1 Introduction 3 2 Purpose of Supplementary Planning Document 4 3 Sustainable Development 6

4 Development Plan Policies and Proposals 8

5 Site Context 12

6 Key Objectives and Proposals 13

7 Site and Development Constraints 16

8 Development Framework 20

9 Key Development and Design Constraints 23

Figures

Figure 1 Derwent Valley Regeneration Area

Figure 2 Local Plan Proposals

Figure 3 Derwent Valley Regeneration Zones

Figure 4 Visions for the Derwent Valley Regeneration Area- A possible land use plan Supplementary Planning Document

1 Introduction

1.1 The Derwent Valley area of Workington could play an important role in the provision and development of sport, recreation, leisure and culture.

It is located in close proximity to Workington Town

Centre and provides a valuable link between the retail

core of the town to nearby housing areas, the Port of

Workington, the River Derwent and sport, recreation and leisure facilities in Workington. The Derwent Valley Regeneration Area is defined on the plan at Figure 1.

1.2 This area has been identified as key in terms of

its present role and its future potential for

regeneration to deliver a range of complimentary

recreation, leisure and commercial benefits to the

town and its communities.

1.3 The Derwent Valley Regeneration Area Supplementary Planning Document will guide the future regeneration of this area, in terms of setting out a clear vision for the land uses in the area, a planning

policy framework and will then be used as a strategic

document to guide the development and realisation of

the regeneration of this area.

Derwent Valley Regeneration 3 Supplementary Planning

2 Purpose of Supplementary planning document

2.1 Allerdale Borough Council, together with opportunities will help to kick start this regeneration Workington Regeneration have for some time been programme and provide modern leisure facilities that considering the future regeneration of this area, are integrated with the town centre. A comprehensive recognising its potential to provide Workington’s regeneration programme will transform the image of sports clubs the opportunity to develop to their full Workington and Allerdale both to visitors and locals potential and to provide a high quality sports, leisure alike and provide a high quality and modern gateway to and cultural centre for those living in, working in and the town. visiting Workington. Commercial development

Figure 1 Derwent Valley Regeneration Area Key

Site Boundary

Cloffocks & Lonsdale Park

Laundry Fields

Borough Park

Retail Store

Allerdale House

Derwent Park

This produce includes mapping data licensed from Ordnance Survey. (c) Crown Copyright 2005. Licence Number 100018832.

4 Derwent Valley Regeneration Supplementary Planning Document

2.2 Allerdale Borough Council are keen to ensure 2.5 The SPD will undergo a period of statutory that the future regeneration of this area is undertaken consultation, community involvement (and dependant in a strategic manner in order that its full potential can on the outcomes of consultation, revision) prior to a be realised and most importantly delivered. This SPD proposal for adoption for development control has therefore been produced in order that a clear purposes to guide future development decisions. framework is developed and consulted upon which will guide the future delivery of this area based regeneration 2.6 A masterplan has also been developed in initiative. conjunction with the SPD to illustrate the broad mix, scale and location of the proposals that can be used to 2.3 Allerdale Borough Council intends that the SPD develop a deliverable scheme in greater detail and guide will set out for all those with an interest in the further investigation, assessment and development. Derwent Valley – local people, businesses, the development industry, sports clubs and fans – how the area fits within the context of the policies and proposals in the Local Plan and the developing Local

Development Framework (LDF), and how the Council and other agencies can help secure a regeneration area at the heart of the community.

2.4 The SPD seeks to guide future development in the area. The role, function and purpose of SPD is set out in PPS12: Local Development Frameworks (LDF). SPD is part of Allerdale’s LDF and whilst not forming part of the statutory DPD’s (Development Plan Documents), it supplements the policies and proposals within it.

Derwent Valley Regeneration 5 Supplementary Planning

3 Sustainable Development

3.1 The objectives and proposals set out in the • Effective use of available land and resources Draft SPD reflect the overall objective of ensuring that all new development and re-development is sustainable. Sustainable development can be interpreted as:

• Maintenance of high and stable levels of growth and employment (GROW)

• Social Progress which recognises the needs of everyone (LIVE)

• Effective protection of the environment (PROTECT)

• Prudent use of natural resources (SAVE)

3.2 In order to deliver this objective the proposals within this Draft SPD concentrate particularly on:

• Provision of new development and employment creation

• Accessibility to good quality formal and informal recreation facilities

• Accessibility to essential services and community uses • Good design

• Supporting accessibility to a choice of transport modes

6 Derwent Valley Regeneration Supplementary Planning Document

Development Plan Policies 4 and Proposals

4.1 The Development Plan comprises of the planning policy background and the status of emerging Regional Spatial Strategy (RSS) for the North West policy, the most up to date planning policy for the (RPG13), the Cumbria and Lake District Joint Derwent Valley Regeneration Area is contained within Structure Plan adopted in 1995 (1991-2006) and the the Local Plan Alteration. Allerdale Local Plan, adopted in November 1999. The RSS and the Structure Plan provide the strategic Allerdale Local Plan (Adopted 1999) planning policy framework within which the more detailed and local policies are formulated. Working- 4.3 The Allerdale Local Plan was adopted by the ton is identified in RSS as a priority regeneration area. Borough Council in November 1999. There are 2 In these areas it is stated that there is a need for main aims set out in the development strategy of the development and redevelopment to ensure physical Plan and these are to “promote the local economy in a enhancement, significant regeneration and gradual sustainable way” and “to protect and enhance the restructuring. Whilst these strategic policies are of Natural and Built Environment”. importance in decision making, it is the more detailed policies that are of most relevance to the Draft SPD, 4.4 The allocations that relate to the Derwent they are therefore not covered in detail here. Valley Regeneration Area are shown on the plan forming Figure 2 of the SPD. The entirety of the 4.2 At the local level a limited range of issues in regeneration area is allocated under Environment the adopted Local Plan are being reviewed and this has Policy WKEN1 – Development of the Lower Derwent reached Second Deposit Consultation stage. In Valley. The south eastern part of the site is also addition to this, Allerdale Borough Council are allocated as WKRG3 – Retail Allocation and the south presently developing their Local Development Scheme western part of the site is allocated as part of the which sets out the plans and documents that will form Station Road Community Improvement Area. the Local Development Framework. It is likely that the strategic policies of the LDF will be derived from saved 4.5 WKEN1 – Development of the Lower policy from the Local Plan review. Given the complex Derwent Valley states that development will be

Derwent Valley Regeneration 7 Supplementary Planning

required to be related to the existing recreational ii) A new principle access road being provided along land-uses and to achieve a high standard of the line of the ‘Black Path’ either to the roundabout development and landscape. The exception to this is with the A597 or to the A596 at the foot of Hall the site allocated under WKRG3. Brow; iii) the level of car parking to be provided to take 4.6 Policy WKRG3 allocates land at Brow Top car account of the existing public car parking, other park and Laundry Field for retail use for development developments in the town centre and the contents in the period beyond 2001 subject to; of the town centre strategy; and iv) the incorporation of the watercourse within the i) the retailing to be predominantly for convenience development in a way which enhances its visual goods; amenity and nature conservation interest.

Figure 2 Land Allocations in Allerdale Local Plan CZ1-6 (1999)

WKEN1

WKSR1 & 8 WKRG3

8 Derwent Valley Regeneration Supplementary Planning Document

4.7 The policy justification also states that the site TR11-13 make provision for cyclists and pedestrians in is edge of centre and accessible to the primary road new development proposals. network and well served for pedestrians and cyclists. Development will need to be high quality considering 4.10 Policy EN37 relates to open space in the urban its location and proximity to the Brow Top environment. It states that when assessing proposals Conservation Area and listed building. Enhancement for development and/or changes of use on all open of the underpass through to St Johns Precinct is also spaces and undeveloped land in urban areas, that required to provide an attractive pedestrian link regard will be taken to the amenity or townscape value between the development and the town centre. of the site. Any proposal that would unacceptably harm open space or underdeveloped land of significant 4.8 Flood plain and flood risk are covered in townscape or amenity value will not be permitted Chapter 4 of the plan. Policy EN12 states that unless economic or social benefits of the proposal development and land raising will be resisted on land clearly outweigh the identified value of the likely to flood and where development would be at underdeveloped site and the proposal indicates direct unacceptable risk from flooding or increase appropriate compensatory measure to minimise flooding elsewhere. Policy EN13 indicates that where impact. development on land liable to flood may be acceptable, the Council will require suitable flood protection and Allerdale Local Plan First Alteration Adopted mitigation measures. June 2006

4.9 Transportation policies are included in 4.11 As stated earlier, only a limited range of Chapter 7 of the Plan. Policy TR6 requires new policies and issues were altered in the Local Plan development to accord with the Councils approved review. Those changes of relevance to the Derwent parking standards. Policy TR10 requires all major Valley Regeneration Area are set out below. development to show how they integrate with or provide for the needs of public transport and Policies

Derwent Valley Regeneration 9 Supplementary Planning

4.12 An alteration to Policy WKEN1 to further v) the submission of a detailed flood risk assessment extend the exception of this policy to the area of land which demonstrates to the satisfaction of the Council, that the site can be satisfactorily situated between the retail allocation in the adopted developed for the form of development proposed; plan and Allerdale House. This is shown on the plan at and Figure 2. vi) the satisfactory incorporation of Soapery Beck, which crosses the site. 4.13 Several aspects of Policy WKRG3 – Retail 4.14 Policy EN13 – Flood Protection and Mitigation Allocation at Laundry Field were altered, due to states that in considering proposals for development recognition that a new Convenience store in on land at risk of flooding as identified by the Workington can only be justified if it results from the Environment Agency and the Council will require the relocation of an existing store with the guarantee of submission of a Flood Risk Assessment. Development the cessation of convenience retailing at that existing of land at risk of flooding will not be acceptable unless: store. The revised policy reads as follows:

i) No reasonable options available in a lower risk 3.95 ha of land at Brow Top car park and Laundry Field adjacent is allocated for retail development in the form of a zone, or the proposed development is consistent major convenience outlet beyond 2004, subject to: with other overriding sustainable development objectives, or/and appropriate measures are taken i) The stores retailing offer being predominantly of to make the development safe. convenience goods; ii) The proposed development is of such a nature that ii) relevant retail and other policy tests being satisfied; iii) satisfactory access and levels of car parking being it would not be significantly affected by flood water provided; or exacerbate flooding elsewhere. iv) the proposal including an assessment of the need for the relocation of the sports pitch, and 4.15 Where a development of such land will be appropriate arrangements such relocation if acceptable, the Council will, in consultation with the deemed necessary; Environment Agency, require appropriate flood

10 Derwent Valley Regeneration Supplementary Planning Document

protection and mitigation measures and will require the installation of Sustainable Drainage Systems where appropriate.

4.16 In conclusion, the relevant Local Plan policy to the Derwent Valley Regeneration Area seeks to relate new development to the existing recreational land-uses, with the exception of part of the site allocated for convenience retailing and to achieve a high standard of development and landscape. It also seeks to ensure that any development is not at risk of flooding and any necessary measures are incorporated into the development. Furthermore adequate car parking will need to be provided and accessibility by public transport, pedestrians and cyclists incorporated.

Derwent Valley Regeneration 11 Supplementary Planning

5 Site Context

5.1 Workington is the main settlement and town • A floodlight rugby training pitch centre in the Borough of Allerdale and the largest • A small gas compound centre in West Cumbria. The Derwent Valley • A derelict area formerly used as a Greyhound track Regeneration Area is located to the north of • Allerdale House, the Council’s main administration Workington town centre and forms the northerly and civic centre with associated car parking gateway to the settlement and town centre. It covers • Brow Top long stay town centre car park an area of approximately 28 ha. Figure 1 (page 4) • Areas of open space and woodland shows the area defined as the Derwent Valley Regeneration Area. The regeneration area is bounded 5.3 Industrial decline in the surrounding area, high to the north by the River Derwent, to the east by the levels of unemployment in neighbouring wards and a dismantled railway, now a pedestrian link between the period of downturn in the fortunes of the Rugby and Northside residential areas to the north with the town Football Clubs have left the area with a number of centre, to the south by Brow Top and the significant challenges if it is to realise its full potential in embankment leading up to the town centre and to the the future for recreation, leisure, civic and commercial west by the railway line. A mix of uses surround the uses. Conversely, Workington town centre is area, including open space, town centre facilities and just completing a major redevelopment initiative and residential areas. part of the town centre has been redeveloped to provide new shopping facilities, which have improved 5.2 The mix of uses currently within the Derwent the overall quality, offer and appearance of the town Valley Regeneration Area currently comprise: centre and are providing an important boost to the centre and its local population. In the context of these • A large Tesco Store and associated car parking and other improvements that are taking place within • A sports stadium (Derwent Park) which the core area of the town, whilst the Derwent Valley accommodates Workington Rugby Football League Regeneration Area already provides a number of Club and the Workington Comets Speedway Team • A sports stadium (Borough Park) accommodating important uses, at present the two do not integrate the Workington Reds Football Club and some positively. limited car parking

12 Derwent Valley Regeneration Supplementary Planning Document

The Key Objectives And Proposals for the 6 Regeneration of the Derwent Valley

6.1 The following represents the key objectives of • To ensure that any redevelopment of the key areas the Regeneration of the Derwent Valley: of the Derwent Valley is commercially realistic and deliverable. • To make the Derwent Valley a centre of cultural and leisure activity for Workington, including a • To ensure that future development is of the highest sustainable home to the sports clubs located here. quality and provides a distinctive character and The area will provide an opportunity for sense of place. Workington to develop a sporting centre of excellence. • To provide an attractive and high profile gateway into the town • To make the Derwent Valley a focus for investment with realistic opportunities for new business 6.2 Underpinning these key objectives is a strong development. commitment to first class design. This means ensuring that the area is designed for the people of Allerdale • To make the Derwent Valley a more accessible first, allowing all users to enjoy the facilities on offer destination which is easy to enjoy by foot, by bike, easily and conveniently, and creating top quality both by public transport and by car and to develop the built and natural environments that build upon the areas relationship with its surrounding areas. considerable history and identity of the area.

• To make the Derwent Valley a place which people

can really enjoy and be proud of with public spaces

that are lively and well used.

• To ensure that the area contributes to the social

and economic regeneration of West Cumbria.

Derwent Valley Regeneration 13 Supplementary Planning

Key Proposals uses. The actual mix of facilities would be developed in conjunction with a review of the town’s existing 6.3 The initial objectives for the regeneration of facilities but could include Swimming pool, multi-use this area are broad reaching and strategic and have sports halls, gymnasiums, outdoor all weather been developed further through discussions with the pitches. existing users of the site, the sports clubs, potential private and commercial investors and various internal • Continued civic focus for Allerdale Borough departments within Allerdale Borough Council to iden- Council. tify a comprehensive list of facilities that would be required to deliver successful regeneration of the • Commercial leisure development and employment Derwent Valley and meet the identified objectives. generating uses. These are as follows: • Community greenspace for informal recreation and • A new modern convenience store with associated cultural activities. facilities that would anchor the town centre in a location that integrates with Workington town • Car parking and servicing for all facilities. centre and will provide spin off benefits to the town. • A new high quality gateway into the town.

• Improved stadium facilities that can be used by the • Enhanced pedestrian, cyclist and public transport town’s sports clubs with ancillary facilities for the access designed to ensure ease of mobility for local community, visitors and business. everyone.

• The development of modern high quality public leisure facilities that incorporate a wide range of

14 Derwent Valley Regeneration Supplementary Planning Document

7 Site and Development Constraints

7.1 There are a number of constraints upon the Workington has the highest proportion of out of future regeneration of the Derwent Valley that must centre retail floorspace in any of the major towns in be considered prior to any zonal and more detailed Cumbria. It is a fundamental aim of the Council’s proposals being developed for the future regeneration strategy to regenerate Workington Town Centre that of this area. These are broadly as follows: this imbalance is redressed.

Retail Planning Issues 7.4 The implications of the constraints set down

by national planning policy guidance and the West 7.2 The retail element of the proposal must be Cumbria Retail study means that there is only one compliant with national planning policy set out in suitable site in the Derwent Valley Regeneration area PPG6. This guidance seeks to locate new retail that can be classed as edge of centre. This is the site development in town centres where a choice of allocated for retail use in the Local Plan. transport modes is available, needs of residents can be

met and car parking can be provided for shopping and Flooding Issues leisure trips. Thus, priority is given to town centre sites, followed by edge of centre sites and only then 7.5 Workington is built in the natural estuary flood out of the proposed development to be assessed, likely plain of a major river and as such parts of the town are economic impacts on other protected centres, at risk of flooding from both the river and the sea. The accessibility by a choice of transport modes and River Derwent and the Soapery Beck watercourse environmental impacts. dissect part of the regeneration area. The Environment Agency’s indicative floodplain map shows 7.3 The West Cumbria Retail Study 2003 is also of that major parts of the Derwent Valley Regeneration key importance which states that a new store can only Area are at risk of flooding. be justified if it results in the relocation of an existing store with the guarantee of cessation of 7.6 In light of this, a flood risk assessment has been convenience retailing at the existing store. At present, carried out of the Derwent Valley Regeneration Area

Derwent Valley Regeneration 15 Supplementary Planning

in accordance with advice set out in PPG25 climate change allowance. The design flood level for Development and Flood Risk. This work has built the site is 6.04m AOD. The whole of the area cannot upon previous computer modelling of the River be developed as raising the platform across the whole Derwent and further hydrological modelling has been site will result in some loss of floodplain storage during undertaken, also taking into account the impacts of extreme events. However, development can be climate change and the joint probability of flooding accommodated on the Laundry Fields/Brow Top Car from a combination of tidal and fluvial flooding. Park subject to the development platform being raised. The area immediately to the south of the River 7.7 This assessment has shown that the area of the Derwent will need to be retained for floodplain site that incorporates the existing Tesco Store is at a storage and therefore can only accommodate uses that significantly higher level than the extreme flood level could be safely allowed to flood in such an event. This against which development should be protected and as managed risk approach will ensure that there will be such is not at risk from flooding and is suitable in flood no increased risk of flooding elsewhere up or risk terms for built development. Parts of this area, down stream. near the northern and southern boundaries close to the River Derwent and Soapery Beck may be at risk, 7.9 In summary, the constraints placed on the although these parts could be developed if these regeneration of the Derwent Valley are that built extremities are raised to a minimum floor level. development can be accommodated on the site of the existing store and stadium, subject to any 7.8 The remainder of the Derwent valley development on the northern and southern boundaries regeneration area is at risk from flooding and if including a raised platform. Land adjacent to Allerdale development is to proceed on any part of the site then House, Laundry Fields and Brow Top Car park can it will be necessary to protect this from flood risk. accommodate development, subject to raised Defending the site from direct risk of flooding can be development platform and other necessary mitigation achieved in part by raising development platforms to a measures. Borough Park and the cloffocks (Area 2) level above the joint probability flood level with a

16 Derwent Valley Regeneration Supplementary Planning Document

can only accommodate uses that could safely flood 7.12 The desk top investigation identified that parts during extreme conditions. of the site, including the existing Tesco Store site and land opposite Allerdale House are formed from made Land Ownership Issues ground (brick, concrete, slag, clinker, ash, mixed

lithologies with boulders and cobbles). The 7.10 A further constraint on the regeneration of the investigation also covered mining, surface and ground Derwent Valley relates to the control of land within water, soil gas monitoring and contamination related the regeneration area. Allerdale Borough Council have constraints. control over much of the site, with the exception of the Cloffocks Area, including the redundant greyhound 7.13 The development constraints found relate to stadium and the existing Tesco store. Without the the made ground, localised contamination associated co-operation of third parties comprehensive with the made ground, localised elevated soil gas and regeneration will not be achievable. It is hoped that localised areas where excavations may encounter this can be achieved through positive negotiation, groundwater. However, all of these potential although compulsory purchase powers could be constraints can be mitigated against to ensure safe exercised as a final option. development of this area measures would include, pad

foundations based on vibro stone columns, ground Ground Conditions bearing floor slab on vibro stone columns, sulphate

resistant concrete, soil gas membrane impermeable to 7.11 Ground conditions have also been identified as carbon dioxide, passive extraction, services may another potential constraint to the regeneration of the require protection from aggressive ground conditions Derwent Valley area. As a result of this a site and localised removal of soil contamination. investigation has been undertaken. This is concentrated upon the area to the west of the A579 as Leisure Planning Issues it has been identified from desk top studies that it is this area that will be subject to the greatest potential 7.14 Given the objectives of the Regeneration of constraints, due to historic land uses. the Derwent Valley focus upon the provision of high

Derwent Valley Regeneration 17 Supplementary Planning

quality leisure facilities, it is important to highlight sustainable transport choices and accessibility is potential constraints in planning terms to achieving this. enhanced. Further to this, appropriate provision must The main constraints relate to the need to also be made for car parking. This is not necessarily a accommodate within the Workington area the three constraint to the regeneration of the area, but must be sports clubs and enhanced facilities for them and also a attached significant weight in planning for area based new leisure centre. PPG6 sets out relevant guidance, regeneration. In addition to this, all development which advises that ideally appropriate sites should be proposals for major generators of trips will be required found in or on the edge of town centres and where to submit a Transport Assessment with any planning this is not possible should be encouraged to locate on application. sites which are accessible by public transport. In addition to this, national planning policy requires that Funding any loss of recreation and leisure related facilities 7.16 Clearly funding of the regeneration of the through development be addressed through needs Derwent Valley is key to its successful delivery. Whilst assessment and replacement provision. For formal there are a number of funding streams that could be leisure uses, PPS6 requires that a sequential assessment bid for to achieve some of the objectives set out, it is is undertaken, in order that centrally located sites to inevitable that comprehensive regeneration cannot be the town centre are considered prior to edge and out achieved without commercial investment to kick start of centre location for leisure uses being developed. the regeneration benefits. The objectives that are

Highways and Transportation identified will not be achieved using public money alone and pump priming from the private sector is necessary. 7.15 Given that the objectives of the development include some uses that will attract significant numbers Commercial Development of journeys it is important that the uses on the site are 7.16 Given that one of the objectives set out for the integrated into the existing transport system and regeneration of the Derwent Valley is to achieve measures are incorporated to promote more economic regeneration, business development and new

18 Derwent Valley Regeneration Supplementary Planning Document

commercial investment opportunities, a study of such developments will need to be accommodated within opportunities has been undertaken by a surveying the existing foodstore / Derwent Park area and land practice to identify whether there are any realistic opposite Allerdale House. External funding and private prospects and what constraints such opportunities may investment will be required to achieve the objectives present. A range of leisure related operators were outlined. contacted including hotel operators, restaurant and public house operators, health and fitness operators A planning application has been submitted for a and fast food operators. Positive responses were convenience store development on Laundry Fields and received from some budget hotels (requiring a facility is, as yet undetermined (as of December 2006). to provide fifty bedrooms) and stand alone restaurant / public house operators. The requirements include the desire for high profile sites that can be accessed off a main highway and that relate to a town centre or retail park. Site areas approximately equate to 2/3 acre for a hotel facility, one acre for a public house and ½-3/4 acre for a restaurant.

Conclusions

7.18 In summary the site constraints assessed show that only two areas are suitable for built development, these are the site of the existing store / Derwent Park and land opposite Allerdale House and the Laundry Fields/Brow Top area. The latter is the only suitable site for a new major store given its proximity to the town centre, thus any other

Derwent Valley Regeneration 19 Supplementary Planning

8 A Development Framework for the Derwent Valley

8.1 Having considered in detail the objectives, key 8.2 The Derwent Valley Regeneration Area is proposals, planning policy framework and the site divided into three areas which are shown on Figure 3 constraints, this has been translated into a as follows: Development Framework to set out zonally the land uses that are considered to be acceptable and the most sustainable option to achieve the regeneration objectives identified earlier in this SPD.

Figure 3 Land use zones within the Derwent

20 Derwent Valley Regeneration Supplementary Planning Document

Area 1-The Plateau to a new stadium development. Appropriate land use Formal Sports and Leisure Facilities and Commercial Leisure Development on this site could include hotel facility, public house / restaurant, community facilities and associated car 8.3 This area has potential to be the centre piece parking/servicing. The site could also be used to of a high quality approach to Workington and already provide formal outdoor sports facilities prior to accommodates commercial and formal recreation and redevelopment taking place. sporting facilities. Its links to the West Cumbrian road and rail networks make it the ideal location for sports Area 2 - The Cloffocks and leisure facilities. The elevated position of the site Public open space and informal leisure opportunities means that it is not at risk of flooding, except in close proximity to the River Derwent and Soapery Beck. 8.6 This area is subject to flood risk, already The area can be divided into two parts, bisected by the represents an important green space and is therefore A597. most appropriate for meeting the informal recreation

objectives of the Derwent Valley Regeneration Area. 8.4 It is proposed that this area will provide the It also offers the opportunity for enhanced community focus for formal sports and recreation facilities and be greenspace and environmental enhancement if both developed as a centre of sporting excellence. existing stadium facility and the derelict former Appropriate land use on this site could include a Greyhound track were to be removed. The area also rugby / football stadium and associated facilities, leisure includes Allerdale House, which will continue to centre, associated car parking, servicing and other provide a civic and community focus. Appropriate land leisure and community related uses. use on this site could include sports pitches, play areas,

picnic areas, open space and woodland, cycle/ 8.5 It is proposed that given the highways access, footpaths, civic and community uses, outdoor profile of the site and relationship to the town centre, performance facility, public art and associated car this area will also provide the focus for commercial parking. leisure/retail related development opportunities linked

Derwent Valley Regeneration 21 Supplementary Planning

Area 3 - The Laundry Field/Brow Top Car Park Food retail development with associated facilities

8.7 This area is in close proximity to the town centre, is allocated in the revised Local Plan for convenience retail development and associated facilities and is such is the most appropriate site for a new modern store. Appropriate land use on this site could include store, associated car parking/servicing/ landscaping.

22 Derwent Valley Regeneration Supplementary Planning Document

9 Key Development and Design Principles

9.1 There are a number of development principles three main sports clubs elsewhere in the Workington and key design considerations that will apply to any area, this could provide new opportunities for application for development of the 3 areas highlighted enhancing provision for formal leisure facilities in Area above. This will ensure that not only are the 1 of the Derwent Valley. appropriate land uses accommodated, but also that development is by key development and design 9.4 A new leisure centre shall be incorporated principles to ensure that successful places where within the site located in a prominent position and of people can work, shop, enjoy, with which they can an innovative design. The potential to link the leisure identify are created. A vision of the future is presented centre with one of the stadium stands should also be in Figure 4 (overleaf). explored. The facility should provide as a minimum a 25 metre pool and learner pool, a 6-8 court multi Area 1 - The Plateau sports hall, 60-80 station gym, changing facilities,

crèche facilities and catering facilities. The joining of 9.2 The stadium facilities to be provided in this one of the stands of the stadium and the leisure centre area are to accommodate the needs of both the rugby is desirable. The detailed facilities mix would be and football clubs. The stadium should be of a state of established through leisure needs analysis work. the art design and provide seating for up to a 10,000 person crowd capacity, this may be developed in phases with a partial redevelopment of Derwent Park being a starting point. Additional facilities within the stadium will be encouraged such as function and banqueting facilities, conference facilities and club facilities such as stadium social club and club shops.

9.3 Should an appropriate replacement facility be identified for the Speedway Club or indeed any of the

Derwent Valley Regeneration 23 Supplementary Planning

Figure 4 One vision of land use within the Derwent Valley Regeneration Area.

Community Leisure All Weather Pitch Cycle Paths Play Areas Open Space Facilities

Area Area 2 1

Area

3

Stadium Accommodation and Outdoor Performance New Retail Store Leisure Facilities Space

24 Derwent Valley Regeneration Supplementary Planning Document

9.5 Access to the area will be taken from the particular focus upon the green routes and corridor existing A579 roundabout and servicing of the facilities being established alongside the River Derwent . should be taken from a separate access off Falcon Street to the south west. Any proposed development 9.7 Commercial development opportunities for will need to address issues relating to traffic and leisure and retail related uses will be appropriate on transportation. Particular emphasis will be placed upon the south side of the A597 subject to a high standard ensuring that bus lay-by or bus stops are incorporated of landscaping being incorporated into the design of the within the site layout. A clear pedestrian route to the scheme, with boundary treatment and materials used area should be created from the town centre and a being of high quality to the road frontage and the safe links across the A579 New Bridge Road via a new frontage opposite Allerdale House and the amenity of pedestrian footbridge or crossing point and utilising the residents to the south being respected. Suitable existing footpath adjacent to the River Derwent will be access, servicing and car parking arrangements are to need to be accommodated. The footbridge could also be provided. Development in this area will be required be utilised as a gateway feature to the town to create a to link well with the town centre and neighbouring sense of arrival and add to local distinctiveness. uses. Figure 4 presents a proposal for new hotel Adequate car parking in accordance with the facilities to be located in this area, although a design appropriate standards will be provided and the scheme incorporating such a development within the new must also make adequate provision for disabled Leisure Centre and stadium may also be appropriate. persons and the provision of secure parking for cyclists and motorcyclists. The area should incorporate a Area 2 - The Cloffocks riverside walk/cycle way, linking to wider routes in the 9.8 The emphasis in this area is placed upon Derwent Valley designing a high quality, visually stimulating recreational

environment through the demolition of the Borough 9.6 The A597 New Bridge Road frontage should Park stadium and the regeneration and environmental be treated with high quality landscape planning. improvement of the area. This area should provide Landscape should feature throughout the site, with a

Derwent Valley Regeneration 25 Supplementary Planning

sports training pitches with floodlights, structured Area 3 - Laundry Fields areas for play and recreation and areas of semi-natural 9.11 This area will continue to have a civic focus to open space and woodland planting. An outdoor the west of the site with Allerdale House and performance area will be encouraged that can be associated car parking and new town centre retail utilised by the local community to house events such as facilities to the east. Enhanced landscape treatment of outdoor theatre and music performances and can be the setting of Allerdale House will be encouraged with covered for suitable events in winter months. further planting and a public art feature to the frontage

of Allerdale House adjacent to area 2. The remainder 9.9 Great emphasis will be placed on accessibility of the site will accommodate a large modern foodstore and permeability and priority given to enjoyment of the and applications for development will be assessed in areas on foot and cycle. A series of footpath and cycle accordance with the Local Plan policy WKRG3. Key links within the area and along the River Derwent to development principles and design considerations for link to wider routes should be created. Wildlife walks this area include: will also be created. A new foot bridge over Soapery

Beck will also be encouraged to link this area with • Location of the store located to facilitate integral Laundry Field and the town centre as will a new bridge links with the town centre linking this area to the new leisure facilities in Area 1. • Car parking provided to an adequate level and

managed to serve the store and provide replace- 9.10 Some car parking will be incorporated into this ment town centre car parking to facilitate linked area, subject to it being well located, landscaped and trips integrating with the surrounding area so as not to • The service yard located, designed and configured create an overly urban character. to enable easy and safe access, with enhanced

boundary treatment • A landscape buffer should be created between the

southern part of the site and Brow Top

26 Derwent Valley Regeneration Supplementary Planning Document

• The development must satisfactorily accommodate for new well integrated public transport access to the site • Pedestrian access from the store entrance to the town centre will need to be integrated into the scheme • The development of an innovative store design • Layout and design to respect the neighbouring conservation area • High quality landscaping scheme • The development should make adequate provision for disabled persons and the provision of secure parking for cyclist and motorcyclists. • The proposed development will need to address issues relating to traffic and transportation, particularly in relation to the treatment of the existing route through the site via the underpass from the town centre.

Derwent Valley Regeneration 27 Regeneration Strategy Manager Allerdale Borough Council Allerdale House Workington Cumbria CA14 3YJ

T: O1900-702769 F: 01900-702866 W: www.allerdale.gov.uk E: [email protected]