because the residents that live there won’t change. It will still be quiet.”

 

Richard German, 25, a PhD student who lives at Clarence Dock, said: “I like being so close to the canal as I enjoy cycling down it and the location here is great. It’s so close to the centre of town. It already gets really noisy at night sometimes with people coming out of the casino, especially on the weekends, that’s when it’s really bad. I always assumed that shops wouldn’t do well because, why would people come out of the city? Some places do well like Pizza Express but not the others. So, I think offices will help.”

 

Caroline Farnham, 32, a project manager from Pudsey said: “Clarence Dock is a lovely area, the canal is so nice to look at. It’s very inviting. But there isn’t much going on around here which is sad. I just go to work and then come home because there’s nothing for me to do. Having offices will improve the area. A large client base will mean more people knowing about the area and they’ll have to make coffee shops and bars for them. “

 

Zoe Cranmer, 26, a project manager from Heckmondwike, said: “It’s really pretty, a very picturesque area. The square looks nice when they put the tables out, but they haven’t yet. There is a lot of potential but the space isn’t being maximised. There’s so many empty shops and nothing’s changed. I think turning the empty space into offices will help, but it’s all about advertising. The advertising needs to be more effective, so it pulls people in from the city – if there’s something worth coming for.”

 

Samuel Hull, 27, a solicitor who lives at Clarence Dock, said: “It’s a nice place to live and it’s a quick walk into town. It’s also a clean area and the flats are really nice. The empty shops are a real problem. It’s so quiet and there is nothing to do. Turning the empty space into offices will be beneficial to everyone. There would need to be more coffee shops and bars for the workers and that’s going to be good for residents as well.”

Edited May 24, 2012 by Robbo

[Heartland]

Nothing really of interest regarding from a boaters point of view, but will be interesting to see what the masterplan will be.

 

 

Yorkshire Post linky

 

Clarence Dock Basin is beside the Royal Armories Museum and connects with the Aire & Calder Navigation. The last time I took a boat there was in 2006, but looking at the Yorkshire Post article, seems to have changed with new apartments and buildings. Can boats still moor there? It was a convenient place to stop for access to Leeds town centre.

 

Ray Shill

Edited May 27, 2012 by Heartland

[Robbo]

Clarence Dock Basin is beside the Royal Armories Museum and connects with the Aire & Calder Navigation. The last time I took a boat there was in 2006, but looking at the Yorkshire Post article, seems to have changed with new apartments and buildings. Can boats still moor there? It was a convenient place to stop for access to Leeds town centre.

 

Yes there are limited visitor moorings (48hr) still at Clarence Dock. Limited as in not much, but there's also pontoons on the main river and also visitor moorings at Granary Wharf.

 

The new apartments and buildings could have been better designed and layed out. Where it could have been a nice place to hangout all around the dock the buildings are too close to the dock so no real hang out areas apart from in one area.

[Naughty Cal]

Clarence Dock Basin is beside the Royal Armories Museum and connects with the Aire & Calder Navigation. The last time I took a boat there was in 2006, but looking at the Yorkshire Post article, seems to have changed with new apartments and buildings. Can boats still moor there? It was a convenient place to stop for access to Leeds town centre.

 

Ray Shill

 

We were up there at Easter and managed to find a mooring space in Clarence Dock. It is a nice place to moor for a couple of days and surprisingly quiet at night. Quite busy during the day mind.

[Boaty Jo]

We stayed in the basin opposite the railway arches in about 2006 and had no problem there.

I did visit the armoury and despite being pretty impressive I can away rather gloomy as to the number of ways mankind has devised to kill one another.