- A way forward

Masterplan

25/11/05 Contents

Section Chapter Heading Page Section Chapter Heading Page

1. Introduction 3 7. Urban Design Analysis 57 - Aims of the masterplan 4 - Land Use 58 - Sunderland Housing Group - Transport 59 - The Neighbourhood Assesment matrix - Vehicular Movement 62 - The Neighbourhood Assesment matrix - Southwick 5 - Pedestrian Permeability 63 - Green Spaces and recreation 64 2. Executive Summary 7 - Block Structures 65 - Visual Character 66 3. Site Location and Description 11 - Disproportionate Disrepair 67 - Location 12 - Central Southwick Renewal Area 14 8. Vision 69 - The Surrounding Area 16 - Design Context 70 - Historic Context 19 - Aims and Objectives 71 - Physical Characteristics 22 Creating a sense of place 71 - Infrastructure 23 Travel, Desire routes and transport 72 - Health 24 Defensible space 73 - Community Safety 25 Architecture 74 Youth Diversionary activity - Urban Sustainability 75 Secured by design - Sustainable Development 76 - Shopping and Services provision 26 - Design Strategy; Homezones and perimeter blocks 77/80 - Business, Employment and Training 28 - General Principals of Urban Design 81 Opportunity for new markets - Life Long Learning 29 9. Proposals 83 - Open space and landscape 30 - Play and Leisure 31 - Design Strategy 84 - Constraints and Liabilities 32 - Strategic masterplan 85 - Involving the Community 33 - Phase One masterplan 86 - Schedules 87 4. Background to the Proposal 35 - Phase one Road hierarchy 88 - The Vision 36 - Transport proposals 89 - Background and context 36 - School proposals 90 - Strategic masterplan - Landscaping 91 - North Area Regeneration Strategy 37 - Strategic masterplan - Phasing 92 5. Planning Policy Context 39 - National planning guidance 40 10. Assessment of Proposals Against Planning Policy Context 93 Relevant guidance documents - CABE / DETR 41 - Assesment 94 - Regional planning policy 43 - Local planning policy 46 Accompanying Appendices - Regional Housing Strategy 49 1. Design Guide - City Strategy 50 2. Housetypes - City of Sunderland Housing Strategy 51 3. Design Literature 4. North Company Regeneration Strategy 6. Sustainability Appraisal 53 5. Evidence of Community Consultation 6. North Company Board Reports 7. Evidence of contact made with residents 8. Decant Programme 9. Sustainability appraisal 1 Introduction

3 Introduction

Aims of the Masterplan The purpose of this Masterplan is to ensure that the Local Planning Authority has sufficient information on which to make a decision on the key design principles of the Central Southwick development and once the masterplan has been endorsed by the City Council’s Cabinet, to formally adopt the document as Interim Planning Policy. A detailed planning submission can then be made for the first phase of the development (approximately 122 new dwellings).

Sunderland Housing Group has already set out its programme for the renewal and modernisation of properties in the city within the Planning Strategy Statement document submitted to the City Council in September 2004. Citywide, the Group proposes to demolish almost 5,000 houses, 600 of which are privately owned, and replace with approximately 4,500 new homes to buy and to rent. This masterplan document will consider in more detail, how Sunderland Housing Group’s proposals to demolish 345 dwellings in Central Southwick and replace with 384 new dwellings fits within the national, regional and local planning policy context and the Government and City Council’s commitment to deliver sustainable urban communities. The significance of development proposals within Southwick, should be regarded as of regional importance in aiding delivery of a City that competes both regionally and nationally.

Sunderland Housing Group It is considered useful, in setting the scene to the masterplan proposals, to explain briefly the position of Sunderland Housing Group as the main social housing provider within the City. In April 2001, Sunderland Housing Group took control of the Council’s housing stock through Large Scale Voluntary Transfer. The purpose of the transfer of stock to a Registered Social Landlord (Sunderland Housing Group) was to enable large areas of the City’s social rented stock to be improved and where necessary replaced. At the time of the stock transfer, Sunderland Housing Group developed the Neighbourhood Assessment Matrix (NAM), a tool for assessing sustainability and stability of its estates.

The Neighourhood Assessment Matrix The matrix was developed internally but received input and guidance from staff at Sheffield Hallam University. The model assessed neighbourhoods using the following: - housing indicators such as turnover, voids, arrears, and re-let times to give an indication of stability and demand for an area - non-housing indicators such as levels of unemployment and educational achievement - perceptive indicators views of housing managers and or other relevant professionals are sought as to be main issues within neighbourhoods.

Initially the Matrix was run across the whole of the Group’s stock and a further run took place in 2003. Although demand and stability indicators had improved on some estates , in Central Southwick, serious sustainability concerns were highlighted and have consistently appeared in the matrix.

4 Introduction

The Neighourhood Assessment Matrix - Southwick In the first year of running the NAM Southwick was third in the list of most deprived neighbourhoods across the city and in the second run in 2003, Southwick moved up a rank to second place.

On 13th January 2003 SHG’s North Area Housing Company agreed to include 350 properties in Central Southwick within the renewal category. The reason for this decision was informed by the NAM and is explained fully in section 4 of this masterplan “Background to the Proposal”. All home owners and tenants were visited on Tuesday 14 January 2003 to inform them of the decision to renew, to offer advice and to discuss their concerns. Owners were advised at this time that a Homes Owners Advisory service would be offered and were given a leaflet giving details of the service (see accompanying appendix). Individual decant visits with tenants were carried out between January and March 2003 with all SHG customers.

At the time of the decision to renew, there were 228 SHG customers to be re-housed. Of the existing 228 SHG tenants within the renewal area 18% already had an application registered for housing elsewhere in the north company area before the decision to renew was announced. Indeed some applications dated back a number of years.

13.6% of the 228 tenants actually submitted a registration form to move prior to actually having received a visit from one of the Group’s housing staff, demonstrating tenants were keen to move. Once visits to all SHG tenants within the renewal boundary had been made, it became even more apparent that a significant number wanted to move out of the area (32.8% requested a move from Southwick elsewhere). 10% of all tenants visited requested to be re-housed in central Southwick only, whilst 57.1% asked to be re-housed within Southwick or another area within the north company.

Southwick is in the top 10% of most deprived areas in the country and it exhibits many indicators of deprivation such as high unemployment, low educational attainment and low levels of life expectancy. There is a predominance of social housing and strong evidence of failure in the housing market. Current housing stock, particularly in Central Southwick, is in poor condition having suffered vandalism and graffiti over a number of years, and there is an imbalance in the type and tenure of stock currently available.

In Central Southwick, a more radical solution to the neighbourhood’s problems is needed: one that addresses not only the issue of housing demand, but one that tackles the severe socio-economic issues.

The change for Sunderland Housing Group is not just about demolishing old and replacing with new, it is about bringing a sense of community and pride back to neighbourhoods and turning the whole of Southwick into a place where people want to live.

The Group views Southwick as an ideal opportunity to create a sustainable urban community with access to all essential services and facilities. The new school for example, with a strong community perspective, will be responsive to community needs and play a central role in underpinning the longer term development of Southwick. Southwick is already in a very advantageous position due to its proximity to the City Centre and its good public transport links to enable people to reach jobs and key services.

5 . 2 Executive Summary

7 Executive Summary

The proposal involves the demolition of 345 dwellings in Central Southwick over a site of approximately 8.6 hectares (excluding the school site and the Carley Hill Road allocated housing site of 21,117m2). It is proposed that approximately 384 dwellings of a mixed type and tenure will be re-provided within the Central Southwick area over a 7-8 year period. In the first phase of development it is proposed that a mix of 2,3, 4 and 5 bedroom family houses are constructed with work on around 122 new dwellings programmed to start in January 2006. The proposed second phase of development would involve the construction of a retirement village and would comprise a mix of apartments and bunaglows but fewer family houses. A higher proportion of family dwellings would be constructed in phase 3.

As with all of Sunderland Housing Group’s new build schemes a proportion of dwellings will be offered for sale. It is estimated that within Southwick around 38% of the total number of new dwellings will be offered to the private market and the remainder retained by the Group for rent. Of the 384 dwellings to be constructed in phases 1-3 the total number of properties to be offered for rent is likely to be around 239 and 145 offered for sale.

In addition to the creation of new homes, it is proposed that significant improvements will be made for pedestrian/cycle and vehicular movement throughout Central Southwick. Faber Road would be widened, creating an attractive green boulevard that would link Old Mill Road with Carley Hill Road to the East therefore relieving pressure on other routes in and around Southwick Green, an important shopping centre. Improvements to Faber Road would also reduce the amount of vehicular traffic using Beaumont Street, allowing this to be used as a main bus route and thereby encouraging use of public transport.

Stopping Up Orders In the first phase of development a number of roads would require stopping up including: Hardy Square, Jowett Square, Knox Square and Gower Road. In phase 2 : Ellis Square, Dyer Square and Cobham Square would no longer be used and it is therefore proposed these roads would also be stopped up. Similarly, in phase 3: Ellis Road and Cato Square would no longer serve a purpose and should be stopped up.

Property Acquisitions Sunderland Housing Group has acquired 41 properties and are currently negotiating with 5 remaining owner occupiers 3 of which have agreed to sell their properties to the Group and are awaiting an exchange property. 96 SHG tenants remain within Central Southwick although a decant programme should see all tenants in proposed phases 2&3 re-housed by the end of 2006.

Green Lung A large green lung will be created running through from phase 1to 3. This will have dual benefit of acting not only as amenity open space allowing inhabitants to take exercise and walk dogs etc, but also to act as a safe green pedestrian / route to the proposed new school and community facility.

Delivery Mechanisms Funding totalling nearly £600 million has been secured by the Group for the Modernisation and renewal of its stock from a variety of sources including a loan of £489 million from the Royal Bank of Canada, routed through The Housing Finance Corporation. In addition, the Group has secured just under £5 million from the Housing Corporation’s Approved Development Programme towards the construction of 130 new dwellings across five new housing sites in the City. The Group is hoping to secure further funding for future schemes. The SHG Business Plan sets out to achieve the construction of approximately 4500 new homes within the City over the next 9 years and at the same time the demolition of around 5000 sub-standard dwellings. SHG is already undertaking a massive modernisation programme involving the improvement of 28,000 dwellings. Construction on four sites is now well underway and so far the responses from tenants and owners have been very positive.

8 Executive Summary

(Fig. Scd 1) Phase one schedule of accomodation Total area Overall total No Sq ft Sq m Phases 1-3 384 868539.93 80690 It is anticipated that SHG will construct approximately 384 units across three phases

9 Executive summary

Evaluation Criteria The design proposals include measures to: * Southwick is positioned on a North / South axis and is linked to Sunderland South by * Provide safe routes to school the Queen Alexandra Bridge. * Promote safe healthy living via traffic calmed through routes * The area is served by a East / West link (B1289) that provides access from the wider * Tackle crime, (actively and passively), by use of visual surveillance conurbation * Define areas of public and defensible private space * The area suffers from sparse landscaping and little tree cover * Create new areas of character with a variety of densities according to locality * There is poor provision of public open space and recreational uses without travelling to * Provision of safe pedestrian routes to the Village Green the edges of Southwick. Most residents are not car owners. Leisure space is sporadic with * Provide for a mixture of accomodation types including a retirement village, family homes no linkages to each other doing little to promote healthy living and young starter homes * The level of education attainment, training and skills is low * Provision of entry statements to define a sense of arrival into the community * Schools are located in a somewhat ad-hoc manner within the area, reflecting the * Create traffic calmed through routes, and an overall environment where other modes communities historic growth, but also providing poor access to learning of transport are encouraged * The area suffers from a high level of crime and anti-social behaviour problems * There is a long history of poor health records There is a clear need for the provision of a diverse public realm in which everyone has * Southwick Green meets the basic retail requirements of residents via public transport access to a safe, clean, warm, affordable and attractive environment in which to live. or short walking distances although suffers from heavy through traffic Southwick has traditionally suffered from social exclusion and alienation * The historic service provision role of the Green has been lost due to the economic decline The report recognises the importance of and addresses:- of the area * The role of Southwick within its city-wide context * The overall area suffers from heavy traffic which bounds the Masterplan area * Education, skills and training as fundamental social aspects of development * There is a poor mix of housing tenure, predominantly provided through social * Landscaped access to community facilities, employment and other associated uses housing * The need and specific role of a community hub * Traditional health related problems of alcohol, drug abuse and anti-social behaviour Design proposals * The need to re-focus access to services and resources The Masterplan addresses the need for: * A “joined-up” approach to redevelopment * Re-siting new facilities at the centre of a regenerated Southwick which will encourage * Creating an environment in which the economic and educational potential of young walking, cycling and sustainable modes of transport people is encouraged * Safe pedestrian routes to the Village Green * The importance of healthy living within a safe sustainable environment * A wide range of tenure types with provision for rent, shared ownership, and sale * Traffic calming of the North / South route (B1291) to alleviate traffic pressure from the traditional retail core (Village Green) * Provision of a Surestart centre

10 3 Site location and description

11 Location

Location Southwick lies within North Sunderland, an area which is defined to the West by the A19, to the North by the boundary with South Tyneside, to the east by the coast, and to the South by the River Wear as shown in figure 1.

Park Lane Interchange The Stadium of Light St Peter’s Campus

Sunderland Marina The National Glass Centre

Sunderland landmarks

Fig.1 Location Map

12 Site Location and description

Southwick lies to the east of the North-South link to Sunderland City Centre. The area holds strong potential as an entry statement to the North of Sunderland City Centre.

Southwick is far enough away from the A19 corridor to retain its own character and sense of place. It still conforms to its historic street pattern and is discernible as a separate settlement within the City of Sunderland. Its position on the northern approach to the Queen Alexandra Bridge, Fig.3 Housing in disrepair provides the potential to create an ideal ‘entry statement’ to Sunderland City Centre.

Like many other former shipbuilding communities in industrial cities, Southwick has been in steady decline over the past two decades. The historic hub of Southwick ‘The Green’, just to the south of the renewal area, serves as the main shopping street for residents of Southwick. Not only does it offer a range of small retail outlets including a small supermarket, it provides essential services such as a Post Office, Bank and Health Centre. The Green provides opportunities for leisure and social activities in the form of a community centre, social club and pubs, all of which can be reached in under 10 minutes by foot from residential properties at the northern most part of the renewal area.

Fig.4 Derelict housing

Fig.2 Southwick Neighbourhoods Fig.5 River Wear

Fig.6 The Green 13 Site location and descripition

The Central Southwick renewal area The Central Southwick renewal area lies north of the River Wear, approximately 2km north of Sunderland City Centre in an area that is predominantly residential. The masterplan area (excluding the site for the proposed new school) covers approximately 11.2 hectares. The surrounding land use to the west and east of the renewal area is mainly housing and a large amount of the stock, particularly to the west is within the Group’s ownership. Housing to the east, in the relatively affluent Fulwell neighbourhood is generally of better quality and can be reached by Thompson Road which passes to the south of Hahnemann Court. Beyond this neighbourhood, with its popular shopping street - ‘Sea Road’, is the coast.

To the north of Central Southwick is the Carley Hill estate and beyond that Fulwell Quarries, an area of open space that is part of the designated green belt between Sunderland and the neighbouring Local Authority, South Tyneside. Immediately to the south of the renewal area are properties in private ownership, and to the rear of these are a mix of commercial/retail properties on Southwick Green, a local shopping centre serving a large part of the north area of the City. One of the main vehicular routes (B1231) enters the City centre at the Queen Alexandra Bridge just south of Central Southwick and running parallel to this road is the South Hylton Retail Park, a former industrial area granted Enterprise Zone status and now largely occupied by bulky retail stores and office developments. Sandwiched between the B1231 and the river, beside the Retail Park are a large number of small commercial use units such as auto repairs and vehicle parts.

The northern boundary of the Central Southwick renewal area includes all properties south of Faber Road from Old Mill Road (to the west) continuing to Carley Hill Road. The renewal boundary includes 18 properties just north of Faber Road, (odd numbers 77-109 Faber Road) (figures 8-10) and 46 Shakespeare Street (figure 11).

The western boundary has been drawn to include all Sunderland Housing Group and privately owned properties east of Old Mill Road from 42-68 Old Mill Road and 25 Gordon Terrace. The boundary takes an eastwards direction to include properties 2-28 Gower Road and all properties north of Gower Road up to the northern boundary (Faber Road). Property numbers 41, 43, 45 and 47 Beaumont Street, although commercial properties, are included within the renewal boundary and discussions with the owners are ongoing. Numbers 40-54 Cato Street (figure 17) do not fall witin the renewal zone (2 properties are privately owned the remaining are in SHG ownership). Demolition has already commenced in Central Southwick with 75 properties having been cleared to date. Most of this demolition has taken place in and around Jowett Square and Gower Road so it is therefore propsed that this area, being largely clear, will form the first phase of the new development.

All residential properties east of Beaumont Street from the junction with Ridley Street to Faber Road in the north and to Carley Hill Road to the east are included in the renewal zone, with the exception of numbers 2-20 Ridley Street, which will be retained and modernised by the Group and all properties in Coldstream Court, belonging to Cheviot Housing Association which are outwith the renewal zone.

Included within this Masterplan is Hahnemann Court which may becoma a potential future phase (phase 4); it is a 1960s medium rise development consisting of 4 interlinking blocks (figure 21), of concrete construction. A survey undertaken on behalf of the Group has identified that Hahnemann Court has serious structural problems. Although the Group’s Neighbourhood Assessment Matrix has revealed that the Hahnemann Court scheme is popular due to its good community spirit, its well sized proper- ties and good access to services and facilities, the costs of bringing properties up to a decent standard far exceed the cost of building a replacement scheme. It makes more financial sense therefore to demolish the current blocks and build new properties that are guaranteed to have a much longer shelf life and are better suited to the needs of the community.

14 Site location and description

Key

Fig.7 Aerial of Renewal boundary 15 Site location and description

Fig.8 Faber Road looking east Fig.9 Faber Road looking west towards Old Mill Road Fig.10 Faber Road looking east towards ‘the Bowly’

Fig.11 Shakespeare Street looking south towards Cornhill Fig.12 Ellis Road taken from Ellis Square Fig.13 Ellis Square taken from Shakespeare Street

16 Site location and description

Fig.14 Dyer Square taken from Shakespeare Street Fig.17 Cato Square

Fig.16 Key entry point taken from Thompson Road. The Council’s Sure Start building is off to the right, past Ridley Street (to be retained).

Fig.18 Dryden Street Fig.15 Shakespeare Street looking north Site location and description

Fig.19 Cheviot properties in Coldstream Avenue adjoin- Fig.22 Coldstream Avenue and Hahnemann Court in ing the renewal area to the east the backdrop taken from Cobham Square.

Fig.21 Hahnemann Court taken from Thompson Road

Fig.23 Dyer Square Fig.20 Dyer Square

18 Historic context

Early Context 1737 Old Southwick, the Urban district that was swallowed up by the Borough of Sunderland in 1928 consisted of 844.5 acres (about 1 1/3 square miles) and stretched from the Halfway House (where the boundary marker still remains above 109, Southwick road) westward along the River Wear to the aged Miners Homes in North Hylton Road, and northward to embrace the farms of Witherwack, Thistley Hall, Carley Hill and the old limestone quarries.

The early history of Southwick is one of quiet agricultural development. The name Southwick, the Southern farmstead (or dairy farm), indicates an Anglo Saxon origin; but it seems possible that it may have been transferred from an older Southwick across the river. The village neatly laid out on each side of the rectangular green, seems to have evolved in early medieval times. By the 17th century its fields were enclosed, and the Grey family were the leading landowners. It was in the following century that the emergence of coal-burning Fig.24 industries began the transformation of what had been a quiet farming village. The map above shows the village then known as Suddick Town. ‘The By the end of the 18th century shipbuilding, glass-making and lime burning were developing beside the Wear green’ was surrounded by farmland. In the centre of the green was a and there were two potteries. At the same time the contours of the land were changing as great mounds of pond where villagers watered their animals - an early example of the ballast rose, dumped by the wooden collier brigs. Several were consequently built over, and one hill survived green providing a central hub to the settlement. in Pickersgill shipyard until 1954, when it was removed during modernisation. Low Southwick, the new industrial area by the Riverside grew steadily, at first distinct from the village on the hillside.

Industrial growth In the new century the pace of industrial growth increased. In 1808 and 1810 Thomas Brunton and John 1877 Stafford brought large parts of the Grey estate; both had interests in the lime trade. Shipyards multiplied on the river; by the late 1830’s there were twelve yards at Southwick. The population more than doubled by 1831, to 1,301; and doubled again in the next twenty years to 2,721. To house all these people new streets were laid out behind the riverside industries of low Southwick. They came from far and near; according to the 1851 census, two thirds of Southwicks residents were immigrants.

By 1871, the population doubled again. industry and commerce prospered between the village green and the riverside, and wealthy business men such as Pickersgill, Scott, Crown and Thompson chose to live in Southwick rather than in its larger neighbour.

From 1863 Southwick had its own Local Government Board. The expanding Borough of Sunderland, Fig.25 recognising the flourishing township’s potential as a source of income and a home for its overcrowded population, tried unsuccessfully to absorb Southwick inside its boundaries. There were many acrimonious The illustration above shows the early formation of the North / South exchanges between the two authorities over the incorporation, from which a love hate relationship developed. route, spreading development around the Village green and early street formation

(Information sourced from ‘Southwick on Wear - an illustrated history’ by P.Gibson, Southick publishers, 1985) 19 Historic context

Health and Unemployment Up to the 1880’s Southwick had prospered as a result of the Industrial revolution. However, Britain had been 1890 the first industrial nation and it was inevitable that other countries would gain the technology and follow suit. When this happened it had a catastrophic effect on local industries, because continental countries had a lower standard of living, lower wages, and therefore could produce goods cheaper. During the decade of the 1880’s recession set in, and adversity struck the township of Southwick. A depression of unprecedented magnitude left many families impoverished.

Unemployment in the 1850’s had been unheard of, for there were more jobs in the village than workers. Consequently during the decades leading up to the 1880’s the village had grown rapidly, and in 1881 the population amounted to 8,103. When traditional industries went into decline, many became unemployed, and local authorities could provide little help. Acute poverty, caused solely by the want of work, resulted in families having to pledge everything in their homes to provide food and keep the rent up to date; and in many cases Fig.26 even clothes and bed linen were pawned.

The depression hit Southwick’s shipbuilding. Other local industries like pottery and glass were in decline, and A view of Southwick in 1890 showing the East - West link in place unemployment soared. As poverty grew food become scarce and many particularly children, fell sick and died. In November 1884 with 225 cases of German measles and 115 of Scarlet fever the districts schools were closed. Of 50 deaths recorded in Southwick that month, 39 were children under five.

Unemployment and shortages brought other tragic consequences. There was bickering between Southwick and neighbouring Sunderland; Suddickers were accused of using Wearmouth’s own bridge to spread disease on the South of the river, and Sunderlanders were accused of spreading disease in Southwick by dumping rubbish there.

A link to Sunderland Centre It was generally thought that Southwick had at first opposed a bridge joining the west end of Sunderland to Southwick, because of the fear it would be the thin end of the wedge and add another reason for Sunderland to annexe the township. However, further research reveals this was not so, and Southwick were the initiators of a bridge scheme at the west end, having approached the Corporation to join them in building a single deck bridge long before Sunderland united with the North Eastern Railway Company to build a bridge of two decks. To make way for the approaches several houses were demolished in 1904 at low Southwick in Wear Street and Inkerman Street, and the displaced families moved to 18 flats in Dryden street and 24 flats in Ridley Street, Fig.27 built by the N.E.R. A view of the Alexandra bridge during construction showing the approach railway bridges and arches on the Southwick side. In the foreground are the vacant berths of Pickersgills Shipyard during a depression

(Information sourced from ‘Southwick on Wear - an illustrated history’ by P.Gibson, Southick publishers, 1985) 20 Historic context

(Information sourced from ‘Southwick on Wear - an illustrated history’ by P.Gibson, Southick publishers, 1985)

Fig.28 The Green at around Fig.29 1909 In the Green is the Fig.30 Scene of the Village Green in Fig.31 1984. The police station Fig.32 A view of Southwick Green 1737 surrounded by farmland memorial to Robert Thompson, June 1910. On the extreme right is blocks most of the Village Green. from the roof of the former Co-op Southwicks leading shipbuilder the Tram Car Inn Stark changes have occurred over building 1989 the years

Fig.33 Gordon Terrace in about 1908 Fig.34 Gordon Terrace in 1985 Fig.35 Kings Road in about 1915. Showing Fig.36 Seventy years of change - 1985. the cottages behind the Green. Named on St. Hildas Presbytery behind the trees on the coronation of Edward VII in 1902 Kings road.

Fig.37 Stoney Lane 1950. By the late 50’s Fig.40 1985 Maisonettes built in 1967/68. Fig.38 Stoney Lane in 1984, hardly Fig.39 Southwick Road in 1964 with St. 60’s houses and shops were demolished The Relief road was constructed in 1986 recognisable to the 1950’s one by one. Columbas church in the background Evaluation Criteria - Physical Characteristics

Physical characteristics Southwick is positioned on a North South axis. The River Wear splits Sunderland North and South with linkage to the City centre provided by the Queen Alexandra bridge.

The area is served by an East/West link that provides access from a wider region (ie: Washington, Newcastle, Middlesbrough).

Carley Hill, The area is characterised by fragmentation into different character highest point quarters by the main distribution roads. Every area has a different identity with regards to urban grain, housing stock and demographics.

The West Southwick development is dense, with strong diverse and active street frontages. Traditionally a living quarter that served the shipyards, the overall area is generally poor, and experiencing unemployment.

The area is characterised by connecting through roads split into cul-de- sacs and block formation. The mix of build is varied, the majority being SHG with the exception of some Cheviot houses. Some traditional housing with strong visual character remains a strong point for the area.

Marley Pots is an area of less dense housing with long through roads. The houses are predominantly semi-detached, with offset street frontage and generous back gardens.

Carley Hill is arguably the least impoverished quarter sited on the highest point of Southwick, with a mix of council and private housing. Of all the quarters Carley Hill provides clear definition of public and private space being the most generous of all in its provision.

Fig.41 Physical Characteristics The overall area is sparsely landscaped with little tree cover. - Computer massing model

22 Evaluation Criteria - Infrastructure

Infrastructure Southwick is bounded by infrastructure that serves its wider region.

It lies adjacent to the Alexandra Bridge a major bridge crossing serving as an entry point into the City centre.

Congestion problems occur during rush hour on these two major routes into Sunderland. The A1231 corridor is situated immediately south of Southwick Green and seperates the settlement from its historic shoreline.

These two major routes of access into Sunderland are Seaburn / Roker problemised by rush-hour traffic. This transport corridor is situated immediately south of Southwick’s central hub; the green and separates the settlement from its historic shoreline.

The area is well served by bus routes. In addition, the Tyne & Wear Metro runs North - South approximately one mile to the East of the area, and East West along the Southern bank of the River Wear.

Schools and colleges are located in a somewhat ‘ad-hoc’ Fig.42 manner within the Southwick area, reflecting the communities Infrastructure - historic growth. As a result travel patterns to school are irregular Computer massing model and regeneration and replanning should offer some opportunities for redressing this imbalance. New educational facilities should be planned at the centre of the new community, acting as a ‘beacon for change’ and an extended access facility.

23 Evaluation Criteria - Health

Health Statistics show that residents in Southwick and Colliery wards are Renewal Boundary more likely to suffer from health problems than residents elsewhere in the City.

The provision of better leisure / sporting facillities and safe attractive open space will provide an increased opportunity for physical activity this will contribute towards tackling the current health inequalities in Southwick. The area is well serviced for local primary health care services. Bus links to the green Access to health services will be improved with the provision of new are frequent and accessible facilities within Central Southwick, (ie. Surestart).

Fig.43 Location of health facilities

24 Evaluation Criteria - Community Safety

Community safety Youth diversionary activity Improved community safety is a crucial factor in increasing The Group continues its work with local primary and secondary schools through the delivery of the Community confidence in an area and is therefore a key component of any Kids programme to engage positively with local children and young people and to encourage good citizenship sucessful regeneration scheme. It is clearly evident from statisical information contained in the North Regeneration Strategy that the The Group will continue to encourage and support the range of existing youth provision in the area for example, Southwick and Colliery wards experience significantly higher levels Southwick Neighbourhood Youth Project (SYNP), Marley Pots Playbarn, and Southwick Community Sports Hall of crime. In the Southwick ward incidents of domestic burglary which deliver a range of valuable services to the community. (41.7%) and similarly in Colliery ward (38.41%) are dramatically higher than the City (24.1%) and national (19.4%) averages. It is not The development of the new Community School within Southwick will also provide the opportunity to enhance only actual reported crimes but also fear of crime, often as a result of Sunderland Housing Group’s out of hours provision for all sections of the community and the Group is actively poorly designed neighbourhoods such as Southwick, that can engaging with the school and other key partners to help design programmes that meet the needs of local contribute to residents having a feeling of being unsafe in their residents. community. Sunderland Housing Group has a dedicated in-house team , who together with the Police, Sunderland City Council and Secured by Design other key stakeholders, are looking to address this issue throughout Sunderland Housing Group will always engage with the Architectural Liason Officer (ALO) from Northumbria Sunderland. police on each of its schemes at the feasibility stage and will seek Secured By Design certification for all phases The Masterplan presents a combined approach to promoting and of development. delivering community safety in the neighbourhood: ensuring the design of housing and the environment minimises opportunities for crime and anti-social activity (see Proposals - Strategic Masterplan)

The Group works in partnership with the Police and the local authority to deliver the ‘Together’ campaign which will target the most persistent and serious cases of anti social behaviour in the private sector.

Fig.44 SHG Help and Advice information - Neighbourhood nuisance

25 Evaluation Criteria - Shopping and Services Provision

A successful and sustainable The role of Southwick Green local neighbourhood is a product of the distances people have to Historically ‘the Green’ was the centre of the community, providing all necessary service provisions. Today the ‘Green’ has lost its community focus and walk to access daily facilities, the role becoming little more than enhanced landscaping. presence of a sufficient range of services to support their needs, and places and spaces where a This centre serves a large area of north west Sunderland; its catchment area has a high proportion of non-car owning households although it is variety of activities can take conveniently located for public transport and comprises some 6,150 sq.m. net floorspace, supporting a range of retail and community uses. place. Positioning local centres The masterplan will encourage a more diverse range of income levels, tenures and lifestlyes in the area, thereby promoting higher quality retail away from main routes deprives opportunities. We will share promotion plans for the area highlighting the potential customer base for new retail provision. them of life and passing trade. The answer is create pedestrian Redevelopment of quality housing within Southwick will create the necessary stimuli for the somewhat ailing retail offer within the Green. and public transport-orientated centres at key focal points. See Increased retail activity will create employment opportunities, and in this respect, stimulation of the retail marketplace can throw up training and education figures below. possibilities for the embryonic local workforce. In this way trickle-down of economic benefits and financial empowerment can contribute important assis- tance in the struggle to overcome unemployment, poor health, and anti-social behaviour. Creating an aspirational new shopping element of the highest quality can re-inforce the identity of Southwick as a place.

Shopping Provision

Policy S2 of the Adopted UDP (1998) identifies Southwick Green as an existing shopping centre and states that proposals which will sustain and enhance the vitality, viability and diversification of Southwick Green, which in turn will facillitate its regeneration, will be given favourable consideration. Whilst SHG does not have any land holdings in the Green, and therefore excludes it from the Central Southwick renewal boundary, it is recognised that this shopping centre does meet the day-to-day needs of its existing tenants. Moreover, Sunderland Housing Group belives the addition of new households in the Central Southwick area will help sustain local businesses within the Green as pedestrian and cycle links to the Green will be improved.

Fig. 45, 46, & 47 Examples of shopping & service provision

26 Evaluation Criteria - Shopping and Services Provision

Key 1 Probation office 2 Library 3 Council office 4 Employment exchange 5 Hall 6 Surgery 7 Retail core 8 Club 9 Government offices 10 Retail 11 Health centre 12 Bank 13 Nursing home 14 Telephone exchange 15 Police station 16 Pub 17 Nursing home 18 Club 19 Nursing home 20 Southwick sports hall 21 Community centre

Fig.49

Fig.49 Retail core

Fig.50

Fig.48 Location of shopping & service provision

Fig.50 Southwick sports hall 27 Evaluation Criteria - Business, Employment & Training

Business, Empolyment and Training Sunderland North suffered from the run down in the traditional industries of shipbuilding and coal mining. This left a legacy of sites with potential for new development along the riverside, many in Renewal Boundary the former Development Corporation area. New economic development and the Enterprise Zones have been located in proximity to the main road network, especially Wessington Way. The Nissan complex, a major source of employment, is located adjacent to the area to the west of the A19; at the end of 1993, it employed some 4,250 persons. Major centres of employment are situated at North Hylton Road, Ferryboat Lane (Sunrise Business Park), Low Southwick, Sheepfolds and Bonnersfield. Employment related development is principally proposed in the former Tyne and Wear Development Corporation’s Hylton Riverside area, extending from the Queen Alexandra Bridge to Baron’s Quay. Most of the area west of Newcastle Road is within the former ‘City Challenge’ area, which terminated in 1998. 1 Unemployment in Southwick ward currently stands at 6.5% compared to the City average of 4.8%. - We aim to break the cycle of second and third generation unemployment, low skills base and lack of aspirations for employment in the area.

- We will work with local schools to provide vocational training opportunities and work placements as part of the redevelopment of new homes and Infrastructure. This work is geared towards initiating an interest in construction as a career option from an early age whilst hopefully attracting a mixed range and ability of pupils into the industry.

- We will work with Job Centreplus and local training providers to satisfy construction contract 2 recruitment needs and ensure local people can take advantage of the employment and training opportunities created by the regeneration plans for the area.

- We will utilise new approaches to public procurement to realise wider local community benefits, Regenerated Employment sites -2 including employment and training opportunities from construction work contracts. Hylton Riverside (18 ha gross) Offices, research Light and general industry(B1 &B2) - We will encourage local enterprise development through the delivery of ‘Enterprising Futures’ which supports and encourages the development of new micro business and social firms. Former Southwick Yard - 1 (18ha gross) Offices, Research, Light and General Industry (B1 & B2) Opportunity for New markets Via redevelopment and new investment into the area in education, housing and environment, there is likely to be new commercial opportunity within the existing retail core (the green shopping area). Fig.51 Regenerated Employment sites Construction sector - circa 600 housing units

28 Evaluation Criteria - Life long learning

Life Long Learning Education and skills are of prime importance to the neighbourhood renewal agenda. In the worst deprived areas, schools can prove to be one of the few stable centres of community life. Pre-school education and parental support also play a crucial role, while adult learning and the opportunity to develop new skills are essential for giving people a chance to find employment and help build stronger local economies.

Schools serving deprived neighbourhoods have to deliver a good all-round education against the odds. The DfES has set "floor" targets for minimum standards, which Renewal Boundary mean that schools in some of the toughest areas have to improve faster than schools elsewhere.There is also work to do to support the intellectual, social and emotional development of young children so that they are ready to flourish when they start school. Parents can only work, and take their children out of poverty, where affordable, accessible, quality childcare is in place. The Sure Start programme, early years education and the National Childcare Strategy are taking that work forward. In addition the Government’s Children and Young People’s Unit is helping to ensure that children at risk of social exclusion have early access to the help and support they need.

The Sure Start development will provide support to children under 4 years and their families through the integration of early education, childcare, health and family support services.

The Council’s People First initiative will provide a major new development incorporating services such as an electronic village hall offering free internet access, indoor leisure facilities and community facilities.

The new replacement primary school in Southwick will provide a campus style development offering integrated services to local children and their families.

The Pupil First project aims to ensure that government floor targets for secondary Fig.52 Proximity to local schools and colleges serving the renewal boundary education are achieved by enhancing work related learning and employability for targeted cohorts of pupils. As a key employer delivering the Pupil first project we will support pupils from Hylton Redhouse school to realise their academic goals through tailored vocational training programmes in a work environment. The Grow Your Own strand of the Pupil First project has been set up to create pathways to employment and learning opportunities for adults who access local schools participating in the Pupils First Project.

29 Evaluation Criteria - Open Space and Landscape

Open Space and Landscaping Although there is generally a high level of provision of amenity open space in North Sunderland (2.9ha./1000 population) there remains a central deficiency within Southwick.

The Northern area of Sunderland also has the lowest level of provision of playing fields in the four sub-areas. At 0.51ha/1000 population it is appreciably below the City interim standard of 1ha/1000.

Whilst there are a number of physical features making a significant contribution to the area’s environment which should be retained and enhanced as open spaces, they are Fig. 53 Open space near Carley Hill School mainly located around Southwick’s outmost edges.

The greatest potential within the area is along the River Wear which holds great landscape and recreational opportunity in line with the Two Rivers cycleway. Public access to the riverside zone should be encouraged and enhanced.

A strategy for providing safe and sustainable access to the recreational “greenfield” areas to the North and the recreational potential of the river gorge should be incorporated as a main “motif” of the emerging masterplan.

Connecting these areas, by safe and attractive “green lungs” and linear parks will also stimulate exercise and promote healthy living. Fig. 54 Playing fields adjacent to Hahnemann Court

30 Evaluation Criteria - Play and Leisure

Within Southwick provision and access to Landscaped routes are non-existent with no public open space and recreational land linkage between the Two Rivers Cycleway remains poor and perimiterised. Long travel and the National Cycle Network to the south. distances to facilities mean that for many Opportunity remains for a landscaped urban leisure remains unavailable, many residents park alongside the River Wear are not car owners and there are inferior pedestrian routes to allow access. * Existing recreational facilities, and the potential riverside park should be linked by By the introduction of community schooling safe sustainable green routes. (fig.54) recreation provision will be enhanced. * These green lungs - should form linear The green lung that stretches west to east parks and contain informal facilities for play through the masterplan area will allow for and leisure Renewal Boundary informal play and provide amenity open space for new dwellings. Children will be We will investigate opportunities to work encouraged to walk to school using this with new partners in the redevelopment of green route through the development. the area, especially in the delivery of new proposals for leisure and sports activities. The Group has already expressed to the City Council a willingness to enter into a Section 106 legal agreement to secure the provision of a Neighbourhood Equipped Area of Play (NEAP) designed to NPFA standards, within the proposed new school site.

new riverside walkway park - green route

Fig.55 Access to recreational (p.o.s) land A framework of sustainable, safe, green routes

(POS = Public open space) Fig 54

31 Evaluation Criteria - Constraints and Liabilities

Transport and safety The area is traversed by a number of roads forming part of the City's Strategic Route Network. Many of these roads converge on the northern approach to the Wearmouth Bridge, the main link to the City Centre, which carries nearly 40,000 vehicles a day; this necessitates the use of an extended one-way system. The resulting restrictions on movement have contributed to the environmental and economic difficulties that exist in the area affected (fig.56). The area is bounded by a north-south route formed by Old Mill Road and Northern Way (see fig.58), and by an east-west route formed by A1231 Wessington Way and the B1289 Queens Road / Keir Hardie Way (see fig.59, Keir Hardie Way).

Not only does the area suffer from heavy traffic from these associated routes but there is poor Fig.57 pedestrian safety, noise and pollution problems. The B1291 - Thompson Road suffers heavily from these aforementioned points but also from a dense road / housing proximity (fig.57).

Landscaping The area is hampered by poor tree cover and lack of general landscaping. Although the North riverside holds great investment potential much of the area is marred by past industrial use.

Existing stock The estate is blighted by crime, fear of crime, and associated behavioural problems, which is linked to the lack of opportunities for: employment; leisure and recreation; and education. The current poor condition of the estate is a reflection of these issues. Fig.56 Fig.58 Drainage Approved Document H of the Building Regulations 2000 states that in order of priority, Surface Water Drainage should discharge into an adequate soakaway or infiltration system, or where not reasonably practicable a watercourse or where not reasonably practicable a Sewer.

The Site Investigation report commissioned by Sunderland Housing Group indicates that this site is located over firm and stiff clays meaning that it is not reasonably practicable to drain Surface Water into infiltration systems in this location. Fig.59 The nearest watercourse to this site is the River Wear, which is located approximately 1km south of the site. It is therefore not reasonably practicable to discharge the Surface Water Runoff from this site into a new outfall on the River Wear.

Northumbrian Water have indicated that they are prepared to grant a discharge into the adjacent public sewers for the three phases of proposed housing and associated highway infrastructure that is proposed within this Masterplan. 32 Evaluation Criteria - Involving the Community

Statement of Community Consultation

SHG recognises that consultation with the community is key to Several morning sessions were initially held in March 2004 to the successful and long term sustainability of neighbourhoods. explain to residents that renewal rather than modernistaion of The ‘North renewal strategy’, contained within the accompanying Hahnemann Court was being considered. The Home Owners appendices document, was prepared after a series of Advisor was present at the drop-in sessions and has since made consultation events were held across the north company area. contact with owner occupiers to explain what options are avail- able. On each of the management boards for the Sunderland Housing Group local company area, and on the Group Board, there is a The most recent consultation exercise carried out with residents one-third tenant presentation thereby ensuring community of Hahnemann Court, higlighted that the large majority of involvement at the highest levels of strategy preparation and residents expressed a preference to stay within the immediate decision-making. area and moreover, to live in a similar size of property i.e. 2 bedroom apartment. The Group is currently using the The views of residents have helped inform the preparation of this information gathered at the consultation event to come up with masterplan and proposals contained within this document, several scenarios. Almost all residents asked that a replacement particularly the reprovision of elderly accommodation, will be scheme be built in advance of the decanting of Hahnemann subject to further consultation. This is not intended as a blueprint Court in order that only one move is necessary and to avoid that contains every detail of change but seeks to be flexible living in temporary accommodation. Taking this into accout, the enough to respond to changing circumstances and to meet new most obvious site for replacement retirement housing is within challenges. Sunderland Housing Group is committed to the North East area of the Central Southwick Renewal zone, including all residents in the regeneration of their illustrated as Phase 2. neighbourhoods and will seek to ensure everyone has the opportunity to express a view and contribute to the process.

SHG will endeaver to involve groups that are most often Fig.60 to 62 Community Consultation excluded from participation. They will also ensure that resources are made available to enable communities to engage in meaningful dialogue with SHG. SHG believes residents are best placed to identify problems in the neighbourhoods in which they live and contribute to finding solutions.

Residents of the Hahnemann Court development were consulted on different scenarios for the replacement of their homes in Central Southwick during 2004, the most recent event being held in October 04. Recognising that the inhabitants of the existing four multi blocks are all elderly, more vulnerable and in a group less likely to seek to be involved in the masterplanning process, Sunderland Housing Group has made extra efforts to keep in regular contact with residents by holding drop-in session in the communal facility within the development. 33 . 4 Background to the proposals

35 Background to the proposals

The Vision This masterplan seeks to alter the nature of demand for housing in Southwick by changing perceptions of the area, bringing about a positive change for existing residents, buisnesses and investors. The primary aim is to stimulate market demand for housing where there is currently a lack of interest. This can only be achieved however, by loosing the stigma attached to the area and instead, raising its profile as a desirable place to live and work and to bring a rebalance in the housing stock where there is a predominance of poorer quality housing.

It was never Sunderland Housing Group’s intention to develop its plans for Central Southwick in isolation from the Council’s own plans and since the announcement of Central Southwick as a renewal area there has been ongoing dialogue with the City Council. In fact, the Group has already disposed of some of its properties in Austin Square, adjoining the South-East corner of the renewal area to make way for the Council’s Sure Start facility, recognising the wider benefits such a facility will have for residents in the Southwick community. The City Council’s own proposals for a new primary school and sports facility within Central Southwick will form the hub of the Group’s proposed new urban community. Sunderland Housing Group recognises that to ensure the long-term sustainability of its housing stock then it is vital that there is a partnership approach to tackling problems in Southwick. The Group is concerned not only with the physical improvement of its stock but also aims to provide more sustainable communities by working in co-operation with other key partners. The Group is actively promoting the Government and City Council’s wider agenda to create properly functioning, attractive and safe neighbourhoods in which people are proud to live, to offer local people more choice by providing a flexible way to rent or buy a home and offering a more inclusive community by providing a tenure mix across estates.

Investment in Southwick since 1989

Council £5,674,786 Lovell Partnership £1,104,445 to April 1995 Cheviot Housing Association £699,000 Enterprise Five Housing Association £320,000

Total Investment £7,798,231

Background and Context Within the North area of the city, Sunderland Housing Group has already started to carry out improvements to its stock. The site of the former ‘S’ blocks at Carley Hill, just north of the Central Southwick renewal zone, has recently been redeveloped by the Group. The site was identified in the Unitary Development Plan (1998) under policy NA9.4 as requiring restructuring improvements. Due to the unpopularity and cost of bringing the properties in the blocks up to the decent homes standard, the blocks were demolished. The Group secured planning permission to redevelop part of the site in September 2003 and construction of 30 new houses and bungalows commenced in April 2004. An application to develop the remainder of the site was approved in March 2004 and construction is expected to start in September 2005 subject to the granting of a Stopping-up Order.

36 Background to the proposals

Modernisation There has already been significant investment in the housing stock within Southwick over the past 10-15 years. In 1993, City Challenge, a government regeneration programme, was launched in Sunderland in an area stretching along the river Wear from the A19 in the West to Newcastle Road in the East. This area which included Central Southwick, benefited from enhanced investment that allowed an accelerated programme of improvements to the housing stock. Despite significant injections of cash from this initiative, parts of Southwick partic- ularly the central area, have continued to decline. Increased stigmatisation of the community has ultimately led to the failure of large parts of the estate. Some streets in Southwick have nevertheless survived including properties north of Faber Road which are included in the Group’s Investment Plan. Properties in Norton Road, Lichfield Road, Manx Square and Clarendon Square as well as properties in Beaumont Street and Shakespeare Street (North of Faber Road) are all programmed to be modernised during 2007 and 2008.

North Area Regeneration Strategy The Group has recently developed its own regeneration strategies for each of its five local company areas. The North Area Regeneration Strategy (see appendix 4) sets out the Group’s aims for North Sunderland and sets priorities for each of the Group’s neighbourhoods. In preparing the five strategy documents views of SHG customers were sought at consultation events held locally. Feedback from tenants has helped inform decisions that will shape the future of neighbourhoods. It is intended that the strategies will be updated on an annual basis to reflect changes in policy and the activities of other key stakeholders in the City.

Within the North Company area there is a planned investment in the current housing stock totalling £776,270,000 over a 9 year period up to 2009-10. However, following the assessment of all neighbourhoods in the North area using the NAM, it was decided that modernisation of the entire north housing stock would not be sufficient to ensure a lasting future from some neighbourhoods, not least because of the poor condition of the housing stock. Of the 12 neighbourhoods within the North area, Southwick stands out by far as being the least sustainable for a number of reasons and as such has been selected as a renewal area.

The Southwick renewal area falls across two ward boundaries: Colliery (Carley Hill Road and Hahnemann Court) and Southwick. The level of owner occupation in both wards is well below both the national and City averages. There is a significantly higher proportion of socially rented stock. Average house prices within both the Colliery and Southwick wards are also dramatically lower than the rest of the City and England and Wales. For example, a semi-detached property in Colliery ward is likely to achieve a value of around £37,458 whereas the City average is over double at £92,293. Nationally the figure almost quadruples to £142,686. As can be expected in neighbourhoods with severe socio-economic problems, residents living within both the Colliery and Southwick wards are much more likely to have a limiting long-term illness.

The reasons underpinning the need for demolition relate primarily to stock that is physically obsolete, structurally unsound or unviable to improve due to repairs costs.

In most instances it will be the case that SHG controls both the land proposed for new dwellings and the areas to be the subject of demolition and replacement. SHG is therefore both willing and able to enter into appropriate legal agreements with the Council to ensure that the provision of new dwellings is clearly linked to demolitions. In this way a transparent legal relationship between the proposed new dwellings and the demolition of adjacent obsolete properties can be achieved. A mechanism of this nature will therefore ensure that new dwellings do not adversely impact on the housing land supply situation i.e contribute to over-provision. Rather, the new dwellings will in effect constitute replacement dwellings for the properties to be demolished.

This approach is therefore consistent with RPG guidelines in terms of not replacing low demand or abandoned housing and will not contribute to the 400 net additional figures per annum for Sunderland as outlined in RPG

37 . 5 Planning Policy Context

39 National Planning Policy Context

The purpose of this section is to evaluate the proposal against planning policy set at exclusions in a manner that benefits the entire community. national, regional and local level and to consider principal land use policies contained within the Adopted Unitary Development Plan for Sunderland (1998). This section will also (vi) Community involvement is an essential element in delivering sustainable development look at other relevant material considerations and emerging development plan policy that will and creating sustainable and safe communities. In developing the vision for their areas, be relevant at detailed submission stage. planning authorities should ensure that communities are able to contribute to ideas about how that vision can be achieved, have the opportunity to participate in the process of National Planning Policy Context drawing up the vision, strategy and specific plan policies, and to be involved in development Planning Policy Statement 1 : (PPS1) Delivering Sustainable development (January proposals. 2005) Planning Policy Statement 1: builds upon the principles and outline of: Sustainable Planning Authorities should prepare robust polices on design and access... based on Communities - Building for the Future (February 03). The primary objective is to tackle the root stated objectives for the future of the area and an understanding and evaluation of its causes of deprivation by ensuring that the needs of the commnuity are put first by the present defining characteristics provision of affordable housing and better living conditions; both now and and for the future. Planning authorities should have regard to good practice set out in By Design - Urban Design The key principles contained within PPS1 which should be applied to ensure that in the planning system: towards better practice (ODPM CABE 2000) development plans and decisions taken on planning applications contribute to the delivery of sustainable development, are: Planning Policy Guidance Note 3: (PPG3) Housing (March 2000) (i) That Development plans should ensure that sustainable development is pursued in an The sequence in which land for housing should be developed is further reiterated in PPG3: integrated manner, in line with the principles for sustainable development set out in the UK Housing (March 2000) which sets out government policy for housing. One of the key strategy. Regional planning bodies and local planning authorities should ensure that objectives is that everyone should have the opportunity of a decent home. The government development plans promote outcomes in which environmental, economic and social further intends that there should be a greater choice of housing and that housing should not objectives are achieved together over time. reinforce social distinctions. Moreover, local planning authorities are advised to: (ii) Regional planning bodies and local planning authorities should ensure that development * plan to meet the housing requirements of the whole community, including those in need of plans contribute to global sustainability by addressing the causes and potential impacts of affordable or special needs housing. climate change – through policies which reduce energy use, reduce emissions (for * provide a wider housing choice and opportunity and a better mix in terms of size type and example, by encouraging patterns of development which reduce the need to travel by location private car, or reduce the impact of moving freight), promote the development of renewable * promote good design in new housing developments in order to create attractive energy resources, and take climate change impacts into account in the location and design of high-quality living environments in which people will choose to live development. Paragraph 3 of PPG3 sets out the criteria which should be used by local planning (iii) A spatial planning approach should be at the heart of planning for sustainable authorities when dealing with sites which are to be allocated for housing: development * The availability of previously developed sites * The location and accessibility of potential development sites to jobs, shops & services by (iv) Planning policies should promote high quality inclusive design in the layout of new modes other than the private car and potential for improving such accessibility developments and individual buildings in terms of function and impact, not just for the short * The capacity of existing & potential infrastructure to absorb further development and the cost term but over the lifetime of the development. Design which fails to take the opportunities of adding further infrastructure available for improving the character and quality of an area should not be accepted * The ability to build communities to support new pyhsical and social infrastructure & provide sufficent demand to sustain and support appropriate local services and facillities (v) Development plans should also contain clear, comprehensive and inclusive access * The physical and environmental constraints on development of land (eg contamination, flood policies – in terms of both location and external physical access. Such policies should risk, stability etc) consider people’s diverse needs and aim to break down unnecessary barriers and 40 National Planning Policy Context

Only where previously developed sites perform so badly against the above criteria to Planning Policy Guidance 17 (PPG17) – Planning for Open Space, Sport and preclude their use for housing development should greenfield sites be considered. Recreation (2002)

Paragraph 10 offers further advice to local planning authorities recommending that they Paragraph 10 of PPG17 states that existing open space, sports and recreational should encourage the development of mixed use and balanced communities “to ensure buildings and land should not be built on unless an assessment is undertaken which that new developments help to secure a better social mix by avoiding the creation of clearly shows that the open space or land is surplus to requirement. Paragraph 20 large areas of housing of similar characteristics”. goes on to set out the general principles for the planning and provision of new open space and sports and recreational facilities. These principles include the following: Density There is a requirement set within this guidance to make the most efficent use of land - Promoting accessibility by walking, cycling and public transport and ensuring facilities and houses and from this it is advised that sites should be developed at between 30 are accessible for people with disabilities. and 50 dwellings per hectare and in more accessible locations ie: around public transport nodes, densities should be even higher ie: 50 dwellings per hectare. - Improving the quality of the public realm through good design.

Affordability - Adding to, and enhancing the range of quality of existing facilities. In relation to affordable housing provision PPG3 makes clear that: - Assessing the impact of new facilities for social inclusion. “A community’s need for a mix of housing types, including affordable housing, is a material planning consideration which should be taken into account in deciding Guidance Documents planning applications involving housing”. (Paragraph 14) By Design DETR / CABE 2000 Planning Policy Guidance 13 – (PPG13) Transport (2001) By Design is an Urban design handbook that promotes producing attractive, high- In order to achieve sustainable patterns of development, PPG1 advises local planning quality, sustainable places in which people will want to live, work and relax. The guide authorities to integrate transport programmes and land use policies in order to reduce was drawn up around a limited number of simple but compelling principles. the number and length of journeys and encourage alternatives to the private car. This - Firstly, good design is important everywhere, not least in helping to bring rundown, can be achieved by influencing the location of developments and by fostering forms of neglected places back to life. development which encourage walking, cycling and public transport use. PPG13 – - Secondly, while the planning system has a key role to play in delivering better design, Transport, published in March 2001, re-iterates the policy objectives in PPG1 and gives the creation of successful places depends on the skills of designers and the vision and guidance on how local authorities should integrate transport and land use planning. commitment of those who employ them. The objectives of the guidance are clearly set out as follows: - Finally, no two places are identical and there is no such thing as a blueprint for good design. Good design always arises from a thorough and caring understanding of place - To promote more sustainable transport choices for both people and for moving freight. and context.

- To promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling, and

- To reduce the need to travel, especially by car.

41 Notably the guide identifies the objectives of Urban Design as: Sustainable Communities : Building for the Future (The Communities Plan - February Character - A place with its own identity 2003) To promote character in townscape and landscape by responding to and reinforcing locally distinctive patterns of development, landscape and culture. The ‘Communities Plan’ is a national action plan aimed at delivering a step change on Continuity and enclosure - A place where public and private spaces are clearly building and maintaining communities in all of the country’s regions. distinguished In respect of the North East region the following two strategic challenges are identified: To promote the continuity of street frontages and the enclosure of space by development which clearly defines private and public areas. * Market restructuring, and Quality of the public realm - A place with attractive and successful outdoor areas * Affordable housing and decent homes To promote public spaces and routes that are attractive, safe, uncluttered and work effectively for all in society, including disabled and elderly people. In relation to the former, it is stated that the balance of housing stock in the region needs to Ease of movement - A place that is easy to get to and move through change to meet the needs and aspirations of the regions population, reporting that at To promote accessibility and local permeability by making places that connect with each present 28% of stock is social rented, compared to 20% nationally. In this regard, the City other and are easy to move through, putting people before traffic and integrating land uses of Sunderland Housing Strategy, considered later in this section, reports that in Sunderland and transport. 34% of stock is rented, some 14% in excess of the national average. Legibility - A place that has a clear image and is easy to understand To promote legibility through development that provides recognisable routes, intersections With regard to affordable housing it is reported that 55% of local authority stock falls below and landmarks to help people find their way around. the governments ‘Decent Homes Standard’, and that a high proportion of the overall stock Adaptability - A place that can change easily is defined as “unfit”. To promote adaptability through development that can respond to changing social, technological and economic conditions. Diversity - A place with variety and choice To promote diversity and choice through a mix of compatible developments and uses that work together to create viable places that respond to local needs.

Better Places to live - By Design, CABE 2001 Better places by design is a continuation to the By Design handbook. It looks at a number of case studies, both contemporary and places that have stood the test of time. The policy guidance for the planning of new housing estates sets out a blueprint for a new and better approach. It forges a new link between planning and design to produce better living environments. The prize objective being a better quality of life for all and the key is good design.

The guide has since challenged local authorities and developers to think more imaginatively about design and layout promoting greater flair in creating better places in which to live.

42 Regional Planning Policy Context

Regional Planning Guidance for the North East (RPG:1) November 2002 All sites should be in locations that are, or will be, well related to homes, jobs and services by modes of transport, in particular public transport, walking and cycling...” The final version of Regional Planning Guidance for the North East region was issued in November 2002. It estabishes the amount of new dwellings required, covering the period Policy DP2 lists the criteria to be used when identifying land for development. up to 2016, and sets out the locational criteria that should be applied in allocating sites for housing. “...The following criteria should be taken into account in assessing the suitability of land for development in accordance with the sequential approach set out in DP1; The RPG proposes annual house building rates for Sunderland of 400 units per annum up to 2006, and 500 per annum beyond to 2016, subject to the outcome of ongoing -The nature of the development and its locational requirements; monitoring. Policy H2 of the RPG provides guidance on how local planning authorities should take into account the effect of demolitions on housing requirements, stating that: -The availability and location of previously developed land and buildings;

“With the exception of demolitions of empty dwellings arising from low demand and -The accessibility of development sites to homes, jobs and services by all modes of abandonment, the annual rates of housing provision should be provided for in development transport, in particular public transport, walking and cycling, and the potential to improve plans as net additions to the stock. In other words there should be no compensatory such accessibility; housing provision for demolitions of empty dwellings arising from low demand and abandonment.” -The capacity of existing infrastructure including public transport, the highway network, utilities and social infrastructure to accommodate such development; The Sequential Approach -Physical constraints on the development of land including the level of contamination, flood Policy DP 1 – The Sequential Approach to Development states in paragraph 2.55: risk and land stability;

“…Development Plans should adopt a sequential approach to the identification of land for -The impact that the development of sites will have on the region’s natural resources, development to give priority to previously developed land and buildings in the most environmental and cultural assets, and the health of local people. sustainable locations. Locations should be selected in the following priority order: -The economic viability of the site; -Suitable previously developed sites and buildings within urban areas; -The suitability of sites for mixed use development, and -Other suitable locations within the urban areas not identified as land to be protected for nature or heritage conservation or recreational purposes. -The contribution that development might make to the strengthening of local communties...”

-Suitable sites in locations adjoining urban areas, particularly where this involves the use The Wearside conurbation is identified in para 2.14 of RPG as a regeneration area and as of previously developed land and buildings, and such, is a focus for the majority of new development within the Tyne and Wear sub-region.

-Suitable sites in settlements outside urban areas, particularly where this involves the use of previously developed land and buildings.

43 Regional Planning Policy Context

Policy H1 Existing Housing Stock, Housing Clearance and Renewal states:

To ensure an integrated approach is adopted to housing renewal, clearance and urban Para 4.66 stresses that the “improvement of the housing stock and creation of attractive regeneration. Development Plans and other strategies, including the Regional Economic urban environments are vital to the achievement of an urban renaissance for the North Strategy and the Regional Housing Strategy should: East”. Moreover, RPG acknowledges that in order to sustain improvements then “they will need to be associated with a broad range of actions to regenerate local communities and - Support initiatives, mechanisms and resources for improvements to both public and improve the wide local environment”. private sector housing; Although RPG recognises that the majority of housing needs will be met by existing stock, - Consider whether the needs of regeneration can best be addressed by improvement of and therefore the emphasis should be on retaining and improving this existing stock “there existing stock or whether demolition represents a better option as part of a broader course will still be a need to clear housing which is unfit or beyond economic repair”. of action to regenerate local communities, improve the environment and increase numbers of and access to local jobs; Para 4.68 further recognises that “clearance of housing in good condition may also prove to be necessary to secure the regeneration of an area particularly where there is reduced - Give high priority to making the best use of existing dwellings and previously developed demand and abandonment. land and buildings in urban areas so as to minimise the need to develop new housing on Greenfield sites, and; Density

- Identify and implement measures to reduce regional vacancy levels in the existing Policy H6 of the RPG states that “housing densities should be consistent with principles housing stock to 3% by 2010. that make more efficient use of land, taking into account local character and market considerations as well as encouraging good and safe design, layout and amenity. In cases where clearance and replacement of older high density housing is involved there The housing policy objectives of RPG1 as set out in para 4.61 are: may be some circumstances when it may be appropriate to lower the overall density of an area to improve the environment and quality of life for residents”. - to ensure that the housing strategy supports the regional spatial strategy. The supporting text recommends that a density of between 30 to 50 dwellings per hectare - ensuring that everyone should have the opportunity of a decent home. should be encouraged.

-ensuring that there should be a greater choice of housing in sustainable locations, and In relation to the provision of affordable housing policy H7 advises local planning that the best use is made of the existing stock, and sustainable previously developed land authorities to incorporate within their development plans the results of up to date housing and buildings in urban areas in providing this choice. needs assessments and;

- to ensure that provision of additional housing does not result in or exacerbates the - to make provision for a range of dwellings, types and sizes to meet the assessed needs problems of low demand and abandonment. of all sectors of the community, including the elderly and disabled.

- to ensure that housing should not reinforce social exclusion. - To ensure that provision is made where it is needed and where there is good public transport to employment and services. -to stem population loss from the region, particularly through the reduction of net out migration.

44 Regional Planning Policy Context

Submission Draft Regional Spatial Strategy (RSS) June 2005

The introduction of a new style of development plan system involving the introduction of Paragraph 3.63 recognises that priority should be given to housing market restructuring Local Development Frameworks (LDFs), Planning Policy Statements (PPS) and Regional initiatives making the best use of the existing housing stock and reducing the number of Spatial Strategies (RSS) became statutory on commencement of the Planning and vacant and void properties. This approach requires a significant increase in demolition Compulsory Purchase Act in September 2004. RPG:1 will, in time, be succeeded by a rates, particularly the clearance of obsolete housing where improvement would not be RSS for the North East, a submission draft was published in June 2005. viable. This will enable replacement with better, more efficient housing that better meets needs and aspirations. The submission draft has been submitted to the Secretry of State and an examination in public will be due in March 2006. The Draft Submission RSS supports the principles in PPG3 suggesting average densities RSS provides the context for the delivery of other regional strategies including the of 30-50 dwellings per hectare but RSS also accepts that density influences the type and Regional Economic Strategy (RES) and the Regional Housing Strategy (RHS). As PPS: particularly the size of dwelling. RSS therefore suggests that in order to deliver 11 (Regional Planning) states, RSS is intended to be more concise and regionally sustainable communities Local authorities will need to take a different approach to PPG3 specific than RPG. and identify clear circumstances within the sequential approach, where different densities will be applied to achieve a better mix of dwelling type, size and tenure. In housing In relation to housing matters one of the key themes is delivering Sustainable market restructuring areas, replacing demolished dwellings at lower densities can Communities and one of the key objectives is to provide an appropriate mix of type, size improve demand for properties and improve housing conditions. theme and affordability of decent, high quality homes by housing market restructuring and through additions to the regions housing stock. Policy 31 - Managing Housing supply advises that in considering planning proposals, local planning authorities should phase the release of housing land to ensure that it does not Paragraph 3.60 recognises that not all of the regions housing problems are directly compromise the successful delivery of housing market restructuring initiatives. related to the dwelling stock and not all of them will be solved through housing based solutions. Delivering Sustainable communities therefore requires physical, social, and economic regeneration through an urban and rural renaissance.

The RSS approach recognises the need to improve, replace and / or clear some existing properties suffering from, or at risk of low demand, concurrently with an increase in additional dwellings focused within conurbations and main towns.

Delivering Sustainable communities by retaining and stabilising population in sustainable locations requires a better mix of housing size, type and tenure with high quality living environments. Paragraph 3.62 recognises that the inner urban areas represent some of the regions most sustainable and accessible locations. The Regional Housing Aspirations study (2005) showed that the property type and living environments in these areas do not meet peoples aspirations. It is essential therefore to improve or replace dwellings in these areas to provide a better mix of dwelling type, size and tenure with improved living environments to better meet peoples aspirations. Failure to do so will increase the number of empty properties; lead to pressures for unnecessary land release; and undermine regeneration and housing market restructuring activities. 45 Local Planning Policy Context

Local Planning Policy Context – Sunderland Unitary Development Plan (UDP) This comment is repeated within the ‘Housing’ Section, where Policy H12 explains that the Adopted September 1998 Council will seek to maintain its housing stock (now in the control of SHG) by undertaking a range of measures including restructuring the mix and variety to meet local needs. The One of the City Council’s main strategic aims identified in the Adopted UDP is “to reduce supporting text, at paragraph 5.58 adds that: the level of out-migration to zero by the end of the plan period (i.e. 2006). Policy H1 seeks to ensure that sufficient new housing will be provided which: “Over time the needs and characteristics of the resident population change. As they do, some types of property prove financially or structurally unsuited to meet the new demands - maximises locational choice placed upon them.”

- caters for reduced out-migration and increasing household formation The principal land use policy affecting the Central Southwick Renewal Area is NA9.1 which identifies Southwick as one of 7 housing estates to be restructured by major environmental - assists in the regeneration of existing residential areas improvements.

- secures the re-use of vacant and derelict land. The renewal area identified in this masterplan document broadly follows the area identified under Policy NA9.1 of the UDP as shown on the Proposals Map. Hahnemann Court Policy H2 of the Sunderland Adopted Unitary Development Plan (1998) states that “High however, is not shown as requiring restructuring and as such there is no land use policy priority will be given to the conservation, maintenance and improvement of the existing specifically relating to this part of the site. housing stock, and where necessary, to the improvement of its environment. Housing which cannot be improved to provide satisfactory living conditions (at a reasonable cost) Housing Alteration No 1: January 2002 could be cleared.” The Council’s January 2002 Housing Alteration paper was prepared in order to bring UDP Policy H3 goes on to say that sufficent land will be made available to provide up to 15,000 housing policies into line with national and regional guidance published subsequent to the new dwellings across the City between 1998 and 2006 of which 13% will be distributed UDP’s adoption. across North Sunderland. The policy will help realise the plans strategic aim to reduce the net level of migration to zero by the end of the plan period (ie. 2006) by providing ‘a The following paragraphs detail its key policies relevant to the SHG Strategy, and more sufficent number, diversity and quality of homes’. specifically to Southwick.

The UDP recognises that new housing can help assist in the regeneration of existing High priority will be given to improving the existing housing stock by measures including: residential areas and communities. - The environmental improvement of residential areas; Policy H6 of the UDP states that housing densities should be consistant with principles that make more efficient use of land, taking into account local character and market - Replacement of housing which is capable of improvement to an acceptable standard and considerations as well as encouraging good and safe design, layout and amenity. no longer meets local requirements, and

Within its ‘Built Environment’ section, Policy B1 explains that the Council will give priority to - Where appropriate, the conservation, maintenance, improvement and remodelling of the securing improvements to a number of areas in need including those “…with a existing housing stock (Policy RH1). concentration of poor quality buildings”.

46 Local Planning Policy Context

New housing will be provided which supports the regeneration aims of the Council, meets Interim Strategy for Housing Land (ISHL) November 2005 local need and improves choice by type and location (Policy RH2). The City Council has a statutory duty to prepare, monitor and update the Unitary Policy RH18 provides guidance in relation to areas of social housing stock, and Development Plan (UDP) and consequently a strategy for housing has been produced as encourages: an interim measure until the City Council produces a Local Development Framework (LDF). Whilst the Strategy sets out new policies relating to housing land, it is only a material - Restructuring of the social housing stock to meet changing household needs and consideration: the UDP remains the statutory Development Plan for the City. The ISHL is customer aspirations. the key document that forms the basis for amending the housing policies contained in the Adopted UDP and Alteration Number 1. - Modernisation and improvements to dwellings in sustainable areas. The Strategy seeks to guide new house building in the City over the period 2001 to 2021, - Carrying out of estate improvements and environmental works to compliment the 20 year period covered by the Submission Draft RSS. The Strategy guides the modernisation works, and consideration of planning applications for housing development in advance of the adoption of the LDF in 2007 and has provided the basis of the City Council’s response to the - Clearance of outdated stock. Submission Draft RSS.

Paragraph 5.102 expands on this matter, explaining that the remodelling or restructuring In relation to Sunderland Housing Group’s renewal activities, the ISHL acknowledges that schemes can help to rebalance the mix of housing and turn unpopular stock into modern approximately 5,000 homes will be demolished by the Group between 2004 and 2016 and homes, which meet local needs, and ensure the long-term sustainability of certain areas. approximately another 1,850 homes by other Registered Social Landlords(RSLs) / agencies. The ISHL, in total, takes account of approximately 6,740 demolitions city-wide The following paragraph, 5.103, provides further related advice, adding that implications up to 2016. for clearance of outdated or unpopular housing stock will need to: The purpose of the Strategy is to give priority to the development of previously developed - Take account of the desires of local people to remain in an area; land (brownfield), to increase housing densities on sites with good public transport access and to support regeneration areas through the timely release of ‘strategic’ sites (which - To provide a statement of the expected timescales for redevelopment and includes Southwick).

- Provide a basis for identifying the stock as unpopular or outdated. Paragraph 2.34 / Table 3.2 of the ISHL states that the Sunderland Housing Group Renewal Plan proposes approximately 5,000 dwellings for demolition and the construction of around Policy RH 9 calls for proposals for housing (over 10 dwellings) to demonstrate that: 3,500 new dwellings before 2011 (i.e. SHG’s Renewal Plan period). Included within these - The development would assist in bringing forward previously developed land. figures is the proposed large scale renewal of properties within Southwick. - The development maximises access to jobs, shops and services through sustainable transport modes; - The infrastructure of the location can accommodate the development - Local services and facilities will be sustained and enhanced; and - The site is physically capable of development

47 Density Policy SP5 of the ISHL advises that new housing should be developed at a minimum net density of 30 dwellings per hectare (d.p.h) although higher density development at 40 dph will be sought where there is potential to exploit or deliver accessibility by public transport. SP5 continues to state that “where housing would enhance usage of the Metro or would take advantage of ‘Quality Bus Corridors’ and routes included in the Nexus Report : ‘Towards 2016’ then consideration should be given to achieving 50 d.p.h”.

The Strategy states that exceptions to Policy SP5 may be made “where it can be demonstrated that it is appropriate to lower the overall density to improve the enviroment and quality of life of residents, where sites are proposed for ‘very high value’ housing or where it is important to compliment local character”.

Interim Strategy for Housing Land Interim Planning Policy November 2005 Sunderland City Council

48 Regional Housing Strategy

RHS Regional Housing Strategy – Draft Version New Housing and Affordable Housing Provision

The purpose of the Regional Housing Strategy (RHS), is to provide a framework within The RHS recognises that in order to support the vision of a dynamic economy and to which specific housing issues at the regional, sub-regional and local levels will be reflect aspirations for population loss, there are strong arguments for maintaining current addressed. It therefore sets out the Regional Housing Board’s strategic aims and building levels of new housing. In this regard the RHS favours: priorities. In May 2005 the North East Housing Board approved an updated North East Housing Strategy which was accepted by ministers in August 2005. - An increased rate of clearance and replacement of the poorest housing as a means to resolve the problem of over-provision, and There are four broad aims to the strategy: - An emphasis on larger housing types and high quality housing to redress the present imbalance. - Developing housing stock to meet 21st Century demands and replacing unwanted houses with high quality housing. These houses must be long lasting and make cohesive, Existing Housing – Investment and Management unified communities. Finally, the RHS confirms the need for increasing investment in the improvement of social - Provide new housing for larger households and to fulfill peoples aspirations for better rented housing in order to achieve the Decent Homes standard by 2010. It also explains housing. the important role of housing providers in supporting community regeneration and tackling social exclusions, and in addressing issues of crime reduction, community safety and - Improving and maintaining existing housing. anti-social behaviour. Support is also given to the adoption of measures to ensure that energy and water usage is conserved, thermal efficiency prioritised and fuel poverty - Consider specific housing needs including affordability in some rural locations, the needs reduced in line with national targets. of an aging population, and the special needs of other groups

Housing Market Restructuring

The RHS identifies that the overriding priority for the region is the restructuring of the existing housing stock, as this impacts on the overall health of the housing market and the vibrancy of the regional economy. It recognises that the current supply of social housing does not reflect current needs and anticipates that demand for such housing will continue to decline. Accordingly, it confirms that demolition of poor quality and unpopular stock is required, adding that demolition rates higher than those that have occurred to date would more rapidly resolve problems of low demand, difficulties in attracting new investment, and tackling the problems associated with stock condition. The RHS confirms the need for housing market restructuring in Sunderland.

The RHS recognises that major private sector investment, to provide transport, community facillities and good local services is required to develop and implement renewal programmes. It suggests that sources of investment are identified at the earliest stage possible. 49 City Strategy

A Bright Future for Sunderland : The Sunderland Strategy 2004 - 2007

The City Council’s Community strategy (A Bright Future for Sunderland : The Sunderland Strategy 2004 - 2007) was produced by the Local Strategic Partnership, of which, Sunderland Housing Group is a partner. The Strategy combines the Community Strategy and the Neighbourhood Renewal and Sustainable Development Strategies. Its purpose is “to provide a single, co-ordinated focus for the development of the City of Sunderland over a 3 year period working towards a longer term vision for the City.”

The Strategy acknowledges that the city’s population is declining and if it continues to do so “an increasingly ageing, dependent population will be left as, young, more mobile and economically active households move out of the City.”

The strategy also identifies that there are areas of significant social deprivation across the City. One of the key Strategic objectives is “to improve the quality, choice and range of housing” and furthermore, “to create inclusive communities”.

The proposals are in accordance with five Strategic Objectives of the Draft Sunderland Strategy, as follows: 1) Improving the quality, choice and range of housing - the redevelopment proposals will provide high quality housing for both sale and rent for a range of household sizes and types. The Sunderland Housing Group have consulted extensively with their customers in developing proposals for Southwick

2) Reducing crime and fear of crime - Government guidance on designing out crime has been taken into account in the design and layout of the new housing in order to reduce both the fear of crime and opportunities for crime

3) Raising standards and improving access in learning - the Southwick Masterplan integrates the new School into the local community. The emphasis is on provinding a school and community facility that is highly accessible from the wider area.

4) Developing an attractive and accessible city - the redevelopment proposals seek to upgrade the environment by providing modern housing in an attractive setting with landscaped open spaces and good accessibility to local facilities and public transport, including a safe route to school.

5) Creating inclusive communities - the development will provide a range of housing types and sizes, for both sale and rent, conductive to the creation of a mixed community in order to meet the local community’s needs. In addition the proposals will provide a Community School campus that includes: a People First Centre; Surestart; and other community focused facillities.

Fig. 63 A bright future for Sunderland The Sunderland Strategy (2004 - 2007)

50 City of Sunderland Housing Strategy

The City of Sunderland Housing Strategy

The Council’s Housing Strategy (2002 – 2005) is an over-arching document that reviews Priority 13 promotes environmental sustainability, its ‘Key Actions’ including housing-related issues in Sunderland and sets out the objectives, priorities and actions for encouragement for high quality housing design, and energy efficiency measures. In the housing in the City. latter regard, it is also noted that a ‘Key Action’ of Priority 12 is the promotion of ‘affordable warmth”. The document sets out three objectives, the first of which is to promote quality, choice and sustainability in the City’s housing stock. Pursuant to Priority 2 of that objective (to Priority 15 is the promotion of community safety and reduction of the fear of crime. develop and deliver a strategy for regeneration and renewal and plan for delivery), the Fundamental to this goal, is the ‘Key Action’ to reduce domestic burglary, by improving following ‘Key Actions’ are identified: security standards.

- To agree priority areas for the City in line with the Neighbourhood Renewal It is also reported that stock condition data demonstrates that much of the stock is in poor Strategy, Sunderland Housing Group’s priorities, and private housing renewal condition and major investment across all tenures is needed to upgrade stock to modern priorities” day standards.

- To work with Sunderland Housing Group to support their renewal programme by enabling In relation to the make-up of the City’s stock and the Sunderland housing market, the activity required”. Housing Strategy also explains that:

Priority 5 is the promotion of quality, choice and flexibility in social housing. In this regard, - The City’s current population of 289,500 is declining by approximately 1,500 house holds the following ‘Key Actions’ are defined: each year – around 3,700 people.

- To ensure that social housing in the City meets Government’s Decent Homes target by - Tenure breakdown is currently 63% owner occupied, 34% social rented and 3% private 2010. rented.

- To include the regeneration of social housing in the overall regeneration ‘game plan’ - Average house prices are significantly lower than the national average.

- To work with RSL’s to promote flexibility, choice and ease of access in their - 67% of existing stock falls within Council Tax Band A, and; accommodation. - only 0.5% of properties within the highest Bands G and H. - To encourage and support good practice and joint working in service delivery and the management of social rented stock. - 12% of residents surveyed considered the choice and availability of new housing in Sunderland to be poor. Priority 11 is the promotion of employment and training opportunities, central to which are a range of ‘Key Actions’ which aim to ensure that housing providers commit to measures - Demand for social housing has fallen in recent years. including Local Labour agreements (extending to suppliers and sub-contractors), training and development). - The rate of unfitness in the stock was 3.2% in 2002.

51