PROJECT ISO A3 297mm x 420mm INSERT_TITLE urements must be obtained from the stated dimensions. CLIENT INSERT_CLIENT_NAME CONSULTANT 1 New York Street MANCHESTER, M1 4HD +44 (0) 161 601 1700 tel +44 (0) 161 601 1799 fax www.aecom.com to any party that uses or relies on this drawing without AECOM’s express written consent. Do not scale document. All meas CHECKING/VERIFICATION ISSUE/REVISION parties, except as agreed by AECOM or required law. accepts no responsibility, and denies any liability whatsoever, I/R DATE DESCRIPTION SHEET TITLE INSERT_SHEET_TITLE PROJECT NUMBER INSERT_PROJECT_NUMBER SHEET NUMBER INSERT_DRAWING_NUMBER SCALE DESIGN GUIDE 1:XXXX April 2020 DATE CREATED NEIGHBOURHOOD PLAN This drawing has been prepared for the use of AECOM’s client. It may not be used, modified, reproduced or relied upon by third XX/XX/XX MIDDLETON ST GEORGE DESIGN GUIDE Quality information Document Ref Prepared for Prepared by Date Reviewed by name MSG DR-10652 MSG Nick Beedie, April Neighbourhood Neighbourhood Neighbourhood Elliot Jodrell Plan Steering Plan Design Plan Steering AECOM 2020 Group, Codes Group AECOM Limitations This document has been prepared by AECOM Limited (“AECOM”) in accordance with its contract with Locality (the “Client”) and in accordance with generally accepted consultancy principles, the budget for fees and the terms of reference agreed between AECOM and the Client. Any information provided by third parties and referred to herein has not been checked or verified by AECOM, unless otherwise expressly stated in the document. AECOM shall have no liability to any third party that makes use of or relies upon this document. This document is intended to aid the preparation of the Neighbourhood Plan, and can be used to guide decision making and as evidence to support Plan policies, if the Qualifying Body (QB) so chooses. It is not a neighbourhood plan policy document. It was developed by AECOM based on the evidence and data reasonably available at the time of assessment and therefore has the potential to become superseded by more recent information. The QB is not bound to accept its conclusions. If landowners or any other party can demonstrate that any of the evidence presented herein is inaccurate or out of date, such evidence can be presented to the QB at the consultation stage. Where evidence from elsewhere conflicts with this report, the QB should decide what policy position to take in the Neighbourhood Plan and that judgement should be documented so that it can be defended at the Examination stage. Copyright © This Report is the copyright of AECOM UK Limited. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited. PAGE 2 MIDDLETON ST GEORGE DESIGN GUIDE Contents 1. Introduction 1.1 Background 1.2 Purpose and scope 1.3 Methodology 1.4 Document Structure 1.5 Policy and Guidance 1.6 The Study Area 2. Assessment 2.1 Settlement Pattern 2.2 Movement and streets 2.3 Landscape and heritage 2.4 Neighbourhood Structure 2.5 Built-form and character 3. Design Codes 3.1 The Design Vision 3.2 General Guidance 3.2 Area Codes: Middleton St. George 3.3 Area Codes: Middleton One Row 3.4 Area 3: Oak Tree 4. Next Steps 4.1 Requirements for developers 4.2 Projects for further action PAGE 3 MIDDLETON ST GEORGE DESIGN GUIDE 1.0 Introduction ‘… design codes are – in appropriate circumstances – 1.1 Background valuable tools to deliver a range of more sustainable 1.4. Document structure processes and outcomes from development. It confirmed The Middleton St George Neighbourhood Plan Steering • Introduction that as a particularly robust form of design guidance, design Group (NPSG) are seeking to shape and influence codes can play a major role in delivering better quality development within their Parish via the process of producing • Parish Assessment development. They also have a significant role to play in a Neighbourhood Plan that will be put to a referendum within delivering a more certain design and development process, the Parish area. • Characterisation: Distinctively Middleton St George and – if properly managed – can provide the focus around which stakeholders can integrate their activities, delivering Locality is the national membership network for community • The Vision in the process a more coordinated and consensus driven organisations that bring local people together to produce process.’ neighbourhood plans. Through Locality’s support • Design Codes programme, AECOM (the lead author of this report) has (Preparing Design Codes A Practice Manual - CABE, 2006) been assigned to produce Design Codes that will provide an evidence base for Middleton St George’s emerging Neighbourhood Plan. 1.5. Policy and guidance The following documents have informed the preparation of 1.3 Methodology this report: 1.2 Objectives • Inception phone call with NP Group chair on scope and The specific focus of the report is to provide design background; i) Darlington Landscape Character Assessment (LUC for guidance for the three key sub-settlements of Middleton St Darlington BC, 2015) George (including Oak Tree and Middleton One Row). The key • Inception meeting with NP Group and locl planning objectives are: consultant; ii) Darlington Characterisation Study (Darlington BC, 2009) A Design Code is an appropriate tool to: • Parish walking tour and photographic site survey; iii) Middleton One Row Conservation Area Character Appraisal (Darlington BC, 2010) • Add to and support existing policy and guidance; • Local planning policy and guidance review; • Clarify what is expected from local developers; iv) Revised Design of New Development Supplementary • Raise the quality of housing development; • Desktop village frameworks survey; Planning Document (Darlington BC, 2011) • Eliminate inappropriate development; and • Desktop characterisation study; • Deliver locally distinctively development. • Workshop on Design Vision. PAGE 4 MIDDLETON ST GEORGE DESIGN GUIDE 1.6. Study Area and development sites The Parish of Middleton St. George includes the sub settlements of Middleton St George, Middleton One Row and Oak Tree. It also includes part of the airport, however this is excluded from the plan area due to its strategic role. The Neighbourhood plan area covers the three sub- settlements and their rural surrounds but excludes the Middleton St. airport due to its strategic role in the region. George Oak Tree Over the last few years planning permission has been granted for a number of large housing sites in Middleton St George, some of which have been constructed or are Tees Valley currently under construction. There are also further sites Airport being proposed in the emerging Local Plan. Middleton The potential sites in this report (p.13) are contiguous to the One Row village boundary and are included within the design code study area should the local plan pass examination with the included. Neighbourhood Plan boundary area Figure 1: Study Area PAGE 5 MIDDLETON ST GEORGE DESIGN GUIDE 2.0 Parish Assessment 2.1 Village Growth and Settlement Pattern i) 1858 – Dinsdale Park Spa hotel (now apartments) and the iii) 1957 - The Oak Tree and Virginia housing estates for RAF settlement at Middleton One Row (forming the main part personnel is underway adjacent to the RAF airbase to the of a conservation area) overlooks the River Tees Valley. east. The Stockton and Darlington Railway line (1825) serves Middleton Station and the Brick / Tileworks and workers iv) 1991 – The airbase, now an airport has since become housing to the north. Durham Tees Valley International Airport. Until the mid- 1990’s, Middleton St George was relatively small with a ii) 1899 - The Darlington and Saltburn branch line is built, population of approximately 1,800. splitting at Oak Tree Junction and serving the new Dinsdale Station and Middleton Ironworks. A new village centre is v) Present day - Following the demise of industry and the created north of Dinsdale Station alongside the iron workers availability of brownfield sites, the population grew rapidly to row houses. the current level of approximately 4,500. The A67 bypasses have been built to the north of Middleton St George. Figure 2: Historical Development PAGE 6 MIDDLETON ST GEORGE DESIGN GUIDE Figure 3: Map extracts (clockwise from top left); HELAA Assessment sites; Landscape Character and Designations (Darlington BC); Land uses (Openstreetmap.co.uk) and Ordnance Survey (C) PAGE 7 MIDDLETON ST GEORGE DESIGN GUIDE 2.2 Landscape and Open Space 2.2.1. Landscape Character, features and & by the Parish Council, but the former pumping station is now topography a Community Centre and now belongs to the Community Association, a registered charity, which offers a range of The landscape character area surrounding Middleton St. leisure and community activities and which also houses a George and Oak Tree is categorised as ‘Middleton Farmland’ nursery and play area. which is a largely flat, farmed plateau north of the River Tees. To the south, from Middleton One Row, this change to the 2.2.3. Statutory Designations ‘Tees Valley’ character area with a dramatic incised Valley cut in by the River Tees with views over the flood plain and valley. Tower Hill motte castle is a Scheduled Monument north- Key landscape features across the area include woodland, east of Dinsdale Spa. The monument includes a well the River Tees, and associated banks (part of Village Green preserved Norman motte situated in a prominent position status). A historic Roman Road links Tower Hill Earthworks overlooking the River Tees, although now it is on private land and Pounty’s Bridge (site of former crossing) in Middleton and largely screened from view. There is also a Deserted One Row with the Middleton St. George to the north. medieval village (of West Hartburn) north of the A67, another scheduled monument. There are 16 listed buildings in the 2.2.2. Open Spaces and Recreation study area. Part of The Front in Middleton One Row is a designated 2.2.4.