1 Intro-Context.Qxp

- 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.

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