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HOLBORN RIVERSIDE 1 DESIGN and ACCESS STATEMENT DECEMBER 2020 Contents

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HOLBORN RIVERSIDE 1 DESIGN and ACCESS STATEMENT DECEMBER 2020 Contents 1 HOLBORN RIVERSIDE DESIGN AND ACCESS STATEMENT DECEMBER 2020 Contents Project Team Client: Keepmoat Homes and Cussins Ltd Architect and Masterplanners: IDPartnership Landscape Architect: Southern Green Civil and Structural Engineers: Queensberry Design Revision Date Revision Notes Prepared by P1 10/12/2020 First Draft SR/HD/VT P2 17/02/21 Plan amended SR/HD/VT 2 Contents 01: Introduction 05: Character Areas 38 1.1 Introduction 5 5.1 Character Areas 40 1.2 Keepmoat Homes and Cussins Ltd 5 5.2 Middle Docks 42 5.3 Shields Bank 46 02: Site Assessment 6 06: Landscape and Public Realm 48 2.1 Site Location 8 2.2 Site Description 10 6.1 Landscape and Green Infrastructure Framework 50 2.3 Key Landmarks and Pulbic Spaces 10 6.2 Whitehill View 52 2.4 Photographic Appraisal 12 6.3 Quay Point and Promenade 53 2.5 Site History 14 6.4 Hiring Square 54 2.6 Public Transport 15 6.5 Harton Gate 55 2.7 Local Amenities 15 07: Detailed Phase One 56 03: Design Development 16 7.1 Design Proposals 58 3.1 The Vision for Holborn Riverside 18 7.2 Accommodation 60 3.2 Site Constraints 20 7.3 Housing Tenure 61 3.3 Site Opportunities 21 7.4 Movement and Street Hierarchy 62 3.4 Key Design Objectives 22 7.5 Scale and Density 63 7.6 Character Area - Laygate West 64 04: Masterplan Framework 24 7.7 Appearance 66 7.8 Boundary Treatment and Eternal Finishes 68 4.1 Quantum of Accommodation 26 7.9 Parking and Refuse Strategy 69 4.2 Density 26 7.10 Summary 70 4.3 Illustrative Masterplan 28 4.4 Urban Design Framework 30 4.5 Scale of Development 30 4.6 Movement Framework 32 4.7 Parking Strategy 34 4.8 Sustainability 36 4.9 Modern Methods of Construction 36 4.10 Phasing and Delivery Strategy 37 IDPartnership-Northern www.idpartnership.com St. Judes [email protected] Barker Street Shieldfield @idpnorthern Newcastle upon Tyne @idpnorthern NE2 1AS idpartnership-group idpartnership Tel: 0191 261 4442 3 01 4 01 Introduction 5 6 01 1.1 Introduction This Design and Access Statement has been prepared by IDPartnership on behalf of Keepmoat Homes & Cussins Ltd to accompany a hybrid planning application for residential development at Holborn Riverside, South Shields. These proposals form the next step from the successful tender response prepared as part of the wider exploratory work IDPartnership has undertaken to demonstrate the kind of place Holborn Riverside could become over a 10 year period, setting out a vision and overall regeneration strategy for the neighbourhood and surrounding area. The masterplan work is underpinned by the following principles: • Achieving transformational change of a key riverside brownfield site • Offering a mix of different types and tenures of homes which can attract a range of households • Ensuring areas of significant housing redevelopment are brought forward alongside improvement in the environmental quality of surrounding areas to support the overall success of redevelopment • Deliver an economic impact in the area and across the neighbourhood • Integrates into its surroundings by reinforcing existing connections and creating new ones, whilst also respecting existing building and land uses around the development site The design proposals are inspired by high quality housing set within a sequence of hard and soft landscaped spaces that cohesively create a sense of place and ownership within an urban riverside setting. 1.2 Keepmoat Homes & Cussins Ltd The partnership has exceptional knowledge and experience of the North East housing market and have a demonstrable track record of successfully delivering high quality new homes across the region. Both Keepmoat and Cussins have tangible experience of the local housing market in South Shields through our developments at The Wynde, Trinity South, Market Dock and Bolingbroke Street. In addition, Cussins have a strong track record of delivering high quality riverside housing at Royal Quays and Dunston Riverside in Gateshead. In recent years, Keepmoat have consistently achieved annual sales in excess of 500 homes in the North East and nationally are a Top 10 Housebuilder, whilst Cussins’ have grown rapidly over the past three years with sales increasing by 85% over that period to 157 sales in 2019. Cussins’ recent growth has been recognised by a number of business awards – most recently they were awarded 3rd place in the Newcastle Journals’s Fastest 50 Awards “large company” category. This demonstrates the partnership’s commitment and ability to design and deliver high quality homes and therefore we believe we are well placed to meet the Council’s accelerated delivery objectives for Holborn Riverside. We have assembled an extremely experienced, award-winning consultancy team with a proven track record of delivering innovative, complex, large scale development projects to programme. We believe the location and scale of Holborn Riverside provide an exciting opportunity to deliver truly transformational regeneration by creating a distinctive and sustainable residential neighbourhood that leaves a lasting legacy and enhances South Shields as a place to live and work. 7 02 8 02 Site Assessment 9 02 2.1 Site Location The Holborn site is located close to the mouth of the River Tyne in a prominent riverside location adjacent to Commercial Road in South Shields. It covers an area of 7.31 hectares covering a large area of brownfield land which has a historic association with the river through it’s previous graving dock and port uses. The wider study area is significant in terms of size and it’s strategic relationship with the town centre. It forms a major regeneration opportunity in terms of opening up access to the waterfront and linking new development with recent developments such as ‘The Word’ , The National Centre for the Written Word adjacent to the town square, BT building at Harton Quay and new housing at Trinity South to the south east. Location of site within North-East Location of site within immediate area Smiths Dock 10 South Shields Pier Sandhaven Beach Westoe Crown Village King Street Town Hall The Word Customs House Harton Quay Graving Docks Shields Ferry Mill Dam Laygate Commercial Road Port of Tyne Aerial view showing location of site 11 02 2.2 Site Description The surrounding existing land use pattern varies considerably. Within the site much of the land is unoccupied brownfield semi derelict land. The Trimmers Arms is the only remaining functioning building immediately adjacent the site. Moving northwards the Customs House provides a cultural resource and Harton Quays Park an important public space which connects with the ferry landing and town centre. East of Commercial Road is the Magistrates Court and Northumbria Police Building, a number of unattractive retail Commercial Road with Trimmers Arms warehouse units sit to the south. Southwards Windmill Hill forms an area of post war social housing and more recent residential development located around Riverside Court. Along the riverside is Port of Tyne, a large industrial area comprising of a deep sea port handling a large variety of cargo. The Holborn site has the potential to integrate surrounding land uses with new development to create a mixed neighbourhood accommodating both commercial office development alongside new housing. The Holborn site beyond is physically separated from the surrounding area and does not allow for public access. Within the site the disused docks are important landmarks visible from the river. The Law Courts and Trimmers Arms on Commercial Road are less distinguished in terms of townscape qualities but are important focal points. South Tynside Magistrates Court 2.3 Key Landmarks and Public Spaces Within the wider area are a series of important public spaces and local landmarks. The plan opposite identifies these spaces and landmarks. South Shields Metro is an important arrival point on King Street. The Market Square and the recently built ‘Word’ to the west act as magnets pulling people towards the water’s edge. Harton Quays Park and the BT building provide the physical connection to the water’s edge. The Customs House and Mill Dam conservation area provide an attractive townscape and distinctive landmark buildings that at present represent the end stop in terms of accessibility to the waterfront. The Holborn site beyond is physically separated from the Shields Ferry link to North Shields surrounding area and does not allow for public access. Within the site the disused docks are important landmarks visible from the river. The Law Courts and Trimmers Arms on Commercial Road are less distinguished in terms of townscape qualities but are important focal points. 12 Key N N Industrial/ commercial Residential Office Retail/ mixed use Leisure/ community Port of Tyne Existing land use diagram Existing foliage diagram Ferry link to North Shields Key N N Potential site access Primary vehicular route Key Secondary vehicular route Above 5 storey Up to 5 storey Rail/Metro line Up to 4 storey Up to 3 storey Pedestrian/cycle routes Up to 2 storey Change in level Major barrier (industrial area) National Cycle Route 1 National Cycle Route 14 13 Existing storey heights diagram Existing pedestrian/cycle routes 02 2.4 Photographic Appraisal The following photogrpahs show the existing contents of the site. 1 2 3 View south along W Holborn Looking west along Hill Street View from site towards Royal Quays Wharf 4 6 Historic buildings at Mill Dam 5 View towards former dock offices and graving docks 7 8 9 Ferry terminal at South Shields Mill Dam and Trinity South Wall flanking W Holborn and Port of Tyne 10 11 Former dock offices View towards Harton Quays 12 Art murial at northern end of Commercial Road 14 13 5 N 13 BT offices at Harton Quays 14 16 15 11 4 7 14 12 View towards Riverside Court 14 15 17 3 Customs House 10 16 2 6 1 Merchant seamen statue and plaque 17 9 8 View west from Cone Street Photo location diagram 15 02 2.5 Site History An in depth understanding of the historical context of a place is essential, in order to establish how and why its physical structure has evolved over time.
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