HOLBORN RIVERSIDE 1 DESIGN and ACCESS STATEMENT DECEMBER 2020 Contents

HOLBORN RIVERSIDE 1 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

Art murial at northern end of Commercial Road

14 13

5 N

13 BT offices at Harton Quays

14 16 15 11 4

14 12 View towards Riverside Court 14

17 3

Customs House 10

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. Holborn Riverside is a distinctive and unique location within the history and heritage of South Tyneside. The glassworks, ballast hills and refitting quay have all played a unique part in South Tyneside. South Shields, Jarrow and Hebburn grew rapidly during Victorian times and the industrial revolution with the introduction of coal mining, ship building and engineering. This legacy has created a mix of disused industrial land, the old berths at the riverside and poor quality housing. South Shields’ riverside and High Shields is now starting to resurrect itself with a riverside park, offices and the Customs House which houses a theatre, cinema, gallery and bar. Further south there are several areas of informal space that have resulted from site clearance, for example the south side of Laygate Street. The historic mapping opposite shows how the Holborn Riverside area has evolved over time with the historic connections to the riverside gradually being eroded. The development proposals seek to draw upon the rich industrial maritime heritage of the area. The graving docks are noted as being of particular historic interest and are locally listed by South Tyneside Council. The docks are integral to influencing the Historic aerial image of Holborn’s graving docks masterplan design solution. The masterplan framework proposes to maintain and re-establish the historic connection between the Historic aerial image of Holborn Riverside riverside and surrounding area.

MillHarton Dam Conservation Area MillHarton Dam Conservation Area

Historic plans of Holborn Riverside (circa. 1862) Historic plans of Holborn Riverside (circa. 1898)

MillHarton Dam Conservation Area MillHarton Dam Conservation Area

Historic plans of Holborn Riverside (circa. 1921) Historic plans of Holborn Riverside (circa. 1987)

16 02

2.6 Public Transport The Holborn site is located close to Commercial Road and south Currently the Holborn site acts as a barrier to the riverside and is of Harton Quays and Riverside Park. It benefits from its close physically separated from the surrounding area. This proposal proximity to the town centre and is widely accessible. Immediately will ensure that public access and views to the river frontage is to the north, and within walking distance of Holborn Riverside is provided, thus linking new residents to existing facilities within the Shields Ferry terminal which provides a regular link to North walking and cycling distances of 400m to 800m. Shields. There are several national cycle routes in close proximity to There are several bus stops along Commercial Road which give Holborn Riverside area including National Cycle Route 14 (The access to frequent bus services between South Shields, Chichester Three Rivers). This route runs from Darlington in County Durham and Whiteleas. north-east to Hartlepool, then north-west through Durham to Consett and routing back north-east to South Shields along the The new South Shields Interchange for the town’s bus and Metro south side of the River Tyne. The route is entirely open with much services is located on Keppel Street within 500m of the northern of the route traffic-free along disused railway paths. National end of the site. Chichester Metro Station is less than 1km to the Cycle Route 1 is located to the north. It is part of the North Sea south-east. Cycle Route, also known as EuroVelo 12, linking Britain - via Bergen in Norway and the Hook of Holland - to other countries that share a coastline on the North Sea. 2.7 Local Amenities The Holborn site is located adjacent to Riverside Park and Within the wider area are a series of important public spaces and Harton Quays which provide pedestrian connections to seafront local landmarks. South Shields Interchange is an important arrival amenities, including parks, the promenade and fairground. From point on Keppel Street. The Market Square and the recently built the top of Laygate Street is a segregated pedestrian route running ‘Word’ to the west act as magnets pulling people towards the through a green space that links Commercial Road with Tudor water’s edge. Harton Quays Park and the BT building provide the Road and onto Station Road and the town centre. From Harton physical connection to the water’s edge. The Customs House and Quays and the Shields Ferry Terminal there is a pedestrian route Mill Dam conservation area provide an attractive townscape and connecting the riverside area with King Street through the town distinctive landmark buildings that at present represent the end centre towards Ocean Road and beyond to Sea Road and the stop in terms of accessibility to the waterfront. foreshore. The Law Courts and Trimmers Arms on Commercial Road are lesser but important focal points. The proposal presents opportunities to link together the various landmarks and spaces to create a ‘string of pearls’ which draws people into the Holborn Riverside area.

BT building

The Word Riverside Park

Law Courts

Trimmers Arms Trinity South

National Cyce Route 1

Aerial showing local amenities

17 03

18 03 Design Development

19 03

3.1 The Vision for Holborn Riverside

This vision for Holborn Riverside is underpinned by six priority themes which aim to promote the development of a sustainable community. These are:

A Neighbourhood with a Special Identity Inventive, attractive and distinctive from other recent housing development in South Shields. Utilise existing historic features to create a locally inspired neighbourhood.

Exploiting the Riverside Location Design to optimise outstanding river views and accessibility to the waters edge.

A Neighbourhood for All Ages High density form, but with generous internal and external space with a mix of typologies to provide a multi-generational environment.

A Sustainable Neighbourhood Ensuring social, economic and environmental benefits.

Delivering Affordable Homes A committment to delivering high quality affordable homes, pepper-potted throughout the scheme

A Connected Neighbourhood Good connections to local facilities and the Town Centre, fostering a sense of community.

20 Grove Hill key masterplan principles Middlesborough

GGroverHolbornove HHill ill Riverside

21 03

3.2 Site Constraints

The existing site is to be re-profiled and cleared to leave a 1:30 slope which falls towards the river. A critical aspect of the delivery strategy is the need for early engagement and a joined up approach with the Council, Mott Macdonald and the NHBC in respect of the Enabling Works, to ensure the final specification of the Enabling Works will facilitate delivery of the Potential location of pumping station and 15m stand off development proposals. It is our understanding that these remedial works are subject to a seperate application by South Tyneside Council and do not form part of this application.

Avoid building across existing dock walls due to unacceptable foundation solution

Potential Future Commercial Area

Development Area

Proposed landscaped slope (1 in 3)

Proposed Riverside Promenade Trimmers Arms pub and associated land to remain No build zone to quayside

Potential noise from Commercial Road

Existing road (West Holborn)

Existing graving dock structure and walls

Historic graving dock structure (Metcalfe dock) Location TBC

Sensitive boundary to future Commercial area

Sensitive boundary to Conservation Area

Proximity of existing dwellings Detailed Phase One Area Existing pedestrian footpath

Existing graving docks

Existing vehicular access points to be maintained

Site Constraints Plan

22 03

3.3 Site Opportunities and Key Design Drivers

By understanding the existing site contraints a number of site opportunities were identfied. These are as follows: • Prominent riverside location which links into South Shields 365 initiative • Within walking distance to town centre and amenities • Excellent transport links • Views up and down the Tyne and over The Port of Tyne N • Nearby public transport links including Tyne Ferry crossing • Located next to recently developed riverside landscaping and public library (to the north) • Pedestrian link to wider coast • Good road links to wider area • Heritage of docks could provide design stimulus and locally distinct design response • Large site to provide a bespoke vibrant development • Site has been largely cleared amd reprofiled

• Nearby commercial areas Potential Future Commercial Area • Clear entry points to the site • Opportunity to provide connection for residents to riverside

Development Area

Proposed landscaped slope (1 in 3)

Proposed Riverside Promenade

No build zone to quayside

Suggested alignment of residential units

Existing road (West Holborn)

Existing graving dock structure and walls

Historic graving dock structure (Metcalfe dock) Location TBC

Potential to incorporate views and vistas

Existing vehicular access points Detailed Phase One Area Potential to create new vehicular/pedestrian points

Create new desire lines to connecting north/south - east/west

Existing graving docks

Site Opportunities Plan

23 03

3.4 Key Design Objectives There were some key design drivers which the design team wanted embedded within any forthcoming design proposals. These drivers would help influence the form and shape of development by providing unique design responses to existing site constraints whilst maximising their opportunities to create a locally distinct riverside community.

The key design drivers are: COMMERCIAL AREA PLOT C102 REAR GARDENS PLOT C103 PLOT C104 PLOT C105 PLOT C106 SHARED SURFACE PARKING COURT PLOTS C175-190 • Provide a high quality urban style residential scheme that reflects the sites character and riverside location • Maximise views out across the River Tyne, whether that be panoramic or glimpsed COMMERCIAL AREA PLOT C102 REAR GARDENS PLOT C103 PLOT C104 PLOT C105 PLOT C106 SHARED SURFACE PARKING COURT PLOTS C175-190 • Provide a visual connection to key nodal points and features • Maximise residential frontage adjacent the river wherever possible • Provide increased housing density towards the river 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 Section A 16.00 • Strong residential frontage to Commercial Road 16.00

Vt 1:500 12.00 • Increase pedestrian and cycle connectivity to the waters edge 12.00 Hz 1:500 • Encourage pedestrian movement to South Shields town centre 8.00 8.00 0.00 A.O.D. via a new promenade 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 16.004.00 • Seamlessly incorporate land set aside for commercial 16.004.00 Section A development Vt 1:500 12.00 12.00 Hz 1:500 • Create good quality pedestrian friendly streets and spaces that

are well connected and overlooked 9.916 9.718 9.520 9.322 9.126 8.941 8.772 8.604 8.433 8.255 8.090 7.944 7.829 7.718 7.618 7.517 7.417 7.318 7.219 7.123 7.028 6.861 6.726 6.667 6.607 6.546 6.450 6.245 6.080 4.802 3.892 3.880 3.828 3.796 3.799 3.757 3.759 3.765 Exist. Level8.00 12.623 12.828 12.801 12.650 12.468 11.623 11.024 10.755 10.486 10.250 10.250 10.123 8.00 0.00 A.O.D. • Integrate good quality hard and soft landscaping throughout 4.00 4.00

Exist. Chainage 62.184 65.000 70.000 75.000 80.000 85.000 90.000 95.000 100.000 105.000 110.000 115.000 120.000 125.000 130.000 135.000 140.000 145.000 150.000 155.000 160.000 165.000 170.000 175.000 180.000 185.000 190.000 195.000 200.000 205.000 210.000 215.000 220.000 225.000 230.000 235.000 240.000 245.000 250.000 255.000 260.000 265.000 270.000 275.000 280.000 285.000 290.000 295.000 298.708 298.723

Site sketch analysis work 9.916 9.718 9.520 9.322 9.126 8.941 8.772 8.604 8.433 8.255 8.090 7.944 7.829 7.718 7.618 7.517 7.417 7.318 7.219 7.123 7.028 6.861 6.726 6.667 6.607 6.546 6.450 6.245 6.080 4.802 3.892 3.880 3.828 3.796 3.799 3.757 3.759 3.765

Exist. Level 12.623 12.828 12.801 12.650 12.468 11.623 11.024 10.755 10.486 10.250 10.250 10.123

65.000 70.000 75.000 80.000 85.000 90.000 95.000 Exist. Chainage 62.184 125.000 130.000 135.000 140.000 145.000 150.000 155.000 160.000 165.000 170.000 175.000 180.000 185.000 190.000 195.000 200.000 205.000 210.000 215.000 220.000 225.000 230.000 235.000 240.000 245.000 250.000 255.000 260.000 265.000 270.000 275.000 280.000 285.000 290.000 295.000 298.708 298.723 100.000 105.000 110.000 115.000 120.000

Section A-A showing indicative arrangement of housing cells

24 COMMERCIAL ROAD PLOT C7 INFORMAL BACK LANE AND REAR GARDENS PLOT C18 SHARED SURFACE / PLAY SPACE PLOT C33 REAR GARDENS PLOT C43 LANDSCAPED BOULEVARD / AVENUE PLOT C54 LANDSCAPED PARKING COURTS PLOT C77-80 BALCONY PUBLIC PROMENADE 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 Section B 16.00 16.00

Vt 1:500 12.00 12.00 Hz 1:500 8.00 8.00 0.00 A.O.D. 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 Section B 16.004.00 16.004.00

Vt 1:500 12.00 12.00 Hz 1:500 9.831 9.645 9.460 9.274 9.090 8.905 8.721 8.536 8.353 8.169 7.990 7.839 7.694 7.545 7.397 7.248 7.100 6.952 6.806 6.658 6.507 6.359 6.211 6.064 5.115 3.968 3.808 3.811 3.817 3.823 3.786 3.782 12.536 12.606 12.240 12.279 12.182 12.077 11.963 11.838 Exist. Level8.00 11.714 11.592 11.459 11.295 11.134 10.975 10.816 10.656 10.497 10.338 10.178 10.016 8.00 0.00 A.O.D. 4.00 4.00

Exist. Chainage 62.468 65.000 70.000 75.000 80.000 85.000 90.000 95.000 100.000 105.000 110.000 115.000 120.000 125.000 130.000 135.000 140.000 145.000 150.000 155.000 160.000 165.000 170.000 175.000 180.000 185.000 190.000 195.000 200.000 205.000 210.000 215.000 220.000 225.000 230.000 235.000 240.000 245.000 250.000 255.000 260.000 265.000 270.000 275.000 280.000 285.000 290.000 295.000 300.000 305.000 310.000 310.109 9.831 9.645 9.460 9.274 9.090 8.905 8.721 8.536 8.353 8.169 7.990 7.839 7.694 7.545 7.397 7.248 7.100 6.952 6.806 6.658 6.507 6.359 6.211 6.064 5.115 3.968 3.808 3.811 3.817 3.823 3.786 3.782

Exist. Level 12.536 12.606 12.240 12.279 12.182 12.077 11.963 11.838 11.714 11.592 11.459 11.295 11.134 10.975 10.816 10.656 10.497 10.338 10.178 10.016

Exist. Chainage 62.468 65.000 70.000 75.000 80.000 85.000 90.000 95.000 100.000 105.000 110.000 115.000 120.000 125.000 130.000 135.000 140.000 145.000 150.000 155.000 160.000 165.000 170.000 175.000 180.000 185.000 190.000 195.000 200.000 205.000 210.000 215.000 220.000 225.000 230.000 235.000 240.000 245.000 250.000 255.000 260.000 265.000 270.000 275.000 280.000 285.000 290.000 295.000 300.000 305.000 310.000 310.109 COMMERCIAL AREA PLOT C102 REAR GARDENS PLOT C103 PLOT C104 PLOT C105 PLOT C106 SHARED SURFACE PARKING COURT PLOTS C175-190 A

COMMERCIAL AREA PLOT C102 REAR GARDENS PLOT C103 PLOT C104 PLOT C105 PLOT C106 SHARED SURFACE PARKING COURT PLOTS C175-190

A 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 Section A 16.00 16.00

Vt 1:500 12.00 12.00 Hz 1:500 8.00 8.00 0.00 A.O.D. 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 Section A 16.004.00 16.004.00

Vt 1:500 12.00 12.00 Hz 1:500 9.916 9.718 9.520 9.322 9.126 8.941 8.772 8.604 8.433 8.255 8.090 7.944 7.829 7.718 7.618 7.517 7.417 7.318 7.219 7.123 7.028 6.861 6.726 6.667 6.607 6.546 6.450 6.245 6.080 4.802 3.892 3.880 3.828 3.796 3.799 3.757 3.759 3.765 Exist. Level8.00 12.623 12.828 12.801 12.650 12.468 11.623 11.024 10.755 10.486 10.250 10.250 10.123 8.00 0.00 A.O.D. 4.00 4.00

Site concept Early sketch work 9.916 9.718 9.520 9.322 9.126 8.941 8.772 8.604 8.433 8.255 8.090 7.944 7.829 7.718 7.618 7.517 7.417 7.318 7.219 7.123 7.028 6.861 6.726 6.667 6.607 6.546 6.450 6.245 6.080 4.802 3.892 3.880 3.828 3.796 3.799 3.757 3.759 3.765

Exist. Level 12.623 12.828 12.801 12.650 12.468 11.623 11.024 10.755 10.486 10.250 10.250 10.123 65.000 70.000 75.000 80.000 85.000 90.000 95.000 Exist. Chainage 62.184 125.000 130.000 135.000 140.000 145.000 150.000 155.000 160.000 165.000 170.000 175.000 180.000 185.000 190.000 195.000 200.000 205.000 210.000 215.000 220.000 225.000 230.000 235.000 240.000 245.000 250.000 255.000 260.000 265.000 270.000 275.000 280.000 285.000 290.000 295.000 298.708 298.723 100.000 105.000 110.000 115.000 120.000

COMMERCIAL ROAD PLOT C7 INFORMAL BACK LANE AND REAR GARDENS PLOT C18 SHARED SURFACE / PLAY SPACE PLOT C33 REAR GARDENS PLOT C43 LANDSCAPED BOULEVARD / AVENUE PLOT C54 LANDSCAPED PARKING COURTS PLOT C77-80 BALCONY PUBLIC PROMENADE 25 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 Section B 16.00 16.00

Vt 1:500 12.00 12.00 Hz 1:500 8.00 8.00 0.00 A.O.D. 0.00 30.00 60.00 90.00 120.00 150.00 180.00 210.00 240.00 270.00 300.00 330.00 330.45 Section B 16.004.00 16.004.00

Exist. Level 12.536 12.606 12.240 12.279 12.182 12.077 11.963 11.838 11.714 11.592 11.459 11.295 11.134 10.975 10.816 10.656 10.497 10.338 10.178 10.016

26 04 Masterplan Framework

27 04

N 4.1 Quantum of Accommodation

The masterplan comprises, as part of this hybrid planning application, approximately 350 residential units overall within 7.31 hectares of land. The outline element of this application will Potential Future Commercial Area accommodate approximately 302 units. The majority of unit’s proposed on the site will family be housing with gardens or generous outdoor terraces. The proposed mix results from a desire to provide a wider variety of homes of different types and sizes, ranging from family homes to 1 and 2 bedroom apartments. The variety will assist in the creation of a vibrant and sustainable new riverside neighbourhood. See table below for indicative quantum of accommodation. For the purposes of this document all density calculations are approximate and accord with the indicative phasing plan.

Phase 1 Phase 2 Phase 3

Approx. Area Size 1.35 ha 2.21 ha 3.75 ha Phase 2

Phase 3

Approx. number 48 109 193 Denotes dividing line (detailed/outline area) of units Site Application Boundary Approx. Density 40-50 40-65 40-70 Range (dph) Detailed Phase One

Indicative Phasing Plan 4.2 Density

The distribution of accommodation within the masterplan framework has been considered carefully to respond to the site’s topography, microclimate and relate to the proposed urban design strategy. N The perimeter of the site adjacent the new promenade will be edged with apartment buildings that provide a strong urban frontage to the street behind and an animated backdrop to the dockside. The apartment buildings act as a higher density ‘spine’ to the promenade and provide key markers and wayfinding points across Potential Future Commercial Area the site to assist with legibility and connectivity. The density reduces slightly around the existing graving docks to the south whereby family housing will be re-introduced. The provision of new central boulevard road, within the heart of the site, will provide much needed vehicular access, albeit with reduced speeds and visibility splays, and therefore it is anticiplated densities will rise to frame this central route and contain key spaces along its length. The existing Commercial Road is seen as a key distributor route into South Shields and therefore once again densities will increase to provide a strong residential frontage. See indicative Storey Height Plan for more information.

40-65 dwellings per hectare

40-70 dwellings per hectare

Denotes dividing line (detailed/outline area)

Site Application Boundary

Detailed Phase One

28 Indicative Density Plan N

Potential Future Commercial Area

Indicative area of residential development

Proposed landscaped slope (1 in 3)

Proposed Riverside Promenade

Indicative road network (central boulevard)

Denotes dividing line between detailed and outline masterplan areas

Site Application Boundary

Detailed Phase One Area

Indicative Land Use Plan

29 04

4.3 Illustrative Masterplan

Our approach to the site has been to consider how the layout can maximise pedestrian permeability and create a network for shared surface streets giving priority to pedestrians and cyclists. The masterplan proposes a grid like structure with development blocks more formally arranged closer to Commercial Road with a more irregular arrangement that either follows the retained Incidental space to key points within the graving dock or is designed to avoid existing dock walls. masterplan To avoid the grid like structure creating long straight roads that do not assist with reducing vehicular speeds various measures will be introduced which have a dual purpose including: • Chicane arrangements which ensure vertical deflection and reduce vehicular speed • The chicane arrangement allows for tree planting either side to soften the visual impact of parked cars • Introduction of shared surface streets with contrasting surface materials to distinguish between the function and hierarchy of streets • Build outs at appropriate pinch points to reduce vehicular speeds and provide the opportunity for tree planting The riverside context of Holborn and framing of key views across the River Tyne has informed the layout and orientation of streets, forming strategic routes and connections for walking and cycling, together with the creation of shelter and microclimate. A key feature of the proposed enabling works is a reprofiling of the site to create a gradually sloping landscape towards the River Tyne, lifting the development area out of the flood plain. Rear lanes contain car parking leaving This engineered landform offers the opportunity to integrate a primary frontages uncluttered tiered approach, not only providing layered views to the river for residents, but also using the levels to inform Holborn’s surface drainage strategy would use linked linear raingardens and filter drains, alongside downstream defenders, that could provide a sustainable yet robust solution to slowing surface water flows and Key buildings on corners helping to improve outflow water quality. The proposed landform also creates steeper 1 in 3 landscape embankments to the retained graving docks at Middle Docks and to Customs House to the north of the development. These gradients have been used productively within the design to create valuable coastal habitat creation areas incorporating ‘bug hotel’, dry cavities and native plant species, to help enrich biodiversity and create opportunities for community interaction with the local Housing framing incidental space and landscaping flora and fauna.

Indicative view of riverside frontage

30 N

Potential Future Commercial Area

Indicative location of residential housing

Indicative location of residential apartments

Proposed Riverside Promenade

Proposed landscaped slope (1 in 3)

Indicative soft / hard landscaped areas

Indicative private amenity space and associated access

Indicative location of car parking, footpaths and parking courts

Indicative road network

Denotes dividing line between detailed and outline masterplan areas

Site Application Boundary

Detailed Phase One Area

Illustrative Masterplan

31 04

N 4.4 Urban Design Framework

The grid structure of the Holborn Riverside masterplan also creates the opportunity to introduce a sequence of green spaces and green routes using tree planting to reinforce these routes. The aim is Potential Future Commercial Area to create a boulevard route running through the spine of the site linking the Laygate area with the commercial area. Squares, key nodal points and incidental space through the masterplan provide a sequence of spaces that are varied and provide the opportunity for soft landscaping alongside high quality surface materials to encourage low vehicle speeds and encourage streets and squares as social spaces. The aim is to create a neighbourhood where children can safely use green spaces outside their home. Within the blocks adjacent to Commercial Road the back lane streets have been conceived as ‘play streets’ and the intention is to incorporate playful objects. Interlinked neighbourhood ‘Coves’ will offer overlooked play spaces, creating sub-character areas particular to development blocks. This design strategy provides the opportunity to enhance some routes with incidental ‘natural’ play items for opportunistic ‘play- Predominantly 3-5 storey along-the-way’. This would encourage fun and informal exercise Predominantly 2.5 / 3 storey opportunities suitable for people of all ages. Turning heads and Predominantly 2 / 2.5 storey conventional highway geometry have been designed out and incorporated within squares. Careful consideration will been given Denotes dividing line (detailed/outline area) to surface materials to further soften the visual impact of hard Site Application Boundary surfaces. Detailed Phase One

4.5 Scale of Development Indicative Storey Height Plan The scale and massing of the new built form responds to context and reinforces the hierarchy of streets and spaces. Contextually the majority of the buildings within the application are 2 to 5 storey houses or apartments, which is in keeping with its riverside location and immediate context. For example the Customs House and Mill Dam area predominantly consist of 3 to 4 storey terraced buildings, whilst Commercial Road itself has larger commercial buildings and the Magistrates’ Court which suggest higher density may be appropriate in this location.

Customs House

Mill Dam Conservation Area

32 N

Potential Future Commercial Area

Indicative location of residential parcels

Indicative incidental space/development break/parking/infrastructure

Proposed Riverside Promenade

Proposed landscaped slope (1 in 3)

Buildings that define waters edge or dock - key frontage

Strong building frontage to road

Strong urban edge to Commercial Road

Nodal points and markers

Site Application Boundary

Detailed Phase One Area Urban Design Framework Plan

33 04

4.6 Movement Framework

The key design intention is to create an inclusive, walkable ‘environment for all’ that is easily navigable and capitalises on the site’s features and connections to local landmarks, neighbourhoods and local green spaces. The design adopts a hierarchical approach to street design and wayfinding in order that Holborn is distinctive and recognisable to all users with varying levels of engagement. Accessibility for all ages and abilities will be at the heart of the design proposals, with regular seating opportunities included to 5.5 provide confidence to less able walkers to explore the site. Spine Road /5.5 Boulevard Landmark destination spaces will be designed to encourage loop walks with points of interest. This will ensure that users of the external environment of Holborn always have a recognisable destination in sight, reinforcing the sense of place for residents whilst enabling those visiting or accessing the Promenade to easily navigate the development. Key points of connection are at Laygate to the south, Harton Gate and Hiring Square to the north, and along Commercial Road to the east, have been designed to specifically respond to local character Secondary Route / Avenue and heritage. They create unique and memorable gateways visible from within and outwith Holborn while functioning as public spaces, framing key views across the Tyne and ensuring local neighbourhoods are well connected. The ‘desire lines’ established from Trinity towards the river edge provide strong connections to the proposed promenade along the riverside. Existing routeways will connect into this new framework of roads and pathways. Care has been taken to accommodate pedestrians and cyclists, and wherever necessary separate these areas of public access from Tertiary Street / Lane adjoining residential space by means of change in level, a technique which the team has successfully used at Royal Quays on the Indicative road hierarchy sections northern bank of the Tyne. Pedestrian routes are well delineated, and traffic calmed areas encourage and support pedestrian and cycle traffic. Routeways are logical, direct, accessible and free from barriers. Traffic calming is incorporated into the scheme from the entry point on the main road. Within the scheme, inward looking cul-de-sacs have been avoided, and routeways created to enable local people to walk through the development and navigate the scheme with ease. This enhanced walkability will make a major contribution to passive surveillance and security within the area. The scheme creates connections that are attractive, well lit, direct, and easy to navigate. Particular attention has been given to the ways in which the scheme will connect with the Customs House and environs.

34 N

Potential Future Commercial Area

Indicative incidental space/development break/parking/infrastructure

Indicative pedestrian footpath

Primary vehicular route with bus route (Commercial Road)

Indicative primary vehicular route (internal boulevard road)

Existing primary vehicular route (W Holborn)

Indicative secondary vehicular route

Indicative tertiary street / lane

Potential vehicular refuse turning facility required

Existing pedestrian footpath

Proposed riverside and promenade pedestrian / cycle route

Proposed riverside promenade

Existing vehicular access points from Commercial Road

Proposed vehicular access points from Commercial Road

Denotes dividing line between detailed and outline masterplan areas

Site Application Boundary Detailed Phase One Area Movement Framework Plan

35 04

4.7 Parking Strategy The masterplan recognises the close proximity of the site to the town centre and this is reflected in the proposed parking and visitor parking ratio’s across the site. It is suggested that a ratio of 1 in 5 visitor parking spaces would be appropriate given that a key aspect of the development would be to encourage and faciltate Parking to front sustainable modes of transport. A mixture of parking solutions are proposed across the site including on street parking to the front of properties, parking to the rear of properties, and smaller courtyard parking areas. Parking courtyards generally serve the apartment blocks located adjacent to the quayside. These are arranged in several courtyard areas near the apartment block. Runs of parking bays are broken with planting and it is proposed to utilise variation in surface materials to soften these spaces. Parking in front to curtilage On street parking serving the housing blocks is configured primarily as parallel parking usually in runs of 4 bays broken with landscaping to soften street scenes. Parallel on street parking is also used where chicanes are introduced. In some instances for example along Laygate, parking is proposed in curtilage but again Minimise parking conflict wiith broken at regular intervals with landscaping. Commercial area By positioning some parking within perimeter blocks to the rear of properties the masterplan allows for buildings to be positioned at the back of footway to create strong street frontages uninterrupted by parking. Consideration has been given to potential conflict of the proposed adjacent 200,000 sq ft commercial development. The masterplan Parking within rear ‘lanes’ layout provides a direct vehicular access from Commercial Road to the office area and all parking serving the office blocks will be contained within courtyards within the office zone. There is no parking on the northern side of the route from Commercial Road to the quayside on the office side of the street, to discourage on-street parking. Tree planting on this side will ensure a physical means to prevent car parking outside the office area. In summary the masterplan approach is to integrate car parking with the housing development breaking up runs of parking and introducing soft landscaping to mitigate against the visual impact of parked cars. Parking courtyards serve apartment blocks and Sketch showing various parking methods have been positioned away from the quayside to minimise their impact.

Parking to the front within curtilage Parking courts Integrated parking within landscaping

Parking and associated landscaping to promenade area Integrated visitor parking

Parking to rear within ‘lanes’

Tandem parking on plot Parking Courts with landscaping Tandem parking on plot

Indicative sketch showing parking solutions

36 Integrated visitor and allocated parking spaces within well landscaped streetscenes

Hedges and planting will help screen in-curtilage parking arrangements

Parking to be accommodated to rear ‘lanes’ where appropriate so that the streetscene is not over dominated by cars

37 Indicative imagery showing parking integrated within landscaped streets 04 04

4.8 Sustainability 4.9 Modern Methods of Construction

The reduction of carbon emissions has become a key focus The Consortium is a keen advocate of the use of MMC as a means for stakeholders. We will de-couple productivity from carbon of improving speed of delivery, development standards and emissions, thereby successfully reducing waste and our carbon efficiencies, whilst removing reliance on factors such as weather, footprint sub-contract workforce, supply chain and more recently material availability and skills shortages. MMC is able to deliver benefits In order to protect and enhance the environment at Holborn, to a development programme by enabling the implementation of Keepmoat and Cussin, where possible, will implement the follow: an accelerated construction programme and by offering a more • Provide quarterly statistics on energy and fuel consumptions controlled environment in which to develop the product. and associated carbon emissions. • Produce statistics on waste generation and recycling rates. It is noted that there is a requirement for 100% of the private • Implement environmental plans for surface water quality, homes to incorporate MMC in the form of sub-assemblies and control of construction dust (air quality) and waste components. Keepmoat in particular already incorporates as management standard, a variety of pre-assembled components. The forms of • Procure 100% renewable electricity for all plots at handover to MMC to be incorporated into the Cussins dwellings will necessarily customers and site compounds have regard to the more bespoke nature of their house types on • Make use of materials management plans on site wherever this scheme. Therefore, where possible, Cussins will utilise a range possible, allowing the reuse of soils and aggregates that of processes across the development to varying degrees which would normally be classed as waste to reduce the generation may include: and removal of waste from site, avoiding vehicle movements and associated carbon emission and air quality impact to • Timber staircases – delivered complete with both strings surrounding communities. pre-fitted with risers, treads and newel. Small section of • Provide “eco cabins” (insulated to reduce heating balustrading delivered complete. requirements, movement sensors and LEDs for light etc) • Kitchen cabinetry – all wall and base units come pre-assembled • Ensure utility services are installed on site as soon as with legs fitted, minimal site work required to secure units practicable to minimise generator use and associated carbon together and/or to wall and fit worktop and frontals. emissions • Cavity trays for abutments – pre-formed sections of trays • Assess all contractors through by CHAS premium plus. This to avoid the need to site form, trays lap together up face of includes environment and sustainability credentials. abutment with propriety top and bottom pieces. • Ensure all sub-contractors deliver to Keepmoat and Cussins • Beam & block flooring – precast (off-site) T beam sections environmental standards, with minimum environmental with standard 440x220x100mm block infill used to form floor. requirements implemented in our trade specifications and Reduces site work required to cast and reinforce traditional slab assessment or timber flooring. • Undertake regular inspections and monitoring to assure • Party wall spandrel panels – timber truss profile clad both performance of all operations including: sides with weather/fireproof board. Delivered in single or two • Site Manager inspections weekly sections and used to reduce amount of blockwork/working at • Contracts Manger inspections monthly height required to roof spaces at party wall. • Director site visits, at least quarterly • Pre-cast piling and ground beams • Health, Safety and Sustainability inspections monthly • Pre-assembled lift cars • Health Safety and Sustainability audits annually • Pre-cast insulated floor – precast large format sections • Implement digital design, procurement and off-site pre-fitted with insulation slab system for application in the manufacture techniques to minimise material waste. construction of suspended ground floors. Reduces the amount • Commitment to use of local labour to reduce transport of groundwork, formwork and insulation installation. • Implementation of material forward demand planning • Canopies, dormers and bay roofs – products manufactured strategies to minimise vehicular deliveries. off-site and installed in complete sections. Pre-fitted with insulation and flashings where required. Avoids the need to site The development design and build plan will incorporate the form/fabricate elements. entire site lifecycle. Proposals will maximise opportunities to • Cassette roof – Used on 2.5 and 3 storey properties. Replaces enable residents to live healthy lifestyles, in a secured by design blockwork to gable and second floor party wall with off-site environment and minimise their environmental and carbon manufactured spandrel panels. Loose trusses are replaced with footprint. These include: pre-insulated cassette sections which span from wallplate to • Integration of landscape places, including trees and water; purling. Avoids need to site form gable blockwork, party wall • Integrated walking and cycling; and entire roof structure. • With 1 Gigabit day one broadband connectivity smart controls • Bathroom pods – a single piece structure completed with wall will also be incorporated to maximise the efficiency with which tiles, laminate panels, sanitary ware, shower and bath fittings. the home can be operated. Pre-fabricated pod arrives to site ready for final plumbing and • Low flow and water saving fittings enable water usage to be electrical connection. Minimises use of trades. reduced. • High efficiency ventilation and insulation. Throughout the life of the development we will review technical advancement in products and technology and where practical integrate these to reduce the carbon footprint and improve the environmental impact.

38 04

4.10 Phasing and Delivery Strategy

Our delivery strategy is underpinned by the team’s wealth of Our delivery approach is also informed by a thorough assessment experience in successfully delivering complex brownfield housing- of the technical information supplied with the ITT and identifying led regeneration schemes across the north east. The team has the robust technical solutions, as far as possible, based on the current necessary skill set to deliver a stunning place-making project of level of site information. And also by Keepmoat’s and Cussins’ high quality design that optimises the site’s prominent riverside extensive knowledge and experience of the South Shields housing location on the fringe of the town centre. It contains highly market through schemes at Market Dock, Bolingbroke Street, qualified engineering professionals to address the technical The Wynde and Trinity South. Furthermore, the constraints constraints of the site, as well as experienced legal representation and challenges associated with riverside development are well to resolve any title and legal issues. understood by Cussins through their developments not just at Market Dock but also at Royal Quays and Dunston Riverside in A critical aspect of our delivery strategy is the need for early Gateshead. engagement and a joined up approach with the Council, Mott Macdonald and the NHBC in respect of the Enabling Works, to ensure the final specification of the Enabling Works will facilitate delivery of our development proposals.

Potential Future Commercial Area

Phase 2

Phase 3

Denotes dividing line (detailed/outline area)

Site Application Boundary

Detailed Phase One

Indicative Phasing Plan

39 05

40 05 Character Areas

41 05

5.1 Character Areas

The unique topography and location of the site divides naturally into four distinct neighbourhoods or ‘character areas’. Although each character area has a blend of housing typologies and landscape treatment which relates specifically to its location, they have been considered cohesively to provide a sense of place directly linked to the history of the site. The following descriptions are intended to provide an indicative representation of the individual character areas and should be read in conjunction with the landscape design section.

Harton Quay Mill Dam Magistrates’ Court Customs House

Future Commercial Area

Commercial Road

Laygate

Graving docks

View of indicative massing model

The Promenade

Large glazed windows 3 storey aparments provide density and scale Balconys encourage active frontage Potential feature buildings

Indicative view of Middle Dock character area

42 N

Potential Future Commercial Area

Middle Docks

Shields Bank

Laygate West

Site Application Boundary

Detailed Phase One Area

Character Area Plan

43 05

5.2 Middle Docks

This area of the masterplan provides the primary riverside frontage to the proposed development. A strong ‘fractured’ frontage to the existing graving docks and proposed promenade area allow both formal and glimpsed views of the River Tyne and beyond. The unique site context and constraints provide opportunties to create a distinct ‘new’ neighbourhood that has been heavily influenced by its industrial past. As a result both thoughtful and inventive design proposals have been implemented within the buildings, private spaces, and public realm areas. A new promenade will allow pedestrian and cycle access to the waters edge, with the intention that some time in the future this can provide connectivity north, from the existing graving docks, towards the Customs House, Harton Quay and South Shields town centre beyond.

Internal view looking out towards the graving docks

Typical precedent imagery of dockland vernacular

Potential for window surrounds

Indicative image of The Promenade area

44 Potential feature apartment to Quay Point

Increased density towards promenade

Crescent formation to existing graving docks

Indicative view looking towards graving docks

Parapet detail safeguards scale while reducing height to maximise views behind

Materials are indicative only but red brick should feature heavily within the streetscene Arched headers to ground floor reinforce historic setting and dockland vernacular

Elongated window proportions reflect the warehouse/ dockland feel

45 05

Behind the ‘fractured’ frontage of the promenade there is proposals to have a more intimate, semi-public internal courtyard space (The Cove) which will provide respite and shelter from the wind swept elements of the waters edge. Here there is more human scale to the built form, acknowledging that although views are glimpsed, rather than panoramic, the introduction of hard and soft landscaped spaces provide relief to these internal units. Longevity of performance and ease of management have informed the materials palette and design of the streets and spaces, using a restricted and robust overall palette matrix and allowing some material variation in each character area to produce a cohesive environment with distinctive places. The palette, both hard and soft, will be selected to provide a dockside/warehouse character within a semi-coastal location which links and complements the design and materials used at Harton Quays.

Indicative image of potential key building

Material is indicative only but should be distinct to reflect prominent corner Density to cascade up towards the promenade Balcony details provide passive surveillance of the public space below

Indicative image of Middle Dock area

46 Sheltered internal courtyard space - ‘Cove’

3 storey apartments

Increase of density to provide gateway to N north

Parking and landscaping to be provided adjacent the promenade

Potential Future Commercial Area

Potential for 4-5 storey feature buildings

Provide strong frontage to internal boulevard route

Sheltered internal space - ‘Cove’ Provide nodal space and point of orientation

Increase of scale and density towards promenade

Indicative incidental space/development break/parking/infrastructure

Dual aspect units provide active Strong building frontage to road frontage to both sides Dual fronted units

Potential view corridors Strong frontage overlooking existing graving docks Indicative area of parking court with landscaping

Passive surveillance and overlooking

Corner turning unit or articulation of the gable

Significant Building

Middle Dock Character Area

Site Application Boundary

Detailed Phase One Area

Spatial Analysis Plan for Middle Dock

47 05

5.3 Shields Bank

This area of the masterplan provides a primary frontage to Strong perimeter blocks guide the resident or visitor down towards Commercial Road whilst enabling a perimeter block development the river edge, front doors are orientated to face the street rather that runs parallel to the promenade to the west meaning that, than being tucked around the back or sides of the buildings, where possible, houses can take advantage of the sloping site by ensuring legibility and safety of residents. exploiting views out towards the River. The remediated site levels carry this new development area down to the river edge in a gradual slope; utilising simple, rectilinear street patterns which reference the classic Victorian and Georgian relationships of historic South Shields Riverside. This creates a streetscape that turns corners well, creating street frontages that ensure both elevations seen from the street have windows to them, rather than offering blank walls. Windows are designed to maximise surveillance, and bring generous amounts of natural lighting into peoples’ homes. These techniques give rise to a hierarchy of streets which offers good visual enclosure, and recreates the well-proportioned height to width ratios of this historic area.

Typical precedent imagery of Shields Bank vernacular

Feature corner turning building

Elongated window details respects details used in Middle Dock 2.5 storey units provide scale and allow views out towards the river

Symmetry to provide uniformity to the streetscene

Indicative image of Shields Bank area

48 N

Potential Future Commercial Area

Indicative incidental space/development break/parking/infrastructure

Strong building frontage to road

Dual fronted units

Potential view corridors

Indicative area of parking court with landscaping

Passive surveillance and overlooking

Corner turning unit or articulation of the gable

Significant Building

Middle Dock Character Area

Site Application Boundary

Detailed Phase One Area

Spatial Analysis Plan for Shields Bank

49 06

50 06 Landscape and Public Realm

51 06

6.1 Landscape and Green Infratructure Framework

Key public realm areas have been identified to provide nodal points, encouraging exploration, appreciation and walkability. Each space will have a distinctive character to provide a destination point, drawing upon historic references and natural assets such as the river views to inform the character and sense of place. Primary public spaces at Whitehill View, Quay Point, Harton Gate, Hiring Square and Commercial Road will serve as landmarks while embodying the rich narrative of the site. Variation in character, feature and scale with provision of frequent resting points will attract users of all ages to the spaces designed for orientation, gathering, interpretation and views, with links to strategic routes to encourage informal exercise and opportunities for wellbeing and A. Coastal Dry Slope Habitat relaxation. The soft landscape palette will respond to the predominant east- west salt-laden winds by using resilient species, and including coastal habitat creation on embankments to support local biodiversity objectives. Tree planting will be carefully located in multi-species clusters to create micro shelter areas, and will avoid single species tree boulevard patterns likely to suffer in this locality. The proposed materiality of external spaces at Holborn draws on the existing landscape features of Holborn and tells a story of its maritime past. The imposing and emotive concrete graving docks, steel mooring bollards, and remnant timber shoring posts will inform an external environment responding to this character with a clear predominance of hard features over soft. The palette includes poured concrete surfacing, steel trim, concrete block surfacing continuing the palette of Harton Quays. Solid timber benches using reclaimed timber sourced from remnant dock deconstruction projects, and reclamation of the existing steel mooring bollards painted with the distinctive Holborn colour palette would offer B. Raingarden Mix a sustainable and cost-effective approach to development that would reinforce Holborn’s distinctive character and identity. For further indicative landscape proposals please refer to the landscape architects plans which will accompany this application.

C. Promenade

D. Coastal Structure Mix 52 4

C 3

2 Potential Future Commercial Area

Proposed Riverside Promenade

Indicative incidental space/development break/parking/infrastructure

Proposed landscaped slope (1 in 3)

Denotes dividing line between detailed and outline masterplan areas

Site Application Boundary

Key Landscape and Public Realm Areas

1. Whiteview Point

2. Quay Point and Promenade

1 3. Hiring Square

4. Harton Gate

Indicatve Planting Strategies

A. Coastal Dry Slope Habitat Detailed Phase One Area B. Raingarden Mix

C. Promenade

D. Coastal Structure Mix

Indicative Landscape Strategy

53 06

6.2 Whitehill View

Whitehill View could provide a place for health, for habitat and for home. With panoramic views across the Tyne to the historic Whitehill Point at North Shields the higher level at Whitehill View could provide iconic photo opportunities for visitors to Holborn. The adjusted levels at the site present a unique opportunity for a multi-purpose embankment leading down to the characterful historic graving docks. The vast majority of the embankment could restrict public access in order to create a space for coastal habitat, a mosaic of salt tolerant low maintenance grasses and shrubs would be interlaced with smaller areas of low nutrient bare ground and boulder to allow for pockets of natural regeneration.

Indicative images of Whitehill View showing design intent

54 06

6.3 Quay Point and Promenade

An iconic landmark space for Holborn. Vast space and industry scale features provide a Public Realm that could accommodate festivals and events. An urban waterscape whose materiality responds to the site’s shipbuilding heritage and physically realizes the former graving dock in the surface treatments and features. Division by a freestanding bespoke concrete wall, its planted face serving as a micro habitat, would continue the treatment of the award winning Harton Quays and provide a visual continuity from North Shields quay. The feature lighting could provide a focal point and the verticality of these features would talk to the iconic ‘Tyne Anew’ by Mark di Suvero across the River Tyne.

Indicative images of Quay Point and Promenade showing design intent

55 06

6.4 Hiring Square

Hiring Square could provide a meeting point and vital connectivity between the new residential and commercial quarters and the retail quarter at Mill Hill to the north of the site. On the periphery of the Mill Dam Conservation Area, Hiring Square would provide a point of orientation and pedestrian linkage to cultural hotspots such as Customs House and The Word. Materiality would respond to the treatment of Quay Point but be of a more human scale. The Hiring Post providing historic interpretation of the former gas lamp at which prospective workers would assemble to be selected for working teams - a gateway to the world.

1:3 Embankment to Customs House Car Park. Opportunity Hiring Post - Historical Human scale lighting posts and for SUDS/ coastal habitat interpretive lighting feature iron/steel engraved creation ground strip 5m high retaining wall to facilitate level change and adjacent road

Indicative images of Hiring Square showing design intent 56 06

6.5 Harton Gate

Harton Gate draws on the historic Salt Pans at Holborn, an industry that preceded Holborn’s ship repair works and for which South Shields was infamous. The Salt Cubes form reflects the formation of salt crustals and would function as informal multi- use structures for play and for rest providing engagement and interpretation opportunities for multi-generational users.

This intention is for this space to provide a transition point that enables pedestrian and cycle connectivity from the Holborn Promenade to the Customs House and Harton Quays area. This pedestrian link itself, however, does not form part of this application.

Indicative images of Harton Gate showing design intent 57 07

58 07 Detailed Phase One

59 07

7.1 Design Proposals

Phase One sits wthin the southern most part of the proposed Holborn Riverside masterplan and provides 48 units. The proposed development sits within close proximity to those existing residents along Commercial Road and this relationship has been respected in the proposals. The noth-east corner of Phase One will act as a key facade when viewed from Laygate, whilst this continued ‘ribbon’ frontage to the north will provide enclosure to the existing graving docks. The perimeter of the development will provide a mixture of 2, 2.5 and 3 storey dwellings to provide interest in the streetscene whilst enabling panaramic views towards the docks and the River Tyne beyond. The centre of the site will enable the intervention of a informal green space which will deliver a focal point from the pedestrian and vehicular access to the north. The informal, incidental green will provide respite from the elements before encouraging connectivity into the existing pedestrian footpath that links to Commercial Concept Plan Road to the south.

Site Application Boundary

Existing topographical plan

60 N

Outline Planning Application Area

Future Playspace area

Denotes area of outline masterplan

Site Application Boundary

Proposed Phase One Plan

61 07

7.2 Accommodation

The proposals reflect the requirements of the local housing market by offering a wide selection of house types for sale and affordable rent, ranging from 2 to 4 bedroom houses. This optimises the scheme’s market appeal. The below schedule outlines the development mix for the proposal.

Private Accommodation Storey No. Mix (%) FAIRFIELD 2 BED 2 4 9.8 CARLTON 2 BED 2 1 2.4 KENDAL 3 BED 2 6 14.6 CADDINGTON 3 BED 2 4 9.8 STR ATTON 3 BED 2.5 9 22.0 Outline Planning Application Area SK20 3 BED 2.5 4 9.8 SK13 4 BED 3 10 24.4 HARDWICK 4 BED 2.5 3 7.3

Affordable Rent 100 CARLTON 2 BED 2 6 100

Affordable DMV CARLTON 2 BED 2 1 100 Total 48

Accommodation Schedule

Site boundary FAIRFIELD SK20 KENDAL SK13 CADDINGTON HARDWICK House Type Plan STR ATTON CARLTON

62 07

7.3 Housing Tenure

The scheme incorporates 15% affordable housing on Phase One. In this phase of development there are 8 two bed houses. The affordable homes are pepper-potted throughout each phase to ensure a “tenure blind” development. The affordable homes have been designed to be NDSS compliant, thereby creating generously-spaced, flexible homes capable of adaptation as residents’ needs change over their lifetime; essentially “future proofed” living to enable residents to “age in place”.

Affordable Rent Accommodation Storey No. Mix (%) CARLTON 2 BED 2 6 85 Outline Planning Application Area

Affordable DMV CARLTON 2 BED 2 1 15 Total 7 100

Housing Tenure Table

Affordable Housing

Private Housing

Denotes area of outline masterplan

Site Application Boundary

Housing Tenure Plan

63 07

7.4 Movement and Street Hierarchy

The following diagram illustrates the road hierarchy proposed for the site, giving an indication of; the interface between shared space and vehicular routing, the vehicular and pedestrian access points into the site, and the cycle and footpaths.

Outline Planning Application Area

Secondary Route (Existing W Holborn)

Tertiary Road

Shared private drive

Proposed re-aligned pedestrian route

Denotes area of outline masterplan

Movement Pattern Plan Site Application Boundary

64 07

7.5 Scale and Density

The proposed housing will be predominately two and two and a half storey family housing with elements of three storey town houses around the periphery to provide interest to the streetscape and act as ‘way finders’ or ‘landmarks’ within the wider development to increase the legibility of the scheme.

Outline Planning Application Area

Site boundary 1 storey 1.5 storey 2 storey 2.5 storey 3 storey 4 storey 5 storey

Storey Height Plan

65 07

7.6 Character Area - Laygate West

This part of the masterplan sits within the Laygate West area of the wider Holborn Riverside masterplan. Key to the layouts success in this area is the northern frontage. This elevation will be enhanced to justify its location as the ‘end stop’ to the existing graving docks. Town house dwellings will frame the dockside and provide views across the River. The internal streets within this character area more sympathetic to the existing housing stock along Commercial Road. More traditional forms are introduced, although the colour palette and materials are respected throughout.

Feature corner turning unit provides views out towards the graving docks Variation of building heights provides variety and interest to the streetscene

Indicative image of Laygate West area

66 N

Indicative public amenity space

Strong building frontage to road

Potential view corridors

Parking court with landscaping

Passive surveillance and overlooking

Corner turning unit or articulation of the gable

Significant Building

Outline Application area

Site Application Boundary

Spatial Analysis Plan for Shields Bank

67 07

7.7 Appearance

Streetscene A-A - Internal streetscape overlooking incidental green space

3 storey to provide scale Parking in-curtilage to the front

Gable - feature windows with render Elongated window details

Streetscene B-B - West Holborn primary frontage

N B

Streetscene location plan

Buff brick Recessed contrasting brickwork Red / pink multi brick Contrasting brick door surrounds

Feature corner units Bespoke brick detail surrounds

69 DO NOT SCALE KEEPMOAT - BUILDING MATERIALS KEY All dimensions to be checked on site and Architect to be 13.7m notified of any discrepancies prior to commencement PLOTS 1 - 20 ONLY REST OF SITE

Plots A01 - A20 Brick Type Grey Windows st DESIGNER'S RISK ASSESSMENT 15mm projection (half brick) on 1 floor window (same colour Ibstock - Hardwicke Minister brick) Construction (Design and Management) Regulations 2015 1 ½ brick - 15mm projection to door surrounds (stack bonded in Ibstock - Hadrian Red contrasting brick) RESIDUAL RISKS: Contrast brick panels - 10mm recess Ibstock - Chillingham Blend Dormers - cheeks to be RAL 7030 - top to be RAL 7016 9.63 Canopies to be RAL 7016 REF: DESCRIPTION DATE: Grey Render to feature plots - A01, A05/A06, A12, A17/A18, A20 Brick Cills, Brick Soldier Course Heads to all elevations (15mm projection) Plot A01 - Brick type - Hadrian Red (GF) Gable detail - 15mm projection - stack bonded in Hadrian Red 2/3 grey render Roof Type Plot A02 - Main Brick - Hadrian Red Contrast Brick - Hadrian Buff (stack bonded) Sandtoft Calderdale or Double Pantile Dark Grey Plot A03 - Main Brick - Hardwicke Minster Beckstone Mixture (FF/SF) Public Realm Materials Key GF - Chillingham Blend Plain Tiles in Dark Grey to porch / bay roofs as applicable VP VP Contrast Brick - Chillingham Blend (stack bonded) Door surround - Hardwicke Minster Beckstone Mixture (stack Public Realm VP 07 Trimmers bonded) Additional Information Adopted Highway Plot A04 - Same as above Tarmac finish, colour black Arms Plot A05/A06 - Brick Type - Hadrian Red (Plinth) Front Door – Britdoors (Script Range) Colour T.B.C Grey Render Garage Door - Rees - Vertical Rib Private driveway/bay Contrast Brick panels - Hadrian Red (stack bonded) (PH) Tarmac finish, colour black Plot A07/A08 - Main Brick - Hardwicke Minster Beckstone Mixture Colours - Black (white frame) and White - (black frame) 19 (FF/SF) Rear/Kitchen Door – White 19 Adopted foopath GF - Chillingham Blend 18 Windows – White Upvc Tarmac finish, colour black 18 Contrast Brick - Chillingham Blend (stack bonded)

17 G

OPP Dormers - cheeks to be RAL 7030 - top to be RAL 7016 000.000 Plot A09 - Main Brick - Hadrian Red HARDWI

E 17 Shared driveways to be Marshalls block pavers, colour

G* 16 Contrast Brick - Hadrian Buff (stack bonded) Canopies to be RAL 7016 E

E brindle or similar AS

V1 16 Plot A10/A11 - Main Brick - Chillingham Blend Fascias – White Upvc

* DO NOT SCALE E

G 15 Contrast Brick - Hadrian Buff V1 G*

000.000

V2 15 7.8 Boundary Treatment andRWP/Gutter External – Black Finishes Parking Bay and Paths to be Marshalls block pavers, colour KEEPMOAT - BUILDING MATERIALS KEY

OPP Plot A12 - Brick type - Hadrian Red (GF) All dimensions to be checked on site and Architect to be V2 14 DRAY charcoal or similar

000.000

AS 14 Gable detail - 15mm projection - stack bonded in Hadrian Red G

G LAYGATE STREET 1.828m(L) x 0.75m(W) x 1455m(H) timber cycle store with

OPP E 13.7m

E 13 2/3 grey render

000.000 AS

C/S STRATT 13 double door access and pent roof design. notified of any discrepancies prior to commencement

OPP G

000.000 Plot A13/A14 - Main Brick - Hardwicke Minster Beckstone Mixture AS

VP A20 V1

E (positions to be agreed)

STRATT V2

OPP (FF/SF) PLOTS 1 - 20 ONLY REST OF SITE C/S

DRAY 000.000

A19 AS GF - Chillingham Blend

OPP Coach Light

20 V1

DRAY Contrast Brick - Chillingham Blend (stack bonded) Plots A01 - A20

E 000.000 Brick Type

A18 AS V1

20 OPP Plot A15/A16 - Main Brick - Chillingham Blend Grey Windows

A17 RICH 000.000 AS st DESIGNER'S RISK ASSESSMENT

VP 21 C/S AS Contrast Brick - Hadrian Buff 15mm projection (half brick) on 1 floor window (same colour Ibstock - Hardwicke Minister

OPP 10 Construction (Design and Management) Regulations 2015 C/S RICH 10 BoundaryPlot A17/A18 - Brick treatments Type - Hadrian Red (Plinth) have been carefully considered to improve brick)

A16 C/S HARDWI 21G 000.000 E C/S OPP 09 Grey Render 1 ½ brick - 15mm projection to door surrounds (stack bonded in Ibstock - Hadrian Red E 09

C/S A15 G 08 Contrast Brick panels - Hadrian Red (stack bonded) contrasting brick) RESIDUAL RISKS:

000.000 OPP STRATT 08

G Plot A19 - Main Brick - Hadrian Red Contrast brick panels - 10mm recess Ibstock - Chillingham Blend

A14 V1

E* security and privacy throughout the layout. The majority G

22 E 07 Contrast Brick - Hadrian Buff (stack bonded) Dormers - cheeks to be RAL 7030 - top to be RAL 7016 G

AS C/S A13

C/S

E 07 9.63

V1 Plot A20 - Brick type - Hadrian Red (GF) Canopies to be RAL 7016

000.000

A21 AS 06

22 OPP

000.000 REF: DESCRIPTION DATE:

C/S Gable detail - 15mm projection - stack bonded in Hadrian Red

V1 06 Grey Render to feature plots - A01, A05/A06, A12, A17/A18, A20

OPP Brick Cills, Brick Soldier Course Heads to all

RICH A12 C/S

000.000 AS 05 KENDAL of gardens feature 1.8m close boarded timber fences with

AS 2/3 grey render elevations (15mm projection)

OPP 05

000.000

G AS

A45 E

E 04 Plot A01 - Brick type - Hadrian Red (GF) KENDAL

VP OPP

23 OPP Additional Information

000.000 04

DRAY G

C/S E Gable detail - 15mm projection - stack bonded in Hadrian Red V1 000.000

RICH A22 AS E 12 03 G

OPP 2/3 grey render AS

G considered placement of 1.8m brick walls to end gables and along Roof Type C/S

G V1 03 E

24 E RICH Front Door – Britdoors (Script Range) Colour T.B.C 000.000

CARLTO 12 AS Plot A02 - Main Brick - Hadrian Red

A46 OPP 000.000 A11 02

OPP

V1 000.000

OPP A10 02 Garage Door - Rees - Vertical Rib STRATT

VP 24 A23 RICH Contrast Brick - Hadrian Buff (stack bonded) Sandtoft Calderdale or Double Pantile Dark Grey 000.000

AS 01

C/S AS C/S G Plot A03 - Main Brick - Hardwicke Minster Beckstone Mixture

OPP Colours - Black (white frame) and White - (black frame)

45 V1 G

26 G A09 01

E C/S

E streetscapes. See external finsihes plan for further details. C/S

E 000.000 11 CADDIN

AS (FF/SF)

CARLTO Public Realm Materials Key OPP

OPP Rear/Kitchen Door – Grey

26 000.000 VP V1 000.000 AS 11 CADDIN GF - Chillingham Blend Plain Tiles in Dark Grey to porch / bay roofs as applicable

25 * C/S C/S

A47 Rear Windows – Grey Upvc

A08 OPP VP

C/S C/S G VP Contrast Brick - Chillingham Blend (stack bonded) RICH

E V1

G E

G E 000.000

25 A24 AS Public Realm

V1 Door surround - Hardwicke Minster Beckstone Mixture (stack E

AS 46 OPP

G VP A07 C/S RICH VP

000.000 1.828m(L) x 0.75m(W) x 1455m(H) timber cycle store with

AS bonded) OPP A44

000.000 * Trimmers Additional Information CARLTO OPP Adopted Highway

C/S OPP A06 AS RICH double door access and pent roof design.

A48 000.000 Plot A04 - Same as above

C/S STRATT Tarmac finish, colour black AS A43 A05 C/S (positions to be agreed) Plot A05/A06 - Brick Type - Hadrian Red (Plinth) E* 47 HARDWI Front Door – Britdoors (Script Range) Colour T.B.C AS OPP 000.000 Arms

C/S

C/S C/S E Grey Render

000.000 VP

OPP C/S Garage Door - Rees - Vertical Rib

CARLTO C/S A04

STRATT A25 CARLTO Private driveway/bay G* A42 OPP A41 Contrast Brick panels - Hadrian Red (stack bonded) 000.000 OPP C/S (PH) Colours - Black (white frame) and White - (black frame) Tarmac finish, colour black

27 CARLTO G AS Plot A07/A08 - Main Brick - Hardwicke Minster Beckstone Mixture * AS C/S A31 31 48 000.000 A03 OPP

27 E 19 (FF/SF)

G CARLTO A40 C/S Rear/Kitchen Door – White

000.000

OPP AS

C/S E 000.000 19 Adopted foopath CADDIN A02 31 C/S GF - Chillingham Blend G OPP A26 AS E C/S 18 Tarmac finish, colour black 28 G A01 Windows – White Upvc

AS CARLTO C/S

G AS 000.000 18 Contrast Brick - Chillingham Blend (stack bonded)

E E C/S A39 C/S

28 STRATT OPP 17 G

A32 OPP Dormers - cheeks to be RAL 7030 - top to be RAL 7016

OPP 000.000 000.000 Plot A09 - Main Brick - Hadrian Red HARDWI

000.000AS E 17 Shared driveways to be Marshalls block pavers, colour

E * BOUNDARY TREATMENT KEY

A27 G KENDAL A38 G 16 Contrast Brick - Hadrian Buff (stack bonded) Canopies to be RAL 7016 E

OPP

000.000 AS

29 CADDIN brindle or similar AS OPP V1 16

C/S * Plot A10/A11 - Main Brick - Chillingham Blend Fascias – White Upvc E*

29 G* C/S A33 FAIRFI 000.000AS KENDAL

AS A37

G 15

OPP 000.000 Contrast Brick - Hadrian Buff

V1 G G* 000.000 44 AS

C/S E OPP V2 RWP/Gutter – Black

* E 15 Parking Bay and Paths to be Marshalls block pavers, colour

43 E KENDAL OPP

30 AS G 000.000AS Plot A12 - Brick type - Hadrian Red (GF)

000.000

OPP G G V2 14

DRAY charcoal or similar

STRATT A34 E* OPP 000.000

* AS

30 14 Gable detail - 15mm projection - stack bonded in Hadrian Red

FAIRFI G G LAYGATE STREET

A28 E* 42 000.000AS KENDAL 1.828m(L) x 0.75m(W) x 1455m(H) timber cycle store with

G V1

OPP OPP

000.000 E

43 E 13

AS VP 41 OPP 2/3 grey render 000.000 AS C/S * C/S STRATT double door access and pent roof design.

AS 000.000AS

OPP G

000.000 Plot A13/A14 - Main Brick - Hardwicke Minster Beckstone Mixture

* AS

G* A20 V1 OPP VP

000.000

E (positions to be agreed)

STRATT C/S V2

C/S FAIRFI OPP (FF/SF)

C/S

RICH 32

A29 OPP 40

000.000 E* DRAY

G* 000.000 V1 AS AS 40

G A19 GF - Chillingham Blend E

A35 33 39 C/S OPP Coach Light

E G

20 V1

DRAY Contrast Brick - Chillingham Blend (stack bonded) E

E G G 000.000 39 AS

A18 V1

38 OPP Plot A15/A16 - Main Brick - Chillingham Blend

A30 G 34 20 RICH

4 A17 4 000.000 38 AS

FAIRFI VP 21 C/S AS Contrast Brick - Hadrian Buff

OPP OPP 10

000.000 85 85 C/S

A36 35 C/S RICH 10 Plot A17/A18 - Brick Type - Hadrian Red (Plinth)

A16 C/S HARDWI 21G 000.000

E C/S OPP 2 AS 2 09 Grey Render

36 E 09 C/S G Contrast Brick panels - Hadrian Red (stack bonded)

STRATT 37 A15 08

OPP 000.000 000.000 OPP

36 STRATT 08

G Plot A19 - Main Brick - Hadrian Red

A14 V1 E*

37 G

C/S 22 E 07 Contrast Brick - Hadrian Buff (stack bonded)

G AS C/S

E VP A13

C/S

G E 07

V1 Plot A20 - Brick type - Hadrian Red (GF)

000.000 A21 AS 06 22 OPP

000.000 C/S Gable detail - 15mm projection - stack bonded in Hadrian Red

V1 06 OPP

RICH A12 C/S

000.000 AS 05

23 KENDAL

AS 2/3 grey render

OPP 05

000.000

G AS

A45 E

E 04 KENDAL

VP OPP

23 OPP Additional Information

000.000 04

DRAY G

C/S E

000.000 AS

FUTURE PLAYSPACE AREA RICH E

A22 AS 12 03 G

OPP

C/S G

G V1 03 E

24 E RICH Front Door – Britdoors (Script Range) Colour T.B.C 000.000

CARLTO 12 AS

A46 OPP 000.000 A11 02

OPP

V1 000.000

OPP A10 02 Garage Door - Rees - Vertical Rib STRATT

VP 24 A23 1800MM BRICKWORK WALL RICH 000.000

AS 01

C/S AS C/S G

OPP Colours - Black (white frame) and White - (black frame)

45 V1 G

26 G A09 01

E C/S

C/S E

E 000.000 11 CADDIN

CARLTO AS

PH OPP OPP Rear/Kitchen Door – Grey

51 26 000.000 VP V1 000.000 AS 11 CADDIN

25 * C/S C/S

A47 Rear Windows – Grey Upvc

A08 OPP C/S C/S G

RICH

E V1

14.3m E G E 000.000

25 A24 AS

V1 E

AS 46 OPP

G VP A07

C/S RICH

000.000 1.828m(L) x 0.75m(W) x 1455m(H) timber cycle store with AS OPP A44

000.000 * CARLTO

C/S OPP A06 OPP AS RICH double door access and pent roof design.

A48 000.000

C/S STRATT AS A43 A05 C/S (positions to be agreed) E* 47 HARDWI AS OPP 000.000

C/S

C/S C/S E

000.000 VP

OPP CARLTO C/S A04 C/S

STRATT A25 CARLTO G* A42 OPP A41

LB 000.000 OPP C/S

27 CARLTO G AS AS C/S 67 67 * A31 31 48 000.000 A03 OPP 27 E

G CARLTO A40 C/S

000.000

OPP AS

C/S E 000.000 CADDIN A02 31 C/S G OPP A26 AS E C/S 28 G A01

AS CARLTO C/S G

G AS 000.000

E E C/S A39 C/S 28 A32 STRATT OPP OPP 000.000 000.000AS E BOUNDARY TREATMENT KEY

A27 G KENDAL A38

OPP

000.000 AS 29 CADDIN OPP C/S *

29 G* C/S A33 FAIRFI 000.000AS KENDAL AS A37 OPP 000.000 44 G C/S E OPP * E 43 E KENDAL

30 AS G 000.000AS

000.000 OPP G G

58 STRATT A34 E* * OPP 30 FAIRFI DO NOT SCALE 7 A28 E* 42 000.000AS KENDAL Factory OPP G

000.000 43

AS VP 41 OPP

C/S * KEEPMOAT - BUILDING MATERIALS KEY AS 000.000AS 71

71 E*

G* OPP

000.000 C/S

C/S FAIRFI

21 to 23 RICH 32 All dimensions to be checked on site and Architect to be A29 OPP 40 000.000 E*

AS 40

G E A35 33 39 C/S E 13.7m E

COMMERCIAL ROAD G 39 G

AS 1 E 38 notified of any discrepancies prior to commencement

A30 G 34 4 38 4

FAIRFI

OPP

000.000 85 85 C/S A36 35 PLOTS 1 - 20 ONLY REST OF SITE

2 AS 36 2 1800MM CLOSE BOARDED FENCE STRATT 37 OPP 000.000 36 Plots A01 - A20 Brick Type C/S 37

E VP Grey Windows G st DESIGNER'S RISK ASSESSMENT WINDMILL HILL 15mm projection (half brick) on 1 floor window (same colour Ibstock - Hardwicke Minister brick) Construction (Design and Management) Regulations 2015 PHASE 1 EXTERNAL FINISHES LAYOUT P3 17.02.21 Road materials updated as per Clients instruction. PH 1 ½ brick - 15mm projection to door surrounds (stack bonded in Ibstock - Hadrian Red FUTURE PLAYSPACE AREA P2 08.02.21 5 No plots removed and playspace indicated with schedule contrasting brick) RESIDUAL RISKS: updated to suit as per Clients instruction. PH Contrast brick panels - 10mm recess Ibstock - Chillingham Blend 1800MM BRICKWORK WALL REVISION DATE DESCRIPTION 9.63 CHECKED Dormers - cheeks to be RAL 7030 - top to be RAL 7016 PH Canopies to be RAL 7016 51 REF: DESCRIPTION DATE: 14.3m Grey Render to feature plots - A01, A05/A06, A12, A17/A18, A20 Brick Cills, Brick Soldier Course Heads to all elevations (15mm projection) Plot A01 - Brick type - Hadrian Red (GF) Gable detail - 15mm projection - stack bonded in Hadrian Red 2/3 grey render Roof Type

LB Plot A02 - Main Brick - Hadrian Red

67 67 Contrast Brick - Hadrian Buff (stack bonded) Sandtoft Calderdale or Double Pantile Dark Grey Plot A03 - Main Brick - Hardwicke Minster Beckstone Mixture (FF/SF) Public Realm Materials Key GF - Chillingham Blend Plain Tiles in Dark Grey to porch / bay roofs as applicable VP VP Contrast Brick - Chillingham Blend (stack bonded) Door surround - Hardwicke Minster Beckstone Mixture (stack Public Realm VP 7 58 Trimmers bonded) Additional Information

Factory Adopted Highway

IDPartnership Northern, St Jude's, Barker Street, Shieldfield, Newcastle upon Tyne, NE2 1AS Plot A04 - Same as above

71 71 Tarmac finish, colour black N T: +44 (0)191 261 4442 | W: idpartnership.com | E: [email protected] Plot A05/A06 - Brick Type - Hadrian Red (Plinth) 21 to 23 Arms Front Door – Britdoors (Script Range) Colour T.B.C Grey Render PROJECT / CLIENT Garage Door - Rees - Vertical Rib Private driveway/bay COMMERCIAL ROAD Contrast Brick panels - Hadrian Red (stack bonded) 1 HOLBORN (PH) Tarmac finish, colour black Plot A07/A08 - Main Brick - Hardwicke Minster Beckstone Mixture Colours - Black (white frame) and White - (black frame) for CUSSINS and KEEPMOAT 19 (FF/SF) Rear/Kitchen Door – White 19 Adopted foopath DRAWING TITLE 1800MM CLOSE BOARDED FENCE GF - Chillingham Blend 18 Windows – White Upvc Tarmac finish, colour black 18 Contrast Brick - Chillingham Blend (stack bonded)

17 G

OPP Dormers - cheeks to be RAL 7030 - top to be RAL 7016 000.000 Plot A09 - Main Brick - Hadrian Red HARDWI

WINDMILL HILL E EXTERNAL17 FINISHES Shared driveways to be Marshalls block pavers, colour

G* 16 Contrast Brick - Hadrian Buff (stack bonded) Canopies to be RAL 7016 E

E* brindle or similar AS V1 16 PROJECT PROJECT NO. DRAWING Plot A10/A11 - Main Brick - Chillingham Blend Fascias – White Upvc

ARCHITECT SRE* REVISION P3 17.02.21 Road materials updated as per Clients instruction. PH

PHASE 1 EXTERNAL FINISHES LAYOUT G 15 Contrast Brick - Hadrian Buff

V1 G* 000.000 AS V2 N81:2813 RWP/Gutter – Black

DRAWN BY 15 P2 08.02.21 5 No plots removed and playspace indicated with schedule Parking Bay and Paths to be Marshalls block pavers, colour

OPP PH Plot A12 - Brick type - Hadrian Red (GF) V2 14 updated to suit as per Clients instruction. PH

DRAY DRAWING NO. charcoal or similar

000.000

(indicative only) AS 14 Gable detail - 15mm projection - stack bonded in Hadrian Red

G LAYGATE STREET

STREETSCENE PLOTS A01 - A20 CHECKED CHECKED 1.828m(L) x 0.75m(W) x 1455m(H) timber cycle store with

V1 REVISION DATE DESCRIPTION OPP

E P3

IDP E 104 13 2/3 grey render 000.000 AS

C/S STRATT 13 double door access and pent roof design.

OPP G

000.000 Plot A13/A14 - Main Brick - Hardwicke Minster Beckstone Mixture AS

VP A20 SCALE V1 DRAWING STATUS

0 5 10 20 50 metres E (positions to be agreed)

STRATT V2

1:500 @OPP A1 (FF/SF) C/S

DRAY 000.000

A19 DATE AS GF - Chillingham Blend

Nov 2020 OPP PLANNING Coach Light

20 V1

DRAY Contrast Brick - Chillingham Blend (stack bonded)

E 000.000 A18 AS

Scale 1:500 @ A1 V1

20 C O P Y R I G H T :OPP IDPartnership Northern Plot A15/A16 - Main Brick - Chillingham Blend

A17 RICH 000.000

VP 21 C/S AS AS Contrast Brick - Hadrian Buff

OPP 10 C/S RICH 10 Plot A17/A18 - Brick Type - Hadrian Red (Plinth)

A16 C/S HARDWI 21G 000.000 E C/S OPP 09 Grey Render E 09

C/S A15 G 08 Contrast Brick panels - Hadrian Red (stack bonded)

000.000

OPP

STRATT 08 Plot A19 - Main Brick - Hadrian Red G

A14 V1

E* G

22 E 07 Contrast Brick - Hadrian Buff (stack bonded) G

AS C/S A13

C/S

E 07

V1 Plot A20 - Brick type - Hadrian Red (GF)

000.000 A21 AS 06 22 OPP

000.000 C/S Gable detail - 15mm projection - stack bonded in Hadrian Red

V1 06 OPP

RICH A12 C/S

000.000 AS 05

23 KENDAL

AS 2/3 grey render

OPP 05

000.000 IDPartnership Northern, St Jude's, Barker Street, Shieldfield, Newcastle upon Tyne, NE2 1AS

G AS

A45 E

E 04 KENDAL

VP OPP T: +44 (0)191 261 4442 | W: idpartnership.com | E: [email protected]

23 OPP Additional Information

000.000 04

DRAY G

C/S E V1 000.000

RICH A22 AS E 12 03

G PROJECT / CLIENT

OPP

C/S G

G V1 03 E

24 E RICH Front Door – Britdoors (Script Range) Colour T.B.C 000.000

CARLTO 12 AS

A46 OPP 000.000 A11 02 HOLBORN

OPP

V1 000.000

OPP A10 02 Garage Door - Rees - Vertical Rib STRATT

VP 24 A23 RICH 000.000

AS 01 for CUSSINS and KEEPMOAT

C/S AS C/S G OPP Colours - Black (white frame) and White - (black frame)

45 V1 G

26 A09 G 01

E C/S

C/S E E 000.000 11 CADDIN AS DRAWING TITLE

CARLTO

OPP

OPP Rear/Kitchen Door – Grey

26 000.000 VP V1 000.000 AS 11 CADDIN

25 * C/S C/S

A47 Rear Windows – Grey Upvc

A08 OPP C/S C/S G

RICH

E V1

G EXTERNAL FINISHES E 000.000

25 A24 AS

V1 E

AS 46 OPP

G VP A07

C/S

RICH PROJECT PROJECT NO. DRAWING

000.000 1.828m(L) x 0.75m(W) x 1455m(H) timber cycle store with AS OPP A44

000.000 * ARCHITECT SR REVISION CARLTO

C/S OPP A06 OPP AS

RICH double door access and pent roof design.

A48 000.000 N81:2813

C/S STRATT DRAWN BY AS A43 A05 C/S (positions to be agreed) E* 47 HARDWI PH DRAWING NO. (indicative only) AS OPP 000.000 C/S

STREETSCENE PLOTS A01 - A20 C/S C/S E

000.000 VP CHECKED

OPP CARLTO C/S A04 C/S P3

STRATT A25 CARLTO G* A42 104 OPP A41 IDP 000.000 OPP C/S

27 CARLTO G AS SCALE DRAWING STATUS * AS C/S 0 5 10 20 50 metres A31 31 48 000.000 A03 OPP 1:500 @ A1 27 E

G CARLTO A40 C/S

000.000

OPP AS

C/S E 000.000 CADDIN A02 DATE 31 C/S G OPP Nov 2020 PLANNING A26 AS E C/S 28 G A01

AS CARLTO C/S G

G AS 000.000

E E Scale 1:500 @ A1 C/S A39 C/S 28 STRATT OPP A32 OPP C O P Y R I G H T : IDPartnership Northern 000.000 000.000AS E BOUNDARY TREATMENT KEY

A27 G KENDAL A38

OPP

000.000 AS 29 CADDIN OPP C/S *

29 G* C/S A33 FAIRFI 000.000AS KENDAL AS A37 OPP 000.000 44 G C/S E OPP * E 43 E KENDAL

30 AS G 000.000AS

000.000 OPP G G

STRATT A34 E* * OPP 30 FAIRFI A28 E* 42 000.000AS KENDAL

OPP 000.000 G 43 AS VP 41 OPP C/S * AS 000.000AS

G* OPP

000.000 C/S

C/S FAIRFI RICH 32 A29 OPP 40 000.000 E*

AS 40

G E A35 33 39 C/S E

E G 39 G

AS E 38

A30 G 34 4 38 4

FAIRFI

OPP 000.000 85 85 C/S A36 35

2 AS 36 2

STRATT 37 OPP 000.000 36

C/S 37

E VP G

FUTURE PLAYSPACE AREA

1800MM BRICKWORK WALL

51 PH 14.3m

67 External Finishes67 Plan

7 58 Factory

71 71

21 to 23 COMMERCIAL ROAD 70 1

1800MM CLOSE BOARDED FENCE

WINDMILL HILL

PHASE 1 EXTERNAL FINISHES LAYOUT P3 17.02.21 Road materials updated as per Clients instruction. PH P2 08.02.21 5 No plots removed and playspace indicated with schedule updated to suit as per Clients instruction. PH

REVISION DATE DESCRIPTION CHECKED

IDPartnership Northern, St Jude's, Barker Street, Shieldfield, Newcastle upon Tyne, NE2 1AS T: +44 (0)191 261 4442 | W: idpartnership.com | E: [email protected]

PROJECT / CLIENT HOLBORN for CUSSINS and KEEPMOAT

DRAWING TITLE

EXTERNAL FINISHES

PROJECT PROJECT NO. DRAWING ARCHITECT SR N81:2813 REVISION DRAWN BY PH STREETSCENE PLOTS A01 - A20 (indicative only) DRAWING NO. CHECKED IDP 104 P3 0 5 10 20 50 metres SCALE 1:500 @ A1 DRAWING STATUS DATE Nov 2020 PLANNING Scale 1:500 @ A1 C O P Y R I G H T : IDPartnership Northern 07

7.9 Parking and Refuse Strategy

Private parking, where appropriate, is provided in curtilage in order to minimise the visual impact of the car and to de-congest the road network. Visitor parking is provided in easy to locate locations adjacent to adopted highways. Privacy and security are major concerns within housing design and incorporating the car within a streetscape, without visual domination, is a key challenge of the proposals. A variety of techniques for providing parking have been used on this scheme so as to provide variety to the streetscene, and to minimise the impact of cars in the public realm. • On plot: driveway • On plot: side parking • Off plot parking space

Visitor parking will be provided at a ratio of 1 in 5 across the Phase Outline Planning Application Area One development. All units will have secure refuse storage to the private back garden space and will accessed via a footpath.

Parking Strategy Plan

71 72 07

7.10 Summary

We are committed to delivering an outstanding riverside residential neighbourhood. We have responded to the Council’s design aspirations to create a bespoke design solution that understand the site’s context, opportunities and constraints. A key objective has been to devise a masterplan that exploits the site’s riverside and edge of town centre location and which is fully integrated with the wider area.

73 74