Northside, Birtley: Development Brief
Draft SPG19
Derwent West Bank Development Brief
Gateshead UDP: Deposit Draft Replacement Plan
JULY 2004
PREFACE
This document is one of a series of Supplementary Planning Guidance (SPG) which is being made available for comment in association with the Gateshead's Deposit Draft Replacement Unitary Development Plan. It emerges from the Plan (UDP) and is intended to clarify and amplify policies contained in it.
SPG is not part of the development plan but it must be cross-referenced with the plan and be prepared in consultation with the public. It is issued separately from it and does not have the special status accorded to policies in the plan by the Town and Country Planning Act 1990. However in determining planning applications, it is a material planning consideration and is afforded considerable weight.
SPG is being made available for comment for a period of eight weeks between Monday 2nd August and Monday 27th September 2004.
If you wish to make any comments on it, please do so in writing to the following address:
Spatial Strategy Team
Planning and Environmental Strategy
Development and Enterprise
Gateshead Council
Civic Centre
Gateshead
NE8 1HH
If you would like any further information about assistance with SPG, or to purchase further copies, please contact the Spatial Strategy Team at the above address or by telephone on 0191 433 3000.
Explanatory Note
Supplementary Planning Guidance has been prepared to amplify and clarify policies contained in Gateshead's Deposit Draft Replacement Unitary Development Plan. The full list of documents intended to accompany the plan is as follows:
SPG1 Conservation Policy Guidelines*
SPG2 Crime Prevention in New Development
SPG3 Re-use of Rural Buildings incorporating Design Guide*
SPG4 Children’s Play Area Standards
SPG5 Provision of Open Space and Landscaping in New Developments
SPG6 Tyne Gorge Study
SPG7 Areas of Special Character: Broom Lane and Eighton Banks, Wrekenton*
SPG8 MetroCentre*
SPG9 Lifetime Homes and Wheelchair Housing
SPG10 Public Open Space Needs and Standards
SPG11 Affordable Housing
SPG12 Northside, Birtley
SPG13 Development Control Policy on Hot Food Take-away Shops
SPG14 Cycling Strategy for Gateshead*
SPG15 Car Parking in New Development
SPG16 Chopwell, Heartlands
SPG17 Kibblesworth North
SPG18 West of Derwenthaugh Road
SPG19 Derwent West Bank
SPG20 North of MetroCentre
*These items are not available for consultation purposes:
· SPGs 1 and 3 are simply being carried forward as unchanged items of existing SPG;
· SPG15 is adopted Council policy and was prepared in consultation with the cycling organisations in 2002 and is not available for further consultation; and
· SPGs 7 and 8 are still in preparation.
Additional items of SPG may be identified at a future date.
1. PURPOSE
1.1 Planning briefs are to be prepared for specific Unitary Development Plan (UDP) employment sites. The brief is intended to assist with securing the satisfactory overall development of the site as efficiently and expeditiously as possible.
1.2 The requirements and guidance within the brief are both general and specific but not necessarily exhaustive. Additional requirements may be sought and further guidance given. It is recommended that prospective developers have early discussions with the Development Control Manager before finalising their proposals and submitting a planning application.
2. CONTEXT
The Site
2.1 The site has a gross area of approximately 7 hectares and is located to the east of Derwenthaugh Road. It lies on the west bank of the River Derwent. The site was formerly used as railway sidings. These have now been cleared to leave a levelled, flat site.
2.2 In recent years the Council has undertaken considerable improvements to the west bank of the River Derwent which has included new revetments, a footpath, landscaping and seating. To the south of the site are the Hurrocks allotments.
2.3 Part of the National Cycle Route Network lies between the River Derwent and the eastern boundary of the site.
Planning History
2.4 Outline planning permission was granted on 23 July 2001 (Ref No. 651/01) for the development of 0.86ha of land for hotel use with public house, restaurant or diner uses on the southern part of the site.
Ownership
2.5 The majority of the land is in the ownership of Gateshead Council (UDP ref JE2.7); the “teardrop” parcel of land is in private ownership (UDP ref JE2.6).
Gas Pipeline
2.6 A high-pressure gas pipeline is located at the southwestern end of the site on its periphery. Development may not take place within seven metres of this pipeline. Further information should be obtained from Transco.
Power Lines
2.7 The site is crossed at its southern end by electricity transmission lines.
Interceptor Sewer
2.8 An interceptor sewer passes through the site, very close to its northern boundary.
Services
2.9 It is understood that all services (water, drainage, electricity, gas and telephone) are available, but developers should satisfy themselves that this is so.
Ground Conditions/ Methane
2.10 Part of the site is within the 250-metre consultation zone of a former landfill site that has been notified to the Local Planning Authority by the Environment Agency. The possibility of underground methane needs to be addressed. Further advice can be obtained from the Environment Agency. Potential ground contamination should be investigated and appropriate remediation works identified.
Flooding
2.11 The land is below the 5-metre contour and flooding is a possibility although the site has not been identified on the Environment Agencies Indicative Flood Plain Maps. Further advice should be sought from the Environment Agency.
3. DEVELOPMENT PLAN
3.1 The Deposit Draft Replacement Gateshead UDP provides the policy context for the preparation of an acceptable development scheme. Developers should consult the UDP Written Statement to identify relevant policies and to note proposals for the area surrounding the site.
3.2 General policies on new employment development are contained in Chapter 7, “Jobs and Employment”. These policies aim to improve employment opportunities in the Borough but also recognise that the long term economic future of the area depends on continuing and strengthening environmental protection and enhancement. The following policies will be particularly relevant in the consideration of any planning application for the development of the site:
· General Development Control Policy (GDC1)
· Primary Employment Areas (JE1)
· Transport Network (T1)
· Blaydon Pedestrian and Cycle Bridge (T17)
· Character and Design (ENV3)
· Green Corridors (ENV24)
· Open Space in Retail and Employment Uses Developments (ENV25)
· Crime Prevention (ENV26)
· Creating an Accessible and Inclusive Environment (ENV28)
· The Durham Biodiversity Action Plan (ENV43)
· Wildlife Habitats (ENV44)
· Sites of Special Scientific Interest (SSSI)(ENV45)
· Sites of Nature Conservation Importance (SNCI) (ENV46)
· Wildlife Corridors (ENV47)
· Flood Risk (ENV 54)
· Appendix 1 – Employment Sites
Land Allocation
3.3 The site is allocated for employment uses and lies within the Blaydon/ Derwenthaugh Primary Employment Area in the Deposit Draft Replacement UDP. The site could, subject to detailed considerations, be developed for any type of employment uses falling within use classes B1, B2 and B8 (Policy JE1).
4. GENERAL REQUIREMENTS
4.1 A number of requirements apply to all sites:
· SPG2 Crime Prevention in New Development
· SPG5 Provision of Open Space and Landscaping on New Developments
· SPG15 Parking Standards
5. SPECIFIC REQUIREMENTS
Access
5.1 It is envisaged that the northern part of the site will be accessed from the roundabout on Riverside Way and the southern part of the site from Derwenthaugh Road, but the nature and type of development proposed for the site will determine the eventual layout.
5.2 A Transport Assessment and Travel Plan should be submitted as part of any planning application for the development of the site.
5.3 The provision of a pedestrian and cyclist bridge linking the site to mixed use area to the eastern bank of the Derwent and the MetroCentre beyond is seen as a necessary element to the redevelopment of the site, the development of which would be secured through a legal agreement. The preferred location is at the narrowest point of the river. The bridge should be of high quality and an imaginative design.
Landscaping
5.4 Full landscaping details should be submitted as part of any planning application for this site.
5.5 Any landscaping scheme should seek to include pedestrian links to the existing riverside footpath and the National Cycle Route to the east of the site. Development should be so arranged that service areas are not visible either from this footpath or from the east side of the River Derwent.
5.6 Landscaping proposals should have regard to the site’s location within a wildlife corridor and in close proximity to the River Derwent/ Metro Radio SNCI, utilising the existing landscaping features on the site. The provision of wet grassland near to the riverside would complement the neighbouring habitats, and would particularly benefit wading birds.
Design
5.7 This is a very prominent and important site on which the Council wishes to see only high quality development. The site would be appropriate for large single units, smaller units or a mixture thereof. Because of this site’s prominence, open storage uses are unlikely to be acceptable.
5