CONSETT TOWN CENTRE development framework & masterplan
CONTENTS
SECTION ONE: INTRODUCTION
SECTION TWO: BASELINE
SECTION THREE: THE VISION
SECTION FOUR: TRANSPORT AND MOVEMENT
SECTION FIVE: PUBLIC REALM
SECTION SIX: POSSIBILITES FOR CONSETT
SECTION SEVEN: DEVELOPMENT OPPORTUNITIES
SECTION EIGHT: DEVELOPMENT FRAMEWORK
SECTION NINE : IMPLEMENTATION PLAN
SECTION ONE: INTRODUCTION
INTRODUCTION SECTION ONE
The overarching goal for Consett
In November 2009 a Masterplanning Consortium led by GVA Grimley was commissioned by Durham County Council to Inception develop a strategy and masterplan for Consett Town Centre Meeting / Site Visits and to provide commentary on a wider development framework for the urban area of Consett and its surrounding suburbs. Business Market / Evidence Surveys Review
The three stage process commenced with the establishment of the baseline and economic rationale for the vision. This Case Studies report records Part 2 of the masterplanning process – the development of the vision and the preferred options. Part 3 Resident and the final stage will detail the preferred option as a Surveys
STAGE1 Site Analysis development framework and delivery plan.
This report is Part 2 recording the iteration of the draft Public Exhibition framework. (A schedule of outputs produced to date to set the details in Fig 1 opposite). The report specifically assesses the relative merits of the different approaches explored and Produce Baseline the rationale behind the result and preferred approach. It Report provides an audit trail of the iterative process of developing and consulting on the options. This Part 2 report is divided into sections: Stakeholder Meetings Option Development Option Testing
1) Introduction, 2) Market Assessment Second Public 3) The Vision Exhibition
4) Transport & Movement STAGE2
5) Public Realm 6) Possibilities for Consett Select Preferred 7) Development opportunities Options 8) Development Framework 9) Implementation Plan
Preferred Option Financial
Development Analysis/Testing In addition, appendices form the fourth and final part of this
report - these include details of consultation and community Surveys STAGE3 involvement and the preparation of the development Final Masterplan framework and masterplan. Figure 1
INTRODUCTION SECTION ONE
The purpose of the Masterplan
Why Does Consett Need A New Vision? When Consett Steel works closed for good, the future was • Establishes a vision for Consett Town Centre to guide its almost too bleak to contemplate. Unemployment was at development and improvement to 2025; 35% in some areas and there was nothing to fill the void. The • Incorporates improved links to and within the town centre areas population dwindled by 20,000 to just over 80,000 as for pedestrians and cyclists; people left in search of alternative locations of work. • Creates a linked system of high quality public spaces; • Provides a clear design structure for new development Today more than 200 different companies operate in and with an emphasis on sustainable design principles; around the town. More than 6,000 jobs have been created • Offers specific proposals for key sites based on sound since the Steel closure of 1980. New developments and commercial principles; investments have improved the economic stability of Consett • Identifies other sites and buildings which should be but there is a need to create a town centre environment that retained and those where redevelopment and will meet the expectations of businesses, residents and improvement will be encouraged; visitors. • Provides the basis on which development proposals for Front Street difficult to negotiate for pedestrians Middle Street is cluttered with ageing street furniture the town centre would be judged; and It is hoped that the final town centre masterplan will act as a • Sets out how the proposals will be funded, implemented guide for regeneration and investment activity over the next and programmed. fifteen years. It is to be supported by the development st framework to secure the creation of a 21 Century modern The eventual output of the final stage will be a masterplan environment town. From the above it is important to set a for the centre and a linked framework identifying wider town vision for Consett Town Centre. We would suggest this vision developments. This will comprise the development is as follows: framework and delivery plan, and it will set clear parameters for the long-term development of the town centre based on Consett Town Centre will be a successful, attractive and the overall design vision mission of the scheme. The vibrant place and improve its relative position in the hierarchy masterplan has been tested technically and costed broadly to of town centres year on year. give confidence to the public sector partners of the merits of the preferred option and to highlight key issues to be In providing the above vision, the objective that a great town addressed in the delivery. centre contributes to a great place is where our direction st should be set. Consett needs to offer a 21 Century town Status of the Masterplan centre that provides for all the needs of the town and the The current principle planning policy guidance for the town surrounding areas, promoting its future for decades to come and its centre is set out in the Derwentside Local Plan which providing visitors to the north east region with an alternative was adopted in 1997 . This is supported by a number of other Looking south toward Front Street The Derwent Centre offering. documents which provide commentary on issues in relation The purpose of the Masterplan is to secure a successful to retail, residential and open space provision. Together future for the town centre by developing its strength and these documents carry significant weight in the addressing its weaknesses. In particular it: determination of planning applications and appeals.
INTRODUCTION SECTION ONE
The brief and its objective
The Area and Project Brief arrangement and the heritage it contributes to growth of the The Masterplan seeks to work with the above documents The town of Consett originally described as an acropolis of town and its town centre. acting on a current up-to-date evidence base. It provides the mining communities in the north west of County further detailed guidance on uses and design and pays close Durham, had its origin in 1841 when the Derwent Iron In recent years continued growth following the demise of the attention to current statutory planning documents. It has Company commenced to work iron stone. Accommodation Steel Works was rapid. That growth was fuelled through also been prepared in light of the emerging Core Strategy for the workmen was necessary near to the works and what residential housing development and some employment and and Local Development Framework process. In light of this amounted to a prospectus camp was pitched on the higher retail activities which took place and were promoted in and the extensive public and partner involvement in its land forming the east bank of the Derwent Valley in the wild locations adjacent to the Project Genesis site. At the same preparation, the masterplan carries some weight and is a moorland district of the county. time some investment was provided for the town centre in material consideration in the determination of planning the forms of development surrounding the current bus applications and appeals. The original nucleus “the road” existed at the heart of the station, as well as to its south western edge. town centre. In time surrounding this, shops, hotels, Consultation churches and theatres sprung up as needs required and The main object of this Masterplan may be broadly stated as From the very start of the masterplanning process, the public demand increased, to form a town with a population in 1925 being a desire to improve the town centre and to link it with along with key partners and stakeholders have been closely of some 13,000. Throughout the decades to follow, the its wider functions including that proposed for the new involved. steady increase of population resulted in the building of academy, and the retail activities that take place to the south additional houses, schools which had been constructed as west at the Hermiston Retail Park and beyond onto the Berry In February 2010 the team undertook a day of visioning the needs of the moment dictated, without much thought Edge site forming part of Project Genesis. (See figure 2) on seeking comments from locals on what they wanted to see for the future. The result is that we now have a somewhat the following page). within their town centre. That coupled with residents and confused system of streets and an illogical intermingling of business surveys undertaken during the period December domestic and business properties. In the towns growth few Such proposals are brought within the bounds of practical 2009 to February 2010 provides the foundation to drive schemes have been followed and during recent years politics entirely due to the far sited action of the Council and forward this Masterplan. development has been controlled by the planning system the public spirited co-operation of its partners including which demanded certain standards of provision. Little Project Genesis, and principle property owners within and control has been exercised in relation to the town centre, surrounding the town centre. what it provides, and movements to and from such, With the above we seek to address the following set of particularly towards the former Steel Works site on Project Genesis. Some may conclude that these tend to make a objectives:
characterless and inefficient town with the feeling of
indefiniteness and an appearance of deformity and lacking • Provide a sustainable and vibrant town centre; the orderly arrangement indispensable for the successful • Identify opportunity sites for a potential redevelopment; functioning of a normal town centre. • Improve linkages between the town centre and the wider area; Consett had a worldwide reputation for its iron works with • Make recommendations that are deliverable; its originally ultra-modern plant which had a justifiable claim • Identify issues associated with infrastructure delivery; to importance. Clearly the consciousness of that plant and • Optimise environmental, social and economic the original iron works should be reflected in its sustainability in the town centre and Consett both through
INTRODUCTION SECTION ONE
Consett in context
the phasing of the developments and the implementation process; and • Develop a strategy that will meet the needs of Consett socially and physically.
The town centre is surrounded by housing areas. Many of the residents use the town centre walking to its heart around Middle Street, the Victoria Centre, the bus station and Front Street.
On the edge of the original centre are the Derwentside College and the Hermiston Retail Park. These are linked to the centre with pedestrian routes leading up Front Street and through the Nile Street Car Park. Beyond the College is Project Genesis which has been developed for housing, employment and leisure opportunities. Tesco propose a new convenience store in this location.
North of the town centre is the Belle Vue site. This is proposed to be developed for a new academy and leisure facility. Pedestrians will walk between the academy and the The Vision and Opportunity town centre. The most direct route is past the current swimming pool and along Stanley Street. With the overarching goal of creating a great town centre to create a great town, the vision of the Council
and its population is for the town centre to become an attractive location within the north east region with At this current time it is difficult to identify the beginning of the creation of a critical mass of commercialisation associated with retail and leisure opportunities. the town centre because the shops are spread over a large area. Acknowledging all of the above and acknowledging the Sites alone are seldom sufficient to increase commercialisation, but they are often an essential component, linkages with the wider area, the masterplan site has been especially in delivering proximity advantage. The town centre has weaknesses in terms of its broad geo- defined in order to take account of adjacency and graphical diversification set with an older centre to the east and the newer retail opportunities to the west. It connectivity. is however physically linked to the surrounding area and opportunities that are associated with the new
academy and leisure facility, and linked retail opportunities and trips associated with new development in the form of the Tesco application on the Berry Edge site.
The town centre therefore is strategically and centrally located and thus is of prime importance in the future of Consett. Figure 2
SECTION TWO: BASELINE
BASELINE ANALYSIS SECTION TWO
Consett property market overview, requirements and issues
The Commercial Property Market Analysis which The overall objectives of this development framework and have assisted and contributed to the regeneration of the accompanied the preparation of the Durham County Council Although within Consett there is a large supply of masterplan are to encourage housing that supports a town. We need to continue to improve the housing offering, Employment Land Review and Retail Study set comments on employment land there is an issue regarding the quality and sustainable, vital and viable town and centre. To achieve and couple this with economic development opportunities to the provision of future demands within this part of the availability of much of the existing portfolio. Very little this, a number of objectives have to be set mainly being: ensure a greater amount of retention of people within the county, and within Consett. The documents explored the prime opportunities exist, with the majority of enquiries town, and to create an environment within which people development prospects for various locations making made by businesses being for smaller units which means • To maximise the efficient use of land and buildings, want to live. reference to the Council’s Strategic Housing Land Availability creation of smaller development opportunities, whereby the encouraging mixed-use developments; Assessment, and the needs and demands placed with implementation of infrastructure make such developments • To reduce the needs to travel through the integration of According to the County Council’s Strategic Housing Market respect to housing, employment, retail and other forms of unviable. housing, employment and services; Assessment published in 2008, Consett falls within the development such as the provision of parks, allotments, and • To ensure the phasing of the development of housing Gateshead and North Durham housing market. This market other recreational uses. There is an opportunity to foster growth in employment reflects the economic conditions and the population is centred on Gateshead at the core of the Tyne & Wear City opportunities through the provision of live / work units. The projections; and Region but extends to include Chester-le-Street, Consett and Identifiable proposals include that for the new Academy, the Council has received funding that has helped to stimulate • To integrate extant an existing planning permissions Tynedale which are all commuter locations for those working redevelopment of the sports centre and swimming pool, as local business starters. The former Derwentside Authority within the same work. in and around the A1 corridor. As such we would suggest well as proposals related to the town centre, primarily that area has been successful in providing a range of incubator this places Consett in an excellent competitive position being proposed by Tesco at the Berry Edge site. and managed work space developments, including the Unfortunately the residential market downturn which took whereby the provision of quality family housing can add to Derwentside Business Centre. However there is a need for a effect in late 2007 gathered pace during 2008 into the and contribute to the success of the town. Employment Opportunities greater provision of move-on accommodation which at this beginning of 2009. This was fuelled by the financial turmoil The Project Genesis site at Berry Edge is a major time is not currently being met. caused by the collapse of the American sub-prime market, Retail / Leisure employment land allocation on the southern edge of Consett the failure of Northern Rock and the resultant lack of Research and analysis recently undertaken in relation to Town Centre. It has an estimated net developable area of Significant employment opportunities will come in the form liquidity in the mortgage market. These have had a severe County Durham and Consett has provided context and a 34.2ha. The site has recently received planning consent for of retail and service provision associated with development impact in the deterioration of the housing market in an comprehensive picture of the wider issues faced by the mixed-use comprising residential, retail and a sports village. at the town centre. The proposal for a large Tesco extremely short period of time. town. The research included a brief analysis of the economic Its future availability for standard B class employment use Supermarket at the Berry Edge site has clear implications for situation and how this is impacting on both the retail and will be limited if this consent is implemented. both part-time and full-time employment opportunities Despite the above there are signs of an improving market. commercial property markets within this locality. associated with the town. Developments such as that Assuming that no other significant factors come into play The amount of employment land in Consett is generally proposed by this development framework and masterplan and that mortgage liquidity improves, the masterplan Taking that analysis, the masterplan needs to set sustainable more than adequate. The reallocation of the Berry Edge site will generate jobs within construction, as well as in the reflects a need to cater for the pent-up demand and the lack objectives which can be delivered contributing to the for mixed-use proposals would reduce the supply in this service industries associated with the education and leisure of new supply in the pipeline. It does not seek to promote wellbeing of the town’s residence. As such the primary location. However, it should be noted that locations such as sectors. Opportunities associated with the redevelopment one site over another but reflects the Council’s work in objective the masterplan sets is to provide a retail, cultural Berry Edge can add to the provision of quality employment within the town centre will also make provision for jobs, in identifying suitable opportunities. Strategies to deliver an and leisure offer that improves Consett’s position in the opportunities to enable other existing developments to particular that created as part of the new civic function appropriate amount of housing over 15 years will be retail hierarchy. To do this, the following objectives have establish greater critical mass. Consett as a major centre presence within the town centre, as well as all the developed as part of the planning process. been set: within the county although having a higher proportion of opportunities proposed by the National Health Service allocated employment land could reasonably justify its Primary Care Trust. When the market improves the main focus for house • To increase the quality of the retail stock within the retention but with some scope for further de-allocations as builders will be family homes in good locations. Consett has town centre; appropriate. Residential provided higher quality offerings in recent decades, which • To increase the number of visitors to the town and to
BASELINE ANALYSIS SECTION TWO
ensure improved connections between the original town the retail park to include for extending the existent congestion and illegal car parking. To achieve this, the centre and the edge of centre Hermiston Retail Park and Morrisons Store and creating new retail units. The masterplan focuses on how the above can be provided masterplan sets the following objectives: the new Tesco Supermarket proposal; and in the order shown. It builds on investment input for the • To encourage link trips between the town centre and the Opposite the retail park, the regeneration of the former earlier element of the town centre regeneration proposals • To provide accessible and attractive walking and cycling retail park. Steel Works (Project Genesis) is ongoing. There is outline seeking to stimulate interest in time for the creation of new routes; planning permission for a new bulky goods orientated retail shopping experiences. • To reduce the need to travel through closer integration The town centre is relatively well defined and the main retail park on the Berry Edge site. To the south of Genesis there of housing and other town centre uses; offers primarily focused around Middle Street, Front Street are currently proposals by Tesco to move from its present In a town centre high street, comparison goods are an • To improve car parking within the town centre; and and Victoria Road. Middle Street is the primary out of centre store at Delves Lane to a vacant out of centre important determinate in the local residents choice of • To improve accessibility to car parking within the town thoroughfare and comprises a mix of national multiples site south of Genesis Way. This new food store would make shopping destinations; the current clothing and fashion offer centre. 2 (Superdrug, Co-op and Heron Frozen Food), local provision for an 8,000m gross store. within the town centre is orientated towards value retailers independent stores (including the In-Shops Arcade) and and lax mainstream national fashion multiples. Therefore, in The A692 is the main road serving Consett, which connects traditional high street service uses. The town centre market An examination of the town centre reveals that it is not order to increase market share performance and address the town with Gateshead and Newcastle beyond, which is is also held here. performing as well as it should do. It could not existing different quality of deficiencies in the retail offer, situated approximately 12 miles north. The A692 also accommodate new retail offering suitable for modern the town centre needs to attract national fashion multiples provides the main road link to Stanley via the A693. The Victoria Road runs parallel to Middle Street and has several requirements. Such have located to the edge of centre and of comparable quality to those in the surrounding larger A692 also links the town to the A68 which provides access to national convenience and comparison shops including Argos, out of centre retail provision at Hermiston Retail Park. The centres. Corbridge and Edinburgh beyond, and Darlington to the Home Bargains, Peacocks Clothing, Lidl and Iceland. Boyes links between the two areas are poor and would duly need south. In addition, the A694 provides an alternative route to Department Store is a key anchor for the small Derwent to be significantly improved. The Morrisons and new Tesco Whilst the prospects of Consett currently attracting major Newcastle and Gateshead via Shotley Bridge and Rowlands Centre which links Victoria Road and Middle Street. Beyond stores are and will be the two key town centre attractors, national fashion is limited given its size and close proximity Gill and finally the A691 provides a direct road link to the Derwent Centre the retail offer has become secondary in but unfortunately they are located outside of the primary to the MetroCentre and Newcastle, current retail Durham to the south east of the town. nature although Forster’s Department Store has proved town centre. As such, it is clear that if retail opportunities commitment should positively enhance existing market prominently located at the junction of Victoria Road and continue, over and above those existing and approved to share increasing the amount of comparison expenditure to Bus Services John Street. move towards edge and out of centre locations because of be retained within Consett Town Centre’s catchment area. The bus station in Consett is located within the heart of the lack of facility within the core area, this could be at the town adjacent to the Lidl and Argos stores. The bus station Front Street is a main traffic route through the town centre expense of the original core centre area if future The objective of the masterplan is to capitalise on the above is situated approximately 50m from Middle Street, accessed and comprises a mix of national and independent retailers. opportunities are not investigated. As such, the masterplan and improve the offering and the quality of provision based via Medomsley Road and contains several stands which The Empire Theatre is prominently located on Front Street at sets proposals to seek to improve the town centre based on on what is a significant retail catchment area. serve the wider town as well as providing frequent services its junction with Victoria Road and there are several pubs a strategy as follows: to Newcastle and Durham. and bars in close proximity. Access and Transport 1) Public realm / shop front improvements; Access and movement issues associated with the town and In addition to the bus station there are numerous bus stops The second element of the town centre is the Hermiston 2) Improved car parking arrangements; the surrounding area are important to its future prospects. that serve the wider town and link with surrounding Retail Park. Hermiston Retail Park is located south west at 3) Increased opportunities for residential Clearly, in order to have a good town we need to have a communities with the town centre and the wider Tyne & the bottom end of Front Street away from the original core development; good and accessible town centre. The objectives for access Wear conurbation. town centre area. This area includes a mix of national 4) Creation of public realm / public squares; and and transport need to be set within this development multiple retailers including Morrisons, Aldi, Focus DIY and 5) Redevelopment to create new shopping framework and masterplan. This should seek to make the It is a general consensus that most people access town Matalan. There is also planning permission to reconfigure experiences. town centre more accessible and permeable, reducing centre either by bus or by foot.
BASELINE ANALYSIS SECTION TWO
areas. However, it is clear that improvements will have to be Highways Issues Environmental and Natural Resource Efficiency made and opportunities for improvements highlighted. Consett benefits from good strategic road access to Tyne & Our health and well-being is inextricably linked to the quality Wear and the City of Durham. There is a current pinch-point of our air, water, soils and biological resources. It is In addition to the above the area to the west of Consett on the A692 / A693 junction, which is proposed for important that for continued sustainable prosperity, the Town Centre is allocated as an Area of High Landscape Value improvements in the Local Transport Plan in line with environmental limits of natural resources are understood (AoHLV). A wildlife corridor also runs along the River proposals for a new open caste quarry site opposite the and respected. Derwent at Shotley Bridge. These should be rural and junction. protected. The sustainability and masterplan objectives for The only other major schemes proposed in the Local environmental integrity and natural resource efficiency are Transport Plan is the proposed Delves Lane bypass which is a based on findings set out in the United Kingdom Sustainable medium to long-term aspiration, as well as the proposals for Development Strategy. It sets a measure against which the improvements to the Leadgate bridge and access to the environmental effects of the masterplan can be tested. In Leadgate roundabout. It will be necessary to ensure that the essence, the masterplan will seek to protect, enhance and masterplan safeguards the route of these proposals. The promote environmental assets, and to maximise local proposed development in these locations will need to take environmental sustainability. In order to achieve this, the account of these proposals. following objectives are set:
Within the town centre car parking is the key issue. There is • To protect and promote designated and other important currently a lack of car parking spaces within the town centre. open spaces outside of the town centre; The main car parks are situated on Nile Street to the south • To protect enhanced designated open spaces and create west of Middle Street and adjacent to the Lidl Supermarket green links between them; north of Middle Street. There are also a number of other • Encourage development that minimises the health small car parks on the edge of the town centre. The Lidl car effective climate change; park is limited to 2 hours free car parking, which restricts the • To improve air quality by discouraging the movement of long-term visitor. The Nile Street car park makes provision freight vehicles through the town centre; and for the majority of car parking. Generally the Nile Street car • To maximise the energy efficiency of all new park is full on week days and at weekends. development.
In addition to the above there is a significant issue with The County Council have recently undertaken an open space illegal parking in and around Victoria Road. This will need to assessment which outlines deficiencies in provision of open be addressed as part of the masterplan. space within Consett. In general it has recommended that there is an increased provision for parks and gardens within Overall there are no major highway issues in and around the town. It also highlights that access to facilities is poor Consett. However, it will be essential to ensure that the with few areas meeting the recommended standards. The masterplan safeguards routes for road and junction lack of provision of parks and gardens to some extent can be improvements as required. met through the provision of outdoor space within some Economic and Policy Drivers
SECTION THREE: THE VISION
THE VISION SECTION THREE
The proposition for the town centre
The Regional Spatial Strategy for the north east which was Belle Vue sites. (See Fig 3). The opportunity to shape the published in February 2008 set out the future vision for the future development of the town centre recognises the region which it seeks to establish by 2021. It aims that: important role that the town has to play in the ongoing regeneration of County Durham. “The north east will be a region where present and future generations have a high quality of life. It will be a vibrant, self- Within Consett, the Council has embarked on a number of high reliant, ambitious and outward looking region featuring a profile regeneration initiatives to meet the aspirations of local dynamic economy, a healthy environment and a distinctive residents, attract new businesses and thus secure future culture. Everyone will have the opportunity to realise their full employment opportunities. Planned investment in education potential.” and leisure offers an opportunity that has not been evident in Consett for over 25 years. As part of the process for producing In order to achieve the above, a good town centre is at the the masterplan, business, resident and consultation surveys heart of a community, which can support and assist the were undertaken between December 2009 and February creation of economic growth for businesses, and provide that 2010. well-being and selected healthy environment promoting the In January 2010, 580 interviews were undertaken seeking distinctiveness of the north east culture. comments from residents on their town centre with a further 180 on-site interviews of town centre users. The town of Consett is identified within Durham County Council’s recently approved Regeneration Statement as an The surveys found that there was a great deal of important local centre of employment, shopping, leisure and dissatisfaction with the town centre and what it offered public services within North Durham. It acknowledges that in residents as a whole. Usage of the town centre was massively recent years the town has been the focus of various dominated by the perceptions of sheer convenience as regeneration initiatives, each aimed at improving the vitality of opposed to true appeal. the town in order to maximise local employment opportunities, following the closure of the Steel Works in When asked, interviewees commented that the following 1980. factors were considered to be important in making Consett Town Centre the kind of place that they would wish to use and The last masterplan for Consett was produced in 1992, and it shop in: Figure 3 was thus felt that in order to effectively support the future development of the town, it is timely that a new framework be • The creation of new jobs; The above translates into short and medium term ideas for improvement. Residents told us that in the short to medium term produced. This masterplan will therefore produce a guide for • The provision of new shops; they consider that the creation of jobs, new shops and improvements to shop fronts, would attract more support and would regeneration and investment activity over the next 15 years. It • The creation of new and enhanced leisure facilities; prove more popular. will help create and communicate a vision for Consett, defining • Improvements to the public realm; and As part of the above many residents required comment on the creation of new car parking facilities. In addition to this it was its distinctive role and identity within the county. • New green and open space. considered that the introduction of a new shopping arcade and the creation of a public square would be significant improve-
ments to the town centre that would assist in creating that unique retail offering that would bring about the objectives of set- The masterplan focuses on the town centre but also addresses ting Consett as a place that people wish to live and work within. the links with key surrounding areas such as the Genesis and In commenting on the town centre, there are many unique
THE VISION SECTION THREE
Improving Consett offerings which can be used to enhance the centre and what affordable housing to meet the needs of the existing and Creating a Distinctive Character it offers. Not least a use that is seen to be a major strength future generations. • Making the town centre’s assets evident – its scale, The key issue therefore is to find a robust delivery model for the town centre is the existence of its Theatre and its compactness, cultural uses in the form of the Theatre that will hold to this transformational vision. relative accessibility to surrounding residents. Retail and The Vision for the Town Centre and distinct character areas; leisure opportunities are being improved with the most To achieve the vision the masterplan proposals seek to fulfil • Protecting the town’s architectural heritage; The implications of this approach are three-fold: significant investment in education and leisure in the last 25 the following key objectives: • Ensuring distinctive new buildings, street furniture and years taking place through the promotion of the provision of public art are provided for; Locations a new academy on the Belle Vue site. Clearly there is no An Accessible Town Centre • Developing the centre’s cultural and leisure attractions; The town centre will be largely developed over a longer room for complacency noting the rapid pace of new • Easy for people to get to with public transport at its and timeframe; it is a long-term investment in the future of development proposals surrounding the town centre. heart; • Inclusiveness through active participation of all sections Consett. This will test the design capability of developers Positive action is needed to maintain and improve Consett’s • Clear, safe links into the centre for pedestrians and of the community in events and activities. and designers; to design a highly visible development that is attractiveness and its position in the hierarchy of centres. cyclists; work-in-progress but nevertheless looks great at all times. • Adequate safe and well located parking; The Key Challenge A tremendous opportunity exists to achieve this. • Easier for people of all abilities to use and move around In order for the opportunity to be seized and the town Focus Improvement to connections between the two hearts of the within the centre; and centre proposals to be genuinely transformational, it will The first phase must be primarily about improving the town centre, the original centre and the Hermiston Retail • Walkable, with a market at its centre and major uses need a long-term commitment from the public sector confidence and attractiveness of the town centre and the Park can allow for new development opportunities to be within a ten minute walk. partners, i.e. over a period of at least 10-15 years. This is the ability of businesses to invest in such. If it is to be seen solely realised. The town lacks historic public spaces and these can experience of other town centre and commercial about retail or other commercial uses, perhaps including be reintroduced, and linked together to provide a safer Achieving High Quality Design & Development developments from around the region, and indeed the housing, no matter for what reason, the concept will be shopping environment with easy access and movement for undermined in public confidence/respect. • For buildings and public spaces; country. It takes time to build up and commercialise all. The main gateways into the town centre can be • Clean and safe by day and in the evening; transformation of town centres. They need to be led and improved and efforts will be made to introduce new retailers Resolve • A mix of quality retailers both national and independent; nurtured and is clinically dependent on a blend of uses, and and businesses and to encourage investment in housing, and interests from regional and national resources. Hence a transformational approach will by definition place a offices, leisure and entertainment. All this is vital to serve greater demand on efforts in the drive to exhaust ways of • Redevelopment of poor quality buildings and sites. Consett’s growing population in a sustainable way and to It is therefore imperative that the development of the town funding the related developments before other development allow the town to respond a change in shopping and leisure centre remains true to the vision of creating a location that options are considered. patterns. Based on Sustainable Development Principles its residents are proud in. Developing other retail uses
outside the town centre should not, except on a small scale Early work commissioned by Durham County Council • In transport and building design; be contemplated at least during the first 5-7 years of the enabled GVA Grimley to undertake an assessment of • Encouraging energy efficiency and bio-diversity; transformation of the centre. By concentrating development employment, retail and leisure demands in Consett. The • Respecting the needs and amenities of town centre in a smaller locational area, opportunities for redevelopment findings of the report have been taken into account in residents; and and opportunities for sustainable development will developing the masterplan proposals. Housing opportunities • Encouraging mixed-use developments on all sites. materialise. have in the recent years been limited given issues associated with the economic climate, but at a time when demand is In order for the funding and development model to be self- outstripping supply, Consett can capitalise on such sustaining, some form of asset backed of joint venture opportunities to allow for the provision of modern delivery model is preferable.
SECTION FOUR: TRANSPORT AND MOVEMENT
TRANSPORT AND MOVEMENT SECTION FOUR
Access to the town centre
Access to the town centre is currently dominated by The town centre will continue to require levels of car The main proposals for cycling and walking are provision for the car, but importantly through parking in keeping with the size of centre. Residents (Figure 4): pedestrian access from surrounding streets and were particularly concerned at the lack of car parking residences. A significant proportion of town centre that exists at this time. As such, in reviewing the • A new and improved pedestrian link / public realm space is given over to on and off street parking spaces existing car parking and opportunities for additional area central to the town centre at the confluence and traffic still has access to the heart of the town provision, the masterplan seeks to secure an overall of Middle Street and Front Street; centre. provision that meets the change in requirements of the • A new pedestrian area adjacent to an improved town centre. As such, approximately 120 new spaces and enhanced car park at land south of Trafalgar In a town like Consett good access for the private car are proposed over a five year period. Street on the current bus station concourse and on and adequate and well located parking provision are the Lidl Store Car Park; essential components in the health and vitality of the The main aims of transport and movement proposals • A reduced scale central bus station but one that town centre and its attractiveness compared to therefore should be to: acknowledges the importance of such in its links competing centres. However, only about half of all to the town centre; journeys into the centre are made by private car. • Improve and upgrade existing pedestrian routes • The creation of a new bus stop / lay-by system at Therefore, access to jobs, shopping and leisure into the town centre and identify new ones; the Hermiston Retail Park; facilities by public transport, cycling and walking needs • Ensure that appropriate provision is made so that • Improved pedestrian connectivity on Front to be improved to help reduce congestion and provide cycling into town is encouraged and facilitated, in Street; better travel choices for all – especially those without particular with improved links to the coast-to- • Improved pedestrian linkages with the Belle Vue regular use of a car, and to promote social inclusion. coast cycle route; academy site; • Ensure the provision of high quality and accessible • Improved pedestrian linkages with surrounding Fortunately Consett Town Centre is well connected. services for bus users and operators; residential areas to make them accessible and Numerous road improvements implemented during • Ensure integration between various elements of safe; the 1980s and 1990s following the closure of the public transport – buses, taxis etc; • Cycle parking to be retained in the town centre Consett Steel Works have made the town centre easy • Rationalise surface and on-street car parking and replaced where lost due to the development to access. However, it is noted that some of those within the town centre whilst ensuring adequate of other proposals; implemented schemes result in car borne retail safe car parking at strategic points is provided • Recommendation that cyclists are permitted to movement to Hermiston Retail Park largely bypassing around the town centre; and access the town centre on safe prioritised routes; the town centre. The masterplan clearly needs to • Enhance car parking provision coupled with a Car and address the connectivity between the original centre Parking Strategy. • Improve pedestrian and cycle links from the and the retail park. As such it is proposed that coast-to-coast route. improvements are implemented to Front Street and in the creation of a new bus service and facility adjacent to the Hermiston Retail Park.
Figure 4
TRANSPORT AND MOVEMENT SECTION FOUR
Connecting Consett
No particular public transport or traffic management Consett as a whole has a fair existing network of connected elements are proposed within this masterplan. Discussions spaces and routes for pedestrians, cyclists and vehicles with the County Council have revealed that the road network which give the town considerable permeability. However, its is generally safe and well used. The above proposals do topography and geographical location often gives rise to the however include some rationalisation of pedestrian and issues of inconvenience of the use of pedestrian and cycle public transport connectivity as well as in the significant activities. improvement of public car parking provision. Proposals for the public realm and new development will The use of car parking as a management tool for need to improve this situation, particularly in relation to the improvement of the vitality of the town centre is very links between the older centre and the existing Hermiston important. Currently there is an increasing amount of illegal Retail Park. The masterplan seeks to address how people get car parking on side streets in areas surrounding the town around by foot, bicycle and by public transport with centre. Public car parking is generally well used and particular attention being paid to the needs of the mobility potentially under-provided. The masterplan seeks to impaired. address all of these issues. As part of the development of sites identified in the wider At this time, little is made of the advantage of the coast-to- development framework and that in the town centre, the coast cycle route which dissects Consett on its southern and provision of well connected pedestrian routes will be eastern edge leading from the Moorside area up through required and should be designed to be convenient, Delves, and on beyond towards Leadgate. This forms part of attractive, comfortable and conspicuous. Similarly clear, what is known as the Pennine Cycleway. Up to 9,000 trips direct routes should be provided for cyclists. New routes were made on the Pennine Cycleway in 2006. Of these, 2100 should integrate with existing routes and movement were end-to-end users. It is estimated in a study undertaken patterns to connect to the wider area, in particular towards by Sustrans and One North East in 2007 that the use of this Middle Street and Front Street and the relative public route generated £1.8m and created a safeguard of 28 full- facilities. time equivalent jobs in the economy. It is important that Consett benefits more than it currently is from the use of New developments should contribute to the existing fine this nationally important cycle route. By encouraging users grain network of pedestrian and cycle routes and where to enter the town centre and improving cycle connectivity opportunities exist, exceed, or enhance such in order to from the south and the east into the town centre, greater increase pedestrian convenience and encourage cycling and use of additional facilities such as restaurants, cafes and walking. In conjunction with the above it is know that the other ancillary and associated facilities including bed and Project Genesis site may seek to deliver an urban park in the breakfast and tourism establishments can add significantly to future. Clearly links with the Genesis site from town centre the offering that Consett Town Centre provides. It is thus to the west and for residents to the north need to be important that opportunities and routes for improvement improved. Pedestrian walks and linkages will help define the for such are identified. town centre but also help to access future recreational and leisure opportunities.
SECTION FIVE: PUBLIC REALM
PUBLIC REALM SECTION FIVE
Creating quality spaces
The Importance of the Public Realm Consett’s Public Spaces The public realm – the spaces around and between buildings The character of towns is determined as much by their including streets, squares and parks – has a major part to spaces as by the far sides of the buildings that front those play in the character, attractiveness and success of any town. spaces. Sadly Consett does not possess the most obvious or It is also important in encouraging sustainable modes of distinguished architectural heritage. However, on closer travel such as walking, cycling and public transport. examination, particularly up and down Middle Street there are numerous buildings which contribute positively to the The creation and maintenance of a healthy public realm for public realm. (See Fig 5). It is important as such that Consett is essential to the achievement of a thriving, vibrant, improvements to the public realm seek to rationalise the sustainable and attractive town centre that everyone can current clutter of street furniture which disguises and enjoy and take pride in. As well as being able to move distracts from this potential for attractiveness. around easily, it is important that people feel the town centre is a safe and welcoming place. Proposals for the Consett has been less fortunate in the preservation of its town’s key public spaces need to be versatile and provide for public spaces. Many of its public spaces were lost in the last people from the different cultural or age groups (including 30 years to interacting developments such as the bus station children, the disabled and the elderly) who will use spaces in and the Lidl Supermarket. The original market square which different ways. In addition to everyday use, the public spaces was located at the Lidl Supermarket has been lost. At this must be able to accommodate other activities, most time there is a distinct lack of focus within the town centre. importantly an improved street market, and a proposed The masterplan will seek to re-implement those public places annual November and December fare as well as community providing connectivity between the bus station at events, cultural activities and festivals. They need to be Medomsley Road and the south west end of Front Street designed and laid out with flexibility and robustness in mind, with links onward to the Hermiston Retail Park. The fostering in order for us to accommodate this broad range of activities of the positive characteristics of the spaces in between would and to encourage everyone to use the town centre at any be more important through enhancing the town’s existing hour – young and old, families and children. buildings, and by the implementation of new shop front schemes improving the aesthetic qualities of the location. A shop front grant scheme will be introduced to assist this process.
Some pedestrianisation of locations in and around Front Street and in the rear service areas at Victoria Road will seek to improve this. Illegal car parking will be reduced with the Figure 5 provision of additional car parking facilities at the edge and at the periphery of the town centre.
PUBLIC REALM SECTION FIVE
Current issues and potential solutions
Within these areas pedestrian experiences are currently Hermiston Retail Park; with lighting design to be in context and also to hampered by narrow and fragmented routes and often less • Ensure that environmental benefits that arise following • Ensure a quality public realm by protecting and minimise light pollution; safe and unattractive environments. Improvements to that interventions are fully exploited in the creation of new enhancing existing spaces and routes and creating new • Consider the need for maintenance, resistance to connectivity and the environment in general will seek to public space; spaces and routes which respond to the variety of the vandalism and access to underground services at the enhance the town centre. • Improve the public space in and around the bus station town centre and the hierarchy of lanes, streets, squares, initial design stage in any streetscaping scheme and in and the Lidl Car Park to provide an inter-connected area parks and paths; the selection of street furniture, not as an afterthought; which connects through to Middle Street and to the retail • Create pedestrian routes that are clear, direct, and activities thereon; convenient, safe and are well signed and can be used • Consider the needs of future weekly markets, any • The creation of a new public market place in a comfortably by everyone; potential for future annual fares and other events and redeveloped area adjacent to the Theatre and at the • Create cycle routes needed as part of links to the festivals and the design of public spaces. confluence of Middle Street and Front Street; northern Pennine coast-to-coast link that are clear, • The creation of a high quality public realm and improved connected, convenient and safe, and can be used parking activities on Front Street, particularly on the without creating significant conflicts with pedestrians; southern side to provide improved pedestrian • Ensure that new public spaces and routes through connectivity to the Hermiston Retail Park; developments are defined by buildings. Frontages to • Improve pedestrian connections through to the Nile the public realm should be re-designed and improved
Street Car Park; upon to be as active as possible and contain windows
• Improve pedestrian connections through to Pit Street, and well defined main entrances and have activity
John Street and to public car parking beyond; and generating uses on the ground floor; Even within the existing pedestrianised area in and around • The pedestrianisation of the northern end of Middle • Avoid large blank elevations, unrelieved enclosures and Middle Street there is need to refresh street furniture and Street at that part looking onwards to the St John’s ground level parking as they reduce the vitality and improve and rationalise on-street lighting and planting. Church. surveillance of street; After a decade or more of good service, the current street • Ensure development schemes make provision for furniture implemented improvements from times past is General Design Principles for the Public Realm improvements to landscape and streetscape. This showing signs of its usage. The principle objective of the public realm strategy is to includes co-ordinating the overall layout, access,
promote quality public spaces and routes that are attractive, railings, hard landscaping, lighting services, street Key Public Realm Issues furniture, surface materials and public art; convenient and safe for all. The masterplan identifies Any significant improvements to the public realm will have • Promote public art and bespoke features to enhance improvements to the existing public realm and also to be made in parallel with the development opportunities recognises opportunities to create a number of new, high spaces and buildings and to add to the legibility of the that have been identified with changes to the main quality public spaces and routes. These additions to the public realm and the townscape; pedestrian and transport interventions. public realm will support the existing network of spaces and • Provide new street furniture of a high quality, routes and enhance the setting of Consett’s townscape and contemporary design to compliment and enhance the The key public realm improvements that have been facilitate well connected, inclusive pedestrian routes to and urban context, rather than install off-the-peg identified include the need to: within the town centre. reproductions of past styles; The following principles will apply to the re-design of the • Incorporate high quality lighting design including • Improve the quality of links between Middle Street, Front existing public realm and the creation of new spaces and architectural lighting of buildings and features; Street and the bus station as well as onwards to the routes: • Ensure spaces that are well lit, avoiding dark corners
PUBLIC REALM SECTION FIVE
Enhancing the public ream
Public Realm Enhancements and New Public Spaces • Improved pedestrian connectivity to Hermiston Retail The masterplan identifies the need for a unified town centre Park; core and provides opportunities for several new public spaces. • Enhanced pedestrian routes to the Belle Vue academy Enhancements to the public realm will both reinforce and proposal. compliment the urban design and transport proposals. Together these improvements will enhance the legibility of the town centre for shoppers, workers and visitors. The proposals will create a series of spaces which are attractive, welcoming and accessible for all. The balance between vehicular and pedestrian priorities can be addressed through a parking provision which is better integrated, and managed.
The masterplan does not seek to impose designs for the public spaces. These should promote a reflection of the character and history of the town, whilst putting forward locations where solutions for high quality interventions can be identified. The masterplan promotes the need for a unifying theme rather than a range of street furniture types. The choice of materials should reflect existing materials in the town centre and compliment building facades. Integral planting could be used to soften the interface between buildings, provide seasonal interest and diversity whilst emphasising newly created spaces.
The masterplan proposes locations for public realm enhancement interventions for the following parts of the town centre:
• The confluence of Middle Street and Front Street; • The land currently occupied by the bus station and near the Lidl car park; • The streets between the existing bus station and the routes leading through to Middle Street; • The creation of enhanced routes through to Nile Street Car Park; • The creation of improved pedestrian opportunities on Front Street in particular on the southern side;
SECTION SIX: POSSIBILITIES FOR CONSETT
POSSIBILITIES FOR CONSETT SECTION SIX
Development and redevelopment possibilities
The masterplan identifies key sites where identifying these sites the masterplan is not Nile Street and Middle Street. Other buildings are redevelopment is crucial to the transformation of prescriptive about how the improvements might be of merit. In some cases it would be of interest to the town centre. The Council and its partners will secured or what the appropriate end uses are. In seek improvements to these buildings. concentrate their efforts in bringing these some cases a complete redevelopment may be the opportunities forward. answer. In others a partial redevelopment may Section 7 of the masterplan identifies some have the desired effect while some buildings could opportunities. However, there will be other sites which will be transformed by refurbishment, re-cladding or by become available for development during the life of cosmetic improvements or by finding a more the masterplan under which schemes and proposals appropriate use for them. will be put forward. Development proposals on these sites will be judged in the context of the The Council actively encourage proposals for the masterplan guidelines on their contribution to development, redevelopment and improvement of urban design and public realm and in light of the sites through contact with owners and development plan policies. prospective developers and by preparing development briefs where appropriate. Other sites In addition, there are specific sites of buildings on will become available over time. which the masterplan seeks to actively encourage change. Sites / Buildings to be Retained or Protected
Similarly, there are sites and buildings which the masterplan identifies as being important to retain or protect because of the contribution to the quality and character of the town centre.
Sites / Buildings for Development, Redevelopment or Improvement There are a number of sites which the Council is keen to see developed, redeveloped or improved. This may be because the buildings on the site are Figure 6 poor or undistinguished or that they occupy important sites. They may be used for purposes Throughout the town centre there are many which are not appropriate, or do not enhance the individual buildings and groups of buildings which town centre, or offer little by way of activity or make a contribution to its character and quality. interest. Some sites are under-used. Unfortunately Consett Town Centre does not have many listed buildings. The only example is that of The sites which fall into this category are identified the St John’s Church on the north side of the town on the composite masterplan (figure 6). In centre, views of which can be obtained looking up
SECTION SEVEN: DEVELOPMENT OPPORTUNITIES
DEVELOPMENT OPPORTUNITIES SECTION SEVEN
Opportunites for change
A number of development opportunities exist throughout owners, established businesses and development and Consett Reacts: • Regeneration issues; the town centre. There are key development opportunities entrepreneurial companies. As such a Town Centre The existing planning, delivery and funding framework would • Functional issues; and that will be critical to the overall success of the masterplan Partnership Board is proposed. continue as is, and planning decisions are made on a site by • Property issues. as follows: site basis. The Council / Project Genesis ownership of key We will detail each in due course. When consulting with residents and businesses within the sites continues to provide main opportunities for • At the confluence of the junction of Middle Street and town centre, significant issues were identified. Many who development and the impetus for private investment within Physical Issues Front Street; responded as part of the resident’s survey stated that they the town centre. Developer contributions are directed to the A number of physical issues associated with the town centre • At the bus station / Lidl car park area; were unsatisfied with the town centre. Thus, it is important management and enhancement of the public realm but the have been identified. These are commented on below. • On Front Street and the area to the rear on the Nile Street that the masterplan seeks to address issues as a matter of limited enhancement of the retail, residential and transport car park connecting through to Middle Street; and priority. offerings at the town centre. When speaking to residents and businesses, the lack of car • Opportunities to the north of Trafalgar Street and John parking is seen to be a significant issue. Clearly increased Street. When questioned, residents and businesses set priorities Consett Redevelops: and better managed car parking is something which is which include for provision of new opportunities in the Improvements are made to transport accessibility with demanded. As such, the masterplan seeks to offer the These areas have been considered as development following order: significant development and planning opportunities better use of car parking through the implementation and opportunities identified within this masterplan. The identified by a market-led approach whereby mixed-use and development of a car parking strategy. Investigation is being masterplan is not specific about what precisely should be 1) New shops; landmark developments drive Consett’s future as the town made as to the promotion of linked trips with the Hermiston offered on these sites, however it does provide guidance on 2) Car parking facilities; centre seeks to compete with other centres in Durham and Retail Park and the new Tesco proposal and how such might expectations in terms of scale and opportunity. It is possible 3) Shop front improvements; south Gateshead. enhance the connection between the functional town centre that the Council will prepare development briefs which may 4) Improved markets; and the retail park. The physical links to the main shopping be adopted as supplementary planning documents so that 5) Increased public realm; Consett Renews: streets from the car parks need to be improved. We also they carry a greater weight as material considerations in the 6) A Council presence; This would be a consensus driven planning and need to increase the car parking offer. For this purpose sites determination of planning applications. The briefs could 7) A shopping arcade; implementation strategy which is prepared with the have been identified which the Council will seek to negotiate provide more detailed guidance on how these important 8) The creation of a public square; development of key sites realised within the context of the with land owners to improve car parking facilities. parts of the town centre should be developed in line with 9) Environmental / landscaping improvements; wider town centre. This longer term holistic development the relevant planning and design policies and offer and 10) Improved pedestrian links; proposal balances market drivers with community benefits as Lack of retail offering within the centre is an issue. Consett indicative but flexible vision of the future development form. 11) New signage and information points; and Consett builds on its character and strengths to Town Centre performs poorly when compared to other 12) Improvements to the bus station. accommodate a lively, diverse and changing ethnic and centres within County Durham. Clearly, in order to provide The approach philosophy is to build on what the town centre economic mix. for Consett and to place Consett as a great town with a great has. By doing it this way it results in development The masterplan seeks to address all of the above in town centre, we need to stimulate improved retail offering opportunities which are cheaper in the longer term and can identifying opportunities over a short, medium and long- In preparing the masterplan the “Consett Renews” option and the provision through improvements to the uniqueness be supported in an asset driven process by the County term basis. has been chosen as the driver for a new town centre. A of the location. To achieve this, future planning policy will Council. It also means that the development can be driven step-change in what the town centre offers is have to restrict new retail offerings outside the original core delivered in stages in line with funding which is to be made How the above is achieved is based on three alternative promoted. For this purpose a number of matters associated town centre. available over a period of 7-10 years. scenarios. with the town centre and its enhancement have been identified. These can be sectorised as follows: Enhancements will need to be made to existing shopping In order to achieve the final aims of the masterplan it experience thereby increasing the number of people using requires a partnership approach between the Council, land • Physical issues; the centre. Such can be undertaken through improvements
DEVELOPMENT OPPORTUNITIES SECTION SEVEN
of connections functionally and physically to the Hermiston Retail Park but also through increased footfall and movement within the town centre associated with a civic function, health functions, and through the service usage of staff and pupils associated with the new Belle Vue Academy. Consett Town Centre
Over time development opportunities will arise whereby new and unique retail offerings can be created. Some of such will be in the General Public Realm form of redevelopment opportunities on Middle Street and Front Improvements - Middle Implement Shop Front Purchase Club Site/ Strategy for re-use of Planning & Licensing Street. Development needs to perform a step change whereby Street, Front Street, Strategy and Grant Demolish space above shops interventions improvements implemented to town centre infrastructure by the Queen Street, Wesley fund Street County Council can then be used to stimulate new retail offerings with private sector partners. An enhanced and a new shopping experience will be brought forward in the form of a new shopping Short term arcade / units and improved environmental improvements. Implement new car Reconfigure Bus Sta- Cultural Events/Farmers Opportunities exist at the junction of Middle Street and Front parking + Strategy tion/Public Realm market/Christmas market
Street and between Front Street and Albion Street. The new shopping arcade should seek to improve the linkages between Middle Street and this location.
Improved market/New Pedestrian links to Gene- New Civic Function green space sis At this time it is proposed that the civic function be situated at the Medium Term bottom end of Middle Street on the south side of Front Street. This potential is being investigated. If it is to be located here this would come in the form of a new development, making provision
Relocate retailers/ for civic uses, such as the Council, the Policing Authorities and Theatre Restaurant New public square Comp for loss other parties. A new library building may form part of the overall proposal bringing the provision into the 21 st Century.
This enhanced shopping experience will result in increased pedestrian movement on Front Street. Proposals will be put in Possible Trafalgar Street/Pitt New Retail Experience place to widen the footpath on the south side of Front Street and Longer term Street Redevelopment to relocate car parking from Front Street to periphery areas. Front Street, although remaining as a 2-way vehicular traffic movement area needs to have enhanced pedestrian movement opportunities. Figure 7 provides the timeline for interventions. Figure 7
As part of the proposals the creation of public squares is at the
DEVELOPMENT OPPORTUNITIES SECTION SEVEN
Short term interventions
Figure 9
heart of the masterplan. In order to achieve this, the masterplan seeks the redevelopment and demolition of Figure 8 the existing retail blocks, their uses from which would be re-accommodated in new development opportunities. The new public squares situated to the west of the existing bus station (between such and Middle Street), would provide linked pedestrian movements to a new market place at the confluence of Middle Street and Front Street. The result of this would be an additional opportunity to enhance the offering of the Empire Theatre through the creation of a restaurant facing onto the public square.
All of the above seeks to improve linkages at the bottom end of Middle Street and on Front Street with the Hermiston Retail Park and the Project Genesis site. The original town centre and the retail park operate as two distinct retail opportunity areas. The masterplan needs to be used to reconnect Hermiston by improving the shopping experience on Front Street and improving pedestrian access to the west acknowledging the topography of Front Street. As such, coupled with redevelopment proposals associated with the bus station, new and improved bus linkages between such and the retail park will be implemented. The proposal is currently
DEVELOPMENT OPPORTUNITIES SECTION SEVEN
Medium term interventions
Figure 11
to include for its lay-by / turning area outside the Hermiston Retail Park whereby parties can enjoy linked trips uphill to the east back to the original town centre. Figure 10 Numerous environmental improvements would be implemented also. Such would include a rationalisation of street furniture whereby improvements are made on Middle Street and Front Street. Lighting and signage in this location would also be improved. The aim of improvements in this location would be to de-clutter the area, providing better views of the more significant buildings within the town centre. This would link to improvements to the pedestrian network on Victoria Road to the east of Middle Street thereby linking back through to the bus station. Opportunities for new green space would be created on Middle Street and in the new market place enhancing the vegetative presence of trees and flowers.
Regeneration Issues
DEVELOPMENT OPPORTUNITIES SECTION SEVEN
Long term interventions
Throughout discussions with residents and local improvements detailed above. The medium term proposals are shown on fig 10, with businesses, numerous issues arose with respect to an artists illustration depicting the new Market Place Consett and its offering. Key to such is the lack of The development will be delivered in phases. Each will shown on Fig 11. skilled jobs. Clearly the economic climate has not provide significant improvement and will establish a helped to promote the creation of new jobs. The base for moving to the next phase. Each also provide The longer term development is perhaps the most masterplan and the development framework logical interventions promoting evident challenging. Phases 1 and 2 seek to establish however, proposes significant development proposals improvements that seek to establish confidence in the confidence in the ability of the town centre to associated with the town centre, the Belle Vue ability of the town centre to transform. Fig 7 shows perform and attract new retailing opportunities. Academy and housing offerings which will in the the phases and improvements proposed. Within this phase the following is proposed: medium to longer term create a significant number of construction jobs. Links with the Belle Vue Academy Phase 1 seeks early improvements over 1—3 years. - A new 30000 sq ft retail experience; to the Derwentside College need to be established. In These would include: - Further redevelopment opportunities at addition to this, new business start-up and move-on Trafalgar Street; accommodation is proposed at the No.1 industrial - The implementation of a shop front - A reconfigured junction with Albert Street and estate on the north east side of the town. improvements grant scheme; Front Street leading to the creation of a - The implementation of a strategy for the use of gateway residential development. Improved links with Project Genesis need to be space above shops; created. There are development proposals on the - Improved car parking provision and Functional Issues Project Genesis site which will promote the use of and management; A number of functional issues with respect to the contribute to the town centre. The Project Genesis - Improvements to signage; implementation of all of the above and the Board needs to work hand in hand with the - A redeveloped bus station ; development of the masterplan exist. These are masterplan to create opportunities for improved - Improved public realm on Victoria Road and detailed below. linkages to the town centre. This may necessitate the connecting streets as well as Middle Street; new policy directions whereby uses promoted on - The creation of a new civic hub; Links with Hermiston Retail Park and how such and Project Genesis do not compete with but rather add - Improved pedestrian links on front street the original town centre operate is key to the future to and contribute to the offering of Consett as a town. connecting Hermiston Retail Park and beyond. of the town centre. There has been a divergence and movement of the retail offering for Consett to Bringing all of the above together, the masterplan All of the above is shown on fig 8. An artists modern premises in recent decades. Clearly such has seeks improvements to the marketing of the town illustration of the area surrounding the current bus contributed to the town, but probably at the expense centre and promotion of its offering. A delivery plan station is also shown on fig 9. of the original town centre and what it offers. The will be set in place whereby the Council will seek masterplan thus seeks to improve the physical and investment in opportunities to attract attention to the The medium term interventions propose further functional connection between the Hermiston Retail town centre and to work with partners. It is proposed stepped changes providing more major intervention Park and the town centre noting the topography and that a business partnership be established between as required. These include: gradient of the physical linkage. In addition to this, business, owners, Chamber of Trade, Project Genesis - A new market place at the southern end of the masterplan acknowledges the consent to be given and the County Council to seek to manage the Middle Street; and for the Tesco Store at the Berry Edge site and seeks to implementation of the masterplan and the - A new theatre restaurant. improve linkages on Front Street to this location as Figure 12
DEVELOPMENT OPPORTUNITIES SECTION SEVEN
best as possible. created as part of the new public realm enhancements result in the redevelopment of existing buildings and associated with a market place. relocation of existing businesses. The Council will need to There are a number of functional issues associated with the work with the existing businesses and land owners to creation of development opportunities. Reconfigured uses There are certain issues associated with the use of a town establish and cement such development opportunities. The such as a library, bus station, civic function, a market and a centre which can in some instances enhance, but in many aim of the Council will always be to work with land owners theatre all drive forward the masterplan. The philosophy will instances restrict investment within the town centre. As and developers and seek to drive investment opportunity be to create a modern 21 st Century environment with with any other town centre, Consett also experiences its directed through careful management. modern 21 st Century facilities. Thus the creation of a civic problems with evening entertainment / uses. Clearly, if the function, with a coupled library will be at the heart of this town centre is to provide a sustainable location for usage by proposal. Other redevelopment opportunities in the all residents, provision for inclusive recreation and leisure creation of the new market space will assist in promoting needs to be enhanced. Restrictions may thus need to be put opportunities for the town centre. in place throughout planning policy and licensing powers to limit the increased number of bars and clubs within the town Illegal car parking and servicing can and is an issue. The centre. This will be directed through the engagement of the masterplan needs to grasp the opportunity to create better Town Centre Partnership board and through the creation of pedestrian and usable environments. Car parking is an a Business Improvement District whereby development and essential element of the solution associated with the town centre management is overseen in a co-ordinated way. masterplan. In whole, the masterplan proposes and increase Events and markets will be managed improving the offering in car parking provision of approximately 100-140 spaces of the town centre legitimising the objectives of the over a period of 2-7 years. This implementation of new car masterplan. parking provision will however have to be coupled with a new car parking strategy and servicing arrangements. Property Issues Controlled parking (CPZ’s) and access will have to be In the current climate there is little appetite for the private implemented. Such may result in business parking being sector to engage in new development opportunities. The located at the periphery of the town centre with priority masterplan details a strategy for development promotion being given to shoppers with access to the main shopping linked to public sector investment. This masterplan seeks to area through use of the car parks closer to such. drive forward development opportunities within the town centre through the realisation of assets owned by the The Empire Theatre is a significant contributor to the cultural Council. Opportunities for redevelopment are being base of the town centre. It is not often that you find the investigated, whereby receipts from such will in part go to original theatre within the original town centre. The theatre fund opportunities for improvement to the town centre as has been a success which has to be capitalised upon. The part of a joint venture arrangement with private sector theatre presence can be improved upon. We seek to developers. As part of the proposal the masterplan will seek establish increased usage and connectivity with the theatre to be transparent in the delivery of the scheme and will through the creation of restaurant space which will be open engage in continued public promotion of the proposals. at times to meet theatre visitor needs. It will also provide general leisure and recreation space available at all times The masterplan identifies development opportunities which
DEVELOPMENT OPPORTUNITIES SECTION SEVEN
In the context of the above, development viability can be an issue. As such, the public sector will seek to invest within the Ref Name Proposals Commercial (Gross Sq M) No. of Res Units Other (Gross Sq Ft) Parking OS (Sq M) town centre to establish a long-term strategy to improve confidence for private sector led retail and mixed-use Civic Function Office, Library, Traffic Warden etc 660 0 - 10 - schemes. As part of this, funding streams and cash flow Remodelled Bus Station Transport + Retail 200 - 400 - - analysis has been undertaken and it is anticipated that the Phase 1 John Street Car Park Car Park + Residential - 12 - 20 - development proposals can be delivered at little expense to Lidl/Trafalgar Street Car Park Remodelled Car Park + Public realm - - - 50 1000 the tax payer. South of Front Street Car Park Car Park - - - 40 - As part of the overall process the Council is seeking to Theatre Restaurant Leisure 300 - - - - Phase 2 enhance their civic presence within the town centre. This will A New Market Place Market Place 1000 involve the creation of a new centralised civic hub with Trafalgar Street Retail + Residential 660 18 - - - improved capacity and facilities for a variety of community Nile Street Retail Development Retail + Office 1200 - 600 - - and civic uses. This proposal is currently being investigated Phase 3 further and opportunities for implementation of the civic Front Street Residential - 16 - - - function will be realised in the coming months. Albert Street Road configuration - - - - -
Total 3020 46 1000 120 2000
Figure 13 Development Opportunity Objectives prospective occupiers so as to bring the land forward development framework and masterplan, the principle The masterplan and development framework recognise the for development; planning and design objectives for the development • Development that enhances key frontages to Middle importance of achieving an integrated, planned approach to opportunities are: Street, Front Street, Victoria Road and Medomsley the redevelopment of key town centre opportunities. These • Encourage co-operation between owners; Road; will seek to: • Well planned development following an urban design • Ease the planning process for potential applicants by strategy based on clear structure of routes, public • Development that adds to the quality and quantity of • Ensure that a new development takes proper account anticipating issues and offering greater certainty; and spaces, active frontages and new-built form; public space including improved linkages between the of all relevant policies of the adopted Derwentside town centre and the Project Genesis site to the west; Local Plan, and other emerging planning documents; • Provide guidance to Council Officers and Members to • A coherent, distinctive and attractive development assist in the determination of planning application. which responds to the positive characteristics of its • The need for new-built development to compliment the • To ensure that any new development pays due regard surroundings, creates active frontages and relates public realm improvements identified for Victoria Road, to site context and features, planning objectives for the The Council’s vision for the town centre and for the town is sensitively to its neighbours. This excellent standard of and the confluence of Middle Street and Front Street. area and existing amenities; whilst optimising site to create development of urban design and architectural urban design and architecture may be achieved potential and development quality; excellence that seeks to transform an existing town centre, through its additional or modern design approaches; The table above shows the elements the town centre its car parking areas and offer a variety and mix of uses with masterplan seeks to promote. • To inform investment decisions and land disposals and innovative approaches promoted in the treatment of the • A varied mix of uses that reflect the town centre’s core acquisitions by clarifying development constraints; public realm. offering augmenting leisure and cultural uses which can improve upon the quality of the location; • Stimulate interest among owners, developers and In addition to the general guidance contained in this
SECTION EIGHT: DEVELOPMENT FRAMEWORK
DEVELOPMENT FRAMEWORK SECTION EIGHT
The wider framework
The previous sections confirmed that there is and The framework will set in place a balanced in the Durham County Regeneration Strategy. We will continue to be a market for development to approach to employment and housing delivery acknowledge that the sustainable development include the business, cultural, creative and identifying opportunities to introduce the type of concept can influence both the vibrancy and scale residential sectors in Consett. development referenced and detailing what works of development in this location. We do however will have to be put in place to deliver such. acknowledge that sometimes development How the town centre improvements relate to opportunities have been at odds with that concept other development in Consett is detailed in this The framework retains as a principle the concept and may have given little regard to the wider section. This provides the development of sustainable development whereby residents impact. In doing so some development may have framework for the town showing wider can live side by side with employment, recreation been proposed and even approved to the interventions. and leisure opportunities. Ease of access to detriment of the potential for delivery on other services and facilities as well as improvement of sites. In preparing this Framework it has been important pedestrian access must be a priority. not to get embroiled in the economic issues We thus need to balance the competing demands affecting the current market but seek to look Links with existing cultural and recreational assets and identify opportunities to deliver what is beyond this turbulence to a point where will be identified and where possible the desired to make this an inclusive outward looking development will be eased. In this context the development framework seeks to weave these community as opposed to a separate town that development framework sets in place a existing assets into the framework area showing takes little account of what is happening beyond challenging yet deliverable type and quantum of how both opportunities and use of existing assets the Frameworks bounds. In this regard the development that will and can be delivered. can be mutually beneficial. following strategic principles should be regarded as essential in the delivery: To deliver this development and the step change Consett is by definition a small urban area. - The need to redevelop and redefine Consett to required for investment in Consett some of that Historically documents addressing this area have create a sustainable distinctive urban town development as identified will be delivered tended to refer to the wider areas including community; directly by Durham County Council. Some will be Moorside, Delives, Shotley Bridge, and Leadgate. Figure 14 delivered by the market. Some may be delivered For the purpose of this document this is the - To create opportunities for new jobs; in a partnership arrangement to ensure longevity defined core deliverable area where development of the process can be influenced. (See fig 14) - To create a high quality environment where people want to live, work and play; Difficulties or barriers to the delivery will be What this Framework is not trying to achieve is - To preserve, enhance or complement the key identified and the risks against the framework the creation of an undeliverable vision. It is features of the character of the location; being delivered minimised. The philosophy will be impossible to dictate what the market will deliver to maintain flexibility to delivery in terms of end in 10 years time let alone the next 3-4 years. - To respond to climate change; land use but to identify optimal quanta in a However by identifying what this area is, and by capacity assessment of what could be delivered identifying what people perceive this location to - To create the perception of a safe community whilst at the same time measuring the impact of be from a business and social perspective we can and neighbourhood; that development opportunity on the ability of start to lead the intervention for change. - To deliver the optimal development potential; local infrastructure to cope with demand. We acknowledge and embrace the principles set The Portfolio
DEVELOPMENT FRAMEWORK SECTION EIGHT
In preparing a Development Framework that seeks to - Employment development (red); stimulate forward investment it is necessary to identify key - Leisure and sports development (brown); projects and development priorities. - Education development (teal); - Retail development (purple); The choice of development priorities has been influenced by - Mixed use development at Genesis (red); a number of factors including: - Recreation and open space opportunities and - Land Ownership; requirements (orange); - Current Character; - Improved cycle routes (blue dot and arrow); - Potential for early delivery; - New road proposals (black dash and arrow) - Potential to influence the development of other locations; and The portfolio will now be presented in a format that directs - Accessibility attention to the opportunities and constraints associated with each location. The format for presentation is maintained This portfolio has been prepared mindful of current market for each area. conditions. Whilst it would be irregular to crystal ball gaze to ascertain the future it is acknowledged that the framework needs to set in place a degree of flexibility but at the same time acknowledging the management that can and should be applied to direct appropriate investment. As such the Framework sets a challenging yet deliverable target aimed at ‘early successes and the potential for Durham County Council to stimulate additional resource investment and partnership working.
The framework works with established evidence bases and provides a multiplicity of development options some of which do not need to be delivered now, some of which may not be delivered in the framework time period. The framework retains flexibility and acknowledges that it will not sit outside the normal planning processes but rather set in place the transparent plan identifying appropriate opportunities.
The proposals identify uses for: - Consented Residential development(dark blue); - Possible suitable site for future residential(green); development;
DEVELOPMENT FRAMEWORK SECTION EIGHT
Area 1 – Consett Urban Area
This area includes the following locations
- Belle Vue; - Project Genesis; - The core Consett urban area; and - Blackhill
The area is bounded by Moorside to the South West; Shotley Bridge to the North West; Leadgate to the North East; and Delves to the South East.
The area includes opportunities for development as follows:
- Consented housing sites for 499 dwellings; - Possible suitable housing sites for 220 dwellings; - B1, B2, and B8 and Non B industry employment opportunities; - New and additional retail opportunities; - A new Academy and Leisure centre; - A new sports/leisure facility - New cycleway routes and improved connections; - Fig 15 shows all of the above.
Figure 15
DEVELOPMENT FRAMEWORK SECTION EIGHT
Area 2 – Shotley Bridge
This area includes the following locations - Shotley Bridge; - Bridgehill
The area is bounded by Moorside to the South; and Consett to the South East. The area includes opportunities for development as follows:
- Consented housing sites for 212 dwellings; - Possible suitable housing sites for 177 dwellings; - New cycleway routes and improved connections;
Fig 16 shows all of the above.
Figure 16
DEVELOPMENT FRAMEWORK SECTION EIGHT
Area 3– Leadgate
This area includes the following locations - Leadgate
The area is bounded by Consett to the South West
The area includes opportunities for development as follows:
- Consented housing sites for 70 dwellings - Possible suitable housing sites for 115 dwellings; - New cycleway routes and improved connections - A new road at Leadgate Bridge
Fig 17 shows all of the above.
Figure 17
DEVELOPMENT FRAMEWORK SECTION EIGHT
Area 4 – Delves
This area includes the following locations
- Delves; - Crookhall; and - Templetown.
The area is bounded by Moorside to the West; Consett to the North and Leadgate to the North East. The area includes opportunities for development as follows:
- Consented housing sites for 124 dwellings; - Possible suitable housing sites for 300 dwellings; - B1, B2, and B8 and Non B industry employment opportuni- ties; - A new sports/leisure facility - New cycleway routes and improved connections;
Fig 18 shows all of the above.
Figure 18
DEVELOPMENT FRAMEWORK SECTION EIGHT
Area 5 – Moorside This area includes the following locations
Moorside; Castleside;
The area is bounded by Delves to the East; and Consett to the North East.
The area includes opportunities for development as follows:
- Consented housing sites for 180 dwellings; - Possible suitable housing sites for 270 dwellings; - A new urban park recreation facility - New cycleway routes and improved connections;
Fig 19 shows all of the above.
Figure 19
SECTION NINE: IMPLEMENTATION PLAN
IMPLEMENTATION PLAN SECTION NINE
The masterplan sets out a comprehensive programme of maintenance of parks and open space within the town. It decisions by private developers, investors, retailers and with these developers and consortiums to ensure high proposals and improvements that will transform the has a key interest in retail opportunities within the town other businesses. In this context the role of the masterplan quality development can be achieved on these important prospects of the town centre for the next 15 years. It details centre. is to create the conditions and the policy framework to sites. this in the context of other developments within the town. encourage these private interests to develop and invest, Current evidence is that there is improving private sector The County Council will play a key role in the delivery of the particularly within the town centre. The County Council and • Public Sector Funding – The Borough Council will need to interest in the development of the town. That interest has masterplan. The Council will also play a key role with the its partners will actively engage with these private interests allocate funds from its capital plan specifically for to be nurtured and encouraged but it is essential that the delivery of the masterplan in its role as Highway Authority in order to promote the implementation of the plan. improvements in the town centre, particularly the public County Council and its partners play their part in seeking the and through the implementation of the proposals for realm. A level of investment will need to be sustained right mix of development, by securing the high quality Consett in the Local Transport Plan. The design guidelines and principles in the masterplan and over the remainder of the masterplan to ensure the development expected by the masterplan, by negotiating the its development aspirations for particular sites will be implementation of the public realm strategy and their best outcomes from the use of developer contributions and The County Council is also an important service provider in applied to all proposals submitted for town centre improvements. The Council is embarking on a by providing the framework of public sector investment and terms of the provision and upkeep of highways, cycle-ways development and these proposals will be tested against programme associated with its estate strategy and will infrastructure which is so essential for generating private and footpaths and also street lighting. It runs the Empire them. investigate opportunities for the realisation of assets to sector confidence. Theatre – a primary and important key element in the town’s assist in promoting improvements and development leisure and cultural offer. Costs and Funding opportunities within the town centre. The masterplan Consett has entered a period in its development where As far as costs are concerned, the main ones of concern from and its accompanying implementation plan will provide a major opportunities for change and regeneration can now be Private developers, land owners and companies will be key a masterplan point of view are those related to public rationale for securing funding for new projects by realised. These are outlined in the masterplan, and partners in the delivery of many of the proposals of the programmes and proposals. These need to be funded and demonstrating that it is part of a comprehensive and implementation plan below. Together they have the masterplan. Without their involvement major schemes such possible sources are identified below. There are of course coherent regeneration strategy for the town centre. The potential to increase the attractiveness of the town, its town as within the town centre, or at the Project Genesis site costs associated with private developments too, but these County Council can then also ensure that its other funds centre, provide additional retail and residential development simply would not have happened. The County Council will are undertaken on a commercial basis with the expectation and programmes which impact on the town centre are opportunities, improved key public spaces and deliver new continue to work closely with private interests to ensure the of creating value and generating development profit. properly programmed and co-ordinated. There are cultural and leisure facilities. implementation of the development framework and transport infrastructure improvements proposed in masterplan. There are three main sources of funding to implement the Consett as a town which are fundamental to the delivery Key Stakeholders and Partners masterplan proposals: of the development framework. Durham County Council is the key agency in the preparation Timetable and Programming and The delivery of the masterplan. It is the Planning The masterplan covers the period from 2010 to 2025. The • Private Sector Investment – The masterplan proposals • Developer Contributions (Section 106 Agreements and Authority. The masterplan is not adopted planning development framework for the wider Consett urban area will increase private sector confidence and help create Community Infrastructure Levy) – To ensure that guidance, however its content will act as an evidence base to covers the same period. Some of its proposals are complex an environment for investment. Funding through private development in Consett makes its full contribution to be taking into account in planning decisions along with and long-term whilst others are simple and can be delivered sector investment will be crucial in making things happen mitigating its impact on the environment and on the adopted local plan and various supplementary planning more quickly. Some such as public realm improvements are on the ground. Private sector investment has already demand for community facilities and infrastructure, the documents. in the hands of the County Council. Others such as transport transformed a number of sites in and around the town County Council will seek to secure developer improvements at Leadgate and Delves rely on decisions and centre – the Berry Edge site, Hermiston Retail Park and contributions through Planning - Section 106 legal The Council is also a major provider of town centre services. funding from the County Council and the Government. in and around Argos and at the bus station. A number of agreements and the new Community Infrastructure Levy It runs cleansing, car parking services and public toilets; it other sites are attracting developer interest, in implemented by recent legislation. In doing this the will run the civic hub, including the library, the leisure centre However, most of the proposals will rely on a stimulus from particular, those relating to residential opportunities in Council will apply the guidance set out in future guidance and the new Academy at Belle Vue. It is responsible for the County Council but primarily on individual investment the wider Consett area. An ongoing dialogue is required to be published by the Authority in relation to Section
IMPLEMENTATION PLAN SECTION NINE
106 Agreements and the Community Infrastructure Levy. continue to liaise with providers to ensure that any issues brought forward. The masterplan brings together all site It is likely that this document together with the are identified and addressed. specific, infrastructure and public realm proposals under one masterplan will given general and site specific guidance plan. as to expectations. This could include agreements for: Marketing Marketing and promotion of the town centre will be an As with all masterplans, the deliverability of proposals is - The improvement, extension and creation of new essential component in attracting investment and then always sensitive to the market, changing priorities and public spaces; generating awareness of development opportunities. The changes in the level of funding available. - Amending traffic circulation and improvement facilities County Council will work closely with a Town Centre for pedestrians, cyclists and car parking; Partnership Board to develop a marketing strategy for the In certain circumstances it may be appropriate to use - Public transport services and infrastructure; town centre and it will actively seek development partners compulsory purchase powers, identify sources of gap - Affordable housing; and directly engage with national retailers known to have a funding or increased development value through the density - Contributions to community facilities, arts, culture and property requirement in Consett. or content of development. recreation; and - Town centre security. Key Development Opportunities and Public Realm The masterplan must be used as a working document that is Proposals reviewed on an annual basis to take account of changing In determining the extent of such obligations consideration circumstances and progress. This is an important and The County Council will develop project plans and establish will of course, need to be given to the financial viability of ongoing role of the Partnership Board to be set up with the project teams to secure the delivery of the development schemes. Council and businesses. opportunities and the major public realm improvements set
out in the masterplan. It will work with relevant private Key to further studies and the valuation of development Land Ownership parties, land owners and other agencies to deliver these impact within Consett will be issues associated with The County Council does own pieces of land within the town projects. infrastructure and highways requirements. Matters will be which, subject to appropriate financial appraisal, it will make constantly reviewed with the relevant utilities and highways available to help deliver the masterplan. The Council also Assessing Other Development Proposals owns other sites in and around the centre which can also be operators as well as in the provision of public transport The County Council will continue to deal with planning made available to help deliver the masterplan. Some of this services in and out of the town centre. applications in the town centre in light of the relevant land is also part of key development opportunities such as planning policies and the context of this masterplan. The that associated with the bus station and the area in and Changes to the highway network as proposed in the Town Centre Partnership Board is likely to meet to consider around John Street and Trafalgar Street. The Council also masterplan will be examined and tested in detail by the planning applications and development proposals and has powers to acquire land compulsorily. It will make use of County Council as Highways Authority for capacity and comment to the County Council on how such might or might these compulsory powers only when necessary in order to safety. Initial analysis suggests that there are no major not contributing to meeting the masterplan’s aspirations and ensure the delivery of key proposals in the masterplan. constraints in bringing the proposals identified in this objectives. masterplan forward.
Utilities and Infrastructure Monitoring and Review The major utility and service providers have been consulted The masterplan provides a recommended programme in in the preparation of the masterplan and there are no terms of short, medium and long-term actions. Should anticipated difficulties in servicing the masterplan and circumstances change, priorities will need to be reviewed in development framework proposals. The County Council will the medium / long-term and new projects will need to be