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1/ Station Square
- New Mobility Hub
- Enhanced Station Square prioritising walking, cycling, public transport
- Active ground floor uses: restaurants, cafes, bars, gyms, convenience/ancillary retail
- New high-quality apartments or hotel
- Continuation of The Live Rooms ‘use’ as nightclub/music venue but could be relocated close-by
- Increasing the size of the public realm immediately outside of the main railway station entrance. This could be achieved through closing off part of Station Road to private vehicles in the future.
Potential Station Square
Indicative plan showing Station Square for consultation
Key
Improved Station Hub
Public Transport Access
Priority Active Travel Route
Future Vehicular Access
Priority Public Realm
Proposed Development
Proposed Trees
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2/ Queens Road
- Opportunity for development in keeping with the higher density buildings which line the railway, respectful of the heritage value of the Queen’s Hotel and other heritage landmarks
- Queens Court – the creation of a new area of public realm. Active ground floor food and beverage or small-scale retail and business uses within the new development have the opportunity to face The Carriage Shed.
Potential Queens Road
Indicative plan showing potential uses for this area
Key
Residential
Commercial Uses
Residential above ground floor commercial uses
Active ground floor commercial frontages
Residential entrances
X
3/ Hoole Way Edge
- Opportunity for residential-led development with community uses at St Anne’s Field
- Opportunity to retain Royal Mail’s operations with a repositioned front office to create better access
- Active ground floor uses to include community uses and commercial uses fronting Hoole Way & Black Diamond Street and St Anne’s Field
Visual showing indicative potential Hoole Edge View
Indicative plan showing potential development and access routes for consultation
Key
Residential
Commercial Uses
Residential above ground floor commercial uses
Active ground floor commercial frontages
Residential entrances
Indicative plan showing potential development and access routes for consultation
Key
Proposed Development
Priority Public Realm
Priority Active Travel Route
Alternative Active Travel Route
Future Vehicular Access
Alternative Vehicular Access
X
4/ Flookersbrook
- Improved pedestrian and cycle connections from the Station to Chester Millennium Greenway
- Low rise residential development with suitable active ground floor uses fronting Hoole Way – such as GP, pharmacy or nursery, and shops
- Re-development of the former Honda site for mid-rise residential apartments. Potential to relocate Flookersbrook Pub
Potential Flookersbrook
Key
Residential
Commercial Uses
Residential above ground floor commercial uses
Active ground floor commercial frontages
Residential entrances
Indicative plan showing potential uses for this area
X
5/ Lightfoot Street West
- New pedestrian/cycle route to the proposed new History Centre which connects to proposed new pedestrian/cycle bridge
- Complementary retail and commercial uses along Hoole Way frontage and residential along Lightfoot Street West
- New public realm with substantial amounts of planting and landscaping
Potential Lightfoot Street West
Illustrative plan of potential future uses for this area
Key
Residential
Commercial Uses
Residential above ground floor commercial uses
Active ground floor commercial frontages
Residential entrances
X
6/ Lightfoot Street East
- Potential to consolidate existing businesses uses into new fit-for-purpose business park alongside new residential development fronting Lightfoot Street
- Potential apartment building with ground floor uses and new public square
Key
Residential
Commercial Uses
Residential above ground floor commercial uses
Active ground floor commercial frontages
Residential entrances
Illustrative plan of potential future uses for this area
X
7/ Northgate Links
- Infill underused brownfield land with residential development, contributing to existing residential neighbourhood
- Enhance green infrastructure and interconnectivity for active travel – opportunity to create pedestrian/cycle route along St Anne Street and onto Trafford Street
- Potential opportunity to create supported accommodation for vulnerable people, to the rear of the existing Fire Station
Key
Residential
Residential entrances
Illustrative plan of potential future uses for this area
X
Hoole Bridge
A proposed new high-quality pedestrian and cycle bridge, in addition to the existing road bridge, connecting to a new green link which runs through the Gateway.
Visual showing indicative new pedestrian and cycle bridge adjacent to Hoole Bridge
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Chester Railway Station
Chester Railway Station marks the arrival into Chester and an overarching ambition of the Draft SRF is to create an improved Station experience and enhanced Gateway into the City.
There is the potential to create an enhanced Gateway that will encourage and draw people into the City Centre, with an improved route along City Road and Brook Street, by
- Improving the public realm and removing ‘street clutter’ immediately outside the Railway Station and a proposed enhanced Station Square
- Prioritising walking and cycling within the Gateway, through consolidating private vehicle movements
- Creating a new Mobility Hub with cycle hire, e-scooters and accessible parking for Blue Badge holders
- Integrating public transport modes around the station, including new bus stops around Station Square and link to the planned bus priority project along Hoole Way.
Proposed Station Square
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01 CHESTER RAILWAY STATION
Chester Railway Station marks the arrival into Chester and an overarching ambition of the Draft SRF is to create an improved Station experience and enhanced Gateway into the City.
There is the potential to create an enhanced Gateway that will encourage and draw people into the City Centre, with an improved route along City Road and Brook Street, by
- Improving the public realm and removing ‘street clutter’ immediately outside the Railway Station to create an enhanced Station Square.
- Prioritising walking and cycling within the Gateway, through consolidating private vehicle movements.
- Creating a new Mobility Hub with cycle hire, e-scooters and accessible parking for Blue Badge holders.
- Integrating public transport modes around the station, including new bus stops around Station Square and link to the planned bus priority project along Hoole Way.
Proposed Station Square
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02 SUPPORTING GREATER ACCESSIBILITY
A network of high-quality walking and cycling routes across the Gateway will help encourage more sustainable modes of transport and improved accessibility for all.
- A proposed new high-quality pedestrian and cycle bridge, in addition to the existing road bridge, connecting to a new green link which runs through the Gateway.
- Improving walking and cycling – reducing car use in Brook Street and City Road and removing traffic on Station Road to create an enhanced Station Square. New segregated cycle ways, pocket parks and tree planting will be encouraged.
- A new integrated transport hub – encompassing the Railway Station, its forecourt (Station Road/Station Square) and a dedicated new ‘Mobility Hub’ on the site of the existing Chester Station West car park – will improve access into and out of the Railway Station for all users. The Mobility Hub would also provide a choice in sustainable travel modes such as bus links, cycle parking and hire and e-transport, such as e-scooter and e-bikes.
Visual showing indicative new pedestrian and cycle bridge adjacent to Hoole Bridge
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03 CONSOLIDATING AND IMPROVING CAR PARKING
Existing car parking in the Gateway is dispersed and comprises surface car parking which detracts from the look and feel of the area. There is an opportunity to consolidate car parking into a high-quality, well positioned offer that is reflective of the quality of Chester Railway Station as a regional transport hub.
A car parking strategy will be required to inform the preferred approach.
A range of locations have been considered for a new multi-storey car park to service the Railway Station. This needs to be carefully considered across the Gateway. A potential location for this could be on the existing Chester Station West NCP above the proposed Mobility Hub as this could provide:
- Immediate access to the concourse.
- The potential to connect to the proposed new Mobility Hub.
- The potential for direct access from the proposed new pedestrian and cycle Hoole Bridge; and should car parking demand decrease, the car parking element of the Mobility Hub will be designed with flexibility to be converted into other uses (office / leisure).
- Any proposed new residential development within the Gateway will include suitable car parking provision informed by the overarching car parking strategy.
Existing public and private car parks across the Gateway
*Planning Permission 19/03845/OUT obtained on 3rd July 2020 for the erection of 244 bed Hotel (Class C1) over 7 storeys on the Black Diamond Car Park site.
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04 DELIVERING HIGH-QUALITY PLACE-MAKING & PUBLIC REALM
There is an opportunity to improve, promote and enhance the Gateway’s unique qualities to encourage footfall, increase dwell time, and promote the Gateway as a place people choose to live, spend time or work.
- Heritage – existing heritage assets will be conserved recognising the importance that the heritage buildings and features make to the character of the Gateway.
- Active frontages – along Station Road, Brook Street, City Road and The Bars – providing a range of food and beverage, leisure and independent retail at ground floor level, promoting vibrancy and footfall throughout the day and evening. People will be encouraged to walk and cycle along key routes leading to the City Centre.
- Landscape features intersecting the Gateway aiming to establish a network of rich, varied and connected streetscapes and landscapes. These linear landscape features would connect to the existing Millennium Greenway in the north, and Grosvenor Park in the south, and establishing Hoole Way and City Road as a new green gateway to the City Centre.
Proposed six landscape strands
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05 MEETING LOCAL HOUSING NEED
There is a need for new homes within the Gateway to meet local housing need and provide a range of tenures and house types.
New residential development within the Gateway will also play an important role in bringing more people into the City Centre and increasing footfall at all times of day and into the evening to ensure vitality and vibrancy.
- Mix of Housing Types – a range of house and apartment sizes; homes adapted for people with disabilities; care leavers accommodation; affordable housing; and Build to Rent accommodation, would be found acceptable in the Gateway.
- Supported Accommodation – the Gateway provides the opportunity to accommodate more specialist accommodation to meet the needs of the most vulnerable.
- New housing will be of a high-quality standard and meet local needs, aligned with the Council’s Housing Strategy and objectives set out in the One City Plan Refresh (2022).
Chester City Gateway provides the opportunity to transform the area around Chester Railway Station into a high-quality new destination for sustainable living and working. It provides significantly enhanced green travel connectivity to the city and the Railway Station for all visitors and residents, particularly those communities to the north of the station.
Cheshire West and Chester Council, Network Rail and LCR are consulting on a Draft Strategic Regeneration Framework that sets out the strategic vision, key initiatives, and overarching principles for the Chester City Gateway, which will be used to attract inward investment, support future funding bids and inform future planning applications.
The plan’s five Key Moves will underpin development in the gateway:
- An improved Chester Railway Station experience – creating an enhanced gateway into the city with improved public realm.
- Supporting greater accessibility and prioritisation of walking and cycling – introducing a new pedestrian and cycle bridge, improved walking and cycling routes to create an integrated transport hub.
- Consolidating and improving car parking – positioning car parking to better reflect the needs of station users.
- Delivering high quality placemaking and public realm – creating a place where people want to live, spend time or work.
- Meeting local housing need – diversifying the housing offer for local people in an area of high demand but low supply.
This website provides an overview of the Draft SRF and you can download the full Draft SRF and associated documents below.
Chester City Gateway
Chester is proud of its history and confident about its future. Chester benefits from a strong economy, unique heritage assets, world-class tourist attractions and is a regional gateway and economic driver to North Wales, Merseyside and the North West. Chester is a great place to live, do business and study.
Chester City Gateway is a key part of the City’s transformation. Chester attracts 36 million visitors each year, many of whom arrive at Chester Railway Station before onward travel to world-class tourist attractions and into the City’s primary shopping streets. The Railway Station is also a key connector to the wider Cheshire, North Wales and Merseyside area, and beyond, with many residents and businesses reliant on the railway network to connect into other principal towns and cities. Nearly 5 million passengers use Chester Railway Station each year.
Aerial photograph of Chester City Gateway
The location of the Gateway links existing residential communities to the north and east, such as Hoole Village, with Chester City Centre, and has an ability to become a destination in its own right, with the potential to create a thriving new hub for Chester, complete with new independent retailers and eateries alongside high-quality offices at City Place and new homes. Importantly the success of the Gateway will be measured on its ability to draw new people into the City Centre, to want to live and work in Chester, and encourage more footfall and vibrancy into the heart of the primary shopping area.
The Gateway is a key project, which, once delivered will build upon the achievement of Chester’s One City Plan’s significant investment of over £222 million in regeneration projects from public and private sectors.
Drivers for change
The Gateway presents a major opportunity to bring forward mixed-use regeneration and economic growth to Chester. The poor configuration of the existing Railway Station and surrounding road network is uninspiring and heavily congested. There are barriers to movement and a poor environment for people living, working and visiting the area. Redevelopment can help to mitigate these transport-led issues and create a vibrant and popular destination for business, living and tourism.
The Draft SRF is a bold and transformational vision that forms a vital part of the region’s future. The study area is an integral part of the City Centre and could become a new sustainable residential quarter within Chester, a key project of the One City Plan.
The refreshed One City Plan is based upon 4 key themes (these are outlined below). These themes represent the foundations on which the new plan is built. To ensure that this SRF is aligned with the ambitions of the One City Plan, the proposed drivers for change have been assessed against the 4 themes of the refreshed Plan.
One City Plan
Chester One City Plan 2022 – 2045
Our vision for Chester is one that is proud of its history and confident about its future. We will create a unique city that prioritises inclusivity and sustainability to ensure a healthier, greener and fairer future for all its people.
This One City Plan will build on the successes of the first plan with relevant actions carried forward. The refreshed One City Plan with be in two parts. This document is the vision, developed in partnership with
people who live, work, learn and play in Chester. It will form the basis for the action plan to follow, and this will include the 45 actions we will deliver as a city by 2045.
Click the link below to download the Chester One City Plan 2022-2045:
Chester One City Plan 2022-2045
Four Themes of the Refreshed One City Plan
Creating a new Gateway into Chester
The role of the Railway Station in unlocking growth
The opportunity for transformational change
Promoting the more efficient use of land
A need to provide new high-quality housing to meet local needs
Improving sustainable connections
An opportunity to provide a viable live/ work balance
Delivering economic growth
Creating strong amenity
Complementing the wider regeneration of Chester
Hoole Bridge access stairs to Brook Street North
Chester Railway Station
Residential development by Shropshire Union Canal
Limited space for pedestrians and cyclists on Hoole Bridge
Draft Strategic Regeneration Framework
The Chester City Gateway Draft Strategic Regeneration Framework (Draft SRF) sets out a long term vision for the area around the Grade II* Listed Chester Railway Station, including potential development and new infrastructure opportunities which will support the regeneration of a key part of Chester City Centre.
The Draft SRF is the first stage of the development process – it presents a clear vision, objectives and design principles for the area around Chester Railway Station, helping to attract new investment into the City. It will help support future funding bids and be a tool for the Council to use in determining future planning applications coming forward in the area.
The aim is for Chester City Gateway to build upon key opportunities which are already planned, for example the proposed improvements to Chester Railway Station, as well as identify the potential for further change which could be delivered subject to funding and investment being secured. There are also key sites that could be delivered in the short-term and are not reliant on new infrastructure to come forward.
The Council and public sector partners will support and facilitate development coming forward within the Gateway and help to unlock key infrastructure projects. A key role will be to seek external investment, recognising the importance of the new infrastructure for the betterment of the Gateway as a whole.
The Draft SRF is formed of two parts:
Draft Strategic Regeneration Framework
The draft SRF proposes:
Up to 600 new homes with parking as appropriate
Active ground floor uses providing new independent retail, food and beverage outlets and community uses
New high quality public realm including an enhanced Station Square
Improvements to Chester Railway Station including enhancing the concourse and consolidating car parking into a new Mobility Hub
New active travel routes for walking and cycling, better connecting the Gateway into the City Centre
High-quality greening, including planting of new trees and opportunities for Biodiversity Net Gain
Enhanced business opportunities and workspaces
A proposed new high-quality pedestrian and cycle bridge, in addition to the existing road bridge, connecting to a new green link which runs through the Gateway
Vision
“Together, we will create a beautiful Gateway to the City Centre, where residents and visitors can easily reach all that Chester and the Cheshire region have to offer. Underpinned by the Gateway’s heritage and its excellent transport connectivity, new infrastructure investment and development will transform underutilised brownfield land for public benefit. “
A highly-accessible central hub, focused around Chester Railway Station, that encourages sustainable movement and enhances the experience of the City for residents and visitors alike
Network of people friendly routes and spaces promoting walking and cycling and public transport for regional and national travel
Community facilities and distinctive commercial uses that stimulate independence and vibrancy
Making better use of brownfield land creating liveable and integrated neighbourhoods including new homes that support healthy living, working and culture
Highest standards of sustainable design and biodiversity contributing to Chester’s Net Zero-Carbon ambitions
Interactive Places Map
Key
Select the icons on the visual below for more information about PLACES.
Key Moves
There are five ‘key moves’ underpinning the vision for any development coming forward for Chester City Gateway:
Delivery and implementation
This Draft SRF is a critical first step on the journey to transform the Chester City Gateway. We recognise that it will take time to deliver our ambition and that the Council cannot deliver this alone. We will need to work in partnership with key landowners and stakeholders in the Gateway to ensure its success. This Draft SRF provides a tool in which to attract new investment into Chester, as well as set out the Council’s position and aspirations on development and design standards that we want to see come forward.
History Centre – planning application submitted and funding secured for its delivery. Construction work is expected to commence in Autumn 2023, with completion by winter 2024/25.
Chester Railway Station – planned improvements to Railway Station delivered by Transport for Wales.
Residential Developments – landowners and developers to promote and deliver new homes on the following sites:
-
- Land immediately available for development:
1. Flookersbrook
2. Lightfoot Street West
(the land adjacent to History Centre)
3. Northgate Links
4. Black Diamond Street
-Planning Permission 19/03845/OUT obtained on 3rd July 2020 for the erection of 244 bed Hotel (Class C1) over 7 storeys on the Black Diamond Car Park site.
- Land immediately available for development:
-
- Land to become available subject to the parking strategy:
5. Queens Road Car Park
6. St Annes Car Park
- Land to become available subject to the parking strategy:
-
- Land to become available subject to the consolidation of existing businesses:
7. Lightfoot Street West (builders yard)
8. Lightfoot Street East
-Opportunity for consolidation of businesses within this site to open up brownfield land for residential development fronting Lightfoot Street.
- Land to become available subject to the consolidation of existing businesses:
TO BE DELIVERED SUBJECT TO FUNDING:
Car Parking Strategy – to be developed across the Gateway to inform approach for consolidation and managing onstreet car parking.
Mobility Hub – will be located on the site of the NCP Chester Station West car park. The delivery of the Mobility Hub would be subject to a Business Case and funding. This site may also include additional parking but this would be dependent on the outcome of the car parking strategy.
Hoole Bridge – the delivery of Hoole Bridge additional active travel bridge will be subject to a Business Case and funding.
Public Realm Improvements
-
- City Road
- Brook Street
- The Bars
- Black Diamond Street Junction
- Link to Millennium Greenway
The key delivery partners for Chester City Gateway include Cheshire West and Chester Council, Network Rail who will be supported by LCR as well as individual landowners within the Gateway.
What happens now?
Once the consultation period ends on 3 February 2023, we will consider all feedback received and where possible and appropriate, make amendments to the SRF. The final SRF will then go before the Council’s Cabinet to endorse and adopt.
Stage 1
Draft SRF
Stage 2
Public consultation starts
Stage 3
Public consultation ends
Stage 4
Project team reviews all comments and updates SRF
Stage 5
Final SRF document issued and taken to cabinet for endorsement
Frequently asked questions
What is the Chester City gateway project?
Chester City Gateway provides a once in a lifetime opportunity to transform the area around Chester Railway Station into a high-quality new destination for sustainable living and working. It will build upon the opportunity to enhance Chester Railway Station and create a world-class experience for passengers and visitors.
Over the long-term, the Gateway project has an ambition to deliver the following:
- Up to 600 homes with associated parking where appropriate;
- Active ground floor uses providing new independent retail, food and beverage outlets, and community uses;
- New high quality public realm including an enhanced Station Square;
- Improvements to Chester Railway Station including enhancing the concourse and consolidating car parking into a new Mobility Hub;
- New active travel routes for walking and cycling, better connecting the Gateway into the City Centre;
- High quality greening, including the planting of new trees and opportunities for Biodiversity Net Gain;
- Enhanced business opportunities and workspaces; and
- A proposed new high-quality pedestrian and cycle bridge, in addition to the existing road bridge (Hoole Bridge), connecting to a new green link which runs through the Gateway.
Where is Chester City Gateway?
Chester City Gateway is the area immediately surrounding Chester Railway Station and includes land north and south of Hoole Way, Station Road, Brook Street, City Road leading to the Bars roundabout, Queens Road Car Park, land a Lightfoot Street West, land at Lightfoot Street East, Brook Street Car Park, Black Diamond Street Car Park, and land at Trafford Street.
It is important that the proposals for the Gateway reflect and respond to the surrounding area and local context, including respecting heritage assets and making sure that existing communities (residents and business community) have improved walking and cycling links to the station and the Gateway.
What is the Draft Strategic Regeneration Framework and what is its purpose?
The Draft Strategic Regeneration Framework (SRF) sets out a clear plan, vision and objectives for the Gateway, along with key development principles and an illustrative masterplan. The aim is for the SRF to be formally endorsed and adopted by the Council and if this happens, the SRF will help to guide new development in the area and encourage investment.
The SRF is not a planning application. It sets out the broad principles and parameters that are important for future planning applications to consider. The development proposals put forward in the draft SRF are illustrative only, but start to outline the type of potential uses, scale and massing of development that could come forward in the Gateway.
The draft SRF has been developed in line with national planning policy and Cheshire West and Chester Council’s Local Plan. If adopted, the SRF will be a material consideration on future planning applications within the Gateway area.
What are you consulting on?
We are keen to hear people’s views on the development principles and vision that is being put forward within the Draft SRF. We will take on board comments and consider these in preparing the final SRF.
How can I get involved in the consultation?
You can download the Draft SRF and its supporting documents from this website and comment via the online feedback form here. We will be holding a series of drop-in consultation events where you can view a summary, speak to members of the team and ask questions. The events are being held on:
Tuesday 17 January – Chester Railway Station – 11am – 6.30pm
Wednesday 18 January – Christ Church Mission House – 11am – 2pm & Hoole Community Centre 3.30pm – 7pm
Saturday 21 January – Storyhouse – 10am – 3pm
If you can’t attend an event but would like to speak to someone about the draft SRF please call 0800 089 0362 or email [email protected]
Please send us your comments by 3rd February 2023.
How do I comment?
You can comment online here or you can request a paper feedback form by calling 0800 089 0362 or emailing [email protected]. Please also contact us if you’d like the form or information in an alternative format.
How long will development proposals take to come forward?
The draft SRF is a long-term vision for the Chester Gateway. Some sites, such as the proposed pedestrian/cycle bridge will take longer to be delivered and will be dependent on detailed feasibility work. Some of the development proposals put forward in the draft SRF are already in the pipeline, such as the proposals for a new History Centre on Lightfoot Street West, for which a planning application has been submitted.
We will need to work in partnership with key landowners and stakeholders in the Gateway to ensure its success. This Draft SRF provides a tool in which to attract new investment into Chester, as well as set out the Council’s position and aspirations on development and design standards that we want to see come forward.
Who will deliver the projects in the draft SRF?
The proposals set out in the Gateway are being put forward by Cheshire West and Chester Council, LCR and Network Rail. These delivery partners have entered into an agreement to work collaboratively together in the Gateway. There are several key landowners, existing businesses and occupiers within the Gateway which the partners want to work with, to ensure the successful achievement of the vision, and to enable all to benefit from positive changes in the Gateway.
Delivery Partners will be exploring funding streams to help deliver the projects, as well as the potential for developer contributions as sites in the Gateway come forward for development. No funding is agreed at this stage.
Who is LCR?
LCR specialises in sustainable regeneration, site assembly and masterplanning. LCR facilitate the delivery of tens of thousands of new homes and jobs, and generate in excess of £7bn of public value, through leveraging our existing assets, partnerships and joint ventures.
In partnership with a range of private developers, housing authorities, local and central government agencies and transport authorities, we are working to unlock development and regeneration opportunities across the UK’s network of railway stations and their surrounding land.
What are the next steps after the SRF? When will planning applications come forward?
A Delivery Strategy has been prepared which identifies the potential standalone development opportunities (which are not constrained by infrastructure requirements) and those projects which are interrelated, for example the Mobility Hub could unlock development on Queens Road car park. The Delivery Strategy is intended to be flexible to respond to changing market conditions and developer/investor interest, and available funding.
Planning applications could come forward at any time for any of the privately-owned sites. The SRF is proposed to be in place to help ensure a comprehensive approach to new development in this area and provide guidance on the type of development (quality/ mix/ scale) that could be appropriate in this area.
What other types of development will come forward?
We aim to create a mixed community in the Gateway – bringing together new housing, workspaces, small independent food and beverage uses and community/ civic uses. The final mix of uses will depend on the market and occupier demand.
How will I be affected by proposals in the draft SRF focus area?
We are keen to engage with businesses and residents in the Gateway. If you think that you, or your property might be affected by the proposals in the draft SRF, please contact us on 0800 089 0362 or [email protected].
Contact us
If you have any questions, or require the documents in a different format, please email [email protected] or call 0800 089 0362.
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