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Strategic Development Framework Plan for the River Tyne North Bank

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Strategic Development Framework Plan for the River Tyne North Bank Strategic Development Framework Plan for the River Tyne North Bank Final Report March 2010 North Tyneside Council/One North East Final Report CONTENTS 1. INTRODUCTION.........................................................................................................1 2. BACKGROUND..........................................................................................................7 3. ECONOMIC ANALYSIS .............................................................................................8 4. POLICY REVIEW......................................................................................................25 5. DEMOGRAPHIC & SOCIO-ECONOMIC ANALYSIS ..............................................44 6. PHYSICAL ANALYSIS.............................................................................................47 7. ARCHAEOLOGY AND HERITAGE .........................................................................77 8. TRANSPORT, UTILITIES AND MARINE INFRASTRUCTURE ..............................85 9. KEY ISSUES AND OPPORTUNITIES FOR CHANGE............................................94 10. VISION AND OBJECTIVES FOR REGENERATION.............................................105 11. OPTION DEVELOPMENT ......................................................................................109 12. STRATEGIC DEVELOPMENT FRAMEWORK PLAN...........................................132 PART 2: MASTERPLAN: VISION FOR WALLSEND.........................................................147 13. BACKGROUND TO THE PREPARATION OF THE MASTERPLAN....................148 14. VISION FOR THE REGENERATION OF THE SWAN HUNTER SHIPYARD SITE.....................................................................................................162 15. VISION FOR THE WATERFRONT FROM SWAN HUNTER TO WILLINGTON GUT.................................................................................................183 16. VISION FOR THE WATERFRONT BETWEEN WILLINGTON GUT TO HOWDON YARD ....................................................................................................191 17. VISION FOR WALLSEND TOWN CENTRE ..........................................................192 PART 3: DELIVERY STRATEGY AND NEXT STEPS .......................................................203 18. DELIVERY STRATEGY..........................................................................................204 19. DEVELOPMENT PROGRAMME............................................................................206 20. COST ITEMS AND FUNDING CONSIDERATIONS ..............................................210 21. APPRAISAL OF COSTS AND BENEFITS ............................................................216 22. PARTNERING ARRANGEMENTS, PROGRAMME IMPLEMENTATION STRUCTURE AND DELIVERY MODELS..............................................................220 23. PLANNING AND DEVELOPMENT FRAMEWORK...............................................226 24. ONGOING CONSULTATION AND MARKETING .................................................232 25. CONCLUSIONS AND NEXT STEPS .....................................................................236 March 2010 North Tyneside Council/One North East Final Report APPENDIX A: REPORT ON COMMUNITY ENGAGEMENT APPENDIX B: MATERIAL EXHIBITED AT THE SEPTEMBER CONSULTATION EVENT LIST OF FIGURES FIGURE 1.1 RIVER TYNE NORTH BANK STUDY AREA 2 FIGURE 3.1: QUARTERLY CHANGES IN GROSS DOMESTIC PRODUCT OVER THE PAST 20YEARS FIGURE 3.2: ANNUAL CHANGES IN UK OUTPUT BY INDUSTRY, 1987 TO 1993 FIGURE 3.3: EMPLOYMENT GROWTH AND SPECIALISATION IN NORTH TYNESIDE: 14 FIGURE 3.4: INDEX OF RESILIENCE AND RECOVERY FIGURE 3.5: COMPARISON WITH 60 ENGLISH CITY AVERAGE FIGURE 3.6: COMPARISON WITH 60 ENGLISH CITY AVERAGE BY DOMAIN FIGURE 3.7 KEY SECTORS FOR THE REGION, CITY REGION AND NORTH BANK FIGURE 5.1: KEY SECTORS FOR THE REGION, CITY REGION AND NORTH BANK FIGURE 6.15: CHARACTER AREA 7 ANALYSIS PLAN FIGURE 6.16: CHARACTER AREA 8 ANALYSIS PLAN FIGURE 6.17: CHARACTER AREA 9 ANALYSIS PLAN FIGURE 6.18: CHARACTER AREA 10 ANALYSIS PLAN FIGURE 6.19: CHARACTER AREA 11 ANALYSIS PLAN FIGURE 8.1: TRANSPORT NETWORK FIGURE 8.2: RIVER FRONTAGES FIGURE 8.3 GROUND CONSTRAINTS FIGURE 11.1: REGENERATION OPPORTUNITIES FIGURE 12.1: STRATEGIC DEVELOPMENT FRAMEWORK PLAN FIGURE 12.2: RIVER TYNE NORTH BANK SUB-AREAS FIGURE 13.1: LANDUSE MASTERPLAN FIGURE 13.2: TRANSPORT MASTERPLAN FIGURE 13.3: EXEMPLAR IMAGES AND ARTISTS IMPRESSIONS FIGURE 14.1: OPTIONS FOR SWAN HUNTER FIGURE 15.1: OPTION FOR WILLINGTON GUT FIGURE 17.1: OPTIONS FOR WALLSEND TOWN CENTRE March 2010 North Tyneside Council/One North East Final Report LIST OF TABLES TABLE 9.1: STRENGTHS, WEAKNESSES, OPPORTUNITIES AND CONSTRAINTS TABLE 11.2 RTNB: WALLSEND - THEMES AND OPPORTUNITIES PRESENTED TO STAKEHOLDERS AND THE COMMUNITY IN MARCH 2009 TABLE 11.3 RTNB: WILLINGTON QUAY - THEMES AND OPPORTUNITIES PRESENTED TO STAKEHOLDERS AND THE COMMUNITY IN MARCH 2009 TABLE 11.4 RTNB: EAST HOWDON/PORT AREA - THEMES AND OPPORTUNITIES PRESENTED TO STAKEHOLDERS AND THE COMMUNITY IN MARCH 2009 TABLE 11.5 RTNB: SCORING OF THE OPTIONS TABLE 11.6 RTNB: WALLLSEND - THEMES AND OPPORTUNITIES: RECOMMENDED LEVEL OF INTERVENTION TABLE 11.7 RTNB: WILLINGTON QUAY - THEMES AND OPPORTUNITIES: RECOMMENDED LEVEL OF INTERVENTION TABLE 11.8 RTNB: WILLINGTON QUAY - THEMES AND OPPORTUNITIES: RECOMMENDED LEVEL OF INTERVENTION TABLE 14.1: DEVELOPMENT PROGRAMME TABLE 20.1: SDFP INTERVENTION MEASURES AND COSTS ITEMS – ON SITE WORKS TABLE 20.2: SDFP INTERVENTION MEASURES AND COSTS - OFF SITE WORKS TABLE 23.1 KEY RISKS, LIKELIHOOD/IMPACT AND MITIGATION STRATEGY March 2010 North Tyneside Council/One North East River Tyne North Bank SDFP and Masterplan Final Report 1. INTRODUCTION Background and Scope of the Study 1.1 GVA Grimley was commissioned by North Tyneside Council (NTC), Newcastle City Council (NCC), One North East (ONE) and the Homes and Communities Agency (HCA) in October 2008, to lead a multidisciplinary team in preparing a Strategic Development Framework Plan (SDFP), Masterplan and Delivery Strategy for the regeneration of a 600 hectare area on the North Bank of the River Tyne which stretches from the Walker Riverside Industrial Park in Newcastle to the Smiths Dock in North Shields. 1.2 The study is being led by GVA Grimley Ltd supported by a sub-consultant team with a broad range of experience and expertise. This includes: x GVA Grimley – regeneration, property development and delivery; x EDAW - economic development, physical analysis, masterplanning and design; x Lend Lease - project programming; x Parsons Brinckerhoff - marine, civil, highway engineering, environmental, heritage and transport; x Kevin Murray Associates - place making and community engagement experience; x The Archaeological Services of Durham University and the marine engineering consultancy of Beckett Rankine will also be included within the engineering services coordinated by Parsons Brinckerhoff. Study Area 1.3 The study area is currently characterised by a number of declining and disjointed land-uses including pockets of strategic employment uses adjacent to large areas of redundant and semi-redundant land, under-utilised quayside and infrastructure uses and small areas of isolated residential neighbourhoods. 1.4 The study area includes almost 10 kilometres of riverfront, which has been the focus of industrial and marine development over the last 200 years, resulting in significant dock infrastructure. As a consequence large areas of the waterfront are publicly inaccessible and in private ownership and use. March 2010 1 North Tyneside Council/One North East River Tyne North Bank SDFP and Masterplan Final Report 1.5 The area has been identified as a key opportunity area with considerable potential for regeneration which could contribute to the local and regional economy and benefit local communities. 1.6 In order to achieve this potential, a strategic development framework plan is required to set the context for future change that seeks to complement existing proposals elsewhere in the sub-region. This includes those being delivered within North Tyneside, Newcastle and South Tyneside. 1.7 The figure below presents an aerial photograph of the study area. Figure 1.1 River Tyne North Bank Study Area Aims of the Study 1.8 The main aim of the SDFP is to put a strategy in place for the River Tyne North Bank area to guide regeneration activity in the area over the next 15 - 20 years. 1.9 The SDFP is supported by a masterplan for the Wallsend and Willington Quay areas that identifies key sites for regeneration including Wallsend town centre and the Swan Hunter shipyard. The conceptual masterplan identifies opportunities for improving the March 2010 2 North Tyneside Council/One North East River Tyne North Bank SDFP and Masterplan Final Report heritage/tourism offer at Segedunum, public realm and community access to the River Tyne and a range of transport, utility and infrastructure improvements that will assist in bringing back redundant riverside sites into productive employment use in the future. Objectives of the Study 1.10 The study objectives are set out below: x Ensuring optimum uses for the area, to create a vibrant and vital district for living, working and leisure; x Maximising the potential for reconnecting communities with the River Tyne; x Planning for the provision of excellent accessibility and linkages between the riverside site, the town centre and adjacent neighbourhoods, maximising the opportunities for transport and movement by means other than the car; x Optimising the environmental, social
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