Seaburn Masterplan and Design Code

Local Development Framework Supplementary Planning Document Masterplan and Design Code

Supplementary Planning Document

Janet Johnson Deputy Chief Executive City Council PO Box 102 Civic Centre SR2 7DN

Tel: (0191) 561 2439 e-mail: [email protected]

July 2011

Following image supplied courtesy of Bob McConville

Seaburn Masterplan and Design Code

Supplementary Planning Document

Janet Johnson Deputy Chief Executive PO Box 102 Civic Centre SR2 7DN

Tel: (0191) 561 2439 e-mail: [email protected]

July 2011

Following image supplied courtesy of Bob McConville

Contents

1.0 Background 3

2.0 Vision statement and objectives 6 2.1 The vision of the Seaburn masterplan 6 2.2 The objectives 7

3.0 Area context 8 3.1 Location 8 3.2 Defining the area 8 3.3 Access 10 3.4 Context 12 3.5 Wider context and townscape 17 3.6 Site issues and S.W.O.T. 18 3.7 Constraints plan 21

4.0 Planning and policy review 22

5.0 Feasibility appraisal 29 5.1 Introduction 29 5.2 Land ownership 29 5.3 Future of on-site council buildings/structures 29 5.4 Scale of development 29 5.5 Development Types 32

6.0 Evolution of masterplan 36 6.1 Masterplan options 36 6.2 Masterplan workshop and consultation 38 6.3 Findings of workshop 39

7.0 Masterplan principles 43

8.0 The masterplan 46

9.0 Design code 49 9.1 Urban structure and character areas 50 9.2 Land use and flexible space 56 9.3 Block principles 59 9.4 Building heights and densities 63 9.5 Gateways and landmarks 65 9.6 Building types and frontages 70 9.7 Street types 74 9.8 Access and servicing 82 9.9 Landscape and public realm 86

10.0 Implementation 92

Appendix A - Other policies and guidance 101 Appendix B - Other policies and guidance 103 Appendix C - Seaburn public realm masterplan 105

1 2 1.0 Background

The 2003 report Shifting Sands by the Sunderland Strategy Seafront Regeneration Strategy Commission for Architecture and the Built Environment (CABE) and English The Sunderland Strategy (2008-2025) The Seafront Regeneration Strategy was Heritage advocates the need to reassess the city’s sustianable community strategy adopted by the council in February 2010 and in some cases reinvent many of includes the objective to develop the to provide a strategic platform to guide Britain’s coastal resorts in order to ensure coastal zone whilst recognising the the regeneration of Seaburn and they are attractive destinations all year need to protect its important natural seafront and deliver the objective set out round. This has set the tone for much of assets. Building on its natural beauty and in the Sunderland Strategy. the regional discourse on coastal areas, historic character, the Seaburn and Roker where investment into existing facilities, Seafront will be an attractive, accessible To inform the Regeneration Strategy attractions and accommodation to and desirable destination for both initial activity involved extensive public improve the economy of coastal areas is visitors and residents, which the people consultation. In Spring 2009 the council encouraged. of Sunderland can be proud of. It will undertook a city wide consultation provide cultural events and both passive survey to find out what the people who Locally, there exists a clear strategic and active recreational opportunities live in, work in and visit Sunderland feel impetus to build upon the qualities of meeting the needs of residents, workers should be the vision for the future of Sunderland’s Seafront area. Sunderland’s and visitors. the seafront. 2,455 people completed a unique selling point as a ‘City by the sea’ survey, took part in a range of workshops, is central to the promotion of the city. focus groups and public exhibitions. Accordingly overarching strategic policy The results of this survey and a further is explicit in identifying the seafront as a consultation on a draft regeneration focal point for investment towards the strategy in August 2009 informed the development of cultural and tourism final Seafront Regeneration Strategy for attractions; and enhancing its role Sunderland. A summary of the findings in providing a high quality of life for from this consultation process can be residents. found in the Seafront Findings report (2009) at www.sunderland.gov.uk/ seafront.

The seafront at sunrise

3 Seaburn Masterplan This masterplan has been prepared as a Supplementary Planning Document In order to support the delivery of (SPD) supplementing policy NA26 the objectives set out in the Seafront and EC8 of the Sunderland Unitary Regeneration Strategy, this draft Seaburn Development Plan (UDP) and forming Masterplan has been prepared to guide part of forthcoming Sunderland City the proper planning and regeneration Council’s Local Development Framework of Seaburn. A spatial masterplan (LDF). When approved it will be a material develops broad planning principles for consideration when determining the area, which reflect the identified planning applications and provide specific constraints and opportunities as well guidance on the regeneration of the as the messages from the extensive seafront at Seaburn. The document will consultation exercises. be taken forward through the statutory planning process in accordance with An indicative layout for the area illustrates the Town and Country Planning (Local the City Council’s aspirations for Seaburn, Development) () Regulations and is accompanied by a design code 2004 (as amended). In addition, under the which provides developers with more requirements of the European Directive specific design guidance to ensure that 2001/42/EC a Strategic Environmental proposals will match the City Council’s Assessment and Appropriate Assessment ambition for the area. have been prepared alongside the SPD. Both documents are available at www. The draft masterplan also provides sunderland.gov.uk/seafront. information on the implementation and delivery of proposals including Seaburn Masterplan forms part of a suite the intended phasing of development, of documents to support the delivery planning and other statutory of the Seafront Regeneration Strategy. requirements and opportunities for Figure 1 shows how the Seaburn funding. Masterplan will fit into the wider LDF process.

Seaburn beach at sunrise

4 Figure 1 Required Sunderland LDF Structure Optional

National Planning Policy

Regional Strategies

Sunderland Sunderland Local Devlopment Sunderland Strategy Framework (LDF) Image Strategy

Statement of Community Local Development Scheme Core Strategy Involvement (SCI) (LDS)

Area Action Adopted Development Plan Supplementary Planning Documents Plans Proposals Map Documents (DPD) (SPD)

Hetton Downs (AAP)

Sunniside Planning and National Heritage Evening Economy Design Framework Designations

Householder Alterations Developer Contributions Local Heritage and Extensions and Agreements Designations

Central Area Urban Design Sunderland Urban Design Public Realm Design Strategy Guide Strategy

Stadium Village Design and Access Residential Design Guide Development Framework Statements

Seaburn Masterplan and Marine Walk Masterplan Design Code

Annual Monitoring Report (AMR)

5 2.0 Vision statement and objectives

2.1 The vision of the Seaburn masterplan

This masterplan endeavours to deliver the vision for Seaburn set out in the Seafront Regeneration Strategy:

‘Building on its unique natural environment and rich heritage, the seafront at Seaburn will be an attractive, safe, clean and accessible destination for all residents and visitors, of which the people of Sunderland can be proud. Seaburn will be a family focused resort offering high quality indoor and outdoor facilities. It will be a welcoming place to enjoy all year round, providing activities and events for everyone, supporting Sunderland’s aspiration to be the UK’s most livable city.’

6 2.2 The objectives

1. To maximise the impact and improve the economic vibrancy of the area

2. To provide high quality public amenities and facilities

3. To create a family friendly environment which is safe and clean

4. To offer high quality and affordable activities and events throughout the year

5. To create an attractive and high quality environment where both residents and visitors can relax

6. To create an area which is physically and intellectually accessible

7. To deliver a truly sustainable development capable of being displayed as an example of best practice

7 3.0 Area context

3.1 Location 3.2 Defining the area is being given to the potential of both the masterplan area and the Seaburn The Seaburn Masterplan area covers The masterplan area includes a large Camp site to accommodate areas of an area of approximatelyNORTH 16.7 SHIELDS hectares area of land located along the Seaburn new housing development. However, occupying a prominent location along seafront. It is defined by Whitburn Bay it is not within the lawful remit of the the city’s seafront. Being located on to the east, Seaburn Camp to the north, masterplan-as SPD-to change the land Whitburn Road (A183) – the city’s primary the Seafields residential estate and use allocation of the Seaburn Camp site coast road – and being easily accessible Mere Knolls Cemetery to the west, and and playing fields, and as a consequence, to all within the city, the masterplan area properties bounding Dykelands Road it is not included within the remit of occupies a prime location, capable of and the Marriot Hotel to the south. The this document. Whilst the masterplan providing a major leisure destination to site includes the entirety of Lowry Road, document will take due regard of the be enjoyed by all within Sunderland and and includes sections of Whitburn Road presence of Seaburn Camp, any potential the wider region. (A183), Dykelands Road (B1291) and change in allocated land uses will be Seafields. addressed as part of the preparation of the LDF. The Sunderland Unitary Development Plan (UDP) allocates the area to the north of the masterplan as open space and playing fields. As a result of wider statutory work into the preparationSOUTH of the SHIELDS Local Development Framework (LDF) - and specifically the identification of new housing sites for the city - consideration

Regional context City context Site boundary A19 Local authority boundary Major roads Metro/railway line BLYTH Sunderland Central Area Local landmarks A194(M) Sunderland A1018

TYNEMOUTH MASTERPLAN AREA SOUTH SHIELDS

NEWCASTLE UPON TYNE South Shields A1 JARROW Sunderland Seaburn MASTERPLAN AREA

SUNDERLAND Fulwell Windmill A183 Southwick

Roker A1231

DURHAM PETERLEE

A19 Stadium of Light St. Peter’s Church A66 National Glass Centre HARTLEPOOL WASHINGTONA1(M) Sunderland Museum and A1231 Winter Gardens REDCAR

Civic Centre STOCKTON ON TEES MIDDLESBROUGH SUNDERLAND

DARLINGTON

A19 8

A690 A1018

Leechmere Farringdon

A1(M) A19 Masterplan study area Masterplan site boundary Seaburn Camp site and playing fields boundary

Seaburn Camp

Playing Fields

Morrisons Supermarket

Seaburn Centre

Seafields

Lowry Road Cut Throat Dene

Roker Burn

Cut Throat Dene

Mere Knowles Cemetery

Whitburn Road (A183)

Dykelands Road (B1291)

Marriot Hotel

9 3.3 Access The area is highly accessible by more Whilst the accessibility credentials of the sustainable modes of transport. It is in area are apparent, failings are likely to Sited on Whitburn Road and less than 3.5 easy walking distance (approximately 1.5 focus around the poor sense of arrival km from , Seaburn km) from Seaburn Metro Station offering often experienced by those travelling is easily accessible to all within the city direct access to Sunderland City Centre, to or through the masterplan area. As and the wider region. South Shields, , , can be seen on the Movement diagram, Newcastle and Newcastle Airport, and which identifies all the routes through the The masterplan area links well into the also benefits from regular bus routes area, there are at least five opportunities surrounding road network and the high offering a range of services listed below. to provide either gateway or nodal points, number of free parking spaces make none of which are currently clearly the area a key gateway to the seafront Sunderland train station and Park Lane identifiable. In celebrating such gateways for private car owners. Whitburn Road Bus and Metro Interchange are both or nodes, people using transport routes provides direct access to Sunderland located 3.5 km away in Sunderland City are more likely to recognise the area City Centre to the south, and Whitburn Centre and offer a range of regular rail as a ‘place to arrive’ and a destination and South Shields to the north, whilst and coach services nationwide. in its own right, and not an area to pass Dykelands Road provides access to through on route to another destination. Seaburn, Fulwell and Southwick to the Pedestrians and cyclists are also well west. is less than 1.5 catered for with the area playing host to Once at Seaburn, access and movement km away from the area, offering easy a number of regional and national cycle is more restricted. East-west pedestrian access to Gateshead and Newcastle, and ways and footpaths. National cycle route routes suffer poor legibility. In particular, providing onward connections to the A19 1, which also forms part of the the busy Whitburn Road serves as and the A1(M) and A194(M) motorways. cycle route, and Bede’s Way pass through a significant barrier to pedestrians, the area via the north-south promenade divorcing the site from the beach. offering links between Jarrow and St Vehicular movement through the area Peter’s in Sunderland and connecting can also be tortuous and affected by with the start/finish of the C2C route in congestion. Roker. In addition there are a number of shared use cycleways/walkways and minor footpaths passing through the area which successfully link with surrounding residential areas and communities.

Bus routes servicing Seaburn Seafront Cyclist using c2c route

18/19 - Grindon to Seaburn (via City Centre)

99 - to Seaburn

E1/E2/E6 - Sunderland City Centre to South Shields (via Seaburn)

10 To Whitburn and Movement South Shields Site boundary Primary vehicle route Secondary vehicle route Bus route Cycle route Mulit user route Pedestrian footpath Nodal point/gateway P Public parking area P Private parking area S Service area

S

Morrisons Supermarket P

P

P S Seaburn Centre

P

P

To Fulwell and Seaburn Metro P Station Marriot S Hotel

To Roker and Sunderland City Centre

11 3.4 Context At the end of the war, a new set of fortunes of many of the attractions in ambitious plans were launched, but the area. By the mid 1980s many of the were again never to be realised fully original landmarks and attractions had Historic context due to the slow economic recovery been demolished or had disappeared, following the war. Notwithstanding this, including Seaburn Hall, the miniature Whilst there is little visible evidence of features of the proposals which were railway and the boating lake, which were the area’s rich history today, it has seen implemented included the construction replaced with more modern facilities. a number of varied uses in its past. of a new amusement park with a wooden Whilst some of these facilities, such as Spending the majority of its past as rollercoaster, a miniature steam railway a small number of amusement arcades open countryside and farmland until the and a miniature-golf course. These and a new smaller funfair, still related to interwar period, the only other land use in attractions proved popular with tourists Seaburn’s role as a seaside resort, others close proximity during this time was Mere and helped Seaburn to promote itself - namely the Seaburn Leisure Centre, Knolls Cemetery, which has been in its as one of the best beach resorts in the the Seafields housing estate and a large current location since at least 1856. North East. retail foodstore - represented a shift in focus towards meeting the needs of the It was not until the interwar period However, as was the case with many wider residential community of north however that the area witnessed any sort similar resorts across the country, the Sunderland. of major redevelopment. By 1939, what fall in demand for domestic holidays had previously remained as undeveloped due to the growing popularity of cheap land to the south and north became foreign package holidays took its toll on large areas of housing. Dykelands Seaburn. Visitor numbers fell dramatically Road was constructed incorporating a towards the late 1970s/early 1980s, tramway linking residents to the centre and as a consequence, so did the of Sunderland, and a school camp – used by local schools as communal sporting 1939 map of masterplan area facilities – was erected on Seaburn Camp directly to the north.

It was during this period that the masterplan area itself saw the first signs of a change in use from farmland to uses which complement its seafront location. In 1936, radical plans seeking the redevelopment of the masterplan area were unveiled. They included the construction of a hotel, concert hall, paddling pool and boating lake, golf course and putting green, tennis courts and car parking. As can be seen in the map opposite, the first phases of this major plan were implemented with the opening of the Seaburn Hotel, new boating lake and Seaburn Hall in 1939. However, due to the outbreak of the second world war the remaining components of the council’s proposals were never realised and the remaining parts of the area lay empty for many years.

12 Current status Whilst the area’s function as a resort is much reduced, it is still considered Today the masterplan area is still a destination for leisure activity. In largely dominated by leisure uses particular Seaburn continues to be the and other mixed use/commercial focus for large-scale events. Seaburn developments. These include a number plays host to the Sunderland International of independently owned restaurants, Air Show, Great North 10k and the Great retail units, amusement arcades and North Womens Run - its large areas of two hotels. As stated above, these uses open space are able to accommodate are also supplemented by the Seaburn such events which attract significant Centre and a large foodstore. There numbers of people. This capacity to hold are a number of vacant properties also such events is a quality which the City located within the site including the Council wishes to capitalise upon, whilst largely vacant funfair site and the derelict also ensuring the residential amenity Lambton Worm Garden. In addition, there and quality of life for local residents is are two seafront shelters located along maintained. the promenade, one of which has been converted into a small restaurant; the other is currently vacant.

As well as these uses, large parts of the area are taken up by hard standing for use as permanent and overflow car parking, as well as large areas of open green space.

Entrance to former Seaburn Funpark, Seaburn Morrison’s foodstore, Seaburn

13 Physical context setting. Whilst the presence of large areas Information from also of green space within the masterplan suggests that these areas are prone to Whilst the area has witnessed high levels area inevitably offers some value to the acts of anti-social behaviour. With none of development in the last 50 years, it site, the current quality and appearance of the open space within the masterplan still retains a largely open character, with of these features inhibit their value. area currently benefiting from natural areas of open green space and hard Areas of grass land appear to be isolated surveillance, the information provided standing taking-up a large proportion of and poorly utilised, failing to efficiently by the police appears to indicate the the land. support surrounding habitats. Areas of area has become popular with young planting are overgrown and suffer from a people, especially in the evening hours. Cut Throat Dene which runs along the lack of maintenance. An inspection of the area, specifically southern edge of the area, and a large around the former miniature golf course, recreation space formerly used as the confirms this opinion, with evidence of miniature golf course located along the vandalism and littering, reinforcing the western edge of the site account for the ‘backland’ and insecure nature of the majority of such green space. In addition area. to this, smaller green spaces worth noting such as those between Whitburn Equipped play areas are in similar Road and the Promenade also play an condition - aging and in need of repair/ important role in the area which needs replacement. The area of the Lambton to be acknowledged in the following Worm play park is now vacant and the masterplan. The area is largely level and Pirate Playpark increasingly dilapidated. does not contain any substantial areas of natural tree growth due to the coastal Aerial photograph of masterplan area (looking north west)

14 Built Form The varied age, style and use of Area 1 – Marriot Hotel and Queens buildings around the area, and the many Parade, the only surviving group of The area only contains a small number reincarnations the masterplan area has buildings constructed in the 1930’s. This of buildings, predominantly focused experienced over the past 80 years make is located in the southern most part of along Whitburn Road, ranging from small the area appear somewhat fragmented the area. scale, single storey beach shelters along and disjointed with a distinct lack of the seafront, to a two storey, inter-war coherent identity. However in broad Area 2 – Ocean Park and seafront, period terrace of restaurants, cafes and terms the area can be divided into three modern leisure and entertainment uses shops, to large scale open plan modern general sub-areas: built since the 1970’s lining the seafront. buildings such as the Seaburn Centre This is located along the eastern edge of and Morrison’s supermarket. However the area. the massing of these buildings is less varied, with the majority being between 1 Area 3 – Open space, including car and 2.5 storeys in height. The exception parking and recreation land. This is to this is the Marriot Hotel located at the located along the western edge of the south end of the area which, standing area. between 4 and 5 storeys in height, helps to identify the building as a local landmark.

Aerial photograph of masterplan area (looking south)

15 Land uses Site boundary Residential uses Mixed commercial uses Leisure Sport and recreation Areas of open space Other 1. Little Italy Restaurant 10. Martinos Restaurant and 2. Morrisons Supermarket/car park Amusements 3. Go Bananas Activity Centre 11. Water pumping station 4. Leisure World Amusements 12. Queens Parade shops 1 5. Residential Building 13. Marriot Hotel 6. Seaburn Centre 14. Cut Throat Dene 7. Seaburn shelter 15. Lambton Worm Park (vacant) 8. Pullman Lodge (Hotel) 16. Children’s play area 9. Pullman Lodge (Restaurant) 17. Petrol filling station 18. Public car park 2 Area 3

3

17 5 Area 1 Area 2

4 Area 3

18 7 6

8

16 9 15

Area 3 10 14

11

12

Area 1

13

16 3.5 Wider context and Physically, whilst the Seaburn and Fulwell As a consequence of this and the coastal townscape areas are dominated by residential location, the masterplan area and beyond uses, the area also hosts a healthy and is rich in biodiversity and of importance vibrant local retail centre focused along for birds, bats and geology. The surrounding areas of Seaburn and Sea Road. This area runs from Seaburn Fulwell consist largely of the residential Metro Station to the coast, approximately Two European designated sites (known suburbs of north Sunderland. Their 0.3km south of the masterplan area. This as Natura 2000 Sites) are located within locations in close proximity to the contains a range of uses including both the “zone of influence” of the masterplan coast and the city centre make them a convenience and comparison services, - the Durham Coast Special Area of popular area to live, and it is one of the as well as local amenities. The only other Conservation (SAC) and Northumbria more affluent areas of the city, with a significant land uses present in the area Coast Special Protection Area (SPA) and high proportion of people owning their are leisure and recreation uses relating Ramsar site. These sites are designated homes. Socio-economic data provided to its location along the coast, although due to the presence of habitats and by the Office of National Statistics (ONS) the majority of these uses are located species of European importance. provides evidence of this: within the masterplan area itself. The area contains no major employment or The Durham Coast Site of Special The Seaburn area has a significantly industrial uses. Scientific Interest (SSSI) is a key higher than average proportion of component of the Durham Coast SAC older residents than both Fulwell With regard to the urban structure and and overlaps with the SPA/Ramsar and the rest of the city. 28.7% of townscape of Seaburn and Fulwell, the site. There are considered to be 5 residents are aged 65 and over area is composed largely of a mix of management units of the SSSI within (males) or 60 and over (females) Victorian and early 20th century terraces the zone of influence of the masterplan: compared to 19.7 for Sunderland and to the south of Sea Road, and more Whitburn Bents, Whitburn Steel, Roker 20.1 for the North East. Seaburn has modern inter and post war housing to the Cliffs and Parson’s Rocks are all Sites of a lower than average percentage of north of Sea Road. As a consequence, the Nature Conservation Importance (SNCI), younger and middle-aged residents area has a strong urban grain, consisting the latter also a Regionally Important between the ages of 15-44 largely of high density terraced blocks in Geological/Geomorphological Site (RIGs). the older areas of Seaburn and Fulwell, Further information on these features can House prices within the area are opening out to areas of lower density but be found in the Appropriate Assessment some of the highest in the city and still highly structured streets in the areas Screening Report accompanying this above the national average, with of more modern houses. document. www.Sunderland.gov.uk/ over 84% of the properties in the seafront surrounding neighbourhood being Building heights in the area are fairly categorised as Council Tax Band D or consistent, with few buildings exceeding Immediately to the west of the above a height of approximately 2-2.5 storeys. masterplan area, Mere Knowles Cemetery is also a SNCI and proposed Local Wildlife The area has a very high level of Historically an area of open land Site. home ownership, with ownership and countryside, major and rapid rates in the surrounding development in the early part of the neighbourhood standing at 97.2% in 20th century means that Fulwell ward is 2008 not well served by open amenity space overall and by City Council standards Over 40% of residents in the area are is considered deficient. Nevertheless, employed within the management in addition to Seaburn itself, Fulwell is and professionally employed sectors, located within easy walking distance of in comparison to a UK average of a number of significant areas of open 26%, and an average in Sunderland amenity space in the form of Cliff Park, of 17%. Recreation Park and . The area to the north of Fulwell is however characterised by large expanses of green space. Indeed the masterplan area forms part of the northern urban-rural fringe of the city, opening out to large areas of countryside and farmland. 17 3.6 Site issues and S.W.O.T. Seaburn and Roker, and the key issues Strengths which need to be addressed in order to Whilst representing a major development enable its successful regeneration. This Natural beauty and location next to opportunity, the masterplan area in its document formed a component part coastline current form clearly displays a number of the evidence base which supports of weaknesses which currently inhibit the council’s Seafront Regeneration Large areas of green open space in its success. Taking into consideration Strategy. A copy of the strategy can be and around the study area suitable the area’s current context as discussed downloaded at www.sunderland.gov.uk/ for events and a reputation for above, the following S.W.O.T. analysis seafront. successfully holding events was carried out to ensure the future redevelopment of the area efficiently The following analysis therefore identifies Close proximity to urban areas addresses its needs and issues, whilst the components which the council harnessing its full potential. recognises as the primary strengths, Accessibility and car parking weaknesses, opportunities and threats for provisions The following analysis takes into the masterplan area to be addressed by consideration the initial observations in the adopted masterplan. Established variety of commercial sections 3.3 and 3.4 and combines them uses with the findings of work undertaken by the City Council in the past to support Commercial demand and sought after the regeneration aspirations for the wider residential location seafront. These include the drafting of an Issues and Options Report (2008) Commitment from the council which undertook an in depth analysis of to support and deliver large scale the seafront in its entirety and, through redevelopment of the area engagement with major public, private and resident stakeholders, resulted in a Political support – Seafront Members’ comprehensive S.W.O.T. analysis of both Steering Group set up to help deliver a suitable masterplan.

Seafront location and views Panoramic views across adjacent countryside

18 Weaknesses Opportunities Threats

Local climate/weather The delivery of comprehensive Competition from neighbouring redevelopment at Seaburn seafront resorts Public realm in need of enhancement to promote Seaburn as a popular and improved maintenance destination and major seaside resort Risk of flooding and climate change for Sunderland Little to create a sense of place or Need to consider impact on existing identity Funding secured to deliver a first residents phase of public realm improvements Poor sense of arrival at Seaburn Promenade (Now Increasing amount of event space Complete) across the city – will the focus shift Poor commercial mix and lack of from the seafront? modern facilities Enhancing existing views out to sea and along the coast and providing Sustainability of any new provision Vacant sites creating a poor first visual links with surrounding areas of impression to visitors green open space Resources/funding

Car parking and traffic volumes along Large areas of vacant land Current economic climate Whitburn Road creates a barrier under council ownership creates opportunity for redevelopment Impact on existing and future Little to maximise biodiversity within residents of Seaburn the area Development of a masterplan has potential to increase developer Whilst not an exhaustive list this S.W.O.T. confidence and interest analysis gives a clear indication of the kind of considerations which need to be Improve the area’s connectivity in taken into account when developing a making Seaburn a place accessible coherent masterplan for the site. Whilst to all some considerations may carry a greater priority over others, for a masterplan Introduce traffic calming where to be successful, the area’s strengths, appropriate weaknesses, opportunities and threats need to be acknowledged and addressed To provide a seafront area which within a coherent design solution. meets the needs of current and future residents and visitors to the area – maximising footfall and supporting local businesses Evidence of graffiti Littering Signs of recent vandalism

19 Constraints plan Site boundary Vacant/derelict land Major areas of hard standing Underutilised areas of green space Areas displaying signs of anti-social behavour Buildings to be retained Identified flood zone (SCC SFRA 2010) Poorly configured road layout Poor quality pedestrian routes Poor quality boundary treatment Barrier to pedestrian flows Rear boundary fence Important visual links out of the area

20 3.7 Constraints plan

The constraints plan opposite offers a spatial interpretation of the analysis of the Seaburn area. Whilst many of the issues identified are relevant to the whole masterplan area, the constraints plan clearly recognises the areas which should be the focus of attention and the varied issues and priorities throughout the masterplan area.

The issues included within the constraints plan are by no means exhaustive but should act as a useful tool to help owners and developers develop a suitable layout which not only addresses the S.W.O.T. analysis in principle, but also spatially.

Whitburn Road acting as a barrier to pedestrians Large areas of vacant and derelict land Issues with traffic congestion

21 4.0 Planning and policy review

In preparing a masterplan for Seaburn, National development including leisure uses, consideration must be given to key hotels and retail development. Emphasis policies and strategies that will inform Planning Policy Statements and is placed upon the need for sequential development and will need to be Guidance testing for proposals outside of an addressed by schemes submitted for existing centre. Such proposals may also planning approval. PPS1: Delivering Sustainable need to provide an impact assessment. Development sets out the overarching Notwithstanding this all proposals will be European objectives for planning. Sustainable assessed on accessibility particularly by development is identified as the core public transport and the scope for long The Habitats Directive principle underpinning the planning term sustainable physical and economic system. Four key aims are set out: social regeneration. The Habitats Directive provides legal progress in recognising the needs of protection for habitats and species of everyone; protection of the environment; PPS9: Biodiversity and Geological European importance. This includes prudent use of natural resources; and the Conservation sets out the Government’s Special Protection Areas (SPAs) and maintenance of high and stable levels of vision for conserving and enhancing Special Areas of Conservation (SACs), economic growth and employment. biological diversity. Local planning both of which are located in close authorities are required to consider proximity to the Seaburn Masterplan PPS3 Housing seeks to ensure that the environmental characteristics area. Article 6(3) of the Habitats everyone has the opportunity of living in of an area and ensure appropriate Directive establishes that an Appropriate a decent home, which they can afford, weight is attached to designated sites Assessment will be required for plans or in a community where they want to live. of international, national and local projects, which may have an impact on In particular regard needs to be had to importance and protected species. these sites either alone or in combination the quality of new housing, achieving a Biodiversity features should be protected with other projects. The Appropriate good mix of housing which meets the and where possible enhanced within the Assessment will determine whether the needs of current and future population, design of development. Planningproject will shapes adversely the places affect where the integrity people live andand the suitability of a site for housing workof the and site theconcerned. country we The live Appropriate in. It plays a keyincluding role environmental sustainability PPG17: Planning for Open Space, Sport Assessmentin supporting for the this Government’s Masterplan can wider social,and whether the proposed development and Recreation urges local authorities beenvironmental found at www.sunderland.gov.uk/ and economic objectives andwould for support wider housing and policy to recognise the recreational value of seafront.sustainable communities. objectives for the area. The deliverability natural features whilst minimising the of sites and their impact on overall land impact of activity on those features. supply also needs to be considered. Where possible, access to natural features for sport and recreation purposes should PPS4: Planning for Sustainable Economic be enhanced. The PPG discourages Growth has an overarching remit to development on existing open space, encourage sustainable economic growth. sports and recreational buildings unless It reinforces the role of town centres as it can be demonstrated that these the location of choice for all economic areas are surplus to requirements. The Planning Policy Statement 1: Delivering Sustainable Development guidance does however recognize that not all open space, sport and recreational land are of equal merit and some may be suitable for alternative uses.

Planning Policy Statement 1: PLANNINGDelivering Sustainable Development

22 PPG20: Coastal Planning emphasizes the PPS23: Planning and Pollution Control PPS25 Supplement: Development and importance of reconciling development clarifies that the impact upon the Coastal Change identifies the need for requirements with the need to protect quality of land, air or water arising from impacts of coastal change to be taken and conserve the natural environment. development is capable of being a into account at the planning stages. It The document recognises that certain material planning issue. Consideration should be ensured that new development tourism and recreation uses require will therefore be given to whether at Seaburn is prevented from being put at a coastal location and acknowledges development is an acceptable use risk from coastal change. Areas identified that coastal areas such as Seaburn can of the land given the impacts of that for coastal change (Coastal Change provide opportunities for restructuring use. The potential for contamination Management Areas) should be identified and regenerating urban areas. must be considered in relation to the through an evidence base. Applications existing use and circumstances of the for development within these areas need The government’s Good Practice Guide land, the proposed new use and the to be accompanied by an assessment to Tourism emphasizes the importance possibility of encountering contamination of the vulnerability of the proposed of accessibility as a key criterion for the during development. The potential for development to coastal change development of tourism facilities. It contamination and any risks arising must establishes that due regard should be be properly assessed and any necessary The North East Shoreline Management given to the extent to which proposals remediation and management measures Plan (SMP2) provides an evidence base help to protect or improve unattractive or incorporated. Advice must be taken identifying risks associated with coastal derelict sites, contribute to local tourism from the Environment Agency and other evolution and a policy framework to and the economy and provide a facility relevant bodies such as Drainage Boards, address these risks. In the case of for local community. The impact on and water and sewerage undertakers Seaburn (Coastal Management Area the vitality and viability of town centres who will be responsible for the control of MA06) improved management of should also be considered. processes or emissions. coastal defences is recommended with no further construction of defences, PPS25: Planning and Flood Risk was allowing the cliffs to erode naturally Planning shapes the places where people live and revised in March 2010 in light of the (‘Hold the Line’). The control of land use work and the country we live in. It plays a keypotential role consequences of future climate within the Seaburn Coastal Management in supporting the Government’s wider social,change. To ensure development is Area will therefore need to be carefully environmental and economic objectives andsustainable for PPS25 states that land which considered. sustainable communities. is at risk of flooding should be identified and undergo a Strategic Risk Assessment as part of the Sustainability Appraisal. The Flood and Water Management Act accompanying Sustainability Appraisal to 2010 this masterplan can be found online at www.sunderland.gov.uk/seafront. The Act makes provision in relation to water, the management of risks in connection with flooding and coastal erosion. The act encourages the uptake Planning Policy Statement 23: Planning and Pollution Control of Sustainable Urban Drainage Systems (SUDS) by removing the automatic right to connect to sewers and providing for Local Authorities to adopt SUDS for new developments.

Flood risk areas within Seaburn have been identified on the constraints plan.

Planning Policy Statement 23: PLANNINGPlanning and Pollution Control

23 Building for Life Regional Local

Developed in partnership between the A number of regional documents have Overarching Strategic Policy Commission for Architecture and the been prepared to guide the development Built Environment (CABE) and the Home of the city’s tourism industry, including The Sunderland Strategy 2008 – 2025 Builders Federation (HBF), and endorsed the North East Tourism Strategy 2005- is the overarching strategy for the city by the government, Building for Life is 2010 and the Framework for North East produced by Sunderland Partnership a national standard for well designed England’s Coastal Visitor Economy. which establishes that Sunderland will homes and neighbourhoods. 20 Building become a welcoming and internationally for Life criteria are used to evaluate the Together these documents recommend recognised city .The Sunderland Image quality of new residential developments. that the city builds on its events calendar Strategy, to be read in conjunction with The council’s urban design team now has which can be complemented by the the Sunderland Strategy sets out the an obligation – through the CABE Building provision of new seafront facilities and city’s brand values. These two strategic for Life Accredited Assessor Program - to improved infrastructure. documents recognize the attributes of promote and endorse the Building for the seafront as a key asset to maximize Life Initiative, and as a consequence may In addition the Coastal the quality of life for residents of the formally assess any major residential Partnership, comprising representatives city and the importance of developing schemes or developments with from Sunderland City, and Seaburn as a cultural and tourism significant residential components. Councils, commissioned attraction. consultants to produce the Tyne and Wear Coastal Regeneration Strategy. The The strategic aims of the above strategy recommends that Sunderland documents have informed the vision and should concentrate on the development objectives of the Seafront Regeneration of key tourism products, based on: Strategy, which sets out a framework Maritime and Coastal Activities; History to guide the regeneration of Roker and and Heritage; Events and Sport; Business Seaburn, setting out development and Tourism; and the development of a range planning criteria for the area. of niche tourism products. The Regeneration Strategy is available at www.sunderland.gov.uk/seafront

Building for Life Evaluation Criteria

EVALUATING HOUSING PROPOSALS STEP BY STEP Building for Life is the national standard for well-designed homes and neighbourhoods

24

How to use this guide Intro 123

Contents Other strategic policy of relevance to Unitary Development Plan B3: Public and private open space will this masterplan are: be protected from development which The council’s Unitary Development Plan would have a serious adverse effect The Housing strategy for Sunderland, has 1998 (UDP) is the adopted Development on its amenity, recreational or nature three major aspirations for the city: Plan that guides new developments and conservation values. However, there is decisions on planning applications in the a recognition that in some cases the Improve the choice of type, location city. wider regeneration needs of the city may and price of housing to meet outweigh open space considerations. demands, and reverse the trend of As shown on the site specific allocations outward migration map adjacent, a number of UDP site H1: Seeks to provide housing which specific allocations affect the masterplan maximises choice, caters for reduced out- Improve the quality and standard area. These saved policies are set out migration and assists in the regeneration of housing and ensure sustainable below. Development proposals will also of existing residential areas. communities be informed by a further range of UDP policies, which are set out in Appendix A. H8: Allows for Housing in addition to Provide housing and accommodation those allocated within the development with support options that reflect L1: Leisure highlights how the provision plan subject to accordance with other and meet the needs and aspirations of recreation and leisure facilities should policies in the plan of Sunderland’s large and diverse enhance the quality of life for residents population. and visitors and how the attractiveness NA22.3: Amenity Open Space states that of the city should be developed in order improvements in the level of provision Sunderland’s Economic Masterplan to enhance its heritage and tourism and quality of amenity open space (EMP) seeks to increase the tourism potential. will be made in locations across north economy of Sunderland and sets clear Sunderland including Cut Throat Dene. aims and objectives for the development L7: Land allocated for open space or of Sunderland as a visitor destination. It outdoor recreation within the UDP will be NA26: promotes the recreational and will seek to ensure tourism development retained in its existing use. Permission tourist potential of the coast and clarifies will support the Sunderland Strategy and for alternative uses will only be granted that Seaburn is a suitable location for a benefit both visitors and residents. The if alternative provision of an equivalent range of indoor and outdoor leisure and coast is considered key to achieving this. scale, quality and accessibility is made. tourism facilities to serve the region

NA30.1: Identifies views of particular importance to be protected - including views along the Roker/ Seaburn/ Whitburn Bents frontage

NA31.4: The City Council will encourage and undertake a programme of Economic Masterplan: Sunderland City Council intensive planting of tree belts and woodlands including in the area around the periphery of the playing fields and Seaburn Camp.

25 summary document summary

For more information call the Business Investment Team on 0191 561 1171 or visit: www.sunderland.gov.uk/economicmasterplan UDP Site specific allocations Site boundary Strategic road network (T12) Multi-user route (T8,9,10, NA35.1 & NA35.5) Seafront traffic management (NA40) New woodland planting (NA31.4) Existing open space (L1,7,9 & B3) New and upgraded open space (NA22.3) Sites of nature conservation importance (CN21)

# Policies discussed in Chapter 4 which are not incuded within this map cover the entire masterplan area, and should be considered accordingly

26 NA35.1: Multi-user routes will be EC9: Hotels, conference centres and Local Development Framework (LDF) protected and existing stretches will be similar facilities will normally be permitted and Evidence Base improved. Included in this will be a new in areas associated with major recreation link from Ocean Park via Cut Throat Dene and leisure developments The City Council’s Core Strategy (Revised to the A19 forming part of a northern Preferred Options Draft 2010) lies at peripheral route to Washington and L12: The city council will promote the the heart of it’s emerging LDF and destinations beyond the city. recreational and tourist potential of the sets out the City Council’s approach to coast by providing development which broad spatial issues such as housing, NA38.5: Well designed and advisory cycle provides for the need of visitors without the environment and economic routes with connections to adjacent uses adversely affecting the environment development. and to strategic multi-user routes will be provided as appropriate in a number of CN15: The City Council will permit This broad spatial approach will guide areas including along the A183 between schemes which assist in creating the the preparation of the forthcoming Harbour View and the city boundary. Great North Forest and which are in Allocations DPD (Development Plan accordance with other policies. Those Document), which will set out specific T12 identifies Whitburn Road as part of which would adversely affect the the land-use allocations across the city. the city’s strategic route network being a creation of the forest will be resisted. A comprehensive evidence base informs road of more than local importance. this approach. Of relevance to Seaburn CN20: Development which will adversely Masterplan are: EN13: Within the Coastal zone the City affect a designated or proposed SSSI Council will seek to ensure that any either directly or indirectly will not Policy CS8 North Area recognises the proposal requires a coastal location and normally be permitted unless no need to deliver a mix of housing in the accords with other relevant UDP policies; alternative site is reasonably available North area, which meets the needs of will not increase likelihood of flooding, the city’s residents yet identifies North erosion or land instability; makes a CN21 seeks to ensure that land identified Sunderland as having limited land positive contribution to the appearance as a Site of Nature Conservation available for new housing. In addition of the coastal zone and conforms to Importance (SNCI) is protected. the objective to regenerate Seaburn and other policies of the plan. Development which would adversely Roker is clarified. affect the SNCI will be resisted. EC8: The Council will support the Strategic Housing Land Availability expansion of activities catering for Assessment (2010) assesses potential tourists and other visitors. In order to sites for future housing development and do so, this policy aims to safeguard seeks to ensure that land availability is attractions, refuse proposals which not a constraint on the delivery of new would have an adverse impact on tourist homes. attractions and actively encourage opportunities for new tourist initiatives The Strategic Housing Market Assessment provides an assessment Preferred Options Core Strategy: Sunderland City Council of the requirements of housing in Sunderland, including types of housing, locality of housing and affordable housing. It also researched the needs of the wider communities.

The retail needs assessment forms part of the evidence base to inform retail policies Core Strategy in the emerging LDF. The study provides an in depth analysis of shopping patterns and provision in the catchment area and identifies future need and capacity across the city until 2021.

The above documents can be found at www.sunderland.gov.uk/ldf 27

Local Development Framework Development Plan Document Preferred Options Strategic Flood Risk Assessment (2010) Residential Design Guide SPD Play and Urban Games Strategy

The City Council’s Strategic Flood Risk The council’s adopted Residential Sunderland’s Play and Urban Games Assessment (SFRA) was amended in June Design Guide aims to deliver high quality Strategy 2007-2012 provides an audit of 2010 and has been endorsed by the sustainable residential development. the quality of provision of equiped play in council’s Cabinet. The SSFRA identifies The document identifies the principles Sunderland. The strategy indicates that Cut Throat Dene as a potential flood upon which good residential design is the Pirate Play Park and the Lambton risk to the Masterplan area. Whilst the based and identifies key criteria against Worm Garden at Seaburn are ‘low quality.’ risk of flooding from the watercourse which proposals will be assessed. These is not high overall, the southern part of criteria include the degree to which a the Masterplan boundary is classed as development: Flood Zone 3B. This indicates that the areas of undeveloped land to the south Responds to the context of the site of the masterplan area are at higher risk of flooding and no existing undeveloped Successfully connects to existing land will be offered for development. routes and facilities The SFRA also identifies that in the past there have been groundwater-flooding Addresses the needs of the issues in the Seaburn area. The whole community of area of the masterplan is within a Critical drainage Area. Therefore all Establishes a well structured layout developments of 0.5ha or more must be subject to a Flood Risk Assessment (see Creates a safe and attractive public page 93). realm

Consequently the SFRA recommends Considers the detailed elements that all development in the area and materials necessary for good should link in with the future flood risk design management strategy for the coastal defences and that land to the south of Harnesses the potential for energy the masterplan area around Cut Throat efficient layout and construction Dene be retained as open space.

Residential Design Guide: Sunderland City Council

28 5.0 Feasibility appraisal

5.1 Introduction 5.3 Future of council buildings/ 5.4 Extent of development structures The following section informs the In formulating options for this masterplan, development of the masterplan having As majority landowner the City Council consideration will be given to the scale regard to City Council has various assets located within the of development which will best deliver strategic objectives, relevant planning Masterplan area, the future of which will the established vision and objectives for considerations and the economic and need to be determined as part of the Seaburn. land ownership realities of the area. masterplanning process. Below is the City Council’s current position in relation As majority landowner the City Council 5.2 Land ownership to these facilities. will have significant control over the type and quality of development coming As the site ownership plan located on The Seaburn Centre continues to forward. The opportunity therefore exists the next page illustrates, the majority of operate as a local leisure centre serving to take a comprehensive approach the Seaburn masterplan area is council the surrounding residential area. The to development of the masterplan owned, including the now vacant facilities it provides such as the Wellness as opposed to the fragmented and fairground site, public car park, former Centre and KICKZ project are of value to piecemeal approach which has miniature-golf course and land at Cut the local community. It should therefore characterised development in the past. Throat Dene. Records show that none be ensured that appropriate sport and of these sites are subject to restrictive leisure provision is available for existing It is recognised that a comprehensive covenants. users as part of the wider redevelopment masterplan approach may result in of the Seaburn masterplan area. some loss of areas of greenspace to Three leaseholders are present on development. However it is considered council land within the masterplan A development brief is being prepared in principle that, whilst a departure from area: The Pullman Lodge Hotel, for the Seaburn shelter on Seaburn planning policy, this could be justified by Seldon’s amusements and Go Bananas promenade promoting its redevelopment a carefully composed comprehensive amusements on Whitburn Road. The for a café/restaurant with the option for approach, which would provide a council proposes to work with existing an ancillary retail use. regeneration solution to the poorer leaseholders regarding development that quality areas of greenspace to the may affect a leasehold interest. Further to the and Urban Games west of the site, enhancing rather than Strategy, consultation with the council’s compromising the value of the area. Privately owned sites are the Morrison’s Play Pathfinder Team has indicated that store and car park, the former turning an opportunity exists to replace the Whilst there is a general policy area for buses at the north end of the current run down Pirate Play Park with presumption against development on area under the ownership of Nexus, an alternative equipped play facility on open space, there is also the recognition and the Martino’s restaurant, car park a new site within the Masterplan area. that not all open space is of equal value and neighbouring amusements. It has There are no proposals to provide further and may be suitable for alternative uses. become clear that the Morrison’s store play facilities within the now derelict Evidence shows that open space to will continue to be present in the area Worm Garden. the west of Seaburn around the former for the foreseeable future. The future of miniature-golf course and Lambton land under the ownership of Nexus and The council owned car park continues Worm Garden is not functioning as the Martinos restaurant and amusements to operate, although - as identified intended. will be dependent on future plans of the previously – the facility rarely operates at owners. full capacity aside from events days.

In bringing forward this masterplan, the council will continue to work closely with the landowners and businesses within the area.

29 Land ownership Site boundary Multiple ownership Morrison’s (Owned) Martinos Restaurant (Owned) Marriot Hotel (Owned) Northumbrian Water (Owned) Nexus (Owned) Fixed term council lease

# Land not allocated under the above categories is council owned and not subject to leases/covenants

30 A comprehensive approach to site A comprehensive solution will also assembly, incorporating areas of enable opportunities for additional underused land as well as the underused improvements to open space and public car park and previously developed biodiversity to be delivered through land at Ocean Park into landscaped areas planning obligation or developer could potentially avoid any significant agreement. In particular, areas of loss of overall provision for the local area. greenspace around Cut Throat Dene Whilst it is acknowledged that Fulwell could benefit from such arrangements. ward is generally deficient in open The SFRA 2010 identifies that these amenity space, any loss at Seaburn would areas are within Floodrisk Zone 3B not be of sufficient scale to represent and therefore are not considered significant decrease in value to those developable. residents living in the areas of greatest deficiency. More accessible and better A broader analysis of the strengths quality areas of amenity space exist and weaknesses of a comprehensive south of Fulwell in the form of Cliff Park, approach can be found in the following Recreation Park and Roker Park. chapter.

Additionally there is scope to improve the quality of amenity space provision and improve the character of the area by developing a comprehensive landscape strategy as part of the masterplanning process. This approach would enable new structured areas of high quality amenity space to be provided, which allow for improved accessibility, renewed areas of equipped play and natural surveillance issues to be addressed.

Improvements to the biodiversity of the area could also be made possible through taking a site wide approach to planting and habitat creation. Interventions should be informed through liason with Natural England and the Environment Agency to avoid loss of any established habitat.

31 5.5 Development Types Food and drink uses Retail

The opportunities for different Food and drink-led uses at Seaburn There has been very little general retail development types is considered below are focused towards the south of the development in the Masterplan area due in the context of the City Council’s Masterplan area, mainly at Queen’s to the presence of the well-established strategic and planning policy aims as parade. Morrison’s supermarket and nearby well as the commercial realities of the Sea Road local centre. The Sunderland area. Insight was gained through soft At the time of the research agents were Retail Needs Assessment identifies market testing and enquiries with local consistent in predicting demand for that Sea Road - in close proximity to and national agents as well as local expansion of the existing uses in terms the masterplan area and with a healthy commercial and leisure operators. of outlets provided, particularly additional turnover and range of facilities – is to food and drink related outlets such as be classed as a major district centre. Commercial development cafés or tea/coffee shops. There is also Therefore it is likely that this trend will likely to be some demand for licensed continue, with the proposed Tesco The strategic objectives of the premises, although the industry is development at Roker Retail Park likely to Sunderland Strategy and Seafront generally going through a decline at the provide an additional supermarket facility Regeneration Strategy establish that present time. for north Sunderland. Seaburn should be the focus of leisure –led development. This approach is The development of additional coffee Nevertheless limited retail development supported by the City Council’s Unitary shops or restaurants in Seaburn will be at Seaburn is considered compatible with Development Plan, which promotes encouraged, in order to add vibrancy to the strategic vision of the area. Market the recreational and tourist potential of the area. However it is considered that research has indicated that there is some the coast and clarifies that Seaburn is a whilst takeaways are a use consistent demand for a small number of retail suitable location for a range of indoor and with the seafront location, there already outlets in the area, predominantly from outdoor leisure and tourism facilities to exist a high number concentrated in the specialist retailers, which would cater serve the region. south of the area. In the interests of for the foreshore location and leisure nearby residential amenity and ensuring oriented character of the area. Given the In approaching this masterplan, regard a mix of facilities, additional takeaway provisions of PPS4, retail proposals are has also been had to the principles in proposals will be managed carefully. likely to be small scale or as ancillary uses national planning policy. It is considered in a wider mixed-use scheme. that a qualitative view should be taken to the principle of further leisure and associated development at Seaburn. Whilst the potential impact on the viability of the city centre and a nearby local centre at Sea Road will need to be considered in accordance with PPS4 - particularly for any retail development – the unique character and role of the seafront in the context of the city should also be recognised and given weight. In particular Seaburn’s existing role as a resort, its accessibility by public transport and the significant opportunities a leisure-led development may afford for both economic and physical regeneration of the masterplan area are relevant – criteria emphasised by PPG20 and Good Practice Guide to Tourism. Where it can be demonstrated that a proposal would not adversely impact upon the city centre and local centre, the principle of development should be accepted. 32 Leisure uses Guest accommodation Wider regeneration

Whilst Seaburn’s role as a resort has There exists a small guest The success of the leisure–led declined, Seaburn continues to function accommodation market in Seaburn. The commercial market at Seaburn will also as a resort and accordingly Ocean Park is Marriott offers 4 star accommodation depend upon the changing status of home to some indoor leisure facilities. and the distinctive Pullman Lodge Sunderland’s seafront. Recent reports with its rail car restaurant occupies a have found that the British seaside It is recognised that the market today prominent position overlooking Whitburn tourism industry is – contrary to popular may not support attempts to replicate Bay offers motel style accommodation. belief - substantial and has lately been the Seaburn of old. Large-scale leisure Two guesthouses are also located growing as the population increasingly developments require a wide catchment within or in close proximity to the visits seaside locations for day or area coupled with good transport links Seaburn masterplan area. Further guest weekend trips in addition to their main and minimal competition. Whilst Seaburn accommodation is located at Roker. holidays. is undoubtedly well connected, demand for large-scale leisure uses are lessened Recent development activity for guest Sunderland City Council’s commitment by the proximity of competing major accommodation at Seaburn has been to improving the profile of its seafront is attractions. Just 6 miles from Seaburn, limited and there are currently no visible in improvement works ongoing in Ocean Beach fairground in South definite development plans. Future Roker. As part of this commitment, the Shields has emerged as a successful hotel proposals in Sunderland have been council is also actively seeking to build traditional style resort. Wet and Wild in focused around the city centre, where upon Seaburn’s success as an events North Shields and Blue Reef Aquarium planning permission has been granted destination by expanding the events in Whitley Bay also offer large scale for a number of hotels. The construction calendar for the area. As investment indoor attractions with a regional draw. of these schemes is yet to commence in the seafront continues and the Within Sunderland, leisure operators for however. events calendar develops over time, it is larger scale developments are primarily anticipated that the profile of Seaburn considering locations that are more A 2009 report into the future of the will increase and demand for leisure-led publicly accessible such as those closer visitor accommodation market at commercial development will improve to the city centre. Sunderland’s Seafront indicates that the further. current seafront facilities have in the It is understood that demand exists for past experienced a reasonably healthy more modest facilities, which would be demand. However the credit crunch has able to draw sufficient trade from beach of course had a perceptible impact on visitors, yet also support local residents. visitor numbers. This is supported by enquiries with existing operators, looking to diversify Immediate development prospects for from traditional amusement arcades a hotel at Seaburn have been limited by to more family inclusive operations. the weak financial climate and property Smaller family oriented leisure market nationally. However there may be development proposals are compatible scope in the medium to longer term for a with the vision for the area and will hotel at Seaburn as part of a wider mixed- provide a commercially sustainable form use leisure development. In addition of development for the future. the potential exists for smaller scale pub accommodation or the upgrading of existing guest houses or hotels to cater for the boutique hotel market.

33 Residential development address reduced out migration, assist in Whilst the residential market overall the regeneration of existing residential has declined recently, it has been In considering the principle of residential areas, and avoid compromising other established that there would be a development at Seaburn, regard should policies within the plan. market for accommodation to meet the be had to the policy background of the needs of the aging population in the area. It is acknowledged that based on Given the above pressures on housing Seaburn area. There is little purpose current planning policy, housing is not an delivery in the north area, whilst built accommodation to meet those allocated use within the masterplan area. representing a departure from land use needs and as such an extra care housing allocations, the provision of housing scheme could feasibly be accommodated Based on the land-use allocations for within the Seaburn masterplan area within the Ocean Park Site. This Seaburn within the UDP any proposals would nonetheless represent a key provision could help older households for housing within the masterplan area opportunity to address key wider to move out of larger family homes into would represent a departure from strategic policy concerns and contribute accommodation designed to support the development plan. However in to the regeneration of the area. independent living and wellbeing. As well considering the principle of housing in as easing the above mentioned pressures the area regard should also be had to Enquiries with local developers support in the local housing market this will also wider policy concerns. the identified need above and have provide facilities for older households in indicated that Seaburn would support the local area to access social health and As is recognised in Section 4 of the high value housing within a quality wellness activities. emerging Core Strategy the limited environment. Agents also suggest that availability of land in the north area is a with it’s sought after seaside location, Development Prospects key constraint to housing development. the Seaburn masterplan area may offer Coupled with this, pressure also exists in scope for a limited number of high quality There is private sector interest in the the housing market itself. Seaburn is one residential apartments. Accordingly Seaburn area. Discussions are ongoing of the most desirable areas of Sunderland in seeking to establish a supply of between the City Council and potential and houses in the Seaburn area are sites to enable the attainment of the developers for a range of uses including particularly sought after. Although in city’s future housing requirements, the family–oriented leisure development, part due to the locational advantages Sunderland Strategic Housing Land retail/ cafe uses and extra-care housing. in the area it is also due to the fact that Availability Assessment (SHLAA) identifies Seaburn has a higher number of larger the potential for new housing to be It is envisaged that the majority of residential dwellings than the rest of the accommodated in the Masterplan area. development at Seaburn would be city. Upper council tax band houses are private sector led. However given the at a premium in Sunderland (only 0.5% In addition to the need for upper council’s considerable land interest of the city’s housing is in band G and Council-tax band housing, the SHMA there is scope for a joint venture H) yet demand for this type of dwelling also identifies a shortage of affordable approach between the City Council and is high. The Strategic Housing Market housing across Sunderland. The SHMA private developers in order to stimulate Assessment (SHMA) for Sunderland identifies a total annual shortfall of 388 development in the area and secure the indicates that demand exceeds supply in dwellings across the city. quality of development suitable for this Fulwell ward for 4-bedroomed or above high profile area. properties with particular pressure for detached dwellings or bungalows. The The City Council will take a regeneration need to provide the necessary house and design-led approach to development types to meet local demand in the north whereby the council will release sites area and stem the current out migration for development and developers will be to neighbouring areas is highlighted in selected based on criteria that ensure the emerging Core Strategy policy. regeneration and design ambitions of this Masterplan are delivered. The current UDP does make allowance for the provision of housing beyond A development brief for each site will be those sites specifically allocated in the prepared to provide detailed guidance development plan, particularly where and criteria to be satisfied by a developer these will maximise locational choice, will when submitting proposals.

34 City Council funding Grant funding The Regional Growth Fund – first announced at the June 2010 budget - is Whilst the City Council has previously Given the anticipated scale of public a £1billion fund to support economic been able to allocate some funding sector cuts affecting capital spending growth in areas hit by public sector towards upgrading areas of public realm projects, the future of grant funding cuts. At the time of writing the City at the wider seafront, no further funding to support delivery of the Seaburn Council is awaiting further detail on what has been allocated at this stage. masterplan is uncertain. the Regional Growth Funds should be spent on. However it is anticipated that Nevertheless the City Council will As recently as March 2010, the CLG private firms, acting alone or with the continue to seek opportunities to direct produced ‘Strategy for Success: Securing public sector, will be eligible for funding funding towards improving the public the future of Seaside economies’. This if they can show schemes will bring in realm at Seaburn. pledged a range of measures to support investment and promote sustainable seaside towns including the following jobs and growth. What is also known is It is proposed that where viable the grants: that the fund sets out two objectives - Council will seek to secure the wider one focusing on places that can create improvements to the infrastructure of the A new £5m Seaside Towns Grant new private sector jobs and the second area – in particular areas of public realm Initiative targeted towards the most focusing on places that are overly reliant in need of improvement. In addition deprived seaside authorities on public sector jobs. Areas such as the Section 10 of this document identifies north east – likely to be harder hit by opportunities for key infrastructure and Extending the Sea Change such cuts – are likely to be favoured in public realm improvements to be secured Programme to improve seaside accessing these funds. through either planning obligations or infrastructure after 2011 subject to a other forms of developer agreement. review of spending Local Enterprise Partnerships (LEPs) are to replace the outgoing Regional Whilst at the time of writing the proposed Development Agencies. As with the grants outlined above have yet to be Regional Growth Fund, at the time of cut, it is considered unlikely that these writing further details are awaited as to programmes will be made available. how these will function. Local Authorities and businesses will be responsible for Despite the above, the incoming coalition establishing the LEPs and despite the government has recently announced localist agenda, these LEPs could - if plans for a Regional Growth Fund and considered appropriate - encompass Local Enterprise Partnerships. the same economic areas as RDAs. It is still not known whether the LEPs will assume control of the European Regional Development Fund (ERDF) funding currently administered by the RDAs.

Crowds at Seaburn watching the Sunderland International Airshow Housing providers and housing associations may be able to access funding from the Homes and Communities Agency (HCA) to support the delivery of residential and extra care facilities within the Seaburn area.

35 6.0 Evolution of masterplan

6.1 Masterplan options Taking into consideration the area in its current form – a brownfield site Having identified the key issues which consisting of a mix of occupied and need to be addressed, acknowledged vacant premises – the development the area’s main physical constraints, and options will focus on varying levels of assessed the feasibility of how the area intervention on the area. Would it be best may be taken forward in the future, the to redevelop around existing businesses next stage in the masterplanning process and use only land which is currently is to identify the most appropriate available for redevelopment, or redevelop approach to redevelop the area. the area in a comprehensive way from a ‘blank canvas’? As has been established, there is reasonable justification to consider the latter approach in principle. It was therefore imperative that various options for the area were fully explored, their strengths and weaknesses identified, and their ability to meet the objectives of the masterplan assessed if the most appropriate and suitable approach to redeveloping the area is to be found.

For this purpose, three development options for the masterplan area were drawn up so a full assessment of each individual approach could be made. These three options were as follows:

Computer modelling of masterplan options

36 Option 1 – Minimal intervention Option 2 – Moderate intervention Option 3 – Comprehensive redevelopment This option focused the redevelopment This option focused the redevelopment of the site on the following principles: of the area on the following principles: This option focused the redevelopment of the area on the following principles: All existing businesses and facilities in All existing businesses and facilities on the area to be retained (including the the area which are located on council All existing businesses and facilities Seaburn Centre and existing areas of owned land will be removed in their in the area will be removed in parking) current form and (if necessary) their current form to allow for the accommodated within new comprehensive redevelopment of the All existing areas of open green space developments (including the Seaburn area in the area will be retained in their Centre and existing areas of parking) current form and location but may be Opportunities to increase the area of improved All existing businesses and facilities developable space will be explored within the area which are not located including a review of existing areas of Only land currently within council on council owned land are to be open space in the area ownership will be considered for retained redevelopment Opportunities to increase levels of All existing areas of open green space developable space may be explored Only brownfield land will be in the area will be retained in their where it could be demonstrated considered for redevelopment current form and location but may be that development would not result improved in any significant loss in open space and would increase the quality of Only brownfield land will be remaining areas of open space considered for redevelopment All existing areas of open green space on the site which are protected under a national policy designation will be retained in their current form and location but may be improved

Computer modelling of masterplan options

37 6.2 Masterplan workshop and Both workshops were given a detailed consultation presentation of each of the development options, including a description of each Taking the findings of the extensive of the schemes, their strengths, and public consultation into consideration, their weaknesses. The workshop was and drawing upon the three development then divided up into smaller groups options above, a number of workshops to discuss the masterplan area. The were organised by the council to identify questions focused on identifying the which of the three options was the most key uses that were felt to be most appropriate to adopt as part of the final appropriate for the site and which uses masterplan for the area. should be resisted, as well as identifying key routes and spaces which should be In order to get a balanced and fair accommodated within the emerging opinion which represented both the masterplan. The groups were then also interests of the local community and the asked to draw up their own proposals council, two workshops were organised. for the site, and give an indication as to The first of these workshops included which of the three approaches – minimal over 30 council officers all of whom intervention, moderate intervention, and are specialists in their chosen field. comprehensive redevelopment – was Over 15 different council departments considered to be most beneficial for the were represented including planning area and its surrounding communities. and regeneration, leisure and tourism, housing, and property services. The second workshop was presented to the Seafront Members Steering Group comprising a number of elected councillors representing the residents and businesses living and located along the seafront.

Computer modelling of masterplan options

38 6.3 Findings of workshop Option 1 – Minimal intervention Identified weaknesses:

In assessing the suitability, viability and Identified strengths: The scale of potential redevelopment sustainability of the three separate opportunities are unlikely to development options, the workshops All established businesses and significantly alter people’s perception made a number of constructive facilities on the site are retained in of the area comments and recommendations their existing form which have helped identify the most The lack of redevelopment appropriate development approach Areas of existing redundant land opportunities is likely to inhibit for the masterplan. In recognising the are removed and made available for developer interest and investment overarching aims and objectives for the small/medium scale redevelopment within the area seafront, it was possible to identify the following strengths and weaknesses of Opportunities to provide piecemeal Issues associated with large areas of the three development options. improvements to public realm poor quality and underutilised green open space are not addressed

The lack of development is unlikely to provide a suitable gateway to the seafront and make the area an attraction in its own right

No new areas of public realm are provided

Masterplan option 1 Issues with regard to both vehicular and pedestrian movement across the area remain unchanged

Piecemeal development of smaller development plots removes the opportunity for more comprehensive redevelopment in the future

The site remains dominated by large areas of poor quality and underutilised parking areas

39 Option 2 – Moderate intervention Identified weaknesses:

Identified strengths: Issues associated with large areas of poor quality and underutilised green Areas of existing redundant land are open space are not addressed removed and become available for medium/large scale redevelopment Retention of privately owned businesses in their current form limits The scale of potential redevelopment scope for providing a strong and high opportunities are likely to alter quality frontage along Whitburn Road peoples perception of the area and the seafront

The larger scale of redevelopment Some issues with regard to both opportunities is likely to encourage vehicular and pedestrian movement developer interest and investment across the site remain unchanged within the area Limitations on space restrict the The scale of development is likely ability to provide perimeter blocks to provide a suitable gateway to throughout the site and an active the seafront and make the site an frontage on all areas of public realm attraction in its own right

Car parking is consolidated to provide greater development opportunities and provide new areas of public realm Masterplan option 2

Pedestrian and vehicle movement through the area are partly addressed and site permeability improved

Greater area of developable space increases scope for alternative complementary uses (including residential) improving the viability of comprehensive redevelopment

40 Option 3 – Comprehensive Greatest area of developable space Identified weaknesses: redevelopment is made available to alternative complementary uses (including Levels of intervention likely to Identified strengths: residential uses) improving increase disruption to the wider area the viability of comprehensive once construction commences Areas of existing redundant land are redevelopment removed and become available for Implementation of a comprehensive large scale redevelopment Comprehensive redevelopment area scheme requires the redevelopment allows for consistently high design of privately owned land and areas The scale of potential redevelopment qualities to be implemented across currently protected as green open opportunities are highly likely to the whole site space significantly alter people’s perception of the area A strong high quality frontage Likely phased development becomes possible along Whitburn increasing the risk of inconsistencies The larger scale of redevelopment Road and the seafront in quality and deliverability of the opportunities is likely to encourage scheme the highest level of developer interest Perimeter building blocks become and investment possible in nearly all locations around the site providing active frontages The scale of development is most along all areas of public realm likely to provide a suitable gateway to the seafront and make the site an attraction in its own right

Large areas of car parking and poor Masterplan option 3 quality greenspace are addressed in a comprehensive manner to provide greater scope for development and improvements to the public realm.

New areas of hard and soft public realm are provided improving the pedestrian experience

Pedestrian and vehicle movement through the site are addressed and site permeability improved

41 Conclusions

In identifying the key strengths and weaknesses of each development option, it became apparent that in order for the masterplan to meet it’s objectives, a more comprehensive approach to redevelopment is required. Although more minor approaches which had a limited impact on the site and required less intervention did offer a number of benefits it was felt that these benefits were outweighed by their weaknesses and shortcoming, failing to demonstrate how they fully meet the objectives of the masterplan and the Sunderland Strategy.

Whilst recognising the risks associated with a comprehensive approach, it was felt these could be mitigated through the adoption of a robust design approach within a masterplan prior to the commencement of development on site.

Computer modelling of masterplan options

42 7.0 Masterplan Principles

In response to the comments and Layout Scale conclusions made as part of the public consultation and workshop, and relating The layout should primarily focus The scale and massing of any them back to the key objectives identified leisure and/or commercial related buildings should reflect their context for the masterplan, it is now possible to activity to the east of the area and surroundings produce a number of broad planning and at Ocean Park with residential urban design principles which should development towards the west Building heights should be increased be adopted and recognised within the towards the seafront where the width masterplan. These principles are not New leisure and tourism related uses of Whitburn Road and promenade exhaustive, nor are they prescriptive, but should be located on sites closest can accommodate taller buildings instead they offer a clear indication of to the seafront along Whitburn and to take full advantage of key sea how the masterplan has evolved from a Road to take full advantage of the views. concept into a spatial form. seafront setting and to help focus and encourage activity along the seafront Building heights should also create The key principles identified as most and promenade a strong frontage along the seafront relevant are listed as follows: with building heights rising to reflect Whilst the focus of development key nodal points and gateways to Use should be along the seafront, new help improve legibility leisure and retail uses should also The uses included within the encourage pedestrian movement into Building heights should be reduced masterplan should consist primarily of the heart of the area towards the west of the site towards leisure and associated uses relevant existing residential properties to to the seafront and capable of Other ancillary retail uses may be protect residential amenity and to attracting tourists and visitors all year located towards the rear (west) of complement the open character and round, helping establish the seafront the area to complement existing appearance of this part of the site as a prime leisure destination residential uses. This location benefits from lower levels of noise than those Key gateways between routes and Other uses (such as retail and closer to the seafront and should primary entry points should be clearly residential uses) should be permitted help animate existing areas of open defined through the use of building where it can be demonstrated space and provide greater security to scales and proportions such uses improve the viability and existing residents deliverability of the scheme, and help deliver the masterplan Areas of leisure and retail uses to the east and residential areas in the west Uses to be retained and enhanced should be separated by a new road within the masterplan include through the area to help identify two land and property associated with clearly defined character areas Morrisons supermarket, businesses and retail units located along A new and clearly defined network of Whitburn Road, and the Marriot Hotel hard and soft landscaped pedestrian and multi-user routes should span Varying land uses shall be bounded the area improving permeability, and broken up by significant areas of improving access to the seafront, new and/or improved areas of green providing cohesion with the different open space to help retain the open character areas, and integrating character of the area and to improve the masterplan into existing and permeability and visual appearance established routes

Key junctions between routes and primary entry points into the area should be clearly defined as gateways

43 Urban design principles Site boundary Retained buildings Existing land to be enhanced Residential development Mixed use (leisure led) development Landscape improvements Vehicle parking area New areas of public realm Key building features Primary gateway Node or crossing point Landscape buffer to be enhanced Primary road Primary road (to be narrowed) Secondary road Stream Multiuser movement corridor Primary commercial frontage

44 Access Large areas of public parking should Landscape be located in close proximity to the Primary vehicular access to the seafront but remain out of view from Significant areas of landscaped masterplan area should still be gained the seafront so as not to detract from green open space should form from Whitburn Road to the north and the visual appearance of the area a component part of the wider south and Dykelands Road to the masterplan west Pedestrian and other multi-user routes should be accommodated The proportion of green open space A new and/or widened vehicular along a number of designated routes should increase towards the west route should be provided through free from vehicular traffic and linking and south of the site to make best the site along the general alignment key parts of the site use of existing areas of open space, of the existing Lowry Road to help accommodate the constraints of alleviate traffic flows along Whitburn Interaction between pedestrian and an identified flood zone running Road between the junction with vehicular movements should be through the southern section of the Dykelands Road and Morrisons kept to a minimum, and where such site, protect residential amenity of an approach is appropriate, priority existing residents, and to integrate Reduced traffic flows along the above should be clearly biased towards the development with semi-rural areas section of Whitburn Road should pedestrian bounding the site to the north and allow the opportunity to reduce the west width and/or dominance of Whitburn All pedestrian and vehicular routes Road in order to improve the should integrate seamlessly into the The proportion of areas of hard pedestrian experience of this area existing routes and desire lines in and landscaping should increase towards around the site to the seafront and promenade to Development should prioritise the accommodate the harsh climatic use of public transport above that of conditions associated within such private vehicle use and encourage a areas and to best accommodate high modal shift towards more sustainable levels of pedestrian activity forms of transport. All significant areas of public space Any new route through the site and landscape should benefit from should be used to service and/or natural surveillance and be safe access uses either side (leisure and retail uses to the east and residential The principles identified above are uses to the west) to minimise the depicted in the principles diagram need for service/access points to be (previous page) which offers an initial located along prime frontages concept on how such principles may be realised spatially across the site.

45 8.0 The masterplan

The draft Seaburn masterplan (opposite) The spatial masterplan is not prescriptive Potential uses represents the council’s interpretation in limiting how the site must be of how the key components of the developed, nor is it exhaustive in The masterplan is based around the masterplan document may be realised in suggesting that this is the only way delivery of a mixed use scheme capable a spatial form across the area. The spatial the site can be redeveloped. It is an of providing a major tourist and leisure masterplan recognises the key objectives interpretation of how the council’s destination for the city. However, to of the project, takes into consideration aspirations for the area can be ensure uses within the masterplan are primary constraints and adopts the accommodated within the physical compliant with this aspiration and accord development principles identified constraints identified in this document. with the objectives of this document, all in section 7. In doing so, the spatial uses as identified within the Use Class masterplan offers a clear indication of Other interpretations of how the site Order 2010 are categorised below. how a strong urban design agenda and could be taken forward to meet the sound design principles can be realised objectives of the masterplan may be Uses considered to be appropriate in across the area. appropriate, and the council will be certain locations across the masterplan open to discussions with any interested area and which will be encouraged The central concept around the spatial parties who wish to provide their own include: masterplan focuses heavily on the interpretation of the draft masterplan. delivery of a high quality scheme able However, any proposals which Cafes, bars and restaurants (Use to deliver a quantum of development compromise the viability, deliverability classes A3 and A4) capable of attracting significant developer and quality of any part of the masterplan Hotel uses (Use classes C1) interest and providing the seafront with will be resisted. To further strengthen this Residential dwellings including a strong identity as a leisure destination, approach and to supplement the spatial apartments (Use classes C3) whilst protecting and enhancing the masterplan, the following Design Code Non-residential institutions including green and open character of the area. has been developed to provide further crèches, galleries and museums (Use This represents a scheme that makes the clarity on the expectations of the council classes D1) most efficient use of the area, harnessing for the redevelopment of the area. Leisure uses (Use classes D2) its existing assets, whilst maximising the development potential of existing Ancillary uses considered to be brownfield land which currently detracts appropriate in certain locations across from the qualities of Seaburn and the the masterplan area but which will be wider seafront. subject to stricter control include:

General retail uses (Use classes A1- A2) Hot food takeaways (Use classes A5) Business uses (Use classes B1) Residential institutions (Use classes C2) Artists sketch - Seaburn masterplan Uses considered to be inappropriate for the masterplan area and which will be resisted include:

General industrial uses (Use classes B2) Storage and distribution uses (Use classes B8) Secure residential institution (Use classes C2A) Housing in multiple occupation (Use classes C4)

46 Seaburn Masterplan Block A Residential

Whitburn Road

Block B Morrison’s Foodstore

Block J Lowry Road Residential

Block C Leisure-led mixed use

Linear Park Central Boulevard Block E Leisure

Block I Residential Block D Block K Leisure-led Residential mixed use

Seafields Lowry Road Public Car Park

Cut Throat Dene Block F Leisure-led Linear Park mixed use

Dykelands Road

Block G Queens Parade Shops

Whitburn Road

Block H Marriot Hotel

47 48 9.0 Design code

The Seaburn masterplan is a large scale applications for the site. It is therefore 1. Urban structures and character areas masterplan which not only promotes the imperative that any planning submissions 2. Land uses and flexible space highest possible design qualities, but also should be accompanied by a Design and 3. Block principles represents a complex scheme likely to be Access statement which demonstrates 4. Building heights and densities delivered over a large time period. Due compliance of the proposal with the 5. Gateways and landmarks to the likely timescale of implementation code. 6. Building types and frontages and the varied land ownership issues 7. Street types across the area, the council has identified The Design Code is a tool which should 8. Access and servicing the area as appropriate for the use be used to supplement and add clarity 9. Landscape and public realm of a Design Code in line with advice to the Seaburn Masterplan. Both the contained within the Department for masterplan and the code complement In order to provide an understanding of Communities and Local Government’s each other: the masterplan offering a the guidance, a description is provided (DCLG) ‘Preparing Design Codes – A spatial interpretation on how the site of the rationale behind each component Practice Manual’, and the Commission for should be developed, and the code of the code. This is then followed by a Architecture and the Built Environment offering a greater level of detail to the list of specific codes or criteria – often in (CABE) ‘The use of urban design codes’. urban design principles guiding the the form of bullet points – which should masterplan. It is therefore crucial that the be addressed and acknowledged by the The Design Code sets out the standards masterplan and code are read as a single applicant as part of any submission. of urban design the City Council entity helping guide and inform proposals expects to be delivered through the for the site. All illustrations and drawings within redevelopment of the masterplan area, the code are a demonstration of how and is a document which should be used The structure of the Design Code breaks the code could be realised, and are for by developers, architects and designers the masterplan down into a number of illustrative purposes only. in advance of any planning submission components. It is widely accepted that being made. The Design Code has been high quality urban design is not purely A copy of all other nationally and drawn up in accordance with existing about the appearance of buildings, but is locally adopted planning and urban national and local planning policy and also heavily influenced by the relationship design policies which should be read in guidance – namely the council’s adopted between buildings, public realm, streets conjunction with this Design Code Residential Design Guide SPD and CABE’s and squares. The following structure of can be found at Building for Life assessment criteria - and the code has therefore been developed www.sunderland.gov.uk/urbandesign should be read in conjunction with these to identify the key components the documents. The council will then use council considers most important when these documents and the Design Code to developing the masterplan: review, evaluate and determine planning

Artists sketch - Seaburn redevelopment

49 9.1 Urban structure and capable of having their own roles and character areas identity, but which are linked together by the green routes. This enables a The Seaburn Masterplan is based development, which whilst large, would on a structure of new and existing be neither dominant nor monotonous in developments across the area, with its appearance and would instead change increased densities and scale towards and evolve when passing from one end and along the seafront, and lower to another. densities and scale to the rear adjacent to existing residential properties. The site The Seaburn Masterplan consists of five is to be bound together by a network of distinct character areas. The vision behind green pedestrian and multi-user routes these is to establish a coherent urban spanning the area, improving links to the hierarchy as described above, ranging seafront and addressing issues regarding from the more intensive leisure and site permeability. entertainment core towards the seafront, and the less intensive residential park and All routes through the area are to be Cut Throat Dene to the rear, in line with enclosed by strong active frontages the broad structure as described above. offering natural surveillance to all publicly accessible areas and providing a number The Seaburn Masterplan consists of the of clearly defined and legible routes and following character areas: links. Gateway spaces, nodes and squares will also help aid legibility across the Leisure and entertainment core area as well as providing points of focus, Residential park where certain activities may be targeted Seaburn promenade and building heights and/or densities Cut Throat Dene increased. Existing businesses

This broad structure will provide a development which is easy to use and interpret by the user and a scheme which will evoke a clear identity, capable of providing a recognisable brand for Seaburn and the seafront. This also allows the opportunity to break the area up into smaller character areas, each

Artists sketch - Seaburn redevelopment

50 Urban design principles Site boundary Character areas Retained buildings Site boundary Existing land to be enhanced Primary pedestrian routes Residential development Leisure and entertainment core Mixed use (leisure led) development Existing businesses Landscape improvements Seaburn promenade Vehicle parking area Residential park New areas of public realm Cut Throat Dene Key building features Primary gateway Node or crossing point Landscape buffer to be enhanced Primary road Secondary road Stream Multiuser movement corridor Primary commercial frontage

51 Leisure and entertainment core Uses considered appropriate and to Building blocks will be serviced be encouraged in this area include: internally to minimise the need for The leisure and entertainment core Food and drink uses including service entrances and areas to front will be located to the east of the cafes, bars and restaurants (Use directly onto areas of the public realm area between Dykelands Road to the classes A3 and A4) south and Morrisons supermarket Leisure uses (Use class D2) The dominance of roads which to the north. The main extent of Non-residential institutions currently exist in this area will be frontage to the area will run along including crèches, galleries and reduced, and greater priority given to Whitburn Road, and will extend museums (Use class D1) pedestrians to improve links with the westward to meet the newly aligned Hotel uses (Use class C1) promenade Lowry Road Ancillary retail uses (A1) The public realm in the area will This area will form the heart of the Uses considered permissible with consist primarily of formal, high wider masterplan area, providing justification include: quality, hard landscaping. Both strong frontages along the seafront Residential dwelling including Whitburn Road and the new and acting as a key gateway to the apartments (Use class C3) pedestrian boulevard will comprise seafront and wider area Extra care residential development high quality materials, lighting and street furniture, and areas of planting At the heart of the leisure and The scale and massing of buildings wherever possible entertainment core will be a new in the area will consists largely of open plaza – which will span a buildings between 2 and 4 storeys narrowed Whitburn Road – and a new depending on their location and pedestrian boulevard linking the plaza setting. Build heights will be increased and promenade with the rest of the toward the seafront and promenade, area and reduced to the rear (west) of the area Activity in this area will be focused along both Whitburn Road and the Additional floors may be permissible new pedestrian boulevard including at key gateways and nodes, although street cafes and outdoor dining to no building in this area shall exceed a provide animation and establishing maximum height of 6 storeys these areas as key pedestrian routes. The provision of active frontages will The upper storeys of buildings in this be fundamental to achieving this area should enable and maximise views across the seafront and out to sea

Artists sketch - Leisure and entertainment core character area

52 Residential park Uses considered appropriate Building blocks should consist of a to support local policy and the mix of perimeter and linear building The residential park element of the provision of greenspace which will be blocks so as to create a variety in masterplan will be located at the rear encouraged for this area include: the building frontages and to reduce (west) of the area, located between Extra care residential development the visual impact of larges areas of the newly aligned Lowry Road to Residential dwelling including driveways located to the front of the east, and the existing Seafields apartments (Use class C3) houses which may detract from the residential estate to the west quality of the adjacent linear park Uses considerd permissible with This area will play a fundamental role justification include: The dominance of roads which exist in the wider masterplan area, acting Ancillary uses (classes A1-A3) in this area will be reduced, and as a zone of transition linking the high greater priority given to pedestrians density leisure and entertainment The scale and massing of buildings to improve links with the promenade core with the surrounding areas of in the area will consists largely low/medium density housing and of buildings between 1.5 and 2.5 The public realm will consist areas of semi-rural open land beyond storeys depending on their location primarily of less formal areas of and setting. Build heights will be soft landscaping in the form of a Forming the spine of the residential increased towards the leisure and linear park to help link the area with park will be a new linear park running entertainment core, and reduced to surrounding areas of open green the entire length of this area from the rear (west) of the area space. Small areas of more formal north to south, which is then linked space may be permissible at key to the seafront and leisure and Additional floors may be permissible nodes, but should not dominate over entertainment core through a series at key gateways and nodes, although the semi-rural character of the area of green routes and links no building in this area shall exceed 3 storeys Levels of activity within this area are to be significantly lower than that of The upper storeys of buildings the entertainment and leisure core to in this area should enable and complement the area’s more intimate maximise views across areas of residential character parkland as well as increase levels of surveillance. Features such as Primary frontages will be focused terraces and balconies will therefore along all areas of public realm to be encouraged ensure levels of natural surveillance and supervision are adequate in all areas of publicly accessible parkland

Artists sketch - Residential park character area

53 Seaburn promenade Uses considered appropriate and ancillary to the promenade and beach The Seaburn promenade character that will be encouraged include: area runs along the front (east) of the Uses including cafes, bars and masterplan area, consisting of the restaurants (Use classes A3-A4) strip of land between Whitburn Road Leisure uses (Use class D2) and the beach Ancillary uses (A1)

The open character of this area is to The dominance of roads which be retained and enhanced wherever currently exist in this area will be possible and development restricted reduced and greater priority given to to ensure the key panoramic views pedestrians to improve links between across the seafront are preserved the promenade and the rest of the masterplan area Forming a point of focus along the promenade and acting as a primary gateway onto the beach will be a refurbished/redeveloped Seaburn Shelter. This shall be retained as the primary building along the promenade, and the only site deemed appropriate for redevelopment. A development brief addressing the redevelopment of the Seaburn Shelter site has been drawn up to supplement the masterplan

Additional developments along the promenade will be resisted as a matter of priority

This area will be improved through the upgrading of the public realm into a high quality area of formal public space including high quality surface materials, seating, lighting, signage and litter bins

Artists sketch - Potential redevelopment of Seaburn shelter, Seaburn promenade

54 Cut Throat Dene Existing businesses The masterplan does not anticipate any major redevelopment of any Cut Throat Dene runs along the The existing business character area of the sites within this character majority of the southern section of covers all the established businesses area, with improvements more the masterplan area, and generally along the seafront which will be likely to occur through Individual follows the route of the burn which retained as part of the masterplan. improvements to properties, through runs through the area These include the Marriot Hotel, the private investment from the owner or businesses located along Queens other mechanisms such as Business The role of this area is to preserve Parade in the southern section Improvement Grants. The council will and enhance the natural assets of the masterplan site, Morrison’s explore funding opportunities to offer which are located in this part of the supermarket and petrol filling station Business Improvement Grants where area - including a Site of Nature ever possible Conservation Interest (SNCI) and The role of this area is to preserve protected open space and woodland and enhance the range of existing The dominance of roads which – but also to accommodate the businesses and services currently currently exist in this area will be constraints of the identified flood on offer along the seafront, and reduced, and greater priority given to zone which is located in this part of to ensure the longevity of these pedestrians to improve links with the the area businesses are supported as part of promenade the masterplan In accordance with SSFRA (2010) The public realm in the area will development in any built form will be consist primarily of formal, high resisted and will only be permitted in quality, hard landscaping exceptional circumstances In addition to the above, whilst it is This area will instead be redeveloped acknowledged that certain uses such through the upgrading of the public as takeaways are associated with realm into a high quality area of soft seafront locations, in the interests landscaping and wild planting to of residential amenity and to ensure support the natural and ecological a sustainable mix of services and strengths of this part of the site facilities, the council will seek to ensure applications for new uses are considered on their merits against the objectives of the masterplan

Artists sketch - Potential improvements to Morrison’s foodstore

55 9.2 Land use and flexible space Leisure and entertainment use Residential uses classes considered appropriate for the The Seaburn masterplan will accomodate masterplan area include: These uses will be primarily focused a mixed use development capable of towards the west of the area, adjacent to delivering a high quality leisure and A1 Shops (Ancillary) the proposed linear park, and will largely entertainment destination, a new A3 Restaurants and Bars be located within the ‘residential park’ residential community and a host of A4 Drinking Establishments character area. Such uses may also be facilities and uses capable of integrating C1 Hotels appropriate in the ‘entertainment and existing residents from the surrounding D1 Non-residential Institutions leisure core’ and ‘existing businesses’ area. The masterplan should not only be D2 Assembly and Leisure character areas, especially on the upper able to attract a large number of visitors floors of buildings which may not lend and tourists to the seafront, but also Whilst the above use classes have been themselves to commercial uses. However, be able to cater for the existing local identified as appropriate for the Seaburn any residential uses located outside the community by providing amenities which masterplan area, the site does sit outside ‘residential park’ character area will need are currently not available in the local the city centre and the boundary of to demonstrate that they are an essential area. Only when this balance is achieved Sea Road – the area’s local centre. As ancillary component of a wider mixed can a truly successful and commercially a consequence, any proposals for such use development, that proposals do not sustainable development be realised. commercial uses on the site (including conflict with the principles of either the leisure and entertainment) have to ‘entertainment and leisure core’ and Leisure and entertainment uses demonstrate the following: ‘existing businesses’ character areas and that the amenity of residential properties These uses will be primarily focused along How the use is appropriate for and can be protected. Whitburn Road and largely be located complements its seafront location within the ‘leisure and entertainment The residential use classes considered character area’. Such uses may also be How the use is complementary to most appropriate for the masterplan appropriate in the ‘existing businesses’ surrounding communities area, subject to supporting relevant character area where current business greenspace policy requirements include: premises have become vacant and an How the use does not jeopardise local alternate use is being sought. services and the retail provision of C1 Hotels Sea Road C3 Residential Dwelling Houses

How the use is accessible to all In line with the aspirations of the masterplan and to ensure the highest possible design qualities are to be delivered, all residential uses will need to accord to both the Building for Life Criteria and policy included within the Sunderland Residential Design Guide Indicative commercial frontage SPD. Any proposed extra care proposals must also accord with the principles set out in the council’s Accommodation with Support Design Guide. In addition any proposals for residential uses on the site have to demonstrate the following:

Does the accommodation mix reflect the needs and aspirations of the local community?

Does the tenure mix reflect the needs of the local community?

56 Other uses Flexible space In the leisure and entertainment core, these include: In order to deliver a scheme which is truly To provide a vibrant entertainment core sustainable and which is to realise its full and a sustainable development capable Increased ground floor heights - a potential, there are a number of uses of meeting the ever changing needs minimum floor to ceiling height of which are not categorised above which of residents and market conditions, 2.8m will be required may be appropriate on the site. creating a scheme which is flexible and able to adapt over-time is crucial. This The inclusion of ‘flexible frontages’ to However, where such uses are proposed, is particularly relevant but not exclusive ensure shop fronts can be removed proposals should be accompanied by to the entertainment and leisure core or changed without detriment to the a robust justification for that use and where buildings are likely to be occupied upper floors of the buildings how it accords with the principles of the by a number of varying uses and tenants masterplan and design code. Any uses over the course of their lifetime. As a Flexible and open plan design to which are deemed to be in conflict with consequence, designing flexibility into ensure internal walls can be built/ the masterplan and design code, and development proposals should be a removed to allow grounds floors to which are likely to have a detrimental component part of the design rationale be subdivided and/or amalgamated impact on the area and its surrounding for any scheme. depending on an occupiers needs will be resisted. To minimise the work required to change Ensuring the design of floor joists the use of buildings, flexibility can be and load bearing structures allows for achieved at the outset of a proposal by future conversions incorporating a number of key design features. Configuring internal circulation to allow potential future access to the upper floors independently of ground floor retail entrances

Similar principles will apply in the ‘existing businesses’ character area in the event of building plots being made available for redevelopment.

In the residential park area, these include:

Ensuring there is suitable height within roof structures to enable future extension/conversion into the roof space Indicative residential frontage To include suitable spacing standards down to side of detached and semi- detached dwellings to allow for side extensions, a minimum distance of 5-6m will be required

To include suitable provision for back gardens for all houses to allow for rear extensions, a minimum garden depth of 10m will be required

57 Urban design principles Site boundary Retained buildings Land use Existing land to be enhanced Site boundary Residential development Leisure led mixed use Mixed use (leisure led) development Residential Landscape improvements Existing businesses Vehicle parking area Car parking New areas of public realm Formal soft landscaping Key building features Wild soft landscaping Primary gateway Node or crossing point Landscape buffer to be enhanced Primary road Secondary road Stream Multiuser movement corridor Primary commercial frontage

58 9.3 Block principles Once it has been determined which block Commercial blocks type best accommodates the above The Seaburn Masterplan is based upon principles for the given part of the site, a 1. Continuous street frontage a perimeter block urban structure. number of key design criteria then need Frontage should provide outlook Perimeter blocks are an efficient and to be ‘designed into’ the blocks to ensure onto all areas of open public space. logical built form which help create they meet the high design aspirations Prominent routes will benefit from a clear distinction between public and objectives of the masterplan. Whilst the higher levels of active frontage, fronts and private backs. Public and the ways in which these criteria may be with less activity permitted on less private space is clearly defined, natural demonstrated will vary according to the prominent frontages. The majority surveillance over the public realm is use and scale of any given block, all the of elevations fronting onto areas of encouraged, and route legibility is easy to following criteria must be addressed as public realm must be active. Areas of interpret. part of any proposed scheme. significant blank/inactive frontages will not be permitted. However, it is recognised that it will not always be appropriate or possible to 2. Continuous building line implement perimeter blocks across the All new buildings shall conform to entire area, and as such, other block and enforce coherent building lines. types may be considered acceptable. As Small variations such as setbacks a consequence, to help determine which and extrusions will be welcomed to block type is appropriate for any given create aesthetic interest. However part of the site, the following key block the majority of buildings will need to principles will need to be addressed: conform to the same building line. Any proposals which are detrimental The need to accommodate all the to and/or detract from the clarity of spatial needs of the dwelling within a building line will not be permitted. the block and/or building line, including private amenity space, 3. Architectural variation between private car parking, and refuse storage building plots Any large/continuous frontage The need to balance land efficiency should be suitably broken up so as between the levels of provision and to better relate to the urban grain of qualities of public open space with the surrounding area and to reduce those of private space dominance of the streetscape. Whilst a consistent approach to The need to balance the interests quality and design standards will be of providing safe and secure public adopted throughout, variations in space benefitting from natural the façade treatment and style such surveillance and supervision whilst as a mix of gable/front elevations respecting residential rights to privacy will be welcomed. Large/continuous and amenity façades which dominate their settings will not be permitted.

4. Flexible ground floor uses All ground floor uses should be designed to be highly flexible to allow for alterations/conversions to be made with minimal disruption to adjacent properties. All ground floor properties must be designed to meet the specification discussed in section 9.2. Proposals which do not accord with this specification will not be permitted. 59 5. External activity to be encouraged 7. Building height decreases towards 9. Central courtyard to accommodate To encourage activity into areas of Lowry Road public and private parking, all public realm and create a vibrant To relate to the residential scale service areas and amenity space pedestrian experience, opportunities of development to the rear (west) Where perimeter blocks have been to encourage external activity at of the site, building heights and used, central courtyards should both ground floor and upper floors massing will be lowest along Lowry accommodate all required onsite will be encouraged. Features such as Road at the point of transition of the parking provision, servicing and outdoor seating areas, balconies and leisure/entertainment core to the amenity space. Space within such roof terraces will also be welcomed. residential park. courtyards can be optimised through the use of elevated garden/amenity 6. Building height increases to 8. Feature buildings on prominent space accommodated above Whitburn Road corners under-croft parking. Proposals which To relate to the proportions of the Buildings at prominent corners include front servicing of properties public realm along Whitburn Road, should be emphasised to improve may have detrimental impacts upon and take advantage of prominent legibility and to punctuate rooflines. the qualities of the public realm and views out to sea, building heights The increase of building massing/ will not be permitted. and massing should be increased height, use of materials, increased along Whitburn Road in relation to levels of glazing/fenestration can 10. Single entrances to central the rest of the building block. suitably achieve this effect. Proposals courtyards which are felt not to make the most Where perimeter blocks have been effective use of their setting will be used, entrances into the central discouraged. courtyard should be minimised in order to ensure areas of frontage onto the street are maximised. Commercial block principles

10 7

9 6 5

1

2 3

8 4

60 Residential blocks the majority of buildings will need to 4. Flexible building design conform to the same building line. All properties should be designed to 1. Continuous street frontage looking Any proposals which are detrimental ensure residents are able to refurbish out onto all areas of open public to and/or detract from the clarity of and extend their dwelling as needed space a building line will not be permitted. with minimal disruption to adjacent The most prominent routes will properties. All dwellings therefore benefit from the highest levels/ 3. Architectural variation between need to be designed to meet the proportions of active frontage, building plots specification discussed in section with less activity permitted on less Any large or continuous frontage 9.2. Proposals which do not accord prominent frontages. The majority of should be suitably broken up so as with this specification will not be all elevations fronting onto areas of to better relate to the urban grain of permitted. public realm must be active. Areas of the surrounding area and to reduce significant blank/inactive frontages – the dominance of the streetscape. 5. External activity to be encouraged including the gable wall of dwellings Whilst a consistent approach to Encouraging external activity on - will not be permitted. quality and design standards shall façades overlooking areas of public be adopted throughout, variations in realm can create a vibrant pedestrian 2. Continuous building lines the façade treatment and style such experience and increase levels of All new buildings will conform to as a mix of gable and front elevations natural surveillance. Therefore, and enforce coherent building lines. will be welcomed. Large and opportunities to encourage external Small variations such as setbacks continuous façades which dominate activity on the upper floors of and extrusions will be welcomed their settings will not be permitted. dwellings will be encouraged with to help create aesthetic interest features such as balconies and roof within the building line; however, terraces being welcomed.

Residential block principles

4

5

8 1 7

6

2 3

61 6. Feature buildings on prominent 7. Central courtyard to accommodate 8. Front serviced properties to be corners. all private parking, service areas designed so as not to detract from Prominent building corners should and amenity space. the quality of the streetscape. be emphasised to improve site Where perimeter blocks have Where perimeter blocks are not legibility and to punctuate rooflines. been used, the central courtyards considered appropriate, and it is This can be suitably achieved should be used to accommodate all possible to service dwellings from through the increase of building required onsite parking provisions, residential streets, the design massing and height, use of materials servicing and amenity space. This of dwellings should ensure that and increased levels of glazing and is particularly relevant in situations features such as driveways and external fenestration. Schemes where properties front directly garages do not dominate areas of which do not make the most onto primary vehicular routes public realm. In these situations, effective use of their setting will be and areas of public realm where all on plot parking should be discouraged. servicing properties from the accommodated behind the building front may not be possible. In this line, with garages being set back situation opportunities should be behind the building line by at least explored to incorporate mews type 5m. Proposals which include on plot developments and home zones in parking to be located in front of the order to make central courtyards an building line will not be permitted. attractive and pleasant component of the block design. Proposals which include servicing properties from the front which are likely to have a detrimental impact on the qualities of the public realm and road safety will not be permitted.

62 9.4 Building heights and Average building heights and An additional storey may be densities densities will be highest in the eastern added to these upper limits at key part of the site towards Whitburn gateways and nodes where it can be Delivering an appropriate variety of Road and the seafront, and be at demonstrated such treatment will building heights, types and densities their lowest towards the western help improve site legibility. Where can help create a rich urban form part of the site towards the Seafields buildings do exceed these upper which is practical to use and attractive, estate. Development between limits, additional justifications to representing the form of development Whitburn Road and the Promenade warrant their increased prominence needed for Seaburn to become a will be limited to 2 storeys in height will have to be made to demonstrate successful seafront destination. to protect panoramic views of the such buildings are of the highest coastline possible design quality and do In general, building heights across the not compromise the amenity of area should vary from 2 to 5 storeys, with In general, buildings within the surrounding areas local variations occurring at key points residential park character area will where the built form and massing need vary in height up to a maximum of 2.5 In general where taller buildings are to relate to the surrounding context. storeys. This ensures that the scale of included, these should be located to These variations can include a reduction buildings corresponds with existing respond to topography, to identify in height when new buildings come in adjacent dwellings in order to protect key buildings and gateways, and close proximity to existing dwellings and residential and visual amenity respond to long distance views of businesses, or an increase in height when the site, especially when viewed at buildings need to relate to key nodes and In general, buildings within the leisure different locations along the seafront gateways. This approach will help secure and entertainment core character a legible urban form across the site. area will vary in height between No building will exceed a height of 4 2.5 and 5 storeys tall. The scale of storeys (12m) in the residential park The plan on page 64 gives an indication buildings directly adjacent to the character area, or 6 storeys (18m) in on how building heights may vary residential park character area will be the leisure and entertainment core across the masterplan site, and has reduced so as to protect residential character areas. No building heights been developed in accordance with the and visual amenity will be permitted to exceed the following principles: maximum build heights stated unless Building heights of new buildings in exceptional circumstances where along the western edge of Whitburn it can be demonstrated the building Road will be a minimum of 3 storeys is of an exemplar quality and is in the to strongly define both Whitburn public interests of the masterplan and Road and the promenade wider area.

Any buildings which are of a height which does not accord with the above principles will not be permitted Artists sketch - Increase in building heights towards sea

63 Building heights Site boundary upto 2 storeys 2 to 2.5 storeys 3 to 3.5 storeys 4 to 5 storeys Key locations where an additional storey may be appropriate

64 9.5 Gateways and landmarks Northern gateway Due to the prominence of the gateway when viewed from the north, Landmarks and gateways help to The northern gateway represents it may be appropriate to increase provide reference points to emphasise the primary gateway into the site for the scale of development on the a hierarchy of streets and spaces for those entering from the north on southern side of the gateway up to 6 all users, and play a fundamental role Whitburn Road. The primary role of storeys tall (18m maximum height). in contributing to the wider legibility this gateway is therefore to provide The scale of development to the of a development. They are generally the best possible arrival experience north of the gateway (currently a designed to the highest qualities, can and first impression to visitors supermarket) should be increased help add interest and variation to a through the use of high quality in the future to approximately 3-4 skyline and are treated to stand out contemporary architecture and storeys to help create an attractive above the general character and qualities materials. and smooth transition to the tallest of their immediate surroundings. In the part of the gateway. case of Seaburn, they also play a key The gateway is bounded on one side role in providing a distinctive, pleasant by an existing supermarket. Other Buildings at this gateway will be and memorable arrival experience to uses thought to be appropriate architecturally distinct, contemporary visitors, helping to create a positive first are leisure and entertainment uses in form and language and have a clear impression to those who have never at ground floor level with possible tripartite division (top, middle and previously visited Seaburn. residential uses on upper floors to bottom). Building corners should be increase the scale and massing of emphasised with the use of glazing Five primary gateways have been buildings at this gateway. With regard and features such as balconies to identified as part of the Seaburn to the importance of the frontage make best use of views. Masterplan and Design Code: along Whitburn Road, all ground floor uses must positively relate to the 1. Northern Gateway public realm. 2. Central Gateway 3. Southern Gateway Artists sketch - Northern gateway 4. Dykelands Road Gateway 5. Seaburn Terrace Gateway

Each gateway has different roles to play within the masterplan according to their location, and who is most likely to use them; the following codes have been developed to identify how their roles may be achieved.

65 Landmarks and gateways

Site boundary Focus/key buildings Prominent building frontage Identified gateways Identified nodes Identified key views

1. Northern Gateway 2. Central Gateway 3. Southern Gateway 4. Dykelands Road Gateway 5. Seaburn Terrace Gateway

1.

2.

4. 3.

5.

66 Landscaping at this gateway will Central gateway activate the main plaza, and activity be of the highest quality and mark in the area should be constant from the start of the primary pedestrian The central gateway is designed first thing in the morning until later in route running along Whitburn Road to act as the primary focus of the the evening. This gateway is therefore servicing the east of the masterplan masterplan area. The gateway not a prime location for large scale area whilst providing access to the only marks the midpoint of the new restaurants and eateries as well as promenade. The dominance of leisure and entertainment frontage leisure uses such as galleries. Whitburn Road is also to be reduced running along Whitburn Road, but through the use of alternative also acts as a key formal gateway into Buildings of a symmetrical scale and surface materials to help reduce the the site, identifying the primary east/ massing either side of the plaza (west impact of this route as a barrier to west axis running through the site of Whitburn Road) will reinforce the pedestrian movement to and from linking the masterplan area with the formal character of this gateway. the promenade. beach. The plaza spanning Whitburn Generally building heights will consist Road located at this gateway of 3.5 storeys along this primary To realise the true potential of the will therefore act as the primary frontage, but it may be appropriate northern gateway, a review of the pedestrian entrance into the site and to increase the scale of development orientation of the supermarket to serve as a space to be used as an either side of the gateway up to 4.5 the north will be needed in order events space and meeting place. storeys tall (14m maximum height) to to provide an active frontage on to help aid presence and legibility. Whitburn Road and to reinforce the The role of this gateway makes it the urban structure of the streetscape in best location for the area’s primary Buildings at this gateway will terms of scale and appearance. leisure and entertainment uses. Uses be architecturally distinct and will spill out of buildings helping to contemporary in form and language. Building façades should front directly onto the gateway to help animate the plaza. Building fenestration should Artists sketch - Central gateway consist of large areas of glazing and include features such as balconies and terraces to make the most of the sea views.

The landscaped formal plaza at the centre of this gateway will form the heart of this space, with formal landscaping reinforcing it as a node. The use of materials will be used to create a clear and safe crossing point over Whitburn Road and attract movement both into the area down a tree lined pedestrian boulevard, as well as along the seafront.

To anchor this gateway at the centre of the Seaburn masterplan area, it will be framed to the east by the newly redeveloped Seaburn Shelter. This will be the only new development permitted on land between Whitburn Road and the Promenade, and whilst not tall, will form a central landmark and gateway building onto the beach,

67 and into the area. An ideal location The southern gateway is also the Landscaping at this gateway will be for a leisure use, this allows the most prominent, representing the of the highest quality and will mark opportunity to activate the central termination to two key views into the start of the primary pedestrian gateway on all sides, animating and across the area, firstly when route running along Whitburn the space as the centre of a wider viewed north along the seafront, Road servicing the front of the scheme. and secondly the established masterplan area, providing access to long distance views towards the the promenade. The dominance of Southern gateway seafront when approaching from Whitburn Road is also to be reduced Dykelands Road. The northern corner through the use of alternative The southern gateway represents of the gateway therefore may be surface materials to help reduce the the primary gateway into the newly appropriate for accommodating a impact of this route as a barrier to developed part of the site for those taller building of up to 6 storeys pedestrian movement to and from entering from the south along (18m maximum height) the promenade Whitburn Road. The primary role of this gateway is therefore to provide Buildings at this gateway will be Further opportunities to activate the the best arrival experience possible architecturally distinct, contemporary gateway and give the space its own to those visiting the area for the first in form and language and have a identity may be possible due to the time, through the use of high quality clear tripartite division (top, middle amount of public realm available. contemporary architecture and and bottom). Building corners This could be achieved through materials should be emphasised with the the placing of a small scale feature use of glazing and features such as building in the middle of the public The gateway’s location as the closest balconies to make best use of the realm for uses such as leisure and/or development site to the city centre, views from the building tourist information and to the existing and established businesses along the promenade, make it an ideal location for a facility which serves both the existing Artists sketch - Southern gateway seafront as well as the rest of the masterplan area. Uses such as a hotel or leisure attraction would therefore work well in this location – uses which would be able to accommodate an increase in scale and massing to emphasise the gateway, but which also provides the active ground floor uses which are vital along this frontage.

68 Dykelands Road gateway Seaburn Terrace gateway Nodes

The Dykelands Road gateway The Seaburn Terrace gateway Nodes have been identified as represents the only access point into represents the first gateway into the important crossing points or junctions the area from the west. Designating site for those entering the site from throughout the area which, whilst this area as a gateway serves to the south and the city centre. Whilst not of a scale or prominence similar acknowledge the junction between a prominent gateway, it is already to that of gateways, still require Dykelands Road and Lowry Road constrained by the existing Marriot acknowledgement through the urban as a popular point of entry for local Hotel and as such is unlikely to fabric and demarcation as important residents visiting the seafront undergo any significant changes with spaces to help improve the legibility regard to built form in the foreseeable of the wider area As a consequence of this gateway future. Despite this, the gateway being located adjacent to Cut Throat does identify a key junction along Nodes are to be celebrated to a lesser Dene, it would be inappropriate for Whitburn Road marking the start of extent than gateways to ensure a this gateway to be defined through the masterplan area coherent hierarchy of streets and a built form, and instead will be spaces is evident and not confusing identified through the use of planting The lack of any available development to the user. Celebration of such nodes and public realm sites adjacent to the gateway results will therefore be focused through in the need to identify the gateway variations in the style of public realm, Structured planting, formal areas of in other ways than the built form, surface materials, street furniture and public realm and paving, and public including the upgrading of the public planting instead of being identified art will all be appropriate in this realm and landscaping through the surrounding built form location, helping to reinforce the character of this part of the area as Structured planting, formal areas of high quality public realm and amenity public realm and paving, and pieces space. of public art will all be appropriate in this location, helping to reinforce its The use of varying surface materials character as high quality public realm to help indentify this point as a and amenity space gateway for motorists travelling down Dykelands Road will also be appropriate

Artists sketch - Whitburn Road and Seaburn promenade

69 9.6 Building types and frontages Commercial and leisure frontages

Having defined how building blocks will 1. A range of unit sizes need to be be structured and identified the role provided along each frontage to gateways will play at different locations encourage a variety of uses and around the area, it is important to ensure to ensure bias is not given to any that the streets and routes across the particular use along any frontage. area also benefit from the same level of quality control standards and codes. 2. Building lines should be largely Routes have to be attractive, feel safe continuous with breaks in the and encourage movement if other building line only being permitted key components such as gateways to provide service access into and spaces are to be integrated into a the middle of the building block. successful and coherent development. A However, such instances should be key to ensuring this is through the design kept to a minimum, and placed in and appearance of the buildings and an appropriate location so as not to frontages that bound them. detract from the quality and strength of the building line. How streets are animated and defined will inevitably depend heavily on the 3. A majority of all ground floor uses that bound them. A commercial frontages bounding the public realm street with commercial frontages will must be active, with activity being have a totally separate character and will provided through the following be used in a different manner to similar building features: streets in residential areas with residential frontages. As a consequence, to ensure Primary and secondary pedestrian streets, routes and space are defined entrances which provide a clear and enclosed by appropriate frontages, physical link between the external the codes controlling the frontages have public realm and interior of a been separated according to the uses property proposed – commercial and leisure uses; and residential uses. Primary commercial windows which provide a clear visual link between the external public realm and interior of a property.

Indicative commercial frontage

4 9 4 2 4 2

3 3

70 Ground floor frontages which bound 5. Large areas of building frontage 9. Commercial signage should be areas of public realm which are not which front onto areas of public designed to form a component part predominantly active will not be realm that are not suitably active/ of the overall design of building permitted. Building features which transparent will not be permitted. frontage to improve the legibility are NOT considered appropriate for of the street and to reduce clutter providing activity along a building 6. Dynamic building frontages should within the façade. frontage include: be included to articulate building façades through use of building Further details and clarification with Emergency exits which do not heights, architectural detail, regard to the design of shopfronts will be provide a clear physical or visual punctuated rooflines, material included within the council’s forthcoming link between the external public changes and use of colour. Shopfront Design Guide Supplementary realm and interior of a property Planning Document. 7. Building frontages should be Secondary commercial windows successfully designed into corner which do not provide a clear buildings, with gable elevations being visual link between the external activated and treated in the same public realm and interior of a way as all other commercial and property leisure frontages. Corner units should make the most efficient use of their Fake or blocked commercial dual aspect. windows which are used for internal display purposes only 8. Building frontages should be and do not provide a clear link designed to activate areas of between the external public realm public realm through both daylight and interior of a property and evening hours, and as a consequence should incorporate Non-transparent frontages appropriate provision for external lighting; both in the form of wall 4. Frontages above ground floor level mounted lighting to illuminate areas which front onto areas of public of public realm, but also architectural realm should be transparent to and/or feature lighting which can encourage natural surveillance of draw attention to key buildings and the public realm. Features which design features. promote external activity and natural surveillance above ground floor levels such as roof terraces and balconies will be encouraged.

Indicative commercial frontage

4 9 7 3 2 4 6 1 3 1 3

71 Residential frontages 3. The majority of all ground floor frontages bounding the public realm 1. A range of dwelling sizes needs must be active, with activity being to be provided along each provided through the following frontage to encourage community building features: diversification. Primary frontages as defined 2. Building lines should be largely within the councils Residential continuous with breaks in the Design Guide SPD including uses building line only being permitted such as dining rooms, living rooms to provide service access into and bedrooms which provide the middle of the building block. a clear visual link between the However, such instances should be external public realm and interior kept to a minimum, and placed in of a property an appropriate location so as not to detract from the quality and strength Ground floor frontages which bound of the building line. areas of public realm which are not predominantly active will not be permitted. Building features which are NOT considered appropriate for providing activity along a building frontage include:

Secondary windows and frontages as defined within the council’s Residential Design Guide SPD including uses such as hallways, stairwells and toilets/bathrooms which do not provide a clear visual link between the external areas (of public realm) and interior of a property

Non-transparent frontages

Indicative residential frontage

4 4 1 2 6 3 3

72 4. Frontages above ground floor level 7. Building frontages should be which front onto areas of public successfully designed into corner realm should be largely transparent buildings, with all gables which abut to encourage natural surveillance or front onto streets being active across the public realm. Features with windows at all levels. which promote external activity and natural surveillance above ground For further details and clarification floor levels such as roof terraces, with regard to the design of residential balconies and juliette balconies will frontages, applicants should refer to the be encouraged. council’s adopted Residential Design Guide SPD and CABE’s Building for Life 5. Large areas of building frontage Guidance. Both of these documents will which front onto areas of public be used to help evaluate the quality of realm that are not suitably active/ the residential elements of development transparent will not be permitted. proposals and should be read in conjunction with the above. 6. Dynamic building frontages should be included to articulate building façades through use of building heights, architectural detail, punctuated rooflines, material changes and use of colour.

Indicative residential frontage

4 4 2 1 7 3 3

73 9.7 Street types To rationalise this approach, the following street heirarchy has been identified as Whilst the quality of the built form is part of the masterplan: of major importance when assessing the success of a scheme, of equal Primary coast road importance is the layout, hierarchy and Secondary street quality of the streets and routes running Residential street through the site. Buildings and structures Shared street across a site can help assist site legibility, Multi-user boulevard but without an easy to interpret hierarchy of streets, built and designed to meet the The following street dimensions have needs of its users, the legibility of the built been produced using guidance contained form can soon become confused. within Manual for Streets (Department for Transport). Such dimensions should Streets and roads should efficiently move be adhered to as a matter of priority, users into, around and through a site although localised departures from these without cost to the scheme’s quality, dimensions will be permitted in the function and appearance. Roads can interests of catering for suitable refuse, no longer inhibit pedestrian movement, servicing and turning space provision. should adequately accommodate the needs of but not be biased towards Any proposals which demonstrate a vehicular traffic, and should positively significant departure from the dimensions contribute to the qualities of the public shown will be resisted. realm across a development. Therefore the primary objective behind setting design codes for streets is to provide a high quality and legible hierarchy of streets across the site which positively contribute to the wider design objectives of the masterplan.

Proposed development along Whitburn Road

74 Urban design principles Site boundary Street hierarchy Retained buildings Site boundary Existing land to be enhanced Primary coast road Residential development Secondary road Mixed use (leisure led) development Residential street Landscape improvements Shared street Vehicle parking area Multi user boulevard New areas of public realm Key building features Vehical entrance point Primary gateway Other multi user or pedestrain Node or crossing point routes Landscape buffer to be enhanced Primary road Secondary road Stream Multiuser movement corridor Primary commercial frontage

75 Primary coast road (Whitburn Road) The coast road will act as the primary Pedestrian footway provision will frontage of the masterplan onto the be maximised along this route to The coast road – as its name suggests seafront, promenade and beach, and counteract the dominance of the – will continue to run along the as a consequence will host a range of road, but also to accommodate the eastern edge of the area parallel to uses and will need to accommodate flow of pedestrians crossing the the promenade, and will continue to some of the highest levels of road and moving along the beach. fulfil its role as the primary coastal link pedestrian flows The width of the pedestrian footway connecting Sunderland with Whitburn either side of the road is likely to vary and South Shields to the north. The Defining the edge between the built along the length of the road, but a alignment of this route will not vary form of the leisure and entertainment minimum provision of 4m should be significantly from its current position, core, and the open character of the accommodated along the western but changes in the road design will promenade and beach, the road edge of the road, with an increase be undertaken to address issues will have to be highly permeable to to 7m along the eastern edge of the which currently exist with regard to its be able to accommodate the high road to better accomodate the needs dominance and the detrimental impact pedestrian flows between the two of beach users on pedestrian movement in the area. areas A segregated 2m wide (minimum) The key design considerations included The vehicular carriageway will retain cycle lane set back from the road within this route are as follows: the ability to accommodate two lanes by approximately 1m should also of traffic capable for adoption as a be included along the eastern edge bus route, but will be reduced from its of the street to upgrade Route 1 current width to lessen its dominance of the National Cycle Network and through the removal of on street the Bede’s Way Cycle Route both of parallel parking. The width of the which currently run along this route vehicular carriageway will therefore be restricted to a maximum width of Alterations to the existing cycle 7.3m provision along Whitburn Road will be required and consequently the need to install a new Toucan crossing may need to be considered.

Indicative primary coast road cross-section

Footway Carriageway Cycle Footway Building 3m 4m min. 7.3m max. 3m 7m min. Promenade

Private Space Public Space

76 The provision of public realm and Secondary streets In defining the boundary between footway provision either side of the different character areas and their street will be increased at pedestrian The secondary roads within the area land uses, the secondary roads will junctions to accommodate nodal should be suitable to accommodate need to be able to suitably address point and gateway spaces and the traffic through and across the area whilst both uses in a way which does not increased pedestrian movement enabling access to the residential streets compromise the quality, enjoyment associated with these areas to the rear (west) of the area. With the and function of either width of the coast road (Whitburn Road) Due to the setting and location of this being reduced, the secondary roads The vehicular carriageway will have route running adjacent to the beach, will be capable of providing a suitable the ability to accommodate two lanes buildings will only run along the alternative to traffic passing through the of traffic capable for adoption as a bus western edge of the route. Building area, and it is anticipated this will relieve route. This is to enable the secondary heights will vary between 3 and 6 traffic flows along the coast road. routes to manage increased traffic storeys to better relate to the scale of volumes to offer a suitable alternative the street, but also to offer some form The two secondary roads running to Whitburn Road from both private of enclosure through the area are Dykelands Road vehicle and buses. The width of the which runs along the southern section vehicular carriageway will therefore To accommodate outdoor/ external of the masterplan area, and a new be increased from its current size but activity associated with the leisure road constructed through the middle will be restricted to a maximum width and entertainment uses contained of the redevelopment site. This new of 7.3m within the buildings, a minimum road will follow the general alignment 3m strip of defensible space will be of the existing Lowry Road, but will be Pedestrian footway provision will accommodated along the western rationalised and widened to provide be significantly increased along the edge of the street between the extra vehicle capacity whilst allowing for secondary roads, especially when the pedestrian footway and the building greater flexibility on the adjacent building street is bounded on both sides by line to allow for outdoor activity plots. This road would divide the leisure buildings. To encourage pedestrians and entertainment core in the east from to use the eastern side of the street Street furniture will be restricted to the residential park area in the west. where the leisure and entertainment the eastern edge of the street within Specific attention therefore needs to be uses are likely to be focused, a the wider pedestrian footway. This paid to the design of the street to ensure minimum footway width of 6m will be should better serve people wishing to it provides a suitable statement, which provided. Along the western edge of sit and enjoy views out to sea, whilst distinguishes one character area from the street where residential uses are not compromising the free flow of another, but does not act as a barrier likely to be focused, footway widths pedestrians along the western edge inhibiting movement between them. will be reduced to approximately 2m of the street to protect the residential amenity of The key design considerations included those living along a secondary road. Due to its setting directly adjacent to within this route are as follows: the beach, the ability to incorporate soft landscaping along the street Proposed development along Lowry Road is significantly compromised by the relatively harsh coastal climatic conditions. Areas of planting will therefore be limited to low level planting in the existing green bank separating the coast road with the promenade

A plaza will span Whitburn Road linking the proposed pedestrian boulevard with the promenade and serving as an events andmeeting space

77 The public realm and footway Where residential uses are likely to The inclusion of street furniture provision either side of the street will the western edge of the reconfigured will also be restricted where leisure be increased at pedestrian junctions road and to enhance residential and entertainment uses front onto to accommodate nodal point and amenity, a minimum 2m strip of residential properties, in order to gateway spaces and the increased defensible space will line the footway, protect the residential amenity of pedestrian movements associated likely to be incorporated into small residences and to discourage outdoor with these areas front gardens. This will ensure the activity, especially in evening and public are not able to gain free night time hours Depending on the location along access to the front of the house, the road, the secondary roads will be but does not compromise the ability Street planting will be incorporated bound by buildings on one or both of the dwelling to provide natural along secondary routes, particularly sides. Buildings heights are likely to surveillance over the public realm beside wider footways bounding vary, but will not exceed 2.5 storeys leisure and entertainment uses. for residential uses or 3 storeys for Opportunities for outdoor/external These features will not only help leisure and entertainment uses activity associated with leisure and improve the aesthetic appearance, entertainment uses will not be but also act as a useful mechanism in Spacing distances between buildings permitted at ground floor level where improving the legibility of the streets will also vary within these roads, buildings sit opposite residential and footways. Furthermore these however a distance of of 18 metres properties; to reduce the impact on features will help mitigate and reduce between frontages of residential residential amenity. Any external noise levels emitted from leisure and and leisure uses should be applied activity will be limited to the rear of entertainment uses as a minimum; to protect residential the property or suitably designed amenity yet provide a sufficient level roof-top terraces which do not of enclosure to streets compromise the privacy and amenity of residents

Indicative secondary road cross-section

Carriageway Footway Building 2m 2m 7.2m max. 6m min. Building

Private Space Public Space Private Space

78 Residential streets and shared streets The key design considerations included the masteprlan’s street hierarchy. The within residential streets are as follows: width of the vehicular carriageway will The role of the residential street is to therefore be restricted to a maximum deliver vehicular traffic from secondary Located within the residential park width of 4.8m. streets to residential properties whilst character area, residential streets having the lowest possible impact on need to be designed as a component To encourage pedestrian flows the quality of the surrounding public part of the wider park design to towards use of the linear park, the realm. All residential streets within the ensure such streets positively relate provision of pedestrian footways masterplan area are located within the to the character of the area. As such, immediately adjacent to the vehicular residential park character area, and their they will be located to the edge of the carriageway will be kept to a design is aimed at ensuring the green linear park to act as a defining feature minimum, with footways only being and open character of these areas is not to help delineate areas of open public located on the side of the street compromised. and private space, and to ensure the which bounds residential properties. green character of the park integrates Footway widths in these locations will As a consequence, the layout of the well with the more formal character be limited to approximately 2m. masterplan has been designed to ensure of the surrounding dwellings. such street types are kept to a minimum Routes running through the park will to ensure as little parkland as possible Vehicular carriageways will have the be of a minimum width of 3m and will is consumed by streets. Where ever ability to accommodate two lanes of be built to accommodate a multi-user possible, properties are to be serviced by passing traffic, although widths will be route. This will not only encourage shared streets/driveways, and the widths kept to a minimum wherever possible. pedestrian movement through the of roads have been kept to minimum This will act as an informal traffic park by establishing a clear hierarchy dimensions. calming feature to ensure speeds are of routes, but will also suitably address kept to a minimum and to reinforce the needs of cyclists using the area. The design of the cycleway through the park should be clearly designed to encourage cyclists to stay on the multi user path to allow pedestrians to use other paths without disruption

Indicative cross-section of linear park, residential and shared streets

Carriageway C.way Building 2m 2m 4.8m max. Parkland 3m Parkland 3.5m max. 2m Building

Private Space Public Space (30m min.) Private Space

79 The provision of public realm in the Shared streets are the smallest street Multi user boulevard area will be largely in the form of types included within the masterplan parkland, and will be located either and are similar in their role to residential Whilst identified as a boulevard and side of the multi-user route to give streets. However, the primary difference representing a key route through the a clear definition between vehicular is the width of shared streets will be kept area, the multi user boulevard will carriageways and the pedestrian to a minimum and will only be used as a not be designed to accommodate routes. This is to ensure the linear single lane carriageway. They will be used vehicular traffic. It will instead act as the park character of the area is retained to access small numbers of dwellings primary pedestrian route through the where ever possible, and as a where the use of a wider residential redeveloped site, linking the residential consequence, a minimum spacing street may not be necessary, again to uses to the west with the leisure uses distance of 30m will be provided ensure the area used for road surfaces is and beach to the east. This street will between facing residential properties. minimal. be a focus of activity, with leisure and entertainment uses spilling out onto the Due to the residential nature of the The key design considerations included street providing an attractive and vibrant area, the residential streets will be within shared streets are as follows: area of public space. bound by buildings on either one or both sides by residential uses. To lessen the dominance of shared The key design considerations included Buildings heights will range between streets, the character and appearance within this route are as follows: 1.5 and 2.5 storeys, and are unlikely of the street will be of a space which to exceed this height unless the scale can be shared equally amongst The multi user boulevard will positively relates to any adjacent pedestrians and vehicles. This will be the prime pedestrian axis nodes or gateways. give the shared streets a defined role through the masterplan area and within the linear park and allow the as a consequence will need to To enhance the residential amenity streets to be positively integrated into accommodate the high pedestrian of residents, a minimum 2m strip the wider design of the park. Surface flows required to ensure this route is of defensible space will separate materials should be used to achieve popular through all hours of the day, the front of all residential properties this effect from early morning to late evening fronting directly onto footways and/ or vehicular carriageways, to be Vehicular carriageways will only have To ensure pedestrian movements are incorporated into small front gardens. the capacity to accommodate a given the highest priority along this This will ensure the public are not single lane of traffic and as such their route, the boulevard will be free from able to gain free access to the front width will be kept to a minimum. This daily vehicular traffic movement and of houses, but does not compromise will limit the amount of traffic able to will not include a dedicated vehicular the ability of the dwelling to provide use the street and will reinforce it as carriageway. Notwithstanding natural surveillance over the public a clear route hierarchy. A maximum this, appropriate provision for realm. width of 3.5m has therefore been emergency vehicles will need to be identified as appropriate accommodated within the design of the street to allow access if required Due to the limitations of the street as a consequence of its width, such To establish the boulevard as the streets will only be appropriate in primary pedestrian route through the servicing up to a maximum of 3 site, footways will be the widest along dwellings and should not be used this route, with a minimum width of for through routes to alleviate the 14m being identified as appropriate. risk of congestion on such streets. This provision will be adequate Appropriate provision of turning and to accommodate the needs of reversing space will also be included emergency vehicles, include suitable within the design of the street, street furniture and planting, and to and the length of the street will be cope with the high pedestrian flow restricted to provide suitable visibility using this route splays for drivers entering/exiting the street.

80 As an identified multi-user route, To accommodate outdoor/ Street planting will be incorporated the boulevard will also have to be external activity associated with along the boulevard to help add designed to accommodate the needs the leisure and entertainment aesthetic value to the street and to of cyclists incorporating cycle parking uses contained within the adjacent improve visual amenity. Mature formal although the shared nature of buildings, a minimum 3m strip of tree planting along the centre of the this route removes the need for a clearly defined defensible space route will help define the role of the segregated route to be included will be accommodated along both boulevard in the wider route hierarchy sides of the boulevard between the of the masterplan, and also act as a The provision of public realm and pedestrian footway and building line suitable mechanism to reduce the footways shall be increased at to allow for external eating/drinking impacts of noise and wind, both of pedestrian junctions to accommodate areas which are issues which will need to be nodal point and gateway spaces and mitigated through the design of the the increased pedestrian movements The provision of street furniture street associated with these areas along this route will also have to accommodate pedestrian flows Due to the setting and location of this along the boulevard. Furniture should route running through the middle therefore allow suitable opportunities of the masterplan area, buildings will for people to stop, sit, relax and enjoy run along both sides of the route the surrounding environment without to provide suitable activity and compromising the ability for other surveillance. Building heights will vary users to move freely along the route between 2 and 4 storeys to better relate to the scale of the street, but also to offer suitable enclosure

Indicative multi-user boulevard cross-section

Footway Building 3m 14m min. 3m Building

Private Space Public Space Private Space

81 9.8 Access and servicing Residential parking

The success of the masterplan is heavily A maximum parking provision of 1.5 dependant on the ability of the scheme allocated parking spaces per dwelling to deliver adequate vehicular access will be permissible for residential provision in order to accommodate developments. This will allow parking the traffic movement the masterplan spaces to vary between housing types creates. This includes providing adequate and ensures a broad mix of housing provision for visitors accessing the area, types and sizes are provided residents living in the area, businesses operating out of the area, as well as A maximum parking provision of 1 the suitable management of services visitor parking space per 3 dwellings supplying the area. will be provided to adequately address the provision of people These issues should represent a wishing to visit residents key design consideration for any development of the area, and should The above provisions have been be an important component driving the identified as maximum levels. In any design of any scheme. Notwithstanding circumstance where a developer the above, providing suitable access feels the needs of residents can be to properties should not come at the adequately catered for through a expense of other design qualities across lower provision of car parking spaces, the area, and so the need to consider the onus will be on the developer to access as a single component as part demonstrate their proposal provides of a wider comprehensive scheme is adequate parking provision through imperative. the use of a robust travel plan to be agreed by the council. Both of these To support this approach, the following approaches are endorsed by policy design principles have been identified included in PPG13: Transport and should be taken into consideration when designing the access provision of In general, all allocated parking any proposal. provision will be accommodated within the curtilage of building block and will be located behind the building line of primary building frontages. This is to protect the visual amenity and aesthetic quality of the public realm Proposals should accommodate parking as a component part of the schemes wider design The use of rear parking courts and/ or driveways located to the side of properties but accessed from the front of the dwelling will be appropriate where dwellings front on to both residential and shared streets. The latter however will not be appropriate where properties front directly onto the secondary streets due to the envisaged increased level of vehicle movements along these routes

82 Access and servicing Site boundary Vehicular access route National cycle route Vehicle drop-off * Pedestrian access point to car park Bus route Location of bus stop Public car park Publicly accessible car park Private car park Private service area

*for associated hotel uses only

83 Private commercial parking and In general, all staff parking and service servicing areas should be located within the building block to the rear of Parking provisions for commercial commercial properties and concealed areas will be provided in line with the from view from the public realm. This maximum provisions proposed in is to ensure the aesthetic quality PPG13: Transport according to their and visual amenity of the wider use, scale and location development is not compromised and the impacts of noise associated To minimise private parking with these uses are mitigated requirements, visitor car parking for wherever possible commercial uses can be shared with other non-residential uses, especially In general all parking and access to when the peak time of the varying commercial uses will be taken from uses are complementary (i.e. shops the secondary street running through Use of rear parking courts will be welcomed which are primarily used through the the area. The number of entrance daytime and share parking spaces points into parking and service with leisure and restaurant uses areas will also need to be kept to a which are predominantly used in minimum to limit the visual impact evening hours) to ensure the parking such entrances will have on building provisions provided are used with lines maximum efficiency Service areas and areas of private In any circumstance where a parking which have an overly developer feels the needs of intrusive or detrimental impact on the commercial premises can be aesthetic quality of the masterplan adequately catered for through will be resisted a lower provision of car parking spaces than advocated in PPG13, In addition to the above, any the onus will be on the developer to proposed hotel uses will need to demonstrate their proposal provides include a suitable provision of taxi adequate parking provision through and/or private vehicle drop-off bays the use of a robust travel plan to be agreed by the City Council

In general, all additional visitor parking associated with commercial uses should be located within the leisure and entertainment character area. Its A mix of parking solutions will be required location should be accessible to all and in close proximity to the beach and seafront but should not directly front onto the beach and seafront itself. Car parking should therefore be located directly behind buildings fronting the seafront to protect the aesthetic quality and visual amenity of the foreshore area

84 Public parking In general, all additional visitor parking Long-stay cycle parking must be associated with commercial uses sited in a safe and well lit location To enable the redevelopment of the should be located within the leisure which is accessible, convenient and western part of the area for use as the and entertainment character area. Its overlooked linear park, the council envisages the location should be accessible to all need to relocate the public car park and in close proximity to the beach Public transport provision to a new location within the and seafront but should not directly masterplan site. Whilst the level of front onto the beach and seafront Both the primary coast road and parking provision to be provided has itself. Car parking should therefore secondary streets will be built to a not yet been determined, the council be located directly behind buildings specification which allows them to be will seek to ensure an adequate fronting the seafront to protect the adopted as a recognised bus route level of public parking is provided at aesthetic quality and visual amenity of enabling the masterplan area to be all times both during and after the the foreshore location adequately served by public transport. delivery of the masterplan to ensure such a public amenity is not lost as a Further details with regard to the As well as existing bus stops which consequence of the masterplan provision and location of public along Whitburn Road and Dykelands parking in the area will be clarified by Road, which are to be retained as part The role of this facility is to provide the council in due course of the masterplan, the opportunity adequate parking provision to those to provide a new bus stop along the visiting the seafront as well as those New development proposals newly aligned Lowry Road has been visiting any new facilities/ amenities must identify opportunities for the identified. which have been delivered as part of installation of electronic vehicle the masterplan charging infrastructure. The North Whilst the council does not have East of England has secured funding the resources available to guarantee To minimise public parking under the ‘Plugged in Places’ the delivery or supply of additional requirements car parking for Programme. bus routes to serve the masterplan commercial uses can be shared with area in the future, the council is other non-residential uses, especially Cycle Parking keen to participate in discussion with when the peak time of the varying Nexus (the local passenger transport uses are complementary (i.e. shops Where required, developments must executive) and prospective developers which are primarily used through the provide an appropriate mix of to ensure adequate provision of daytime may share parking spaces short-stay/long-stay cycle parking public transport is maintained with leisure and restaurant uses and, where appropriate, expanded. which are predominantly used in Short-stay cycle parking must be Nexus was one of the stakeholders evening hours) to ensure the parking located as close as possible to consulted at the development stages provisions provided are used with entrances of buildings, be secure and of the masterplan. maximum efficiency well overlooked from buildings or by passers-by Mechanisms available within the High quality streets and surfaces will be required Integrated public car parking planning process, such as planning obligations through s106 or CIL, will be explored with prospective developers to enhance the provision of public transport to, from and through the masterplan area.

85 9.9 Landscape and public realm consequence all built developments Open space will support a range to be delivered as part of the of leisure and recreation uses and The landscape environment across the masterplan will be expected to should be designed to host and masterplan area will have a fundamental contribute to the delivery of high accommodate such pastimes to role to play in the character of the area. quality open space promote a healthy living environment Similar to the ways in which streets for local residents are structured across the area’ areas Due to the sensitivity of existing green of landscape, open space and public space in the area and its protected The safety of open public space realm will be designed around a clear status under the UDP, any loss to the will be a key consideration when hierarchical structure of high quality and volume of the existing green space designing the public realm, with aesthetically pleasing environments. as a consequence of development routes and spaces being overlooked must be accompanied by a robust by built development frontages Parks and open spaces will embrace justification demonstrating that any providing natural surveillance and recreation and leisure provision, harness such losses are compensated by a positive relationship with the built the area’s ecological and nature a significant increase in the quality form. Planting and street furniture conservation value and will maintain and value of the remaining open should not be located so to block and enhance the qualities of the public space/ public realm. This should be natural surveillance across open realm and green spaces. All areas of demonstrated in terms of ecology spaces public realm will act as amenity space and biodiversity as well as aesthetic not just for the masterplan area but value Existing planting and vegetation also for communities in the wider area, which displays significant ecological including local residents and visitors to Due to the sensitivity of the Seaburn value will be retained where ever the masterplan area. As a consequence, area as a coast location and a partial possible and incorporated into the the design of such spaces should be flood zone, landscape design and masterplan and its wider landscaping as coherent and robust as possible to materials must be suitable for their proposal ensure the sustainability of the whole context. All areas of public realm masterplan area. and landscaping must be designed Respect for the area’s context and to mitigate the risk of flooding natural ecology will be incorporated The general codes covering areas of through appropriate sustainable into the design of any open space. open public space at Seaburn are as drainage techniques where feasible. Regard must be had to the outcomes follows: Permeable paving should be of the Sustainability Appraisal and the utilised for all large areas of hard Appropriate Assessment report. The delivery of high quality open surfacing. New developments should Materials must be relevant to the space across the site is of equal incorporate green roofs to increase context of the area’s surrounding importance to the delivery of green infrastructure. The potential built form, and planting should be high quality built forms, and as a impacts of coastal flooding also need indigenous to encourage habitat to be taken into account. diversification and encourage biodiversity Use of native plant species Formal planting and parkland Wild meadow planting

86 Urban design principles Site boundary Green infrastructure Retained buildings Site boundary Existing land to be enhanced Existing trees to be retained Residential development New tree planting Mixed use (leisure led) development Formal planted boulevard Landscape improvements Street tree planting Vehicle parking area Green planted buffer New areas of public realm Linear park Key building features Cut throat dene meadow planting Primary gateway Seaburn promenade planting Node or crossing point Existing water course Landscape buffer to be enhanced Removal of stream channel Primary road Possible location of SUD Secondary road Stream Multiuser movement corridor Primary commercial frontage

play area

87 Linear park The boundaries of the park will be The opportunity to integrate treated in an informal naturalised way Sustainable Urban Drainage Systems The linear park feature will act as the to better integrate the park with its (SUDS) within the design of the linear primary open space running through the surrounding uses and to encourage park should also be explored to masterplan area forming a central spine pedestrian movement into the park make the most efficient use of the linking Whitburn Road and the seafront to increase levels of activity space and to include an appropriate with the western part of the area opening provision of water features to out onto Seaburn Camp and beyond. This Where the linear park crosses streets, encourage the establishment of will not only provide a coherent green the character of the boundary new habitats associated with such link running through the area, but also treatments will become more formal environments. The removal of the provide an ecological corridor allowing for to provide tactile information to concrete chanel which currently the expansion of existing habitats and the both vehicle users and pedestrians guides Roker Burn through the creation of new habitats. to encourage reduced traffic speeds southern section of the linear park and accommodate the needs of would complement this approach by A detailed design brief will be developed pedestrians passing between different re-establishing the natural form of by the council once the scale of sections of the park. the burn and increasing its capacity development on the masterplan site for drainage and its ability to support reaches an identified threshold which A hierarchy of paths will be provided habitats. warrants the delivery of the park. along the length of the park to However, the general principles guiding encourage pedestrian use of the park The inclusion of appropriately high the design of the linear park are as and to increase the legibility of the quality surface materials and street follows: wider masterplan area. Wider paths furniture is to be included within the should be focused along the spine of design of the park. Materials should The design of the linear park will the linear park, with smaller informal be relevant to their context and be be integrated and relate to the paths leading off the spine to provide durable. design of buildings adjacent to the a variety of experiences for park users. park, especially in situations where Appropriate lighting should also be buildings front directly onto the park. Equipped play is to be provided in the provided along all routes to ensure linear park (see subsequent guidance) users feel safe in both daytime The character of the park will be and evening hours, although due designed to vary along the route to regard must be paid to the potential better respond to the changed uses, impacts such lighting may have on built form and urban structure of the surrounding habitats. buildings sitting adjacent to it. Such changes can be established through the layout and use of the space, as well as in the style and character of planting. Use of contemporary formal planting Attractive formal parkland

88 Cut Throat Dene Cut Throat Dene will be used as Multi user boulevard an urban meadow to help better The dene which currently runs along the integrate the transitions between Acting as the primary focus of the area’s southern edge of the masterplan site the mature green character of land public realm, the multi-user boulevard will contains the course of the Roker Burn to the west with the urban form of form the main pedestrian axis running – a small watercourse which runs from the masterplan to the east. This will east-west linking the beach and seafront the west of the area to the sea. Sitting include a significant level of tree and to the rest of the masterplan area. This immediately adjacent to a small but grass planting and management route will be the focus of activity within heavily wooded copse of trees and Mere the site, hosting numerous entertainment Knolls Cemetery, and given the presence The character of the dene will be and leisure uses opening out onto of the burn, there is clear evidence to significantly more organic in its the street, and as a consequence will suggest this part of the masterplan area appearance and form in comparison experience the highest levels of footfall. has significant ecological value and to the linear park with the use of should be maintained. Such sentiments hard landscaping being restricted. The nature of the route will therefore are mirrored in the councils adopted UDP Footpaths and routes in this area have a significant influence on its design, which, as noted in chapter 4.0, identifies which link with existing footpaths and whilst the route will need to be this part of the masterplan area as a and wider networks should be hard landscaped, due consideration will Site of Nature Conservation Importance constructed from gravel or organic be needed with regard to planting and (SNCI) to be improved. It therefore seems materials such as woodchips to have furniture. This is to ensure the street is appropriate to address this part of the the smallest possible impact on the suitably softened through planting to area in a different way to the linear movement of habitats improve the aesthetic value of the route park with the focus on preserving and as well as ensuring the route suitably enhancing the ecological value which is Where the dene meets the street, integrates with the green character currently evident. its character will become more of the surrounding masterplan area, formalised to better respond to whilst simultaneously being able to A detailed design brief will be developed the urban form of the masterplan, accommodate the pedestrian demands by the council once the scale of although this should not be at the imposed on the boulevard. development on the masterplan site cost of the wider organic form and reaches an identified threshold which appearance of the rest of the dene A detailed design brief will be developed warrants the delivery of this part of by the City Council once the scale of the masterplan. However, the general As with the linear park and in development in the masterplan area principles guiding improvements to Cut accordance with the SFRA (2010) reaches an identified threshold which Throat Dene are as follows: options to implement SUDS in this warrants the delivery of the boulevard. area should be investigated Improvements will be secured through developer agreement or planning Improvements to Cut Throat Dene obligation. will be secured through developer agreement or planning obligation Informal meandow planting Meadow planting to support biodiversity

89 Promenade Existing vegetation and habitats Where new planting is identified as an appropriate solution to enhancing the As with many seafront locations, the To ensure the masterplan harnesses the ecological value of an area of existing quality of the beachfront promenade value of the site’s existing ecology, efforts vegetation, attention must be paid is key to influencing the success of the have been made to ensure existing habits to ensure the species are indigenous area. Whilst the Seaburn Masterplan are protected, and wherever possible to the local area and are compatible includes a number of important enhanced to ensure the environmental with existing species components targeted at improving footprint of the masterplan is mitigated the area’s chances of success, none as much as possible. Other possible activity which will are more crucial than the promenade. enhance the ecological value of the Accommodating the primary pedestrian A full assessment of the area has been site is the restoration of Roker Burn flows running north-south across the area carried out by consultants to assess the which is currently partly enclosed and making the beach accessible to all quality and value of existing vegetation, within a culvert. Removal of the who visit the area, improving the quality and wherever possible the council culvert to restore the burn to its of the public realm of the promenade will will seek to ensure their conclusions natural form is likely to enhance its be a key target to be delivered as part of are promoted through the adopted value to surrounding habitats the masterplan. masterplan and design code. Play facilities A detailed brief for public realm To support this approach and to ensure improvements at Seaburn has been existing habitats are not compromised, The opportunity to locate a new developed by the council with the first the following codes have been children’s play area within the masterplan phase completed in early 2011. Later developed: area has been identified, with the phases of the works will be enabled preferred location being at the southern through this delivery of the masterplan Wherever possible, all existing areas end of the Linear Park adjacent to Roker and, as a consequence, financial of vegetation which show evidence Burn. This location has been selected contributions to the delivery of the public of having biodiversity and/or following discussions with the council’s realm improvements are likely to be ecological value will be retained and Community Services Team who have sought by the council from any major incorporated into the masterplan. been consulted during the development developments in the area. An initial assessment of the area has stages of this masterplan. identified the existing planting which A copy of the council’s Seaburn Public bounds Mere Knolls Cemetery to be Play equipment should use materials Realm Improvements Scheme can be of the highest value, to be protected from sustainable sources and must meet found in Appendix C of this document. as a matter of course national standards for play and urban games. Provision must aim to reach a Where development requires the broad range of age groups and must removal of existing vegetation in satisfy the 10 principles of successful locations other than that identified Play Spaces contained in Play England’s above, the onus will be on the guidance document ‘Design for Play – a High quality seafront promenade developer to provide a robust guide to creating successful Play Spaces.’ ecological survey demonstrating any detrimental impact to the area’s Equipped play facilites will be secured ecology has been satisfactorily through developer agreement or mitigated against planning obligation.

Opportunities to improve the quality Consideration should also be given to of existing vegetation through the installation of a range of equipment controlled pruning, planting, and for adults, with equipment specifically management should be explored as a designed to provide gentle exercise for matter of priority, with the extension adults and older people. and expansion of existing habitats being a key priority

90 Street furniture, materials, and public Opportunities to incorporate pieces art of locally commissioned public art throughout the public realm will also The composition of areas of hard and be welcomed to help enforce the soft public realm are crucial to reinforce legibility of the scheme and identify route hierarchies, character areas and key areas such as gateways and site legibility, so it is important that the nodes materials and furniture used accentuate the overall sense of place and conform Footpaths and areas of hard surfacing with the high levels of quality expected should be designed to be suitable from the masterplan. for people with limited mobility, including wheelchair users to ensure The images opposite illustrate the that the seafront is accessible to all. standard of furniture expected to be Consideration should be given to provided and must accord with the design and layout as well as materials. following codes: All new developments will be Materials should be suitable, durable expected to incorporate a lighting and appropriate for their location to scheme to frame and enhance the ensure longevity and to reduce the appearance of developments at need for maintenance. The location of night particularly at the key gateways the masterplan area means materials and routes identified in this plan. A must be capable of withstanding thorough approach to lighting may harsh environments both in terms also assist in creating a sense of of climatic, environment and human community safety and way finding. influence Due to the sensitive habitat in the Materials and furniture should be area, considerable care must also sourced from a sustainable process be taken to minimize the impact and be obtained through a reputable of light pollution particularly on the supplier so that items can be replaced inter tidal area. Consideration must if damaged or vandalised also be given to minimizing energy consumption. Materials should be in keeping with their context to ensure fluidity with surrounding areas and influences. An appropriate palette of materials will be supplied by the council and advocated through the planning processes. Regard should be had to ongoing public realm works at Seaburn promenade

91 10.0 Implementation

Timescale of the plan Phase 1 – Seaburn promenade Phase 5 – Leisure and entertainment improvements core 2 The Seaburn masterplan provides a 10-15 year plan to guide development Focuses on public realm improvements Focuses on the second key development in the area. The Masterplan provides a to the existing fabric of the Seaburn area to the south of the proposed realistic and deliverable framework for Promenade. Appendix C contains the multi-user boulevard. The delivery of development in the future. There will be masterplan scheme for these works. It this site will also be prioritised by the a need to review the document over time is anticipated that this phase will be City Council, but will also depend upon particularly in relation to changing market implemented over the entire lifetime of the City Council’s lease arrangements conditions and any emerging planning the plan as funding becomes available. for the site and market interest. policy. Work on the first phase was completed Development will need to deliver green early 2011. It is envisaged that future space improvements to be funded Phasing funding will be sought by means of through planning obligation or developer developer contribution. agreement. Due to the mix of uses envisaged at Seaburn, development is anticipated Phase 2 – Seaburn shelter Phase 6 – Residential park and Cut come forward on a phased basis, redevelopment Throat Dene potentially delivered by a number of different developers. A development brief for the shelter Includes the housing site and has been prepared by the City Council improvements to the Cut Throat Dene An indication on how the masterplan promoting re-development for food and area. Proposals will need to deliver phases will be implemented is shown drink uses with the option for ancillary significant biodiversity and open space in the Phasing Plan opposite. The retail. improvements both within the site and plan identifies the key blocks for to the wider Seaburn area. The delivery development. It is considered that these Phase 3 – Business improvement of these improvements is integral to this phasing blocks allow for comprehensive scheme phase of development. development proposals to be brought forward independently of each other Encompasses potential physical and by different developers without improvement works to Queens Parade compromising the overarching and and Mariott Hotel where required. comprehensive vision of the broader Improvements are likely to be delivered masterplan. over the timescale of the plan and will be dependent on the availability of funding. There is no set phasing timetable for the area, and the numbers associated Phase 4 – Leisure and entertainment with each phase do not relate to any core 1 chronological order with which the council expect the masterpan to be Focuses on the development of the delivered. Due to the nature of the former fairground site, which forms masterplan, it is envisaged the delivery a key development block in the of each site will depend heavily on the masterplan to the north of the multi-user sites individual viability. Key factors will boulevard. The Council will prioritise the be developer interest and availability of development of this site, which is now sites. As the majority of sites are council largely vacant. The release of the site will owned, this will be either subject to be dependent on the lease arrangements length of leases attached to each site for the site and the likely interest from or the future lifespan of existing Council the market. facilities.

92 Indicative phasing plan 1. Seaburn promenade improvements 2. Seaburn shelter redevelopment 3. Business improvement scheme 6 4. Leisure and entertainment core 1 5. Leisure and entertainment core 2 6. Residential park and cut throat dene

3 1

6 4

2

5

6 1

3

93 Private stakeholders Planning applications Environmental impact assessment (EIA)

In addition to the phases identified above, Developers will be encouraged to submit The need and scope for EIA must be improvements to the Morrisons Store Full Planning Applications only. determined through liason with the City and re-development of Nexus land have Council. Once this has been carried out been identified as potentially coming In all cases and notwithstanding the developers should produce an EIA to forward during the timescale of the plan. commentary contained within this include: In all cases the council will seek to work masterplan, developers will be expected closely with private stakeholders in the to provide robust evidence to justify their 1. Description of the development area to ensure that the principles of the scheme when scrutinised against national including: Masterplan and Design Code are upheld. and local planning policy for the area. Physical characteristics of the whole Leaseholders Developers should refer to latest development and the land use during Tyne and Wear Development Control construction/ operation The Council proposes to work with guidelines for submission requirements existing leaseholders regarding when submitting an application. In all Description of the main development that may affect a leasehold cases, developers should seek to engage characteristics of the production interest. with the planning service through the process, for instance nature and pre-application process to clarify matters. quantity of the material used Compulsory purchase orders (CPOs) Developers are advised to contact the Planning Implementation team to discuss An estimate, by type and quantity, It is not considered that compulsory proposals. Tel: 0191 561 2549 email: of expected residues and emissions purchase will be necessary on the site [email protected] (water, air and soil pollution, noise, in order to achieve the ambitions as set vibration, light, heat radiation, etc) out in the Masterplan and Design Code, Given the particular sensitivities resulting from the operation of the however, as a last resort, the council will of the area, the developer must in proposed development consider the use of CPO powers where particular have regard to the following appropriate in council land. requirements: 2. An outline of the main alternatives studied by the applicant or appellant Land disposal and an indication of the main reasons for his choice, taking into As discussed in section 5.0 the City account the environmental effects Council will take a regeneration and design-led approach to development 3. A description of the aspects of the whereby the council will release sites environment likely to be significantly for development and developers will be affected by the development, selected based on criteria that ensure the including, in particular, population, regeneration and design ambitions of this fauna, flora, soil, water, air, climatic Masterplan are delivered. factors, material assets (including the architectural and archaeological A development brief for each site shall heritage) landscape and the be prepared to provide detailed guidance interrelationship between the above and criteria to be satisfied by a developer factors when submitting proposals.

As a minimum, developer submissions for the Seaburn area should demonstrate compliance with the principles of the Masterplan and Design Code. However submission requirements will be established in the development brief.

94 4. A description of the likely significant Preliminary risk assessment Notwithstanding the above all effects of the development on the development should maximise environment, which should cover For all new development a preliminary opportunities to improve the current the direct effects and any indirect, risk assessment will be required surface water drainage issues to the secondary effect. regardless of the site history, surrounding community, through contaminated or otherwise. This must incorporating storage or measures to 5. Cumulative, short, medium and long- consider the potential for contamination reduce conveyance. Such techniques term, permanent and temporary, to be present in relation to the existing should be identified within the positive and negative effects of the use and circumstances of the land, the development at the earliest possible development, resulting from: proposed new use and the possibility stage. of encountering contamination during the existence of the development; development and any necessary Building for Life remediation and subsequent the use of natural resources management measures to deal with The City Council’s Urban Design Team unacceptable risks. has an obligation – through the CABE the emission of pollutants, the Building for Life Accredited Assessor creation of nuisances and the Floodrisk Program - to promote and endorse the elimination of waste, and the Building for Life initiative. description by the applicant of the A Flood Risk Assessment (FRA) and /or forecasting methods used to assess Drainage Impact Assessment (DIA) for all It is the view of the council that the the effects on the environment proposed development sites within the likely scale, quantum and impact of the masterplan area will be required. residential component of the masterplan 6. A description of the measures will meet the criteria, which makes the envisaged to prevent, reduce and The FRA will identify the potential sources scheme eligible for evaluation under the where possible offset any significant of flooding, from tidal, fluvial, groundwater Building for Life Initiative. adverse effects on the environment and on-site drainage sources, review flooding history, obtain critical water All applicants wishing to apply for 7. A non-technical summary levels and determine the influences on planning approval for any residential river hydraulics. The FRA will consider element of the masterplan should 8. An indication of any difficulties flooding both individually and in therefore be mindful of the criteria, which encountered by the applicant in combination. The assessment also covers need to be formally assessed through the compiling the required information a number of other factors such as loss Building for Life process. of floodplain storage and surface water Ecological statement drainage issues The DIA shall provide For further details with regard to the a preliminary review of the potential Buidling for Life process visit It must be ensured that development at options for drainage designs that may www.buildingforlife.org or Seaburn does not compromise the the be developed in avoidance or mitigation www.sunderland.gov.uk/urbandesign protected species and habitats within of flood risks and will consider the the masterplan area (including Sites of physical changes the proposed drainage Nature Conservation Interest (SNCIs) and measures may cause to the development habitats protected under the Durham and to the area drainage efficiency Biodiversity Action Plan) in any way. beyond the proposed development. DIA An ecological survey assessment and will invariably offer an outline design mitigation report must be submitted for an appropriate sustainable drainage alongside any planning application, system that will consider betterment prepared by a suitably qualified compared with the existing flood professional and in accordance with good protection measures practice guidelines which is available at www.ieem.org.uk/survey-sources/index. html

95 Energy and resource efficient Energy efficiency and low carbon The City Council has commissioned development development feasibility work to inform options for delivering a viable approach to low As majority site-owner, the City Council is In new residential dwellings, the energy carbon and renewable technologies, committed to delivering a comprehensive efficiency ratings must comply with at based on the requirements set out development, which has as little impact least the minimum standards necessary above and the anticipated use, scale and on the environment as possible. All to achieve Level 4 of the Code for phasing of development coming forward. new developments will be expected Sustainable Homes. New development at Seaburn will be to address the energy efficiency and required to respond to the findings of the renewable energy requirements set out Other buildings must achieve at least study. below through a sustainability statement, the minimum BREEAM score required to be submitted as part of any planning to attain an ‘Excellent’ rating for Energy Water and drainage application. Efficiency. Due to the flood risk and drainage The City Council - as development In support of the delivery of an energy capacity issues identified at Seaburn, partner and majority land-owner - has efficient development, the design of all new residential developments will commissioned feasibility work into all new schemes will be expected to in particular be expected to achieve options for sustainable drainage and demonstrate how demand for energy the minimum Code Level 4 score for low carbon/renewable energy options can be reduced. Layout and building internal potable water consumption. In across the masterplan area. This work orientation should optimise solar gain addition residential developments will be will inform the implementation of a to provide natural sources of heat and required to attain a high code score in viable sustainable and resource efficient light. Likewise natural cooling and terms of the surface water run-off section scheme and the energy efficiency sheltering techniques will be encouraged. through the provision of green roofs and standards to be set by the City Council Developments will be expected to use measures to slow down surface water when disposing of sites within the the landform and provide landscaping run-off on hard surfaces. masterplan area. schemes, which provide shelter and shade during warmer weather. Other buildings must achieve at least Notwithstanding the above, all the minimum BREEAM score required to developments on council-owned sites In order to achieve the Code Level 4 attain an ‘Excellent’ rating for water. must meet at least Level 4 of the Code (or above) standards, developments will for Sustainable Homes for housing or be required to utilise renewable and/or Wider sustainable drainage BREEAM Excellent construction standards low carbon energy technologies where requirements for all other developments, or higher as feasible. dictated by future changes to Building The City Council has commissioned Regulations. In accordance with emerging planning a study into options for sustainable policy, new developments must supply drainage and water management a minimum of 10 percent of the site’s solutions across the area. The use of energy consumption from renewable such systems will be essential to mitigate sources located on site. If constraints floodrisk in the area particularly around mean that renewables are not feasible, Cut Throat Dene and ensure the long the 10 percent renewables requirement term sustainability of development at the may be discharged if the development site. demonstrates an additional 10 percent reduction in energy consumption, on The disposal of sites within the top of the current TER. In such events, masterplan area will be informed by the developers will be required to provide outcomes of this study and developers a robust evidence base to justify this will be required to contribute to the approach. implementation and future maintenance of sustainable urban drainage/water management solutions where required.

96 Developer contributions Funding will be sought from phases The council’s Affordable Housing 5 and 6 in order to ensure that the Supplementary Planning Document The following information is to serve as biodiversity and amenity value of the area should be consulted for further guidance only. Detailed levels of financial is enhanced. information on the delivery of affordable contribution will be finalised during the housing. For further details please contact planning stage. A scheme of appropriate improvement the City Council’s Planning Policy Team works will be designed and costed by As the majority landowner, the City City Council’s Landscape and Countryside 4) Offsite equipped play area Council will seek to secure financial Team to determine the sums required. Relevant UDP Policy: H12/NA23 contributions towards upgrading the infrastructure of the area by means 2) Improvements to existing northern In order to deliver the proposed of legal agreement, to be determined boundary cycle/footpath connections replacement of equipped play facilities upon the transfer of land to a developer. from the west through to the coast at Seaburn, contributions will be sought Where this is not achievable the Relevant UDP Policy NA 35.1 from phase 6 towards the provision of an requirements will be enforced by means offsite equipped play area. of Section106/278 contributions. Developer contributions will be sought to deliver improvements to the northern The current required contribution The timing for the release of funds by the peripheral multi-user route from Ocean towards the total cost of the play developer will depend on the timescale Park via Cut Throat Dene to Down Hill equipment is £701 per dwelling, although and phasing of the development, and Sport Complex. A cost of works is to be the sum applied will be that applicable at will be specified in the agreement. It determined by the City Council. Scope to the time planning permission is granted. is recognised that phased payments amend the route shall be investigated. for larger scale developments may be 5) Public realm required. Contributions will be required from Relevant UDP Policy: NA26 Phases 4, 5 and 6. The following information is to serve as In all cases, developers will be expected guidance. Heads of Terms for developer 3) Affordable Housing to create attractive and safe areas of contributions will be finalised during public realm within their schemes, which the site disposal and/or planning pre- Residential developments of 15 dwellings contribute to achieving the aspirations application stages. It is understood or over will be expected to deliver 10% contained within the Masterplan and that the capacity to deliver the required affordable housing, with a tenure split of Design Code. infrastructure will be dependent on other 75% social rented and 25% intermediate factors including the individual merits tenure. However where appropriate developers of any scheme and potential impacts will be expected to contribute towards on economic viability. Therefore the All affordable housing must be tenure the improvement of public areas outside City Council will promote an open book blind and evenly spread through the the boundary of their development site approach to finalising Heads of Terms scheme. in order to ensure a coherent and unified where required. In such cases, the approach to public realm across the developer will be expected to provide Where developers consider the required Seaburn area, which stitches together the evidence regarding the feasibility of a 10% to be unfeasible, the City Council will individual development sites scheme. require a viability study to be submitted, to demonstrate what proportion of Target areas include: 1) Offsite open space improvements affordable housing may be supported on Relevant UDP Policy: NA22.3, L7, B3 site. Seaburn Promenade Proposed multi-user boulevard and Developer contributions will be sought All viability assessments should be in plaza events space to deliver the proposed open space accordance with the details set out in the improvements identified in the landscape council’s forthcoming Affordable Housing The cost of delivering public realm strategy of the Design Code and Supplementary Planning Document. improvements will be determined by the Masterplan. City Council, based on the current unit rate per square metre.

The above contribution will be sought from development phases 4, 5 and 6. 97 6) Public transport improvements 8) Travel plan coordinator 11) Incentives for low carbon Relevant UDP Policy: R3’ T8, T2 technologies Developers will be expected to provide Contributions will be sought towards the funding towards a travel plan coordinator Developers will be encouraged to take provision of bus stop improvements at in order to develop and implement a advantage of schemes such as the Feed- Lowry Road and the provision of a direct sustainable travel plan for the area. An in Tariff and Renewable Heat Incentive pedestrian link between the bus waiting outline travel plan identifying the broad schemes. areas and the Morrison’s foodstore. principles to be addressed through the redevelopment of the site will be The feed-in tariff is designed to The City Council, in partnership with prepared in due course to accompany encourage the take-up of renewable Nexus (the passenger transport executive the final masterplan. For further detail on energy sources by guaranteeing for Tyne and Wear) is seeking to improve the role of the Travel Plan Officer please producers the purchase of their accessibility to the Seaburn area, contact: Sunderland City Council Travel electricity using small scale low carbon particularly for those residents of the Plan Coordinator (0191 561 7964) technologies. A premium price is paid for city less well served by public transport a fixed period. services and without access to alternative 9) Targeted recruitment and training means of transport. Renewable Heat Incentive is to be The City Council will seek to secure launched in June 2011 and is designed to Developer contributions will therefore agreements for the targeted recruitment provide financial support that encourages be sought from phases 4 and 5 towards and training of contractors working on individuals, communities and businesses the development of a seasonal shuttle the construction phases at Seaburn. to switch from using fossil fuel for heating bus service between Seaburn and the These agreements may take the form to renewables. Those who replace city centre to supplement existing public of targeted recruitment of a local existing fossil fuel heating systems with transport provision. construction workforce or investment an eligible renewable technology could into additional training for any locally get paid a set amount each year as an The cost of contributions is to be based construction workers employed incentive to reduce CO2 emissions. determined by the City Council in due on the site. This targeted approach to course. training and recruitment is designed to assist the local economy and reduce 7) Streetworks worklessness and social deprivation. For further information, contact the council’s The proposed alterations to the road Employment and Training Manager (0191 network necessary to enable the 561 1339) comprehensive development of the site are to be delivered by Section 10) Sustainable urban drainage 278 Agreement and will be sought systems (SUDS) maintenance and from phases 4, 5 and 6. Works which adoption result in the re-development of existing carriageway and/or footway will require The implementation of SUDS across the the submission of a Stopping Up Order. area will require ongoing maintenance. Once the Stopping up Order has been Should this require adoption by the City made, the areas of publuc highway Council, developers will be expected to concerned may be built upon. For contribute towards the adoption and further information please contact the ongoing maintenance. City Council’s Transportation Team. http://www.ciria.org.uk/suds/model_ agreements.htm

98 Future management and maintenance Dog prohibition zones will be of the coast established at Parson’s Rocks and Whitburn Steel incorporating a 50m Seaburn is located in close proximity buffer zone surrounding the designated to a number of ecologically sensitive sites. Measures to Control dogs in sites - the Durham Coast Special Area the areas around Parson’s Rocks and of Conservation and Northumbria Coast Whitburn Steel shall be implemented and Special Protection Area encompass enforced by the City Council. a number of sensitive sites in close proximity to Seaburn. A litter management plan will be developed to cover both events and the Currently general maintenance and daily management requirements. The management of the coastline at management plan must be designed to Seaburn is the responsibility of the ensure that prompt and continuous litter council’s Resorts Management Team removal during events will prevent litter whilst inland areas are managed in the being blown to marine areas. same way as other areas of the city. Events management – including the An advisory/interpretive signage management of large scale events taking scheme will be developed to encourage place at the seafront - is overseen by responsible recreational activities and the City Council’s Events Team, which guide people to use less sensitive areas provides specific guidance to events of the seafront. organisers. How an event is managed will depend on the individual event and whilst An events management plan for considerable attention is given towards the Seaburn area will need to include managing health and safety and traffic plans for patron management and impacts it is recognised that more needs guidance on sensitive scheduling and to be done to address the potential location of certain events to avoid ecological impacts of increased visitor significant disturbance to birds and other numbers to the area. biodiversity features.

Given the particular sensitivities of the Whilst there is no specific management Seaburn area and surrounds and in order plan for the coastal areas of Sunderland to mitigate against the impact of likely at present, the City Council is in the early increasing visitor numbers to Seaburn - stages of developing a detailed Seafront particularly in respect of events - it will be management plan covering both the necessary for the City Council to review Roker and Seaburn areas. The above and prepare a detailed management measures will be integrated into the plan for Seaburn. This approach has been development of this plan. recommended through the Sustainability Appraisal and Appropriate Assessment process.

The following management and mitigation measures will need to be implemented at Seaburn:

99 100 Appendix A - Other policies and guidance

In addition to the UDP site specific CN18: The promotion of the interests NA26: The seafront zone, including allocations, development proposals at of nature conservation will be sought the Masterplan area, will be developed Seaburn will be informed by a further throughout the city and enhanced to accommodate a range of UDP policies: range of indoor and outdoor facilities; CN19: Special Areas of Conservation, providing a focus for leisure activity Special Protection Areas, and and tourism serving the region. New RAMSAR sites will be conserved commercial/ leisure development will be limited to locations at the Seaburn CN22: Developments which would Centre and at Queens Parade. adversly affect any animal or plant Furthermore existing open spaces species afforded special protection and park land areas at Seaburn Park either directly or indirectly will not be will be upgraded permitted unless mitigating actions are achievable NA40: Traffic management measures will be introduced along the A183 L5: The council will seek to ensure (Whitburn Road) between its junctions that sufficient public parks and with Seaburn Terrace and Lowry Road amenity open spaces are available to reduce potential conflict between to the public and where appropriate pedestrians and vehicles (including within new housing sites) ‘pocket’ parks will be developed on EC8: The council will support the smaller sites. In addition when it is expansion of activities catering for considered that there is insufficient tourists and other visitors. In order to space the council will seek to bring do so, this policy aims to safeguard vacant and derelict sites into use. attractions, refuse proposals which would have an adverse impact NA5: The provision and/or on tourist attractions and actively improvement of visitor facilities and encourage opportunities for new other works to enhance attractions, tourist initiatives including the Roker and Seaburn seafront zone, will be encouraged EC9: Identifies that hotels, conference centres and similar facilities will NA6: The City Council will encourage normally be permitted in areas improvements to existing commercial associated with major recreation and and social structures in the coastal leisure developments zone to help ensure their viability and maximise their potential contribution CN23: Measures will be taken to the environment of the seafront to conserve and improve the environment around Wildlife Corridors NA23: Identifies Seaburn Park as a whilst encouraging designs which will district play area which should be prevent user conflicts provided and maintained Development which may adversely affect the continuity of wildlife corridors will normally be refused. However, as part of wider plan objectives development may be acceptable provided habitat creation measures are taken to minimise the impact of development

101 102 Appendix B - Other policies and guidance

In addition to those policies detailed in Local planning guidance Other guidance Section 4 of this Masterplan, developers are encouraged to have regard to Marine Walk Masterplan SPD Manual for Streets, DCLG & DFT the following policies, guidance when (Sunderland City Council) preparing development proposals for the Car Parking, What works where? area. A Guide to Preparing Design and (English Partnerships) Access Statements SPD (Sunderland National planning policy and guidance City Council) Urban Design Compendium 1: Urban Design Principles (English Planning Policy Statement: Planning The Validation of Planning Partnerships) and Climate Change - Supplement to Applications in Tyne and Wear Planning Policy Statement 1 Urban Design Compendium 2: Durham Biodiversity Action Plan Delivering Quality Places (English Building a greener future: Towards (DBAP) Partnerships) Zero Carbon Development www. durhambiodiversity.org.uk Design for Play: A guide to creating Planning Policy Statement 3: Housing successful play spaces (Play England)

Planning Policy Statement 12: Local Active Design (Sport England/CABE/ Development Frameworks DCMS/DH)

Strategy for Seaside Success (DCLG)

103 104 Appendix C - Seaburn public realm masterplan

105 106 For further details and copies in large print and other languages please contact:

Planning Implementation Team Office of the Chief Executive Civic Centre Sunderland SR2 7DN

Tel: (0191) 561 2439 e-mail: [email protected]