Public Realm and Digital Infrastructure

Planning Application January 2021 Planning, Heritage and Design and Access Statement

Riverside Sunderland Public Realm and Digital Infrastructure Project

Planning, Heritage and Design and Access Statement

Siglion Developments LLP

Job No: 1028146 Doc Ref: 1028146-PG01-RPT-5G PS- Rev D Revision: D Revision Date: 20 January 2021

Riverside Sunderland Public Realm and Digital Project title Job Number Infrastructure Project

Report title Planning, Heritage and Design and Access Statement 1028146

Document Revision History

Revision Ref Issue Date Purpose of issue / description of revision

- 11 December 2020 Draft

A 14 December 2020 Revised Draft

B 04 January 2021 Revised Draft following Client Comment

C 14 January 2021 Draft for Client Comment

D 20 January 2021 Final

Document Validation (latest issue)

X X X Principal author Checked by Verified by

Document Ref. 1028146-PG01-RPT-5G PS- Rev D

Contents

7.7 Structural Considerations 28 1.0 Introduction 2 7.8 Trees 28 2.0 Site Context 3 7.9 Ecology 28

2.1 Site Description 3 8.0 Conclusion 30 2.2 Planning History 3

3.0 Proposed Development 5

3.1 Introduction 5 3.2 Description of Development 5 3.3 Relationship to Other Relevant Planning Applications and EIA Regulations 6

4.0 Relevant Planning Policy Context 7

4.1 National Planning Policy Framework (NPPF) 7 4.2 Planning Practice Guidance (PPG) 2019 8

4.3 ‘Historic England Advice 8 4.4 Local Planning Policy 10 4.5 Emerging Planning Policy 11

5.0 Design and Access Statement 12

5.1 Design 12 5.2 Access 16

6.0 Heritage Statement 17

6.1 Understanding Significance 17 6.2 Assessment of Significance 17 6.3 Assessment of Impact 22 6.4 Conclusion 23

7.0 Relevant Planning Issues 24

7.1 Archaeology 24 7.2 Heritage 24 7.3 Land Contamination 25 7.4 Flood Risk and Drainage 26 7.5 Design and Access and Landscape 27 7.6 Lighting 27

Document Ref. 1028146-PG01-RPT-5G PS- Rev D

1.0 Planning, Heritage and Design and Access Statement

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 1

1.0 Introduction

This planning, heritage and design and access statement (henceforth referred to as the “Statement”) has been prepared by Cundall on behalf of Siglion Developments LLP as Applicant for a forthcoming planning application. The description of development is as follows: “detailed planning application for laying of underground data ducts and associated infrastructure, together with creation of and improvements to shared footpaths, erection of lighting columns, handrails, structural reinforcement works, erection of retaining wall, installation of ancillary drainage, street furniture and hard and soft landscaping. Proposals also include improvements to the existing Galley’s Gill footbridge, installation of decorative balustrading, installation of associated lighting and associated footpath repairs. Development situated on land to the North of St, Mary’s Way, Sunderland, including parts of the former Vaux Brewery Site, Galley’s Gill Farringdon Row and the connecting Galley’s Gill Footbridge”. This planning application is submitted to Sunderland City Council as Local Planning Authority. This statement demonstrates how the proposed development complies with national and local planning policy and aligns within the overarching Riverside Masterplan SPD. This report also aims to show how, in the context of a number of factors associated with the site, that the site is capable of comfortably accommodating the development. This report forms part of a wider package of supporting information that has been prepared to support the application. The information being submitted is set out within the table below and these technical reports and information have been used as the basis for assessing site specific risks in conjunction with the proposal in section 7.0 of this document.

Document/ Information Prepared by

Arboricultural Impact Assessment All About Trees

Desk Based Archaeological Assessment Durham Archaeology

Drainage Strategy Cundall

Landscaping Details One Environments, Camlins

Phase I Ecological Assessment and Habitat Regulations Durham Wildlife Services Assessment

Structural Plans Cundall

Phase 1 Geotechnical Assessment Cundall

Lighting Details Balfour Beatty (Aurora)

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 2

2.0 Site Context

2.1 Site Description

The site is approximately 2ha and is located within Sunderland city centre, shown in figure 1 below:

Figure 1: Location Plan

The site is comprised of part of the former Vaux brewery site, Galley’s Gill, Farringdon Row and Galley’s Gill footbridge and footpath. The site currently consists of existing cliff edge footpaths, shrub and open grass areas. The area associated with the proposed footpath is approximately 0.7Ha with the remaining 1.5 Ha located within Galley’s Gill. The approximate national grid reference of the site is NZ392573 and is located north of St. Mary's Boulevard. The existing footpath levels vary along its length ranging between from 30.0m to 35.0m AOD.

2.2 Planning History

The relevant planning history for the site is provided below, accessed using SCC’s Public Access system.

Application Description of Development Decision Reference

15/02557/HY4 HYBRID APPLICATION: The development will comprise a first Approved Dec 2015 (detailed) phase (7319 sq. m Gross External Area) to include 6319 sq. m (GEA) Office Accommodation (B1) and ground floor uses (1000 sq. m GEA) including leisure (D1, D2), food and drink (A3, A4) and retail uses (A1), stopping up of existing highways and creation of associated infrastructure including internal access roads, landscaping, public realm and the continuation of the Keel Line landscape feature. The application also seeks outline consent for up to 201 residential units,

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 3

commercial uses including Offices (B1), Hotel (C1), Leisure (D1, D2), Food and Drink (A3, A4) Car Parking (Sui Generis) and Retail (A1) (maximum of 2499 sq. m for retail developments across the entire site) together with associated landscaping, car parking, public realm and creation of extended promontory to support the Keel Line beyond the upper site plateau. All matters apart from access to be reserved in relation to the outline element of the proposals. Stopping up of highway.

16/02364/FU4 Erection of a steel staircase and lift enclosure to provide a pedestrian Approved Feb 2017 link between the former Vaux Brewery Site and Riverside Park to form the final section of the Keel Line public realm. Structure to include an illuminated pendulum feature. Works to include ancillary landscaping works to land at Vaux site and existing open space at Riverside Park, including stopping up of a highway.

17/00197/LP3 Sunderland Strategic Transport Corridor, Stage 3: Construction of a Approved Oct 2017 2.15km dual carriageway between the southern bridge head of the new Wear Crossing and St Mary's Roundabout; including associated street lighting, landscaping, retaining walls, demolition of a number of buildings and stopping up of some existing accesses. (Amendments received)

17/01848/FU4 Application for temporary uses on the Vaux site for a period of no more Approved Dec 2017 than 7 years. Uses to include, Retail (A1), Restaurants / cafes A3, Assembly and Leisure (D2) and Urban Allotment (Sui Generis). Other Sui Generis uses may include ice rink(s), performance stage(s), Outdoor Cinema(s), market(s), temporary games court(s) / play space(s) with sand/turf, installation of shipping containers, new boundary / screen fencing, floodlighting and associated infrastructure. (AMENDED DESCRIPTION)

20/01842/FU4 Construction of two new buildings for office use (Use Class E) with a Approved Nov 2020 range of ancillary uses (Use Class E/F.1/Sui Generis) and associated landscape works.

The planning history for the site demonstrates its varied history in relation to past uses. The most recent approvals relate to the redevelopment of the site in accordance with the Vaux masterplan approved in 2015.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 4

3.0 Proposed Development

This section of the statement sets out the proposals that are the subject of this planning application.

3.1 Introduction

Digital connectivity is essential for us to lead our modern lives. Siglion is taking major steps to help achieve this future and contribute to the connectivity of the City of Sunderland. The primary aim of this project is to deliver new digital infrastructure combined with new footpaths, public spaces, and refurbished Galley’s Gill Bridge. This new investment in the public realm affords further opportunities to improve accessibility in the city and help reveal the diverse local history, ecology, and the unique geology around the riverside. Digital networks will support our activities in all the outdoor areas, helping to facilitate extended uses for everyone around the year. The new designs will build upon existing public realm constructed as part of the first phase of Vaux and refurbish the deck and railings of Galley’s Gill Bridge. This project links into new digital infrastructure installed in other developments within the wider city and will help unlock high quality new homes and modern employment space at Riverside Sunderland.

3.2 Description of Development

The description of development is as follows, “detailed planning application for laying of underground data ducts and associated infrastructure, together with creation of and improvements to shared footpaths, erection of lighting columns, handrails, structural reinforcement works, erection of retaining wall, installation of ancillary drainage, street furniture and hard and soft landscaping. Proposals also include improvements to the existing Galley’s Gill footbridge, installation of decorative balustrading, installation of associated lighting and associated footpath repairs. Development situated on land to the North of St, Mary’s Way, Sunderland, including parts of the former Vaux Brewery Site, Galley’s Gill Farringdon Row and the connecting Galley’s Gill Footbridge”. The proposed works include the laying of digital infrastructure cabling and ducting, along the route (blue line) shown in figure 2 below:

Figure 2: Digital Infrastructure Route

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 5

The proposed works aim to improve the public realm around Galley’s Gill and the cliff edge of the Vaux site, through the provision of a shared footpath, handrails and addition of planting and landscaping works. Further detail regarding the proposals can be found in the design and access section (5.0) of this Statement. The planning application also seeks approval for stabilising works to the northern cliff edge of the Vaux site, which includes the erection of a new retaining wall. The proposals also include the provision of drainage infrastructure to provide sustainable drainage solutions to surface water generated through the implementation of the new footpath. Proposed works to the Galley’s Gill footbridge include resurfacing the deck and implementation of new, decorative balustrading. The footpath west of Galley’s Gill, towards Farringdon Row, is also included in the boundary of the site. This area is included to ensure that this footpath will be repaired as existing after construction works to the bridge are completed. It is also proposed to gain consent for the erection of lampposts and lighting within the site, however the locations and details of these are not provided as part of the planning submission. It is anticipated these details will be secured via a planning condition attached to the consent. The report identifies that 10 trees rated Category C, and 1 tree rated Category U will be affected by the development. The proposed planting design along the route has taken account of ongoing maintenance liability and future growth of the proposed trees and shrubs. The public realm planting will contribute to biodiversity, climate change resilience and sustainable urban drainage. New planting areas are focussed on the public viewing areas and the public realm spaces to the central business district east of The Beam (The first completed phase of office space on the Vaux Site). Across the whole scheme bioretention planting and grass swale systems are proposed as low impact development features to slow, treat, retain and infiltrate stormwater runoff from the hard landscape areas. Detailed plans will be developed in consultation with the landscape officers at a later date and details of the planting is expected to be secured via planning condition.

3.3 Relationship to Other Relevant Planning Applications and EIA Regulations

The proposed development boundary overlaps with three other planning applications which will be considered for determination during the same time as this planning application. The first application relates to a proposed residential development on the Vaux site (location plan located in Appendix A). The second application relates to the erection of a new footbridge across the River Wear (location plan located in Appendix B). The third application relates to the erection of a new multi-storey car park to the west of Galley’s Gill (location plan located in Appendix C). This current application is closely linked to the application for Vaux Housing, which was screened under the EIA Regulations 2017, and confirmed not to require an Environmental Impact Assessment to support the planning application. Whilst the current application provides additional areas of paving and landscaping, it does not result in a material difference to the impacts that were assessed under the Screening Request. This is due to this planning application applying for consent to run digital cabling and ducting within areas which fall in the boundaries of these planning applications. The plans which are relevant to the external finishes of development within these areas are also provided as part of this planning application.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 6

4.0 Relevant Planning Policy Context

This section of the planning statement sets out the relevant planning policy context within which this planning application should be considered. Planning policies are analysed at national and local levels. For both of these, the polices considered to be the most relevant to the consideration of the proposed development are discussed below.

4.1 National Planning Policy Framework (NPPF)

In June 2019, the Government published the revised NPPF, a document which sets out the Government’s planning policies for England, and details how they should be applied. The NPPF places a clear emphasis on the presumption in favour of sustainable development, something which the Government see as being at the heart of the planning system. The aim of the NPPF is to create a streamlined, clear and concise planning document that promotes sustainable development and provides a link to allow the community to have their say on development that takes place within their neighbourhood. This is a clear emphasis on a presumption in favour of sustainable development, something which the Government see as the heart of the planning system, with sustainable development itself being the golden thread which should run through the plan making and decision-making process. To achieve sustainable development, the NPPF (Para 8) identifies three overarching objectives (economic, social and environmental). This approach is set out in the Sustainable Development: The UK Strategy document and is reinforced through the document’s three guiding principles of sustainable development. Sustainable development is promoted throughout the NPPF and paragraph 9 states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including making it easier for jobs to be created in cities, towns and villages. Paragraphs 96 of the NPPF outlines the role of open space and recreation in ensuring the health and wellbeing of communities. The importance of good design is emphasised throughout the NPPF, in particular achieving high quality and inclusive design for all buildings, public and private spaces and wider area schemes. Paragraph 124 states that good design is key to the achievement of sustainable development. Paragraph 127 requires new developments to function well and add to the overall quality of the area, and to be visually attractive as a result of good architecture and layout whilst being sympathetic to local character and history Decisions made on planning applications should look at how the design will impact the site over its whole lifetime, establish a strong sense of place, and reflect its surrounding’s local history and character. Planning applications should also demonstrate awareness for safe and accessible environments, as well as providing good architecture and appropriate landscaping. In turn, this helps promote healthy communities, which should be one of the local planning authority’s main aims when approving applications. In relation to planning and flood risk, paragraph 163 of the NPPF states that development should be made safe for its lifetime without increasing flood risk elsewhere and, where necessary, be supported by a site-specific flood-risk assessment. Paragraph 165 of the NPPF stipulates that major developments should incorporate sustainable drainage systems, unless evidence demonstrates this is inappropriate. Paragraph 170 requires development to contribute to and enhance the natural environment. Specifically, sites of biodiversity value should be protected and enhanced, and development should seek to minimise the impact on and provide net gains to biodiversity. The NPPF requires planning decisions to ensure that a site is suitable for development in relation to ground conditions and any risks from ground contamination or land instability.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 7

Chapter 16 of the NPPF sets out policies on conserving and enhancing the historic environment, with paragraph 189 outlining how proposals impacting upon heritage should be assessed. It states that applicants should describe the significance of any heritage assets affected, including the contribution made by their setting, and the level of detail provided should be proportionate to the asset’s significance. Significance is defined by the NPPF as ‘the value of a heritage asset to this and future generations because of its heritage interest’. Such interest may be archaeological, architectural, artistic or historic’ and it may derive ‘not only from a heritage asset’s physical presence, but also from its setting’. Significance is the sum of the special interest of a building or place.

4.2 Planning Practice Guidance (PPG) 2019

4.2.1 Heritage

PPG was updated in July 2019 and is intended to provide advice with regards to the interpretation of the NPPF. Within the PPG there is a specific section dedicated to the historic environment. PPG states that heritage assets may be affected by direct physical change or by change in their setting. Being able to properly assess the nature, extent and importance of the significance of a heritage asset, and the contribution of its setting, is very important to understanding the potential impact and acceptability of development proposals. In relation to the assessment of setting, PPG described setting as “the surroundings in which an asset is experienced and may therefore be more extensive than its curtilage”. The PPG states that all heritage assets have a setting, irrespective of the form in which they survive and whether they are designated or not. PPG expands upon setting, and outlines that the extent and importance of setting is often expressed by reference to visual considerations. However, PPG states that although visual considerations are important, the setting of an asset is also determined by how we experience the asset and can also be influenced by our understanding of the historic relationship between places. PPG states that development may have no impact on the significance of a heritage asset, or it may enhance the significance of an asset. PPG states that it is for the decision maker to judge on whether a proposal causes substantial harm, which must consider the case and the NPPF. PPG states that “It is the degree of harm to the asset’s significance rather than the scale of the development that is to be assessed. The harm may arise from works to the asset or from development within its setting”. In relation to public benefits, the PPG states that public benefits may follow from many developments and could be anything that delivers economic, social or environmental progress as described in the National Planning Policy Framework. Public benefits should flow from the proposed development, they should be of a nature or scale to be of benefit to the public at large and should not just be a private benefit. However, benefits do not always have to be visible or accessible to the public in order to be genuine public benefits.

4.3 ‘Historic England Advice

4.3.1 The Setting of Heritage Assets (2017)

Historic England’s advice was published in December 2017 and aims to provide good practice guidance for those involved in implementing historic environment policy. In relation to setting, the document refers back to the NPPF which states that the setting of a heritage asset is the surroundings in which a heritage asset is experienced. The document advocates a 5-step approach to the consideration of setting: 1. Identify which heritage assets and their setting are affected 2. Assess the degrees to which these settings and views make a contribution to the significance of the heritage asset(s) or allow significance to be appreciated 3. Assess the effects of the proposed development, whether beneficial or harmful on the significance or on the ability to appreciate it

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 8

4. Explore ways to maximise enhancement and avoid or minimise harm 5. Make and document the decision and monitor outcomes. The document outlines that views should be considered as integral to a heritage asset’s setting, and this provides a purely visual impression of an asset or a place. Views form part of the overall contribution to a heritage asset’s significance and can be comprised of relationships between heritage assets, historical associations such as topography and viewpoints or where views were specifically designed as part of the heritage asset. In relation to assessment of how, and to what degree setting makes a contribution to the significance of a heritage assets, Historic England provides an indicative list of potential attributes which include element such as land use, green space, history and degree of change and other heritage assets. In addition, the experience of the asset should also be considered such as: views, tranquillity, surrounding landscape or townscape, rarity of comparable survivals of setting and cultural associations.

4.3.2 Conservation Principles (2008)

This document was first published by Historic England in 2008 and aims to provide advice for those involved with assessing the significance of heritage assets. The document sets out the heritage values of heritage assets which may be present in a significant place. The heritage values are evidential, historic, aesthetic and communal. A summary of the four values is provided below:

• Evidential value: the potential of a place to yield evidence about past human activity. • Historical value: the ways in which past people, events and aspects of life can be connected through a place to the present – it tends to be illustrative or associative. • Aesthetic value: the ways in which people draw sensory and intellectual stimulation from a place. • Communal value: the meanings of a place for the people who relate to it, or for whom it figures in their collective experience or memory. Not every asset will have all four values present, and one value may be more significant to the understanding of the asset than another.

4.3.3 Conservation Principles Draft (2017)

Since the publication of Historic England’s original Conservation Principles document in 2008, national planning policy has changed significantly. Historic England have realigned the terminology in respect of the heritage values set out in the Conservation Principles to ensure they are consistent with the 1990 Act and the NPPF. This document was subject to public consultation, which ended in February 2018, to determine whether the four heritage values should be renamed from evidential to archaeological, aesthetic to architectural and artistic, retaining historic interest but including the former communal value within this category.

4.3.4 Statements of Heritage Significance Advice Note 12 (2019)

The aim of this advice note is to inform developers, local planning authorities and those who work within the historic environment on the level of detail necessary to support proposals relating to heritage assets in regard to their significance. The advice is in accordance with the NPPF and the level of detail needs to proportionate to the significance of the heritage asset and the impact on that significance.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 9

4.4 Local Planning Policy

The Core Strategy and Development Plan sets out Sunderland City Council’s long-term plan for development across the city to 2033. It will ensure that the right type of development is focused in the right places to meet the needs of local people and businesses. The Core Strategy and Development Plan (2015-2033) was adopted by the Council on 30 January 2020. In addition to the Core Strategy and Development Plan, a number of polices are saved from the UDP (1998) and UDP Alteration No. 2 (2007) until the adoption of a Development and Allocations Plan.

4.4.1 Unitary Development Plan Alterations No. 2 (2007)

Saved policy B2A (Sustainable Urban Design) seeks to secure the highest possible quality of built environment and the creation of desirable places to live, work, shop and visit. Saved policy B19 (A 'User-Friendly' Environment) requires publicly accessible developments to be accessible by pedestrians and those with impaired mobility or pushchairs. Saved policy CN21 relates to development that would adversely affect (either directly or indirectly) a designated or proposed local nature reserve, site of nature conservation importance or regionally important geological/ geomorphological site. The policy states development will not be permitted unless a series of exceptions are met. Saved policy SA75 seeks to retain existing city centre parks and other public open spaces. Saved policy T10 (Paths and Multi-User Routes) states that the council will protect and review paths on the path map and will seek to upgrade existing routes and identify new ones. These routes will also be considered for adaption in relation to including cyclists, people with disabilities and horse-riders to provide multi-user routes. Saved Policy T11 (People with Disabilities and Other Special Needs) requires attention to the needs of persons with mobility problems and sensory impairments (including the elderly, those with disabilities, and those with young children) to be considered in the design of highway schemes or traffic management measures.

4.4.2 Sunderland Core Strategy and Development Plan Policies (2020)

Strategic policy SS1 (The Vaux) is a specific policy for the Vaux site in the city centre. The aim of the policy is to deliver a sustainable urban neighbourhood which is comprised of a mix of uses including B1, 200 new homes, a hotel and ancillary leisure and retail development. The policy stipulates that linkages between St Mary’s Boulevard and the city centre should be improved and new public space and active streets are required to be created. Strategic Policy SP2 (Urban Core) states that development in the Urban Core should: i. “make improvements to connectivity and pedestrian movement in the Urban Core ii. provide a high quality of public realm to create attractive and usable spaces iii. protect and enhance heritage assets iv. ensure high standard of design that integrates well with the existing urban fabric”. Strategic Policy SP7 (Healthy and safe communities) seeks to improve the health and wellbeing of Sunderland residents through promoting and facilitating active and healthy lifestyles and delivering multi-purpose buildings to ensure the integration of facilities. The policy also states that new developments should be inclusive of all ages and abilities and accessible via foot or bicycle. The policy also seeks to ensure that a strong sense of place is created by new development which enhances the city’s natural, built and historic environment and ensures no unacceptable adverse impacts on amenity are not created and any issues with contaminated land are addressed. Policy HS1 (Quality of life and amenity) requires development to demonstrate that it does not result in unacceptable adverse impacts which cannot be addressed through appropriate mitigation arising from the following sources: air quality, noise; dust, vibration, odour, emissions, land contamination and instability, illumination, run-off to protected waters or traffic.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 10

Policy HS3 (Contaminated land) aims to ensure that when development on contaminated land is proposed that appropriate investigative and remedial works can be undertaken without unacceptable impacts on health or the environment and to ensure that the site can be made suitable for its proposed use. Policy BH1 (Design quality) aims to ensure high quality design is delivered through new development. The policy stipulates that development should: 1. create visually attractive and legible environments through provision of distinctive high-quality architecture, detailing, building materials; 2. provide landscaping as an integral part of the development including retaining landscape features and reflecting surrounding landscape character and where appropriate and viable, the enhancement and upgrading of public realm and existing green infrastructure; Policy BH3 (Public realm) aims to ensure that existing and proposed areas of public realm will be created that are attractive, legible and accessible. Public realm is required to be constructed of high quality, sustainable and durable materials which enhance the local area. Policy BH7 (Historic environment) aims to ensure that the historic environment is valued, recognised, conserved and enhanced, sensitively managed and enjoyed for its contribution to character, local distinctiveness and sustainable communities. Policy BH8 (Heritage assets) requires development affecting heritage assets or their settings to respond to their significance and demonstrate how this is conserved and enhanced. Policy NE1 (Green and blue infrastructure) requires that the green infrastructure network is maintained and improved through the provision of multifunctional green and blue spaces. Development should incorporate existing and or new features within their design to improve accessibility to surrounding areas. Policy NE2 (Biodiversity and geodiversity) aims to ensure that development demonstrates how it will provide net gains in terms of biodiversity and avoid or minimise any adverse impact on biodiversity and geodiversity in accordance with the mitigation hierarchy. Policy WWE2 (Flood risk and coastal management) and WWE3 (Water management) requires development to reduce flood risk and ensure appropriate coastal management. This is required through the direction of development proposals to areas at the lowest risk of flooding, through the provision of an appropriate Flood Risk Assessment which demonstrates that development will not increase flood risk on site or elsewhere and, where necessary, identify any mitigation/compensatory measures to manage the flood risk to the site. Policy WWE3 includes provision for SuDS to be included in development proposals where the management of surface water is required.

4.5 Emerging Planning Policy

4.5.1 Riverside Sunderland Supplementary Planning Document (SPD) (2020)

Consultation on the Riverside Sunderland SPD was undertaken over a four-week period, from 21 September 2020 to 19 October 2020. The document explains that: “Sunderland City Council has bold ambitions and aspirations for Riverside Sunderland which, over the next 20 years, will be established as a successful business location, a popular place to live and a focal point for civic, cultural and community life”. The purpose of the SPD is to:

• facilitate the implementation of the Riverside Sunderland masterplan in a comprehensive and coordinated way • provide a basis for informed and transparent planning decisions • establish development principles and design guidance

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 11

5.0 Design and Access Statement

This section of the Statement forms the Design and Access Statement which supports the planning application, including details of the wider landscaping strategy for the proposed development.

5.1 Design

The site is comprised of part of the Vaux brewery site, a brownfield site identified for regeneration in Sunderland City Centre. The site also includes areas of existing footpath along Galley’s Gill, including the existing Galley’s Gill footbridge. The site currently features an existing network of footpaths of varying levels of illumination, widths, and quality, including the Galley’s Gill footbridge to the west of the site. The Riverside Sunderland regeneration area is anticipated to become a thriving, vibrant part of the city centre through the delivery of new homes and employment opportunities, as well as enhancements to the public realm. Development of the Vaux site, initiated by the completion of the Beam, and the forthcoming City Hall development, which is under construction, has started to bring people back to the Vaux site after a long period of vacancy. Currently, the site is not well used and does not provide easy or attractive access to the Riverside Park or Galley’s Gill. With regards the local community, it is the aspiration of SCC to encourage people in the local area to use the site for recreational and leisure uses and to maximise the use of an existing area of open space for physical and mental wellbeing. The enhancements to the public realm proposed as part of this application will assist in delivering wider economic benefits to the city centre of Sunderland. Providing attractive areas to walk, cycle and access the surrounding new development will encourage people to spend time in the city centre and rely less on the private car.

5.1.1 Cliff Top Path

Proposals include an accessible 1km trail along the Cliff Top Path for people to move safely through the site and explore the expansive views across the Wear Gorge. This trail will link into the new high-level bridge, Vaux housing development and access Riverside Park with all its recreation and educational opportunities. The trail will also integrate with Gill Bridge, miles of other cycle ways leading inland and along the River and Coast. The trail is designed to offer a unique experience of the Cliff Top and integrate with the neighbouring residential and offices spaces. For instance, supporting active play and jogging loops, complementing the night-time economy with attractive public terraces and event spaces, or providing rest points and pocket parks for people to enjoy the scene.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 12

Figure 3: Diagram showing the route around the City Edge and across Gill Bridge

Our approach is guided by the principles of integrated sustainability and supports the wider Riverside Sunderland Masterplan guidance, the design will support a circular economy and low embodied impacts by:

• conserving the existing landscape wherever possible • not moving material off site • avoiding over-engineered and intrusive interventions • using efficient designs, sustainable materials, and nature-based solutions • working with the landscape to implement sustainable urban drainage biodiversity and resilience by:

• understanding the ecology of the site • creating habitats, corridors and networks for biodiversity • focusing on microclimate and shelter around buildings • maximising sunlight in outdoor spaces, play areas and allotments community wellbeing by:

• promoting walking and cycling • designing spaces that encourage outdoor time, play, healthy lifestyles, play and social interaction • clearly defining public, communal and private space through the development • maximising exposure to greenery, sunlight and views.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 13

The locations of public viewing and seating areas are selected to maximise views both of surrounding built and natural environments. Please refer to detailed general arrangement plans and site sections for details of proposed / existing levels and gradients.

5.1.2 Materials and Appearance

The materials proposed for the footpath are selected for their durability, reflect natural materials and are suitable for all users in respect of those with pushchairs/wheelchairs or differently abled persons. Key construction materials include self-weathering steel railing to cliff top edges, matching material will be used for street furniture and buff coloured asphalt with natural stone edgings for the path surface. Service chambers to access the underground services will be installed and will be recessed within the path route. These will be specified so that they can be inlaid of matching surface material to create a flush and continuous look to the path. Figure 4 below shows a precedent image of balustrading and handrail.

Figure 4: Precedent Image

Please refer to detailed general arrangement plans for a detailed key showing all proposed materials, railing locations and the detailed path and plan sections for more information. The proposed viewing and seating areas will see the continuation of the railing detail to the cliff edge side of each space. Seating areas will be set back to allow plenty of room for movement of people and for those seated. Hardwood seats and composite timber decking will provide warm to touch, hard wearing and attractive areas which will complement the natural aesthetic of the Riverside and the material strategy of the Masterplan. The railing locations and height have been designed to create a safe barrier for pedestrians and cyclists to protect against the steep natural topography. Furthermore, the railing design proportions, and materiality have been considered to allow for a maximum visual permeability to natural park landscape and river gorge views beyond.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 14

Spaces created around the trail will provide exciting opportunities for uses such as digital film events, outdoor eating terraces, spaces for pop-up food and drink carts, stages for performance and access to important historic links down to Riverside Park. Please refer to general arrangement plans for a detailed key showing all proposed materials, railing locations and the detailed path and plan sections for more information. Figure 5 below shows an extract of the proposed plans to show the proposed public realm space located to the east of the forthcoming high-level bridge proposals on the Vaux site.

Figure 5: Plan extract showing public realm space east of the forthcoming high-level bridge proposals

5.1.3 Galley’s Gill Bridge

The bridge will be given a face lift to improve the appearance and performance of the deck and safety railings. This will include stripping the deck back and resurfacing with a hard wearing and attractive anti-slip topcoat. Decorative powder coated steel railings will form the balustrading, with a bespoke design applied to the fins to create an artwork visible from each end of the bridge. The artwork will be developed in-conjunction with local artists and LED lights integrated within the capping rail will illuminate the fins and the 130m deck. A plan extract of the refurbished Galley’s Gill bridge is shown in figure 6 below:

Figure 6: Refurbished Galley’s Gill Bridge Plan

Please refer to detailed plans that form part of the supporting information. These include a detailed key showing proposed materials, railing design, bridge upstand refurbishment and detailed information about the bridge deck build up.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 15

5.2 Access

To optimise accessibility, the trail integrates unique features and design elements including resting areas at key locations, shallower path gradients than what exist currently on site and working within the dimensional ranges set out in the British Standard BS 8300 part 2 for exterior environments, additional illumination where key paths meet and seating areas with integrated seating space for wheelchairs and pushchairs. The Cliff Top Path will create a shared pedestrian route that can be used safely by people of all abilities throughout the day and night. It will be a minimum of 3m wide to allow plenty of passing space and be built from materials that give a coherent feel and look. To reveal views and improve visibility the existing unmanaged vegetation will be sensitively thinned out as part of wider works to Riverside Park. Over time the path will be well overlooked from adjacent housing and office buildings. The overall enhancement of the public realm will improve the wider connectivity of the site, delivered alongside the new River Wear footbridge. The scheme will assist in improving access and movement throughout the city centre of Sunderland, encouraging those coming from north of the river, Farringdon Row and the city centre to utilise the paths on the site.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 16

6.0 Heritage Statement

This section of the Statement comprises the Heritage Statement and assesses the impact of the proposed development on any relevant identified heritage assets.

6.1 Understanding Significance

In order to understand the impact of a proposal on a heritage asset the key is to understand the significance of the asset by understanding its history of development. Annex 2 of NPPF sets out the definition of significance. In particular, it notes that significance derives not only from the physical presence of a heritage asset, but also from its setting. Historic England states in its guidance note, Conservation Principles (2008), that the significance of a place embraces all the diverse cultural and natural heritage values that people associate with it. These values tend to grow over time as understanding deepens and evolves. In making the assessment consideration should be given to the inter-related heritage values which may be attached to a place (p. 27). These range from evidential to historical, aesthetic through to communal values which derive from people’s identification with the place. Understanding the significance of the affected assets is part of a staged approach as set out in recently Statements of Heritage Significance Advice Note 12 (2019). Once significance is understood, the next stage is to understand the impact of the proposal on that significance. Where the proposal may sustain or enhance that significance or where there may be harm to that significance, consider options to avoid, minimise and mitigate the impact in a way that meets the objectives of the NPPF. Look for opportunities to better reveal or enhance any harmful impacts in terms of the sustainable objective of conserving significance and the need for change will also help to support proposal for change to a listed building. At the time of writing England has been subject to further restrictions associated with the Covid-19 pandemic. A site visit to the building was undertaken on the 5th November 2020, however due to the use of the building as a homeless hostel and the restrictions imposed as a result of the pandemic, access to all areas of the building was not possible. The key areas which comprised the site were the corridors in which the existing lift is located and the ground floor reception area. Additionally, research into the historic development has been undertaken via desktop research, using the Historic England database of listed buildings, Heritage Gateway, Historic Environment records, www.oldmaps.co.uk and various online local history sources. Archival research has been unable to be undertaken due to travel restrictions.

6.2 Assessment of Significance

For a heritage asset to be designated under the Planning (Listed Buildings and Conservation Areas) Act 1990 it must be of special historic or architectural interest. Historic England has produced a number of advice notes to those involved in the management of change to the historic environment. HE’s Conservation Principles (2008) advice note aims to provide guidance on how to assess the special architectural or historic interest of a heritage asset, through the derivation of a number of interconnected values which are the sum of the asset’ significance. These values can be assessed through evidence gathered on site and information gathered through research. HE’s Statements of Heritage Significance (2019) emphasises the level of detail in support of applications for planning permission and listed building consent should be no more than is necessary to reach an informed decision, and that activities to conserve the asset(s) need to be proportionate to the significance of the heritage asset(s) affected and the impact on that significance. At the same time those carrying out this work need enough information to understand the issues. The basic principle is to use the ‘value’ as a framework or methodology through which to explore and understand significance. In summary, the significance of a heritage asset is equal to the sum of its special values. The values themes (as indicated in Historic England’s Conservation Principles, 2008) are:

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 17

• Historic Interest - is measured by the historical people or events associated to a building. • Architectural or Artistic Interest - is measured by the general character, appearance and aesthetics of the buildings as well as the spaces between. • Evidential or Archaeological Interest - is measured by the evidence yielded from the fabric of the structure or evidence of human influence on change to the environment. These themes are used as a methodology by which to assess and draw conclusions about the significance of a place or building. A value or level of interest is attributed in the conclusion based on the research and evidence set out. The level of significance are as follows:

• Exceptionally significant: Nationally and/or internationally significant aesthetic, cultural, evidential or communal significance; exceptional, unique, and intact features of highest quality; nationally and/or internationally important associations with people or events; the setting of the heritage asset is an intrinsic part of the overall significance and is largely intact and or well preserved; unquestionable group value. • Highly significant: important historic or architectural features; high quality of workmanship; potential for nationally important archaeology; largely intact and/or rare examples of a building type or technique; the setting of the heritage asset makes an important contribution to the significance, values, and legibility of the heritage asset – change and alteration to the setting may be present, but evidential, historic, aesthetic and/or communal values remain; important group value. • Significant: formal or aesthetic significance, architectural character or notable features, including areas with potential for significant enhancement; setting contributes to the heritage asset’s legibility, form and/or scale, but includes extant alterations which have altered or diminished the special interest; some positive group value. • Low significance: little or no architectural or heritage significance or area of lost significance; the setting of the heritage has been extensively altered to the point where it has a very low value and further change to the setting. • Not significant: of no heritage interest. • Detrimental: features or areas that detract from a building’s special significance or may accelerate decay or threaten the heritage asset.

In the consideration of setting, Historic England’s The Setting of Heritage Assets Guidance (2017) provides advice on the types of ways in which setting can contribute to the significance and heritage value of a designated heritage asset:

• asset location including topography • functional relationship with setting • aesthetic relationship (including artistic representations) • landscape character • extent, history and speed of change within setting • views of the asset • non-visual sensory influences • intellectual and associative relationships • rarity of similar relationships elsewhere A site visit was carried out to determine the heritage assets which are required to be assessed as part of this heritage statement. The site does not contain any listed buildings or structures and does not fall within a Conservation Area. The heritage assets assessed in this statement are as follows:

• Monkwearmouth Railway Bridge (over River Wear with Viaduct to North): Grade II listed • Wearmouth Bridge: Grade II listed • Livingstone's Public House: Grade II Listed • The King's Arms Public House: Grade II listed • Bishopwearmouth Conservation Area

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 18

6.2.1 Monkwearmouth Railway Bridge

The heritage asset is Grade II listed and Historic England’s listing description describes the asset as the following: G.V II Railway bridge and viaduct to north. 1879. For Monkwearmouth Junction Railway of North Eastern Railway Company. Engineer Thomas Harrison. Cast-iron arch, rock-faced abutments with ashlar dressings. Girder deck and bow-string arch with girder ties braced by pierced plates graduating from circles to tall ovals. Piers arch-pierced with plinths and top bands below square ashlar rail-bed piers with plinths, top bands and chamfered coping. Abutments and viaduct of rock- faced stone have high accommodation arches over Sheepfolds Road and Easington Street with voussoirs, and flat- coped ashlar parapets. Built to link former Brandling Junction Railway line terminus at Monkwearmouth Station with a new Central Station in Sunderland; the first through line between Newcastle and Sunderland. Said to be `the largest hog- back iron girder bridge in the world' when built. The railway bridge and viaduct to north is linked with Monkwearmouth Station (qv). The heritage asset has historical associative value, designed by Thomas Elliot Harrison. Thomas Elliot Harrison worked closely with George and Robert Stephenson the former of which is named “the Father of the Railway” and the latter a notable engineer built upon his father’s success. Thomas Elliot Harrison designed a number of infrastructure projects within Sunderland which included the Victoria Viaduct and Tyne Dock at South Shields. The heritage asset also has historical illustrative value, at the time of its construction it was claimed to be the largest hogsback iron bridge in the world. The setting of the heritage asset relates to its siting over the River Wear and general surroundings of the south and north areas of Sunderland City Centre. The bridge was originally constructed to link the line of the former Brandling Junction railway at Monkwearmouth to the south bank at Sunderland and the line of the Durham and Sunderland railway. The setting of the bridge has been retained, the development of the city of Sunderland and the rail connections between the north and south of the river remains. In accordance with the value/interest criteria relating to heritage interest, the heritage asset is considered to be significant.

6.2.2 Wearmouth Bridge

The heritage asset is Grade II listed and Historic England’s listing description describes the asset as the following: G.V II Road bridge with adjacent steps at NE. 1929. By Mott, Hay & Anderson, resident engineer GL Groves, contractor Sir W Arrol & Co. Ltd., Glasgow. Abutments rock-faced sandstone, with reinforced concrete road deck and N abutment core; steel superstructure and cast-iron footpath balustrades. Parabolic 3-pinned arch, of 2 ribs with span 375 feet, and spherical bearings at hinges; K wind-bracing. Built on the site of an iron bridge built in 1793 and widened by Robert Stephenson in 1856 and incorporating some of the balustrade from the 1856 work, the other panels being made to match. Steps at NE have cast-iron overthrow at head and incorporate further 1856 fabric. The heritage asset has associative historical value, designed by local architect Mott, Hay and Anderson who were responsible for many other buildings in Sunderland. The bridge was by Sir William Arrol & Co, who are also known for constructing the Forth Bridge and steel structure of Tower of London. Robert Stephenson, the notable engineer who founded the railway, was appointed Principal Engineer for the reconstruction of the bridge between 1857 – 1859. The heritage asset also has historical illustrative value. The bridge first opened in 1796 and was the largest single span bridge in the world at the time. The setting of the heritage asset relates to its siting over the River Wear and general surroundings of the south and north areas of Sunderland City Centre. The bridge was originally constructed to connect the two settlements north and south of the river in order to increase prosperity and ease of access. Prior to construction the nearest crossing over the river was located at Chester-Le-Street. The setting of the bridge has been retained, the development of the city of Sunderland and the connection between the north and south of the river remains.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 19

In accordance with the value/interest criteria relating to heritage interest, the heritage asset is considered to be significant.

6.2.3 Livingstone’s Public House

The heritage asset is Grade II listed and Historic England’s listing description describes the asset as the following: “Formerly known as: Ship Isis SILKSWORTH ROW. Public house. Dated 1885. Ashlar; roof of concrete tiles. Italianate style. 2 storeys, 6 windows, the third wider. Ground floor, rusticated above plinth, has renewed double doors and plain overlight recessed between Tuscan shafts and long moulded brackets in third bay. Semi-circular panel above has dentilled architrave, carved tympanum with date 1885, and carved round finial with patera. Renewed glazing in ground floor windows with impost string and shallow segmental heads; paired reeded curved brackets flank door shaft brackets to floor cornice which breaks forward to receive date panel and flanking pedestals with urn finials. Arcaded first-floor mullion and transom windows with raised blocked overlights have recessed aprons to moulded sills, and pulvinated frieze to imposts supporting raised round architrave heads with long keys; window over door recessed in hollow reveals with panelled sides and curved key. All first-floor keys prolonged to ogee-moulded cornice of top entablature; pierced balustrade to roof parapet with corniced dwarf piers, the outer with raised ball finials”. The heritage asset has historical (illustrative) value, constructed in the late 19th century during the height of Sunderland’s ship building and industrial output. The heritage asset has aesthetic value, constructed in ashlar in a neo-classical architectural style. The heritage asset additionally has communal value, it is still in use as a public house and local people since its erection will have an emotional attachment to the building. The setting of the heritage asset relates to its proximity to the surrounding residential areas. The immediate surroundings of the heritage asset have not significantly altered from its original historic character, as the building has always been located on a main thoroughfare into Sunderland city centre. It is considered that the setting of the heritage assets assists in understanding the significance of the asset but does not offer a significant contribution to the assets’ significance. In accordance with the value/interest criteria relating to heritage interest, the heritage asset is considered to be significant.

6.2.4 The Kings’ Arms Public House

The heritage asset is Grade II listed and Historic England’s listing description describes the asset as the following: “Public house. c1880. Brick with ashlar dressings and wood bar front; Welsh slate roof. 2 storeys, 2x3 windows. Gabled front to Beach Street central and end doors, that at right on canted corner to Farringdon Row. 2-leaved end doors have six panels; central doors have 4 panels and plain overlight; all flanked by long panels with paired corbelled Gothic shafts, with clasping rings and foliage capitals, supporting long entablature brackets with prominent ball finials. Glazed bar fronts between doors have panelled stall risers and the left has panelling below window; the right has lower panelling behind window; each window has wood mullion. Painted wedge stone lintels and projecting stone sills to 4-pane sashes on first floor; blind round-headed panel with projecting stone sill in gable peak; Roman capitals ANNE STREET incised on sandstone plaque at right; BEACH STREET in sans serif letters on painted plaque above. Painted wood board between windows has name The Kings Arms in applied moulded letters. Right return with similar treatment has door under third window and has intermediate paired shafts and entablature brackets; moulded letters with THE KINGS ARMS applied directly. Fascia to front has painted Beach Street and Anne Street names, and Hanover Place and Farringdon Row painted on right return. Former Anne Street now blocked and new road laid out, so changing relationship with the two streets on the right”. The heritage asset has historical (illustrative) value, constructed in the late 19th century during the height of Sunderland’s ship building and industrial output. The heritage asset has aesthetic value, constructed in brick with timber sash windows and wood bay frontage. The heritage asset additionally has communal value, it is still in use as a public house and local people since its erection will have an emotional attachment to the building. The setting of the heritage asset has been substantially eroded, historically the public house was located within a densely populated residential area. The demolition of the surrounding housing has led to the current building being

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 20

situated within an industrial estate. As such, it is considered that the building’s setting does not assist in understanding or contributing to its significance. In accordance with the value/interest criteria relating to heritage interest, the heritage asset is considered to be significant.

6.2.5 Bishopwearmouth Conservation Area

The Bishopwearmouth conservation area was designated in 1969, around the heart of the former medieval village in recognition of its architectural and historic interest. The original boundary was extended in 1989 to accommodate 19th and 20th century development. The boundary has been further extended in 2018. The central character of the conservation area is comprised of fine Edwardian and Victorian buildings within the surviving medieval street plan and the former Town Green. The boundary of the conservation area is shown in figure 3 below, the 2018 addition to the conservation is shown as hatched red.

Figure 7: Bishopwearmouth Conservation Area

The application site is closest to Character Zone 1, the Theatre Quarter/High Street West area. The conservation area character appraisal states that this character zone is: “predominantly characterised by landmark historic buildings alongside several terraced properties together with a newly formed public square to the front of the vacant fire station. The designs of W.M. and T.R. Milburn and other important local architects are particularly prominent in the area, giving it some of the finest buildings in the conservation area. The buildings along High Street West vary in scale and style and there is an abundance of bars, many in former terraced houses. The area is also often described as Sunderland's 'Theatre Quarter' due

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 21

to the location of the Empire Theatre and the potential for nearby vacant sites and buildings to be developed / converted for associated cultural uses.” The character appraisal does not specifically reference the Vaux site redevelopment or the wider Riverside Sunderland regeneration area. However due to the reference to the newly formed public square to the front of the vacant fire station, recently refurbished by SCC and renamed Keel Square an assessment of the proposals on the character and appearance of the conservation area is relevant. In accordance with the value/interest criteria relating to heritage interest, the heritage asset is considered to be significant.

6.3 Assessment of Impact

This section of the Statement assesses the impact of the proposed development on the heritage assets identified in section 6.2.

6.3.1 Monkwearmouth Railway Bridge (over River Wear with Viaduct to North)

The heritage asset has been assessed in accordance with the value/interest criteria relating to heritage interest as significant. The setting of the heritage asset relates to the siting of the bridge over the River Wear and the north and south settlements of Sunderland. The proposed development forms part of the setting of the heritage asset, being part of the southern section of the city centre of Sunderland. It is considered that the proposed development will not have a detrimental impact on the setting and character of the heritage asset and will provide an opportunity for enhancement of the asset through provision of new viewing areas, enhanced shared pathways and rest points along the Cliff Top Path. The provision of high-quality public realm and durable materials will enhance views to the site from the heritage asset. Overall, the proposed development accords with the NPPF and local planning policies SP2, SP7 BH7 and BH8.

6.3.2 Wearmouth Bridge

The heritage asset has been assessed in accordance with the value/interest criteria relating to heritage interest as significant. The setting of the heritage asset relates to the siting of the bridge over the River Wear and the north and south settlements of Sunderland. The proposed development forms part of the setting of the heritage asset, being part of the southern section of the city centre of Sunderland. The proposed development will be visible in views to and from the heritage asset. The proposed development will enhance the views to the heritage asset through the provision of new viewing areas, enhanced shared pathways and rest points along the Cliff Top Path. The provision of high-quality public realm and durable materials will enhance views to the site from the heritage asset. Overall, the proposed development accords with the NPPF and local planning policies SP2, SP7 BH7 and BH8.

6.3.3 Livingstone's Public House

The heritage asset has been assessed in accordance with the value/interest criteria relating to heritage interest as significant. The setting of the heritage assets assists in understanding the significance of the asset but does not offer a significant contribution to the assets’ significance. The public realm elements of the proposed development will be partially visible in views to and from the heritage asset on the southern areas of the site. The provision of enhanced public realm improvements will not impact the significance or setting of the heritage asset or its setting. Overall, the proposed development accords with the NPPF and local planning policies SP2, SP7 BH7 and BH8.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 22

6.3.4 The King's Arms Public House

The heritage asset has been assessed in accordance with the value/interest criteria relating to heritage interest as significant. The setting of the heritage assets assists in understanding the significance of the asset but does not offer a significant contribution to the assets’ significance. The provision of enhanced public realm improvements will not impact the significance or setting of the heritage asset or its setting. Overall, the proposed development accords with the NPPF and local planning policies SP2, SP7 BH7 and BH8.

6.3.5 Bishopwearmouth Conservation Area

The heritage asset has been assessed in accordance with the value/interest criteria relating to heritage interest as significant. The significance of the conservation area relates to its surviving Edwardian and Victorian architecture, developed in line with the old medieval street pattern. The newly formed Keel Square affords views to the Magistrates Court and provides a high-quality environment for the setting of this building. The proposals include the provision of a new shared use path, landscaping and underground ducting. The views afforded to and from the conservation area will relate predominantly to the construction of the new path and areas of external landscaping. These views are anticipated to be removed upon completion of the two new office buildings to the south of the path and landscaping on this area of the Vaux site. As such it is not considered that the proposed development will impact on the character or appearance of the conservation area. Overall, the proposed development accords with the NPPF and local planning policies SP2, SP7 BH7 and BH8.

6.4 Conclusion

This section of the Statement forms the heritage statement in support of the planning application. The heritage assets assessed are as follows:

• Monkwearmouth Railway Bridge (over River Wear with Viaduct to North): Grade II listed • Wearmouth Bridge: Grade II listed • Livingstone's Public House: Grade II Listed • The King's Arms Public House: Grade II listed • Bishopwearmouth Conservation Area All of the heritage assets were assessed as significant in accordance with the values criteria. When assessing the impact of the proposals on each of the heritage assets, no harm to the significance or setting of the heritage assets has been identified. Overall, the proposed development accords with the NPPF and local planning policies SP2, SP7 BH7 and BH8.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 23

7.0 Relevant Planning Issues

This section of the Statement sets out the relevant planning issues related to the consideration of the planning application and their compliance with national and local planning policy.

7.1 Archaeology

An archaeological desk-based assessment has been undertaken in support of this planning application. The planning application boundary includes zones within areas 2, 3, 4 and 5 of the report. With regards area 2, the report does not identify any potential archaeological deposits within the boundary of this planning application. In area 3 previous archaeological works have shown that there are extensive remains dating to the prehistoric period across the site, although in some places this has been removed by cellars. The provision of the digital infrastructure cabling may interfere with archaeological deposits in this area of the site. In area 4, there is direct evidence for extensive prehistoric settlement within the upper plateau of the proposed development area, and the area to the east. This includes pits, post-holes and a large enclosure ditch, together with artefactual material and paleoenvironmental evidence dating from the Mesolithic through to the Iron Age. An undated soil overlay some of these features. In some areas, this resource has been truncated by 19th and 20th century development, but a significant resource still survives within the site. The proposed development is located in the centre of area 4, therefore it is not certain as to whether archaeological deposits extend to this area of the site. Remains of 19th- and 20th-century buildings, including a school, brewery and terraced housing, may survive across the site, although the site has been landscaped and much of this will have been removed or reduced to rubble. This resource has limited significance. Human remains, burial vaults and the remains of a mortuary chapel from a 19th century cemetery are likely to be present in the lower part of the site to the west. The burials are to the immediate west of the vaults and are covered by up to 2m of modern material. Part of the site truncates the area that may form part of the former cemetery. The proposed development will look to excavate to a depth of 600mm, however, it is considered that this will not impact on buried remains as it is outside of the 2m depth of concern. The report recommends that appropriate programmes of mitigation are agreed where there is likely to be an impact on the archaeological resource. This programme is likely to comprise areas of archaeological excavation and watching brief, and subsequent analysis and reporting of the results. During the determination period for the planning application SCC’s archaeologist will be consulted and advice on areas requiring programmes of mitigation will be agreed. Overall, the proposed development complies with the NPPF and local planning policies SP2, SP7, BH7 and BH8.

7.2 Heritage

Due to the potential for the proposed development to impact on the significance or setting of designated heritage assets, a heritage statement has been submitted in support of the planning application. The following heritage assets were assessed:

• Monkwearmouth Railway Bridge (over River Wear with Viaduct to North): Grade II listed • Wearmouth Bridge: Grade II listed • Livingstone's Public House: Grade II Listed • The King's Arms Public House: Grade II listed

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 24

The assessment of impact on the heritage assets found that no detrimental impact on their significance or setting would occur as a result of the proposed development. The proposals were considered to assist in enhancing the significance and setting of the grade II listed Monkwearmouth Railway Bridge and the grade II listed Wearmouth Bridge. Overall, the proposed development accords with the NPPF and local planning policies SP2, SP7 BH7 and BH8.

7.3 Land Contamination

A Preliminary Geoenvironmental Assessment (Phase 1 Desk Study) has been undertaken in support of the planning application. The report notes that the existing ground conditions consist of made ground (including relic foundations) underlain by a thin layer of laterally discontinuous firm to stiff glacial clay deposits, in turn underlain by the Roker Formation (Magnesian Limestone) bedrock. Ground water is likely to be deep within the bedrock, and in hydraulic continuity with the River Wear to the north. The main source of potential contamination – the made ground, underlies practically the entire alignment of the shared use path. However, most potential pollutant linkages on the development is in operation are broken by the nature of the development – a sealed, open-air path. Consequently, the risk to the sites end users is considered low to moderate. The risk to controlled waters is considered low to moderate. The assessment has indicated that for the construction phase the risks to construction workers and adjacent public during construction is potentially high and mitigation measures will need to be employed during construction to limit the risk. Further The report recommends some additional investigative work, but these works are not formally required via intrusive ground investigations. Overall, the report concludes that no further works are required to be undertaken for the development to be acceptable for the proposed use. The proposals therefore accord with the NPPF and local planning policies HS1 and HS3.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 25

7.4 Flood Risk and Drainage

7.4.1 Flood Risk

As the proposed development constitutes major development, a flood risk assessment has been required to be undertaken in support of the planning application. The site is shown as located in Flood Zone 1 on the Environment Agency’s Flood Map for Planning, shown in figure 8 below

Figure 8: EA Flood Map for Planning

Source: Environment Agency, 2020 All forms of flood risk to and from the proposed development have been considered. These include tidal, fluvial, existing sewers, proposed drainage, overland, infrastructure failure and groundwater and have all been assessed as low risk. The detailed design of topography and layout arrangements will mitigate the risk of standing water present on site. All forms of flood risk have been classified as low or mitigated and the development is considered acceptable from a flood risk perspective. As such, the proposals accord with the NPPF and local planning policies HS1, WWE2 and WWE3.

7.4.2 Drainage

A Drainage Strategy has been provided in support of the planning application, which details the treatment of surface water runoff from the proposed development. The outline strategy below was accepted in principal with SCC’s LLFA: 1. Unrestricted discharge is permitted into the existing NWL overflow to the River Wear. This is to be a temporary connection until the proposed SuDS features have been developed within Galleys Gill.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 26

2. At a point in the future the unrestricted flows shall be diverted into the Galley’s Gill SuDS features. The water is required to charge the proposed system hence LLFA agreement for un-restricted flow. 3. Water quality treatment is still required as per Sunderland LLFA and CIRIA SuDS requirements. 4. Analysis of pipe diameter and capacity required for maximum flow in existing NWL pipes. 5. Several points of connection to masterplan infrastructure and NWL sewers. The proposals therefore accord with the NPPF and local planning policies HS1, WWE2 and WWE3.

7.5 Design and Access and Landscape

Section 5.0 of this statement sets out the design and access and landscape strategy for the proposed development. The proposed development has been designed to ensure a high-quality public realm is created across the site. The proposals utilise high-quality materials that have been selected for their durability and aesthetic appearance. The implementation of the public realm and a well-considered lighting scheme across the site will create an environment which will be utilised by the public during the day and at night. The proposals will improve the visual quality of the existing Galley’s Gill bridge, which looks run-down and is not an attractive environment for the public. The proposals have been designed to ensure a multitude of users can access the site, including those with mobility issues and pushchairs. Overall, the proposals will improve and enhance the public realm of the site and complies with the NPPF, local planning policies NE1, BH3, SP7, SP2, HS1, SS1 and saved planning policies B2A, B19, T10, T11 and SA75.

7.6 Lighting

The proposed development will require the installation of lampposts on the site as part of the public realm and landscaping proposals. The details of the locations of the proposed columns and their luminance levels are currently unknown, as a wider Lighting Strategy for the Riverside Sunderland regeneration area is currently being undertaken. As such, this planning application seeks consent in principal to allow the erection of lighting columns, with details of the proposed lighting columns, lanterns and lux levels required to be submitted via a planning condition attached to the consent. The following information has been provided by the lighting consultant which illustrates the general strategy of lighting proposed to be adhered to in relation to area subject to this planning application. Street lighting columns and illuminated footpath bollards will be designed and installed, to ensure compliance with the current Sunderland Street Lighting Specification and recommended Luminance Levels are adhered to and achieved in all areas concerned, including any ‘Conflict Areas’ (areas of planting such as trees or shrubs). The proposals will utilise products and materials which will comply with Adoption Standards. This equipment should be selected in full consultation with the lighting consultant. In general columns in residential areas should be 6m mounting height with a suitable lantern that will meet current lighting standards (5 - 7.5lux Ave, 1lux min). As some residential areas are located close to the Vaux site it may be advised to allow a slightly higher lighting level as these levels may appear dark in contrast to the relatively high levels associated with the City Centre. A fixed dimming regime is currently in use throughout Sunderland and the Vaux site and will also be applied on the proposed lighting. This not only reduces energy use but also lessens the impact on nocturnal and foraging wildlife, as well as, lowering spill light into adjacent properties. It is considered that the proposals comply with the NPPF, local planning policies SP2, HS1, BH1 BH3 and saved planning policy B2A.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 27

7.7 Structural Considerations

The planning application seeks consent for structural works to the cliff edge of the Vaux site, which are required due to a historic slip to a section of cliff. The slip occurred following previous demolition work and the exposed ground surface was subsequently terraced to prevent further collapse and/or ground loss from the edge of the cliff. In order to construct the new digital infrastructure route and footpath it is proposed to install a new retaining wall over a portion of the terraced rockface. This structural solution has been developed to minimise the risks of building close to the edge of the cliff, achieve the required design life for adoption and proposes the use of precast retaining wall units backfilled with a lightweight concrete aggregate. The precast units will be manufactured off-site and founded on the prepared rock with rock anchors fixed into the existing rock to resist the horizontal loads imposed on the wall. The visible face of the wall will be part of the main precast units with the proposed pattern/finish cast and controlled within factory conditions. A steel mesh-based greening erosion protection system is proposed for the remainder of the exposed rockface to tie into the wider landscaping scheme and further reduce the risk of damage to the cliff face in the future. The proposals will ensure the land is suitable for the development and accords with the NPPF and local planning policy HS1.

7.8 Trees

An Arboricultural Impact Assessment has been undertaken in support of the planning application. The report identifies that 10 trees rated Category C, and 1 tree rated Category U will be affected by the development. Of the trees to be removed, these are trees T3, G4, T12, G14, T18, T24 (part), T25, G26, T28, T38 and G49. The proposed development therefore does not result in the loss of high-quality trees that positively contribute to the landscape of the site. As the proposals include the provision of new landscaping and tree planting to deliver public realm improvements, it is considered the loss of the existing trees is offset by the improvements to the site. Overall, the proposed development complies with the NPPF and local planning policy NE2 and saved policy CN21.

7.9 Ecology

A Phase I Ecological Appraisal has been undertaken to support the planning application. The results obtained from the MAGIC search revealed no National Nature Reserves (NNR’s), within 2km of the site. There is one Site of Special Scientific Interest (SSSI), which is also designated as a Local Nature Reserves (LNR’s) within 2km of the site: Fulwell and Carley Hill Quarries. 2.3km to the northeast of the site lies the Northumbria Coast Special Protection Area (SPA), Durham Coast Special Area of Conservation (SAC), and Northumbria Coast Ramsar site. The site is situated within a SSSI impact zone, however the proposed development is not listed as one of those that requires consultation with Natural England (magic.gov.uk). The proposals are not likely to impact on the SSSI or LNR. ERIC NE provided four records of non-statutory designated sites within a 2km radius of the site; Wearmouth Riverside Park, Sunderland South Docks, Mowbray Park and North Dock Tufa. The site lies partly within the Wearmouth Riverside Park but the proposals will have minimal impact on the habitats on this site. Twelve types of habitat were recorded during the site walk-over. The site is a mixture of large areas mainly consisting of hard standing, bare ground, plantation broadleaf woodland, scrub and semi-improved grassland. The report assessed that the proposals will have minimal impact on these habitats. The grassland across the site is largely species poor. There are habitats on site that are considered to provide suitable habitat (scrub) for nesting birds and care should be taken not to carry out works likely to disturb breeding. It is therefore recommended that any pruning or felling works should be carried out outside the bird nesting season (March-August inclusive). Should this not be possible, all trees should be checked for nests by an experienced ecologist prior to the works taking place.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 28

The trees on site were assessed as having negligible potential to provide roosting opportunities for bat species. Therefore, no further survey work is recommended on the buildings or trees. The loss of some trees and scrub will not impact on the foraging and commuting routes on site. Lighting should ideally be low level and aim to retain darker corridors adjacent to woodland edges wherever possible. Overall, the proposed development will not have a detrimental impact in relation to ecology and therefore accords with the NPPF and local planning policy NE2 and saved policy CN21.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 29

8.0 Conclusion

This statement has been prepared in support of a detailed planning application for “laying of underground data ducts and associated infrastructure, together with creation of and improvements to shared footpaths, erection of lighting columns, handrails, structural reinforcement works, erection of retaining wall, installation of ancillary drainage, street furniture and hard and soft landscaping. Proposals also include improvements to the existing Galley’s Gill footbridge, installation of decorative balustrading, installation of associated lighting and associated footpath repairs. Development situated on land to the North of St, Mary’s Way, Sunderland, including parts of the former Vaux Brewery Site, Galley’s Gill Farringdon Row and the connecting Galley’s Gill Footbridge”. The proposed development of the building will assist in the ongoing regeneration of a prime city centre regeneration site through the delivery of new digital infrastructure, improved and enhanced public realm and landscaping. The key planning issues such as trees, ecology, heritage, structural considerations, land contamination, lighting, flood risk and drainage and archaeology have been considered and there are no conflicts with the proposals in relation to national and local planning policy. The Planning and Compulsory Purchase Act 2004 is relevant to the planning balance associated with the application. Section 38 (6) states: “If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise”. The NPPF, paragraph 11 states that for decision taking this means “approving development proposals that accord with an up-to-date development plan without delay”. This Statement has demonstrated that the application is in accordance with the development plan and the planning balance is therefore weighted in favour of the application. Overall, it is considered that the proposed development accords with the NPPF, saved UDP policies CN21, B2A, B19, SA75, T10, T11 and local planning policies HS1, HS3, NE2, SS1, SP2, SP7, WWE2 and WWE3.

Document Ref. 1028146-PG01-RPT-5G PS- Rev D 30

Cundall Johnston & Partners LLP 4th Floor Partnership House Regent Farm Road Gosforth Newcastle upon Tyne NE3 3AF United Kingdom Tel:+44 (0)191 213 1515 Asia Australia Europe MENA UK and Ireland www.cundall.com