32 REFURBISHMENT


Low-cost refurb pays dividends


The refurbishment of the dated Lion Walk scheme in Colchester shows that a lot can be achieved for relatively little outlay


T


he legacy of the Lion Walk redevelopment, will the be total transformation of the building fabric, public realm, shopping experience and the environment for only £1.4m.


This modest sum demonstrates that through a carefully considered architectural approach and strict cost control, landlord’s work can be carried out in these challenging times to renew both public and retailers interest and put the investment on a sure footing for the next 30 years. And according to Graeme Roe, director at Stanley Bragg


Architects, this “defensive investment” model can be applied to almost any shopping centre that requires limited landlord’s investment. The centre, designed by Frederick Gibberd Partnership (in association with Stanley Bragg Architects), in the early 1970’s, represents the architecture and the fashion of that particular period. The simple form, the geometric lines, restricted use of materials and the use of human scale elements, have contributed to the longevity of the development. However, the obvious detraction to the scheme was the dark


environment created by the dark timber soffits, black mortar and grey and black tiling on the high level facades. But on the positive side, the centre occupies the prime retail location in Colchester and is anchored by Marks & Spencer, Boots, BHS and WHSmith. Other major retailers at the centre include River Island, New Look, Topshop, HMV and Body Shop. The original owner, F&C Property Asset Management, sold the leasehold investment to LaSalle Investment Management’s UK Ventures Fund in 2008. It became apparent to the new owners that, with the exception of some limited works in 2003, the centre had not been upgraded to meet the standards required in a modern shopping centre. The new owners decided that refurbishment was essential


to revitalise retailer interest in the scheme and to improve the shopping experience. The client’s brief to Stanley Bragg was to produce a cohesive


master plan approach to deliver the project in a number of phases. Key priorities were to combine units where possible to respond to changing store size requirements and to improve sightlines in order to maximise retailer exposure. The architect was also asked to re-brand the centre and to


create new, more prominent entrances including a new double- height feature entrance for BHS, which suffered from a lack of


SHOPPING CENTRE July 2011 www.shopping-centre.co.uk Before


“This ‘defensive investment’ model can be applied to almost any centre”


street presence. The extension and two-storey entrance atrium has now created a striking approach into the store. The refurbishment was also required to address planting, signage, lighting, street furniture and paving to significantly upgrade the shopping experience. According to Roe, there are a number of key drivers that influenced the design and construction. First among these was the rich heritage of Colchester and the local archaeological findings


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