Northumberland Strategic Partnership Berwick Upon Tweed Berwick Regeneration Strategy
UI No:2669 Date: 03/2008 Client: Northumberland Strategic Partnership
2669 contents
Berwick Regeneration Strategy 00 Introduction...... 5 the team: Urban Initiatives 01 The Uniqueness of Berwick...... 7 Nathaniel Litchfield King Sturge 02 Regeneration Objectives...... 13 Genecon Entec ARUP 03 Development scenarios and evaluation...... 17 Gardiner & Theobold 04 Town Centre Vision and framework...... 23 project director: 05 Regeneration Strategy ...... 29 dIARMAID lawlor
FINAL REPORT: 06 Delivery Framework ...... 63 03/2008 Appendix 1: Feedback and Ranking of Priority Sites...... 69
Appendix 2: Development review of Priority Sites...... 71
1 Fitzroy Square London W1T 5HE t +44 (0)20 7380 4545 f +44 (0)20 7380 4546 www.urbaninitiatives.co.uk
00 Introduction
0.1 Aim of Report 0.2 Scope and Limitations 0.3 Structure •• Chapter 4: Vision and Framework The preferred scenario is developed in terms of the This report has been prepared as the stage 2 output of the This report provides a high level regeneration strategy for •• Chapter 1: The uniqueness of Berwick- kind of place that it can enable Berwick to develop into, Berwick Regeneration Strategy. The overriding purpose of the town centre as a whole. This is informed by a review of ‘placemaking ingredients’ what this means at the scale of the town as a whole, and the report is to set out a ‘whole town centre’ regeneration the stage 1 baseline report conclusions, and consideration This chapter identifies the qualities that make Berwick what it means in terms of the identity and function of the strategy which: of a range of growth scenarios to meet the challenges a unique and memorable place. It explores the various quarters within the town centre area. identified in the stage 1 analysis. Broad spatial strategies relationships that connect the physical structure of A is based on an understanding of what makes Berwick •• Chapter 5: Regeneration Strategy and ‘soft’ regeneration interventions are identified on the Berwick and reviews how these relationships might unique as a place, and how these ‘ingredients This chapter develops the vision into a detailed basis of the preferred growth scenario. These strategies inform the physical regeneration of the town. of placemaking’ can be used to direct the future regeneration strategy for Berwick at the scale of the town identify the priorities for more detailed analysis in the regeneration of the town •• Chapter 2: Regeneration Objectives as a whole, the town quarters and key sequence public stage 3 report. The report builds on the work undertaken B sets out a spatial vision for the town which identifies This chapter sets out a brief overview of the key issues spaces. The strategy is supported by a review of the by Gillespies et al; The Future of Berwick A Vision & priorities for action in terms of ‘hard’, mostly spatial and challenges facing Berwick, derived from the stage capacity for development, non spatial projects designed Development Framework 2006. interventions, and ‘soft’ regeneration initiatives aimed 1 report. On the basis of this analysis, and the issues to animate public life and support social sustainability, at addressing structural socio economic issues, town The report does not provide detailed development, cost or addressed in Chapter 1, a set of objectives to guide the linkages with wider strategic, regional and Scottish branding and economic development; and, financial appraisals of the strategies or priority sites. Broad holistic regeneration of the town are defined. regeneration opportunities. A series of priority sites and C identifies priority sites, design objectives and ‘turn cost and funding assessments are set out, with more detailed turnkey projects are derived from the overall strategy, for •• Chapter 3: Development Scenarios and evaluation key’ projects which will lead the implementation of the analysis developed in the stage 3 reports. The Stage 3 reports which key design principles are identified. On the basis of the issues and challenges identified, regeneration strategy. The detail of these sites, and their consist of design briefs and development appraisals. In a series of transformational scenarios are set out •• Chapter 6: Towards Delivery development is set out in terms of Design Briefs which addition the report does not set out a detailed implementation to explore how a whole town regeneration could be This chapter sets out a review of the key regeneration form the Stage 3 report. strategy. Rather, key priorities and risks for delivery achieved. The scenarios are evaluated against the core initiatives and projects in terms of deliverables, are identified, and broad principles for implementation regeneration themes and objectives defined in Chapter promoters, partners, roles and responsibilities, established. A parallel study on the most appropriate The regeneration strategy has been derived through 2 to identify a preferred scenario for the development priorities, timescales, and funding. implementation mechanism to secure the long term consultation with the Berwick Technical Advice Group [TAG], of the town. The implications of pursuing the preferred regeneration of Berwick is being undertaken by Genecon. This stakeholder consultation and detailed consultation with scenario on a range of issues such as growth, planning includes the preparation of a detailed risk register. Northumberland County Council, Berwick-Upon-Tweed and delivery are reviewed. Borough Council, One North East, Northumberland Strategic Partnership and English Heritage. The regeneration proposals are also tested against market conditions and planning contexts. In this context, the regeneration strategy presents a visionary, robust and deliverable initiative for the future regeneration of Berwick.
Berwick Regeneration Strategy 5
01 The Uniqueness of Berwick
1.1 Overview The key to understanding the uniqueness of Berwick is its distinctive relationships. The character of Berwick is an expression of how the built form has developed in relation to its surroundings, and to its internal structure, and how this urban form has developed as a place of meaning for the local communities and rural hinterland. Berwick is a place to do the shopping, to get business done, to visit and consume. It is also a place to be experienced in a number of beautifully contrasting ways, from the contrasting relationship of the scale and might of the historic walls, to the delicate nature of the vennels; from the formal lines of the riverside, and plinth level of the historic walls to the dancing roofscape and playful use of materials; from the layering of the landscape rising from the riverside of Tweedmouth towards the Goody Patchy to the industrial relic of the chimney in Spittal Point marking the dramatic meander where the river meets the sea and establishes a new set of landscape relationships; to the bridges, visual panoramas and vistas that connect both sides of the town in a kind of harmonious whole. Berwick is not the same throughout. It is always changing, in scale, in character, and critically, in its relationships. This makes Berwick an interesting place to explore, a playful place, a strangely formal and yet appropriately irreverent place, rich in potential and with a design language that is capable of adapting to the 21st century, guiding the regeneration of the town, enabling a new layer of design legacy to be added to the fabric of the place.
1.2 Relationships: Understanding the Design Language of Berwick
The uniqueness of Berwick lies in its spatial and social At the scale of the town itself, there are a number of particular relationships. The town sits between the city regions of relationships that make this place distinctive, including: Edinburgh and Newcastle, and has a key role as a rural •• The relationship of the urban form of the Old Town and service centre for the surrounding areas. It is a gateway the town walls, and the visually prominent relationship of between the Scottish Borders and Northumberland, and is the walled town to the other parts of the town well positioned to form a key asset of both areas. •• The relationship of the town centre as a focus for retail, leisure and commercial activity serving the whole town and its hinterland •• The relationship of the Old Town, the Tweedmouth-Spittal arc and the river.
In addition to these relationships, it is important to note the three dimensional character of the town. Berwick sits in a valley and is composed of a number of layers. Within these layers, the roofscape and building form a ‘dance’, a playful set of relationships visible against the landscape and skyline which form part of the delight of the town experience.
Berwick Regeneration Strategy 7 Old Town relationships
This playful set of relationships is carried through into the This spatial scale is contrasted again by the scale and Old Town in particular, where the character of the urban extent of the Barracks, and the Parade, which although form is a play of wide, civic streets such as Marygate and well formed as buildings and sensitive to the scale of the Hyde Hill, contrasted against the incidental, narrow, fine surroundings, do through their scale, material and detailing grain of the vennels and lanes in a topographically dramatic express another set of contrasts with the civic streets and setting. Within this fine layer of the urban structure the fine grain vennels. Formal, significantly scaled and resonant texture of the ground plane, well tended garden landscapes, of the former military use, the internal courtyard spaces the sense of enclosure and the pattern of light charging to the Barracks and the Parade Ground external to the through these narrow spaces, forming dramatic shadows Barracks form significant contrasting spaces to the rest of against the side of buildings create places of real intrigue. the urban form of the town, in scale, function and character. The vennel and lane typology, characteristic of Scottish Interestingly, at the other end of Hyde Hill, the quayside urban settlements in particular, creates a series of forms another set of significant spaces of a contrasting relationships between ‘public’ and ‘private ‘ space, marked scale and character to both the street network of the old by thresholds such as arches, gates and channels in the town, and the Barracks complex. Fragments of walled ground plane, and intervisibility between the public and structures, buildings and slipways in the quayside act as private spaces. The domestic scenes afforded to the viewer memories of previous uses, a use established outside the passing the vennels form part of the experience of the walled settlement of the old town, whose structures and public realm in a playful way. This pattern is often extended utilities established a contrasting set of relationships to the through into blocks, where the rear space behind the ‘street’ traditional character of the walled area. The quayside space, public face of the blocks forms small courtyard spaces, with its fantastic riverside setting, views towards Spittal embryonic squares and shared spaces. In many cases, Point, the ridge line of the Goody Patchy in the background these rear spaces are used for parking or ancillary uses and the port of Tweedmouth Docks in the foreground, and to the building, but the existence of the pattern enables the dramatic scale, curvilinear form and architecture of the potential for the development of a series of small the old bridge create an experience of Berwick that is very and intimate public and semi public spaces, particularly different to that within the historic town. These contrasting in redevelopment and renewal proposals. The Berwick experiences, physically proximate, yet sufficiently different in Workspace building by Malcom Fraser Architects on their character enhance the richness of Berwick. Walkergate develops a public building formed around one of these spaces, creating a series of relationships between public, semi public and private spaces, each of which creates opportunities for different uses of materials and details.
8 Tweedmouth Relationships
The curvilinear geometry of the old bridge spanning the The riverside experience of Tweedmouth is influenced by the River Tweed, contrasting in its mass and scale with the fine presence of industrial buildings around the port, fragments grain of the old town urban form, forms a distinct element of historical building forms along the Dock Road and the in the wider townscape of Berwick, visible from the train, wide expanse of green space that enables panoramic views the old town and Tweedmouth/Spittal. The connection of the across the river towards the Old town. The curved nature bridge to Tweedmouth occurs in the vicinity of the port use, of this route enables a series of vignettes of the old town with its sheds and cranes which sit in a comfortable scale and its relationship with the river, the historic walls and the relationship with the surrounding landscape background. surrounding landscape as the viewer moves towards Spittal. The character of this area contrasts with the character of The relative emptiness of the foreground green space Tweedmouth High Street and the mixed residential area that enables these views, but has a significant impact on the covers the slope between the port and the high street area. experience of the views. There are significant opportunities Although the high street retains much of the character of a to enhance this green space as a dramatic riverside park and main street, some insensitive developments detract from promenade which serves the town as a whole, and enhances the coherence of the streetscape. The apparent width of the visual relationships between Tweedmouth and the rest of the street affords the presence of vehicles greater visual the town. prominence. However, there are some significant contrasts The landscape rising east from the riverside forms a series in the street that are interesting. The cross cutting of the of folds or layers, partly created by topography, partly railway bridge to the south of the main street, and the created by planting, and partly created by the pattern dramatic shift in scale between the railway arches and of existing development which overlap each other. This the local vernacular building types sets up an interesting layerd character presents an opportunity to introduce relationship which partly defines the entrance to Berwick additional development into this part of Tweedmouth which from the south. takes advantage of the dramatic riverside views, and the relationship with the old town, whilst enabling connections with the existing adjacent development in Tweedmouth and the high street. The new development could take the form of a series of layers which rise up the slope, interspersed with structural planting. The riverside edge could provide opportunities for local landmarking, either in the form of a building which relates to the amenity character of the context, or in the form of a public art piece which forms a key node in the riverside park and promenade.
Berwick Regeneration Strategy 9 Spittal Relationships The faces of Berwick
The traditional intimately scaled main street of Spittal, its The face of Berwick changes from place to place within enclosed and sheltered micro climate, and its relative dis- the central urban area. The changing nature of the views connectedness from the rest of the town, create a place of is amplified by the changing conditions of light from day to distinctive local character. The dramatic projection of Spittal evening, and from season to season, particularly seen against Point into the estuary, punctuated by the chimney and the the expanses of water in the river and the estuary. The visual exposure to the coastal environmental conditions contrast drama of Berwick is exciting and sensitive, and should be with the scale and intimacy of the main street. Yet, this area used to guide the development of new, appropriate forms of as a whole has dramatic and powerful visual connection s development that enhance the overall drama of the place. to both the old town and the curved form of Tweedmouth’s riverside. These relationships present exciting contexts to establish a high quality series of developments which link with the existing urban structure, form additional sheltered spaces, re-establish connections between the built form and the local population in terms of non residential uses and exploit the opportunity of a coastal aspect.
10 1.3 Working with the sensitivities of place in Berwick
The historic nature of Berwick, and its varied historic characters, present the need fo sensitivity in addressing the issue of change in the town. Change should be guided by a detailed understanding of how the town works, the relationships that define its character and the particular historic and archaeoloigoical sensitivities, expressed in designations, character appraisals and design guidance. Entec have prepared a review of the key sensitivities of the town. This review is developed in more detail for each of the priority sites, and the Design Briefs for each of these sites in the stage 3 report. The key findings are broadly set out below:
Berwick Old Town Tweedmouth Spittal
History •• Originally a small Anglo •• Originated as a village centred •• Fishing was an important Saxon community on St. Bartholomew’s Church industry from the 17th century •• The town exists at least from •• Bridge connection to Berwick •• New industrial complexes the 11th century as part of the old town predates the 17th located along Spittal point border between England and century in particular during the 18th Scotland •• By the 19th century, a century •• The historical walls were number of industries were •• The area became a focus for developed in the 16th century establishing in the lanes of the tourism during the 19th and to protect against a French village early 20th centuries sponsored attack of England
Archaeological High potential of remains within Generally high potential of Three areas of archaeological Potential the medieval town remains, particularly along the interest have been identified river edge and the old village
The 16th century fortifications in Berwick Old Town are The Entec baseline report identifies that there are a number amongst the finest in Britain and of immense historical of opportunities for intervention in and enhancement significance. Within the conservation areas of Berwick Town, of the historic urban landscape, subject to a number of Spittal and Tweedmouth, there are a wealth of nationally considerations, set out as follows: significant historic buildings and structures, listed buildings •• Avoiding impacts to archaeological remains that are likely and Scheduled Monuments, summarised as follows: to merit a presumption in favour of in situ preservation. •• 6 Scheduled ancient monuments; •• Appropriate animation and development restrictions in •• 421 listed buildings [approximate]; height and scale of new development •• 3 conservation areas; •• Careful implementation of design guidance for the walled •• 0 sites on the Register of Parks and Gardens; town, as described in conservation areas assessments •• 0 sites on the Register of Historic Battlefields; and management plans and in design briefs. •• 0 sites on the Buildings at Risk Register. •• Maximise the attractiveness and activity of the town centre through better interpretation and promotion of the town’s archaeological, built and maritime heritage assets both for locals and tourists.
Berwick Regeneration Strategy 11
02 Regeneration Objectives
2.1 Overview Stage 1 of the Berwick Regeneration Strategy focused on Demography The population is increasing, and ageing with leakages in the working age groups. There is a need to attract and retain a developing a clear understanding of the baseline condition more balanced population profile. in the town. The baseline addressed socio-economic conditions [prepared by Genecon], demographics and Housing Berwick upon Tweed is identified in the Regional Spatial Strategy [RSS] as a rural service centre serving the surrounding housing [prepared by Nathaniel Litchfield and Partners], rural hinterland, which extends into Scottish Borders as well as North Northumberland. The RSS advocates the commercial, retail and leisure market conditions [prepared maintenance of vibrant rural areas with a diversified economy and sustainable market towns, while preserving their by King Sturge], urban form and movement [prepared by historic fabric and character. The Rural Areas policy identifies strengthening the role of Rural Service Centre, which Urban Initiatives] and the historical and archaeological includes Berwick, by identifying an appropriate scale of development that is sufficient to sustain settlements and a vibrant context of the town [prepared by Entec]. The following rural economy. This in the context of the main locational strategy of the RSS, which is clearly focused on growth within the section sets out a review of the key conclusions derived two City-Regions. from the stage 1 analysis. These conclusions are distilled In order to harness population growth there is a need to provide a range of housing opportunities, particularly in terms of into a series of strategic regeneration objectives which affordable housing. The Regional Spatial Strategy focuses on Berwick as a main rural centre and highlights the need to are then used to inform the development of the vision and sustain its population. The RSS strategy places some limitations on housing growth which may need to be reviewed. Given initiatives for intervention in the town. changes in Government policy on housing, RSS numbers need to be seen as a guide to development rather than a limit. The particular context of Berwick, and its spatial relationships, present a number of major opportunities to create a range of housing characters, responding to the historical context, the river and the coast and promote its role as the rural centre 2.2 Baseline: Stage 1 Conclusions within the Borough and sustainable community. Socio Although the town is a net importer of labour, there are few value added industries or creative industries in the town. As a The heritage of Berwick is a product of its outstanding setting, economics consequence, there is a leakage of economic opportunities. The Learning Skills Council has identified the need for a skills/ the relationship of the built form to the landscape context and education ‘centre’ to serve 14-19 year olds in the district and to address existing skills gap issues. The next stage of the the use of the place by people over time. This heritage is live feasibility study is underway looking at what the project should be, its focus and its physical nature (one site, various sites, and dynamic. To enable the heritage of Berwick to develop and virtual etc). There is little hard evidence to support a proposition that the future of Berwick will be led by any one economic sustain itself towards a viable and vibrant future, there are a sector: the future regeneration must respond to the complexity of issues that form the town centre offer. In this context, number of issues and challenges to be addressed. The stage move on business space and enhanced retail amenities are needed to enhance the distinctiveness of the town centre. 1 baseline report identified a number of these of key issues, broadly summarised as follows: Property The town performs very well in terms of comparison retail, and has opportunities to develop this sector. The historical form of the Old Town presents challenges to the needs of modern commercial and retail uses. There are some opportunities to use vacant upper floors for work and commercial uses. In addition, there are opportunities to enhance the leisure, hotel and tourism offer. Urban form The structure of the Old Town, Tweedmouth and Spittal is formed of a number of streets and connecting spaces. Within this structure, there are a number of gaps, vacant buildings and underutilised sites. These aspects of form present both risks and opportunities to the town centre area. In terms of opportunities, there are a number of key sites with the potential to strengthen the core urban structure of the Old Town, Tweedmouth and Spittal. As regards movement and parking, the key issue relates to resolving the management of short stay and long stay parking, resolving traffic signing and management of vehicle movements between parking areas and identifying means of consolidating parking areas. The town has excellent rail and bus connections. Heritage The heritage asset of the town includes the whole town, historic structures and archaeology. There are a number of important archaeological sites and buildings of townscape value that must be considered sensitively as part of any redevelopment. One North East have commissioned a study entitled ‘Destination Management Plan’ for Berwick to investigate the underlying tourism issues and requirements in Berwick and to Infrastructure The town is well served in terms of infrastructure and utilities. If development in the town exceeds planned development in the Regional Spatial Strategy, it could present a number of challenges. These challenges might be met through the use of innovative and sustainable approaches, including the Code for Sustainable Homes. The North Net Scheme is Northumberland County Council’s Next Generation Network project designed to provide the county’s most rural locations with high speed internet access. It will place Berwick on the map for its broadband capabilities. The initiative will serve the town centre and wider district so that places such as the new Ramparts Business Park will also benefit from the high speeds. This could have significant effects for commercial development, and the attraction of investment from Scotland and the city regions.
Berwick Regeneration Strategy 13 2.3 Key Challenges for 2.4 Strategic Regeneration Berwick’s regeneration Objectives for Berwick
The baseline concludes that in order to enhance its To guide the development of a responsive and appropriate competitiveness and success as a sustainable 21st century regeneration strategy for Berwick, and to enable key sites to settlement, Berwick needs to: be prioritised in terms of their potential to deliver significant change and meet the vision for the town, a series of strategic •• Build on and enhance its core assets, particularly objectives are defined. These objectives draw on the stage the sense of place that defines the uniqueness and 1 conclusions and address both the spatial and non spatial attractiveness of Berwick as a place to live, work and requirements of a successful regeneration for Berwick. In invest in broad terms, the objectives are grouped under four key themes: •• Retain and attract population and encourage a mixed, balanced demographic with a greater proportion of •• Theme 1: Competitiveness workers adding value The objectives in this theme set out a series of priorities •• Enhance the role of the town as a focus for sustainable for the enhancement of the economic positioning of communities, and in particular, enhance the role of Berwick and its potential to improve the range and variety Berwick as a ‘life long’ settlement of business sectors within the town, and the variety •• Enhance the performance of the town as an excellent of economic opportunities available to its residents, market town. institutions and businesses.
•• Theme 2: Placemaking The objectives in this theme focus on the development of the image and identity of Berwick as a place to live, work, invest and relax in for residents, visitors, institutions and businesses building on the ‘placemaking ingredients’ and assets of the existing town.
•• Theme 3: Sustainable ‘long life’ communities The objectives in this theme focus on the necessary structures to retain population and enable the varied and diverse needs of the community to be met within the town.
•• Theme 4: Delivery and management The objectives in this theme focus on the management structures that are necessary to ensure that the regeneration initiatives put in place are both achievable and generative, and enable the successful long term regeneration of the town.
14 2.4 Strategic Objectives
Core theme Objectives Core theme Objectives
Competitiveness •• To enhance Berwick as a place for business and investment through the enhancement of skills and Sustainable •• To enhance the position of Berwick as a ‘long life’ neighbourhood through the provision of a range training across a variety of sectors, addressing both vocational and professional skill demands. ‘long life’ of housing opportunities that meet the various demands of a diverse demography and allow for •• To enhance the opportunity of business development in Berwick through the provision of a range of communities movement between areas of the town centre as needs of families and individuals change. business spaces from small scale to strategic scale, strategically connected to movement, digital and •• To strengthen the demographic structure of Berwick through the provision of a range of housing types information networks, and locally well connected by excellent, high quality streets. and tenures, ensuring a balanced approach to the distribution of private, social and affordable housing. •• To enhance the position of Berwick as a place for business through the provision of support services •• To enhance the sustainable development of Berwick through the promotion of a quantum of residential for business start ups, move-on business and business development. development which contributes to the regeneration of the town centre, attracts and retains population •• To enhance Berwick’s position as a regionally successful industrial and commercial location through and enhances Berwick’s place competitiveness in the longer term. the regeneration of existing strategic employment facilities and the development of new sites •• To promote Berwick as a sustainable community where the needs of local communities can be met connected to strategic and local movement networks. through the provision of community infrastructure and services. This provision is linked to the proposed •• To enhance Berwick as a destination and attraction for visitors, raising the profile and perception of the growth for the town and to an assessment of strategic need at regional, district and local levels. town through marketing and promotion, events and enhancement of the town centre and cultural offers. •• To establish a sustainable distribution of community facilities at the earliest opportunity in the growth •• cultural offers. process. All community facilities should be within walking distance of the various districts of the town •• To protect Berwick’s position as a centre for local and district retail facilities, and as a site of specialist centre, with strategic facilities located near nodes of public transport intensity. and niche retail and non residential uses through the management of the scale of non residential uses •• To enhance the opportunities of school children post primary level to achieve better levels of second in the town centre, the use of upper floors for residential and non residential uses in the town centre level, third level and vocational training through investment in the schools system, linking with strategic and the promotion of town centre sites for strategic non residential uses over edge of town locations. initiatives such as the Learning Skills Council initiatives and regional training and skills initiatives. •• To enhance the role of Berwick as a node which captures flows of people and investment from the •• To promote the use of sustainable methods, technologies and management in the provision of Scottish and English contexts, and allows collaboration with Scottish and Northumberland regional infrastructure, services, building forms and public spaces and to promote Berwick as a place where initiatives to enhance strategic competitiveness. high levels of sustainable performance are required of all developments.
Placemaking •• To enhance Berwick as a cultural and leisure destination through the provision of strategic and Delivery and •• To promote a delivery structure which co-ordinates the various activities and responsibilities for action local cultural and leisure facilities in key strategic locations in the town which highlight and enhance management in a holistic manner, ensuring that all partners and stakeholders are aligned to similar strategic the quality of the town’s natural and historic assets, and cumulatively enhance the range of visitor objectives for the town. experiences available in the town as a whole. •• To promote capacity building and resource development in the decision making structures at local and •• To ensure the long term viability of the cultural, tourism and leisure offer of the town through the strategic levels. provision of appropriate skill and training initiatives, funding and management strategies and •• To promote a planning delivery mechanism which links development to community infrastructure, synergies with strategic regional and county cultural and heritage initiatives. including enhancement of public transport, public realm and socio-economic initiatives. •• To enhance the role of Berwick as a pleasant shopping town through the enhancement of the local •• To set in place a series of priorities and funding mechanisms for the long term management and movement structure, particularly the walkability of the town centre, and town centre amenities, traffic maintenance of the town, and its regeneration over time. management and public realm enhancement and streetscape improvements. •• To promote a method of management and delivery that enables strategic synergies with the Scottish •• To ensure that the key assets of the town; the relationship of the whole town to the river; the unique Borders and the Northumberland region to develop. urban form; views and strategic spaces are developed in a sensitive manner which enhances the town as a whole. •• To enhance the dramatic riverside setting of the town both on the Old Town side and on the Tweedmouth/Spittal side through the provision of strategic public realm, public art and landscape design initiatives.
Berwick Regeneration Strategy 15
03 Development scenarios and evaluation
3.1 Overview The stage 1 analysis suggests the need for significant investment, improvement of the built form and the implementation of a number of ‘soft’ supporting initiatives to drive successful regeneration in Berwick. These initiatives and investment are most likely to be realised from a growth scenario, and a mixture of public and private investment. This section considers a number of possible growth scenarios for Berwick and evaluates these scenarios against the themes and objectives established from the stage 1 analysis to select a preferred option.
3.2 Scenarios 3.3 Evaluation
Taking account of the stage 1 analysis, and the themes and The growth scenarios for Berwick are evaluated with Current research on the role of town centres in regeneration, objectives arising from this analysis, a series of growth reference to the themes and objectives derived from the in both England and Scotland, suggest that town centres are scenarios for the town and town centre are identified below. stage 1 analysis. The purpose of the evaluation is to identify drivers of regeneration. In this context, a key focus for the These scenarios consider a range of growth possibilities at a the scenario that will address the range and complexity Berwick Regeneration Strategy is to enhance the structure, number of scales, from regional to local. The scenarios take of issues necessary to achieve a successful, long term character and functionality of the town centre as a site that the current growth strategy proposed in the Regional Spatial regeneration for the town. The evaluation of the scenarios both meets the local and strategic needs of the town and its Strategy as a staring point. In broad terms, the scenarios are for Berwick is set out in the table overleaf. catchment, but also acts as a strategic destination for leisure, set out as follows: tourism, business and investment.
Scenario Description
Accepting This option assumes that housing supply is limited to the RSS allocation of 1410 units for the period the proposed 2004-2021. Within the allocation, there are significant levels of committed development ( although not RSS growth all of this is guaranteed to come forward) being processed through the planning system such that future scenario residential supply could be limited. A key issue in the RSS scenario is the promotion of sustainable communities in the wider borough of Berwick and in the smaller settlements around Berwick, ensuring a settlement hierarchy is in place to determine the future scale and nature of development. The RSS promotes this settlement hierarchy to be developed within LDF, developed at a local level therefore the focus of housing growth would need to reflect this. Big ideas This option assumes projects of regional scale with a ‘big bang’ potential as the key driver for change project in Berwick. The projects would raise the profile of the town in a couple of market sectors. Their impact would be both economic and imageable, forming a distinct brand or image for the town in a similar way to successful millennium projects or strategic heritage lottery funded projects. Small scale This option assumes that a number of small scale interventions are implemented to fix particular interventions problems in each of the character areas. The scope of the interventions is small and local in this context, at character problems in the Old Town are addressed by particular initiatives for this area, problems in Tweedmouth area scale and Spittal addressed similarly. The basis of the scenario is cumulative small scale growth based on particular responses to local context. Expansion This option suggests a polycentric town centre focused on the Old Town, Tweedmouth and Spittal, with of the town each centre performing a different function. The Old Town might consolidate its retail, heritage and centre evening economy. Tweedmouth might enable larger floorplate commercial to locate along the river edge, and enable a greater mix of residential types. Spittal might develop as an excellent centre of community facilities and leisure. This would promote growth in Berwick above the current RSS strategy unlocking the growth potential of Berwick’s unique assets, which would enable it to fully support its rural hinterland. A growth which would be necessary to support Berwick as a thriving sustainable community and rural centre.
Berwick Regeneration Strategy 17 Scenario Theme 1: competitiveness Theme 2: Placemaking Theme 3: Sustainable ‘long life’ communities Theme 4: Delivery and management
Accepting •• The Regional Spatial Strategy aims to balance growth •• The objective of the RSS allocation is to maintain the •• The RSS scenario aims to achieve a balanced growth •• The RSS scenario is deliverable, and a significant the proposed across the region, and is an initial basis for the amenity of the existing settlement. between Berwick and its hinterland, strengthening the proportion of development is already committed RSS growth balanced growth of the town. In this context, it is a base •• There is a significant amount of committed sustainability of all settlements in the catchment. through planning applications. scenario position. development in the RSS, some of which will have •• The consequence of the RSS allocation will be a limited •• However, in the absence of a strategic framework •• The strategy to distribute population growth around positive placemaking effects. However, the balance of effect in the demographic structure of the town. In the for planning gain, the benefits of the RSS growth in the wider Berwick area rather than consolidate within development presents restricted opportunities to affect main, demographic trends of growth in the older cohorts Berwick are hard to realise. Some of the committed the town present challenges to address long term the character and function of Berwick as a whole. will continue, with little significant change in Tweedmouth developments may not contribute to a strengthening of demographic patterns in the town •• A key issue in placemaking terms is the extent of or Spittal and little overall change on the range or community infrastructure at local or strategic levels. •• The limited allocation, together with the dispersal of the gap sites, vacant land and strategic sites in Berwick, quantum of community infrastructure delivered. •• In the longer term, the residual growth available allocation across the Borough fail to enhance the com- the sensitive redevelopment of which could enhance •• Taking these issues into account, Berwick may after all committed development has been delivered, petitiveness of the town centre as a place to live with a the image and character of the town as a whole. A experience a ‘no change’ scenario as a consequence is both dispersed and of a scale too small to realise range of residential offers to a range of markets. restricted RSS allocation will present significant of the RSS growth proposal in the longer term, with significant benefit. •• The limited allocation presents challenges to Berwick challenges to realise these placemaking opportunities. significant issues arising for the range of educational •• Funding and resources for the long term management to attract wealth creators in significant numbers and •• Berwick appears to be coming to the end of a 30 facilities, employment and business opportunities and and maintenance of the town are unlikely to be fully strategic flows of people and investment between the year cycle of investment in the town and requires strategic competitiveness opportunities available for realised from the current RSS allocation. city regions, capturing a latent market of commuting another significant level of investment to safeguard the community. professionals. and enhance its core character and place offer. The RSS allocation, together with the lack of a systematic method of assigning planning gain in the town present significant challenges to raising this investment through growth.
Big ideas •• An intervention of regional scale could enhance the •• The key risk with ‘big idea’ projects is the image •• In general terms, ‘big idea’ and iconic projects tend to •• The delivery in terms of capital investment, and project competitiveness of Berwick, but much depends on the competition between the intervention and its context. address some strategic issues of competitiveness or management of ‘big idea’ projects require significant nature of the intervention. The stage 1 baseline analysis Although contrast with the surrounding context can image. In so doing, their successful implementation funding from both the public and private sectors. In suggests that there is no single market sector that is be a positive feature of these proposals, the tension can have indirect effects for the community in terms of the longer term, this funding requirement may present likely to drive the regeneration of Berwick. between the new and old structures often fails to attracting investment and management. In this context, significant challenges for the town. •• A strategic initiative in heritage or tourism could help enhance the quality of the place as a whole. the community benefit is contingent on the success of enhance this sector of the market but will need to be •• The long term management and maintenance of the intervention, rather than community being tackled supported by smaller scale, finer grain offers available strategic, iconic image making interventions is critical as a specific issue in itself. in the town centre itself. to ensure that the positive image achieved at the outset •• A growth strategy which focuses primarily on an iconic •• A regional scale retail offer is considered to be is not replaced by an image of degraded structures and or ‘big idea’ intervention in Berwick is unlikely to deliver inappropriate for Berwick as the scale of this type of underinvestment. the full range of community infrastructure necessary retail conflicts with the character of the town. Berwick, •• Where strategic investment in tourism, leisure or to ensure that Berwick is an attractive to live and work, as a complex whole is distinct in itself, with the cultural amenities is sensitive to local and strategic enhancing its offer to a range of demographic groups. capability of brand enhancement. contexts, there can be positive benefits for placemaking •• Iconic interventions are often ‘high risk’, particularly in terms of strengthening of local character, provision in a sensitive urban context..Evidence of iconic of a node for pedestrian activity, public realm and interventions elsewhere [for example, the Earth Centre public art. in Doncaster, The Welsh Botanic Gardens, the centre for Popular Music in Sheffield] demonstrate instances where the nature and scale of the investment, have failed to achieve long term regeneration benefits.
18 Scenario Theme 1: competitiveness Theme 2: Placemaking Theme 3: Sustainable ‘long life’ communities Theme 4: Delivery and management
Small scale •• The opportunity of cumulative small scale change •• An organic approach to change in Berwick presents •• Although there are likely to be benefits in managing •• In general terms, the cumulative benefits of small interventions might help continue the pattern and grain of the urban the possibility of preserving and enhancing much of change in Berwick at the local scale, there are some scale change are achieved over long time horizons. at character form in Berwick, which are both defining characteris- the established character of the town. However, if risks that this scale of change and management will fail This presents opportunities to evaluate the effects of are scale tics of the town image and competitiveness.. change is primarily managed at the level of individual to deliver some of the necessary strategic conditions for change, and review growth and management strategies •• However, small scale, locally oriented growth is local change, there is the possibility of a differential in a sustainable community. This includes consideration of as necessary. unlikely to generate the critical mass of business and character emerging over time. Instead of a ‘whole town’ the relationship of development density and the provision •• Given the slow pace of small scale change, there is other space necessary to enhance the strategic com- enhancement of place and image, particular areas may of community infrastructure, and the use of planning gain a possibility that the current baseline condition, and petitiveness of the town. do better or worse than others. for strategic initiatives. Tackling some of the structural the challenges it presents in terms of demography, •• In addition, the benefits of small scale change are community problems in Berwick will require both a competitiveness and so on, will change little for realised over the fullness of time: early delivery ‘bottom up’ and strategic approach. long periods of time. Some balance of small scale of change of a scale sufficient to kick start the and strategic change may be necessary to achieve a regeneration process is unlikely. However, the balanced set of effects to address these issues. small scale approach is a positive strategy once the •• Co-ordination of small scale, incremental change can regeneration process has begun. be difficult, and raise challenges to achieving strategic community benefit.
Expansion •• A polycentric town centre form, which incorporates •• A polycentric concept for Berwick presents the •• A differentiated urban structure provides the •• A complex urban structure enables a number of of the town Tweedmouth, Spittal and the Old Town provides the opportunity to integrate both strategic and local scale opportunity to create a series of house types, delivery agencies to align their initiatives to the centre opportunity to provide a differentiated range of house placemaking initiatives. Investment in priority sites can residential markets and opportunities for people common purpose of developing the town. This however types, land uses and amenities which complement act as a catalyst for change, and define a benchmark to live and move within the urban area of Berwick. can take time. The creation of integrated delivery each other. This differentiated form raises the offer of of quality for subsequent interventions which might be This approach will enable more sustainable, long life vehicles often take time, and their scope necessarily the town centre as a whole and create the opportunity more small scale, and incremental over time. patterns of community and neighbourhood to emerge in focused. In this context, a range of delivery options may of a flow of people and resources from one part of the •• The parallel strategies for delivery, strategic the long term. be necessary. town centre to the other. For instance, businesses intervention, and small scale longer term change are •• It is necessary to ensure a balanced delivery of benefits •• A key advantage of a polycentric approach which works locating in the incubator units in the Old Town might important to retain the quality of place in Berwick. If to community as development is rolled out to prevent at both strategic and local scale is the opportunity establish larger businesses in Tweedmouth where there is not a balanced approach, there may be a risk relative advantages or disadvantages to communities to use strategic public sector investment to fund key there is more space available as the business develops. that the nature and pace of change begins to shift core emerging. initiatives, and use the planning system to guide the Families might move from the Old Town to Spittal or aspects of the character of the town. •• The overlay of strategic and local growth allows clear quality of future investment by the private sector. Tweedmouth, and single people or small family units •• An interesting opportunity of a polycentric approach is priorities, and delivery structures for necessary •• Complex urban systems work well with simple move into the town centre. the issue of contexts for design. As separate character community infrastructure to be put in place. management structures which are both charged with •• A polycentric structure promotes both collaboration areas, design responses might try to relate to the local •• Related to the idea of a differentiated structure particular delivery tasks, and act as co-ordinators between the parts and a clear definition of the urban character only. As a polycentric structure, design are notions of differentiated training opportunities, for the activities of other partners and stakeholders. functionality of each part. In this context, there are responses in key areas will need to negotiate between marketing and promotion of the town. For instance, Creating a critical mass of demand of demand for opportunities in a polycentric structure to optimise the local urban context and the strategic context of diverse population structure which sustains a strong change, and a mandate for achieving a specified the functionality of the town centre as the retail, the enlarged town centre. These new contexts create local economy presents attractive conditions for minimum quality of change enables strategic evening economy and major cultural experience. the potential to develop new, creative and interesting sustainable tourism in that the tourist market benefit regeneration, and management structures to be put Tweedmouth provides the opportunity for leisure designs in Berwick which form a new heritage layer from a well developed range of services, with high in place through partnership between the public and and commercial land uses along the river edge, and which is both sympathetic to the historic context and levels of skill and service quality. private sectors. a mix of residential on the rising land behind. Spittal forward looking. provides the opportunity to create excellent strategic •• The success of the polycentric approach requires clear leisure facilities taking advantage of views, the context definition of ‘cross cutting’ projects, and local projects. of Spittal point and the existing heritage of the main street. It also provides the opportunity to consolidate its role as a node for community. •• The growth of the various centres in the polycentric structure must be managed in a balanced way, to ensure that the various centres do not start to form negative competition for available growth, and shift the balance of functions or amenity.
Berwick Regeneration Strategy 19 3.4 Preferred scenario 3.5 Implications of the Developers confirmed the need for family housing in Berwick Capitalise on regional and Preferred scenario and a particular need for this type of supply was identified Scottish contexts The evaluation of the proposed spatial scenarios through stage 1 for Spittal and Lower Tweedmouth; where The city regions of Edinburgh and Newcastle form developed for Berwick show a number of advantages and there has been limited new development. The future supply The preferred regeneration scenario for Berwick presents strategic regional nodes, within which the strategies for disadvantages for each option. It is clear from the stage 1 identified in relation to the priority sites will enable the a number of opportunities to tackle in a holistic way, the development promote strengthening of the sub regional analysis that the issues affecting the image and performance development of long term sustainable communities which complexity of the issues facing the future of the town. urban economics and competitiveness. Berwick sits of Berwick are complex, and range in scope from significant provide a mix of housing to meet a range of household Central to this is the need to re-engage on the planning between the city regions, and as such, is not subject to the socio-economic issues, to demographic structures and needs, together with more aspirational housing which will contexts at regional, sub regional and local scale that enable same development strategies. This an opportunity for the economic competitiveness. The preferred scenario for the help to attract people to Berwick. the growth and development of the town. town, and its catchment. The differentiation of Berwick, regeneration of Berwick therefore must work at a number Delivering these mixed and balanced communities will enabled by its strategic connectivity and its strong sense of scales, achieving enhanced Gross Value Added and require the development of Local Development Documents of place at local level is an attractive alternative to the city competitiveness at regional scale, but also setting in place Consolidated growth which make use of and are informed by research and region planning areas. This distinctiveness of place allows the conditions for sustainable growth and development of The preferred scenario is based on the assumption of evidence to ensure that appropriate levels of affordable Berwick to develop strategies for growth which strengthen a sustainable community at town and local scale, enabling consolidated growth in Berwick Town Centre. The level of housing is secured on key sites and where appropriate local character and functionality, whilst at the same time, Berwick to maintain and develop its role as a sustainable growth which is considered sustainable to ensure Berwick identify the type and mix of housing which is required. The not conflicting with the nature of growth in the city region rural service centre. fulfils its role as rural service centre to the rest of the Borough success of the regeneration strategy identified will depend areas. Each places can grow at the same time, at different On this basis, the preferred option for Berwick is to expand and appropriate to support the development of a long term on the policy tools being in place and utilised to guide the intensities, for different reasons. the town centre and form a polycentric urban structure sustainable community, capitalising on its envious location on principles outlined in the strategy. Enabling greater development in Berwick enables the area which includes the character areas of the Old Town, Spittal the east coast mainline between Edinburgh and Newcastle. to compete, and collaborate with the Scottish borders and Tweedmouth. This new town centre structure should It assumes that a range of house types and tenures and living Review of Regional Spatial Strategy towns, who will benefit from the proposal to proceed with act as a key driver for growth and regeneration in Berwick. environments can be created that offer potential consumers scenario for Berwick the re-instatement of the Waverley Line, recently agreed It should both link with and influence the character of other and communities at least the same opportunities as living by the Scottish Government. However, the Landscape and strategic initiatives, particularly in terms of initiatives in the In terms of the issue of critical mass, it is recognised that on the edge of the town or in other settlements in the wider Urban Capacity Analysis feeding into the Scottish Borders periphery of the town. This may include synergies with the the residential allocation in the RSS for Berwick is unlikely catchment, and aims to surpass these standards. Achieving Structure Plan 2006/2007 identifies limited capacity redevelopment and regeneration of the Tweedside industrial to create sufficient conditions for sustainable, residential led these ambitions requires a critical mass of development for expansion of the Borders towns. The opportunity complex for example, or the enhancement of the community regeneration. In this context, capacity studies of the potential which builds upon available brownfield opportunities in the of consolidating residential in Berwick, capitalising on and leisure offer at the swimming pool, or setting in place development sites identified in The Future of Berwick town centre, and controls the extent of peripheral growth established links to and from Scotland via the East Coast the opportunities to review how some out of town retail (Gillespies et al 2006) suggest that a significantly greater around the town and in the outlying settlements. This raises a rail line, and the proposed North Net digital connection facilities might relocate to more town centre locations as the quantum of development is possible in Berwick, affording challenge to the Regional Spatial Strategy. could encourage some investment in Berwick in favour of various waves of regeneration in the town gain momentum. a range of house types, tenures and mix of uses, at a range alternatives across the Scottish border. of development densities. [The capacity study is set out in Creation of mixed and balanced communities Section 4 of this report] This differentiation of development The parallel; strengthening of residential provision in provides opportunities to both consolidate and diversify the Berwick, and enhancement of the towns assets in terms This ambitious strategy will diversify the current housing offer demographics of the town, and the forms that come forward of tourism, skills, value added enterprise and sense of in Berwick and help to retain and attract households who to influence the nature and character of the place. In this place could strengthen Berwick as a strategic node which would otherwise move out of the area to meet their housing context, it is contended that in order for Berwick to grow to captures a greater share of regional flows of people and aspirations, creating communities which provide housing for support a sustainable community, there is the requirement investment, between Scotland, Northumberland and the a range of different types of households. The future housing for a larger proportion of residential development across the wider north east region. supply which has been identified within the regeneration Borough, predominantly focused in Berwick Town. strategy has been developed as a result of the findings and evidence identified in the residential assessment which was undertaken during stage 1 of developing the strategy and discussions with private sector housebuilders and estate agents. Future housing brought forward in Berwick needs to provide a choice for households looking to move, particularly concealed households and families. Therefore balancing the need for larger 3 bedroom properties and some smaller 2 bedroom properties which are more affordable in nature. The residential assessment identified a specific need for two and three bedroom properties.
20 Understanding the town as a complex system and driver of regeneration
Fundamentally, the preferred scenario for Berwick town centre is to consolidate the form and character of the town, and enhance the image and functionality of this urban unit as an excellent market town. In this context, the preferred scenario tries to recognise Berwick as a complex unit and avoid reducing the whole town to one or two issues. Towns are complex. They can not be reduced to the performance or one or two market sectors or evaluated solely on the performance of market sectors alone. For example, the notion of moving up the urban hierarchy, particularly in retail terms by scaling up the offer of the town and encouraging larger scale and greater intensities of particular land uses presents significant challenges to towns like Berwick. Regional scale retail for instance presents the potential to dramatically alter the character and functionality of the town. Given the importance of the town's physical character in shaping perceptions and image of the town, and its potential as a driver for long term regeneration, this asset should be protected. A holistic view of the assets of Berwick, and how they all contribute relatively to the overall performance of the town is a more appropriate strategy for regeneration of this settlement. Optimising the benefit of the strategy requires alignment of the activities and investments of the various partners in the short, medium and long terms.
Berwick Regeneration Strategy 21
04 Town Centre Vision and framework
4.1 Overview The development of a polycentric urban structure, where a series of interconnected nodes mutually reinforce each other and enhance the structure and identity of Berwick as a whole has been identified as the preferred regeneration scenario. There are two components to the development of this strategy. The first relates to the practicalities of how the polycentric structure works, particularly with regard to the functionality of the individual nodes, and the movement connections between them. The second relates to the quality of place that is promoted for each node, and the cumulative effect of an enhanced strategic urban structure, and differentiated, enhanced quality of place. To bring both elements together, it is necessary to set out a clear vision of the kind of place that Berwick should be. The vision helps illustrate how the specific qualities of the town centre concept might enable the issues set out in the stage 1 analysis to be tackled in a holistic way, and create a place to live, work, invest and relax in for residents, visitors, institutions and investors.
4.2 town Centre Vision
Berwick has all the ingredients of a successful place, The recent Demos report entitled ‘The Dreaming City: dramatic setting, interesting townscape and heritage, Glasgow 2020 and the power of mass imagination’ compact walkable structure and a healthy town centre recognises the need to put people and urban living at the economy. To become more competitive, enterprising, heart of the regeneration process. The report identifies that ambitious and inclusive, the objective is not to transform ‘the last decade has witnessed a resurgence of cities [and Berwick town centre into a place that operates at say the towns]. But for all their achievements, this renewal is at next scale up in the retail hierarchy, potentially shifting some risk of degenerating into a formula that fails to connect with of the relationships that make this place distinctive in the people’s everyday lives and aspirations. What kinds of cities first place. The objective is to work with the existing assets do people want to live in now and in the future? of the town to ensure that Berwick retains its character Berwick is a very liveable place, and can be a place that and functionality as a distinctive, attractive, liveable market meets the needs of a variety of people, residents, visitors, town. These are the characteristics that can differentiate workers, investors and institutions. The vision for Berwick as Berwick from other places. a successful, attractive and liveable polycentric urban centre The issue of differentiation is central to the success of is supported by a number of concepts set out as follow: Berwick’s future. Recent city initiatives across the UK have •• A town for living explored the factors that will enable the success of urban •• A town for business and enterprise living. This work concludes that the cities and towns that •• A town for leisure and tourism will succeed, in the face of shifting reasons for towns and •• A town for people cities, and competing forces, are the places that encourage •• A town for connecting and enable family living in urban centres; that encourage •• A town for shopping and retail and enable social mix and opportunities; that provide and encourage use of urban space for all. The concepts build on the asset base of the town and recognise the need to differentiate on the basis of local ‘sense of place’, design quality and social and economic opportunities this place presents. The concepts are cross cutting and aim to enhance the character and functionality of the town centre as a complex whole which embraces the Old Town, Tweedmouth and Spittal. The key qualities of the concepts are set out as follows:
Berwick Regeneration Strategy 23 A TOWN FOR LIVING A TOWN FOR CONNECTING
Berwick is a town where many people have lived for Strategically well connected to the city regions via the east generations. In this respect, it is a ‘long life town’, a place coast rail line, Berwick is also well served by an excellent where a number of generations can live and meet their intra urban bus network, with frequencies to rival many needs in a fantastic historic and landscape setting. The larger towns. In addition, Berwick is a very walkable place, Town for Living concept seeks to enhance this aspect a characteristic that can only be enhanced with some of Berwick, promoting a diverse range of high quality creative traffic management to create an environment that housing, attracting a range of different people, community is not only easy to move through, but pleasurable aswell as facilities, open spaces and leisure amenities, all the the various layers of the town open up to view. ingredients necessary to make for a great place to live. The digital age is connecting Berwick to a vast global A key aspect of the Town for Living concept is to locate new network. The Northern-net initiative running along the residential development in a way that exploits the natural east coast rail line presents the opportunity to transform assets of the town, and provides the full range of housing the commercial and business environment of the town, choices in a town centre environment. In this regard, as Berwick moves towards a position of being potentially the Town for Living concept seeks to achieve generative one of the most well connected digital towns in the region. effects, the unexpected use of space, the formation of new The connected concept presents a fantastic opportunity, relationships with the place, the natural consequence of a town connected to a rich historical heritage, and a town the successful colonisation of spaces by people. connected to the future all set within a connected system of streets that form a strong, vibrant and dynamic public life.
A TOWN FOR BUSINESS AND ENTERPRISE A TOWN FOR PEOPLE
Berwick has all the possibilities to provide the benefits Berwick is a place to experience, to roam and wander of city working set in the amenity of a rural town. through, to get lost and return to the heart of the urban Strategically well connected to the city regions of core in a short span. It is a place for people, and should Edinburgh and Newcastle, it is the home to a range of place this attribute at the core of its ambitions. It should be professionals who work elsewhere. A Town for Business a place for families to grow, for generations of families to and Enterprise seeks to provide the facilities, support and live through, a place for visitors, a place characterised by a space to encourage at least some of these wealth creators high quality public life. Jan Gehl suggests that successful to work from Berwick, even partially, and form part of a places are people spaces, places where people feel safe to new, vibrant business community. Starting at the smallest move through, linger and enjoy life. Berwick provides all the scale, the business sector will comprise high growth start ingredients for successful people places and public life. up businesses, well supported with excellent opportunities A place for people to celebrate its assets and ensure that to migrate to move on spaces, which colonise the upper the key spaces and natural assets remain accessible floor spaces of the towns streets and closes, bringing a to people and are in public ownership. There are traditional urban pattern into the new digital age. Spaces opportunities to augment the landmarking of key points for the creative sectors, located around the town and in in Berwick, at the Barracks, Tweedmouth and Spittal the cultural quarter around the Barracks will enhance Point, and create nodes of civic importance, destinations the image and identity of Berwick as a place of ideas and to encourage new flows of people to explore, wander and creativity, enhanced by new skills, training, third level and enjoy this beautiful town. research facilities. Berwick can capitalise on its assets, traditions and skills in food production, leisure, tourism and manufacturing to become a place that adds value at local and regional scales.
24 A TOWN FOR LEISURE AND TOURISM Berwick Museum and Art Gallery ‘Burrrell at Berwick’ is the most important art collection The experience of passing across the East Coast rail in a public gallery in Northumberland. It is located in the line peering across the river towards the comfortably Barracks together with other collections including: and beautifully nestled settlement of Berwick is one of the most spectacular views on either side of the border. •• Berwick Gymnasium Art Gallery The challenge is to meet the expectation created with a •• Regimental Museum of the King’s Own Scottish Borderers diverse and memorable experience that generates its own •• Local Studies Library reputation, attracts a diversity of visitor, and stimulates •• ‘By Beat Of Drum' display of the British soldier’s life from new economies in leisure and tourism. The food, drink and 1660 to the end of the 19th century. accommodation offer in Berwick, allied to training and skills enhancement and the development of the tourism Berwick Museum also hosts temporary exhibitions and sector exploiting the natural and historic assets of the town, has brought the past back to life with many ‘living history’ destination building and branding can deliver a place to public events. remember, a place known for its leisure and tourism offer. Berwick Gymnasium Art Gallery The Berwick Gymnasium Art Gallery Fellowships were established in 1993 and are offered annually to visual artists regional, national and international. The scheme is funded by English Heritage and Arts Council England North East and is renowned in the art world for promoting the work of professional, emerging visual artists.
A TOWN FOR SHOPPING AND RETAIL
Berwick is a good shopping town. It is not a city, it is not a regional retail centre. It is a good market town, holding its own against the competition, attracting retailer interest and supporting a diverse range of specialist, and curious shops. Developing the town as a polycentric urban structure will allow for enhancement of the retail offer, with the Old Town providing mostly comparison and specialist shopping, convenience in Tweedmouth and local shopping to serve the strengthening community in Spittal. The development of creative traffic management, the enhancement of the ‘walkability’ of the town, streetscape improvements and the promotion of working over the shop, creative industries and town centre retailing will anchor Berwick as an excellent town for shopping and retail to serve the town, its local catchment and beyond for residents and visitors alike.
Berwick Regeneration Strategy 25 4.3 Using Berwick’s Placemaking ingredients to realise the vision for the town
Berwick’s sense of place is defined by its relationships. It The conclusion of the stage 1 analysis established a set is in understanding and working with these relationships, of core themes to enable the integrated regeneration of re-interpreting and developing them in a contemporary way Berwick. The application of these themes, competitive- that the vision for the town can be realised. These strategies ness, placemaking, sustainable communities, delivery and will include: management to Berwick will be shaped by an understanding of the core relationships that give the town its distinctive- •• Developing Berwick’s position as a border town, the built ness. The table below summarises how the concepts derived and social heritage of which is influenced both by Scottish from the vision address the key regeneration themes to and English spatial and building typologies, and economies strengthen the function and character of Berwick as a •• Re-establishing a relationship between the ron and the distinctive place: river, creating a new reason for an urban riverside set of relationships in Berwick Old Town, Tweedmouth and Spittal
•• Re-forming the public space of the key nodes in ss e n t d Berwick’s town centre, through integrated movement s e e n strategies, sensitive development and public space v ki ng itie y an a n
enhancement eme r nabl i e etiti
• a • Strengthening the relationships between the town as a v p cem t i s l
whole and the historic walls anag e com Su pla commu D •• Developing and interpreting the pattern of physical m relationships that make the visual character of the A town for living town distinctive; the influence of varied building heights against the skyline, the relationship of this variation and the datums of the river and the historic wall, the use A town for business of materials, the hierarchy of buildings and how this and enterprise hierarchy establishes a diverse yet coherent image A town for leisure and tourism
A town for people
A town for connecting
A town for shopping and retail
26 Berwick Regeneration Strategy 27
05 Regeneration Strategy
5.1 Overview Translating the vision for Berwick into meaningful action requires consideration of three interrelated issues; • Place structuring: the logic and function of how the various parts of the town are organised, and how people move between the various parts of the town; • Placemaking: the character and experience of the public realm, the space within which public life is enabled; and, • Place animating: the non spatial interventions that encourage people to colonise space, enable public life to take hold and encourage a sustainable form of community structure to prosper over time. The regeneration strategy set out in this chapter takes each of these issues in turn and sets out detailed proposals to guide the implementation of the vision. Each aspect of the strategy influences each other; the key interrelationships are developed in the following sectuions.
5.2 Place Structuring Strategy for a polycentric structure for Physically, the core areas of the town centre are connected The presence of the chimney stack in Spittal, and the Berwick Town Centre via the existing street structure of the Old Town, the bridges, opportunity of developing some high quality development Tweedmouth High Street and the Dock Road. In particular, within the old railway embankment in Tweedmouth and [a] Spatial Framework Existing committed development the role and character of the following streets should be along the river front, create the possibility of developing The basis of the proposed town centre structure for Berwick strengthened as key structuring streets in the expanded a series of connected landmarks, between the existing, The table below sets out the annual net additions of residential is to strengthen the functionality, urban form and character town centre structure: historic landmark references of the Old Town, and new civic development for Berwick across the plan period of the Regional of the town centre area as a whole. In this context, each landmarks in the other centres. Given the prominence of Spatial Strategy (Secretary of State proposed changes). centre in the proposed structure plays a different role, to •• Marygate/Castlegate axis the sites in Tweedmouth and Spittal, any development in create a differentiated set of spaces and experiences that are •• HideHill/Church Street axis these areas must be of an excellent quality, and provide 2004- 2011- 2016- Total capable of accomodating a range of different development •• Dock Road/Sandstell Road and the riverside arc civic amenities accessible to the public. This might include 2011 2106 2021 requirement types, tenures, commercial spaces and community •• Main Street Tweedmouth consideration of uses such as leisure and open space 2004-2021 structures. [See Spatial concept plan on the next page] facilities in Tweedmouth and Spittal Point designed to Berwick 130 65 35 1410 The broad structure of the town centre is formed of the Old The physical connection of the three centres is re-inforced respond to the particular coastal and riparian character Upon Town, Tweedmouth and Spittal. The Tweedmouth-Spittal axis by the opportunity for enhanced public transport penetration and micro climatic context of this location, and its strong Tweed is connected by the development of the Estuary Arc, a high serving new areas of development, and enhanced pedestrian relationship looking north westwards towards the Old Town. quality park and promenade that follows the course of the and cycle facilities associated with the strategic public realm river , and includes the old railway embankment stretching and public open space improvements along the Estuary arc. It has been identified that there are currently 795 dwellings up the slope towards Tweedmouth High Street from the Dock Visually, there are opportunities to create clustered forms with outstanding planning permission, half of the RSS Road. This space develops as a terraced, woodland park, of developments in each of the three centres which have allocation for Berwick borough. punctuated with residential development overlooking the some relationships to each other in terms of massing and river, providing ease of access between Tweedmouth and the Berwick Borough Council’s monitoring of planning urban form. This might include a principle of ‘layering’ river, and forming a node of well designed, well positioned applications is under review. However, it is generally development to respond to the very strong layered character development that visually connects the Tweedmouth and expected that 10% of current applications and allocations of the Old Town, and its strong relationship with the river. Spittal urban areas. will not come forward for development and that this figure should be used as a benchmark.
Berwick Regeneration Strategy 29 N [b] Functionality and character The core concepts inform how the functional and urban character responses promoted for each of the centres of the expanded town centre for Berwick. Responding to these concepts, the spatial framework for Berwick is set out as follows:
Old Town
The Old Town forms the central retail and commercial district of the town centre, with the strategic tourism and heritage assets. In broad terms, three core quarters are promoted:
•• Enhancement of the retail quarter along Marygate and stretching southwards into the heart of the town centre through living over the shop, new retail on vacant sites, shopfront improvements and traffic management.
•• Strengthening of the cultural quarter around the Barracks through the promotion of new destination, institutional and commercial uses set within an enhanced public realm which links Parade, the Barracks courtyard and Wallace Green. Development of the cultural and amenity offer of the historic walls through the provision of enhanced signage, access and amenity lighting.
•• Development of the evening economy, food, drink and entertainment offer along HideHill and stretching down towards the Quayside, itself marked by an enhanced public realm proposal and boutique hotel/restaurant offer. The broad spatial strategy for the Old Town seeks to reinforce the historic cruciform structure of the town, and enhanced the role of both the Barracks and the Quayside as activity generators.
30 Tweedmouth Spittal To enable these benefits to be realised, the movement strategy for Berwick addresses a number of core issues: Tweedmouth provides the opportunity to consolidate its role The setting of Spittal, projecting out to sea with fantastic as a location for employment, commercial and residential views of the Old Town with a traditional, well established •• Traffic management uses taking advantage of its riverside setting and well local vernacular and community spirit, makes this part of •• Parking, public and private [in new development] connected movement infrastructure. In the short to medium Berwick a good opportunity for a significant new development. •• Bus and public transport term, it is assumed that the port will remain in its current The character of development at Spittal should seek to •• Cycling position. However, in the longer term, the opportunity to re-inforce its role as a node for sustainable community, at •• Tourist coaches consolidate port activities may release land for mixed local and strategic scales. It should contain a mix of housing, commercial development, supporting a range of floorplates. supporting family living mixed with a variety of household A series of options for each aspect of the movement These floorplates and commercial uses may form larger types and tenures. Development of key sites within Spittal strategy was considered. The evaluation of options included units than those available in the Old Town and provide should enable new community facilities in the form of public consideration of technical aspects of transport and additional floorspace as the economy moves to support spaces, gardens, schools, and community spaces to emerge. movement and the qualities of successful places defined in greater demand for this type of space. These opportunities Development along the coastal and river edge should serve ‘By Design’ and summarised as follows: should be differentiated from other commercial to strengthen the connection with the Estuary Arc park, and opportunities in the town, notably the Ramparts Business form a public space which responds to the particular and Character Park by forming part of a mixed use proposal, integrating changing character of the landscape in this location. Spittal a place with its own identity a mix of residential. The form of development should also point represents an opportunity to develop a strategic leisure Continuity and enclosure respond sensitively to the riverside and heritage contexts resource, which enhances the role of Berwick as a tourism a place where public and private spaces are clearly distin- and contribute to a strengthening of the distinctiveness of location at local and regional scales. guishable; Berwick as a whole. Ease of movement A core objective in Tweedmouth is to regenerate the High a place that is easy to get to and move through Street and enable strong connections between the High Street and the riverside. The strategic approaches into 5.3 movement strategy Legibility Berwick could be improved through strategic public realm a place that has a clear image and is easy to understand; enhancements including tree planting, reassignment of Quality of the public realm highway space and parking, infill development over time and a: Towards integration of public realm, a place with attractive and successful outdoor areas; the redevelopment of key sites, particularly at the northern public life and movement edge of the street where new public spaces could provide Adaptability The polycentric concept for Berwick’s town centres provides new gateways into Tweedmouth. a place that can change easily a number of movement opportunities with the potential to The potential development of the old railway embankment positively affect both the public realm and public life of the Diversity creates the opportunity to enhance pedestrian and cycle town including: a place with variety and choice connections between the High Street and the river. This could •• The possibilities presented by a polycentric structure The key options considered are briefly summarised as follows: establish a strategic loop, connecting the bridges over the to provide a range of local uses within each node which River Tweed, with the proposed Estuary Arc park, the railway [a] traffic management encourage walking as the primary mode of transport; embankment development and Tweedmouth High Street. The organisation of the movement structure in Berwick •• The opportunities presented by a compact, walkable urban means that the town centre will experience some through The Estuary Arc Park represents a fantastic opportunity to form and a good provision of public transport to manage traffic. The option of removing through traffic from the build on the recent designation of some parts of the riverside parking provision within new development proposals; town centre in whole, or in key areas was considered. This as town green, and form a park of regional and national •• The opportunities of managing strategic traffic flow would require traffic management and movement control excellence. The opportunity of using the topography and through the town by a variety of measures, including on the external movement network surrounding the town wide expanse of the green area, and the riverside edge as a park and ride, dynamic traffic management and signing, centre, the development of strategic park and ride facilities, strategic walking and cycling promenade connecting Spittal focused town centre parking and clarity of movements to and possible pedestrianisation areas of the town centre. and Tweedmouth to the Old Town, creating an important and from town centre parking areas; These strategies were considered in terms of their potential strategic open space, leisure and tourism resource for the •• The opportunities of enhancing the extent and quality benefits on urban character, ease of pedestrian and public town as a whole. of public realm, specifically walkable and accessible transport movement, enhanced legibility and quality of pedestrian oriented spaces through management of in public realm. town and strategic vehicular movement.
Berwick Regeneration Strategy 31 To St. Abbs, edinburgh, and eyemouth However, given the multiple functions of the town centre, Highfields estate Morrisons Highfields estate and the role of the town as a retail centre in particular, and having consideration of the alternatives to managing through Morrisons Minimum of 3 services every hour during daytime Minimum of 12 services every hour during daytime traffic, it was concluded that the best option for Berwick is to To St. Abbs, edinburgh, and eyemouth manage all movements in the town centre more effectively. Highfields estate The balance of pedestrian and vehicular movements needs To paxton and Hutton to be managed more in favour of the pedestrian, particularly Morrisons Berwick upon Tweed in high profile areas such as Walkergate, Marygate, The 800 meter Parade and the riverfront. In this context, an integrated and Berwick upon Tweed dynamic traffic management strategy was chosen as the Minimum of 3 services every hour during daytime Minimum of 12 services every hour during daytime preferred route forward. The benefit of this Toapproach paxton and Hutton is the opportunity to capture some through movements for town 800 meter centre economies whilst at the same time enhancing the Berwick upon Tweed west end Golden Square west end Golden Square walkability of key streets. Minimum of 2 services every hour during daytime Minimum of 12 services every hour during daytime Morrisons Highfields estate [b] parking 400 meter
Chapel Street Tweedmouth A number of options were considered for parking in the Berwick upon Tweed Minimum of 3 services every hour during daytime Minimum of 12 services every hour during daytime town centre, including retention and enlargement of existing Tweedmouth surface car parks, consolidating the existing carparks into west end Golden Square 400 meter fewer, larger facilities and removing town centre carparks 400 meter Berwick upon Tweed Chapel Street in favour of out of town park and ride facilities. The parking concepts were developed in outline only. Further detailed prior park west end study will test the concepts further and develop a strategy in Golden Square Berwick upon Tweed Minimum of 12 services every hour during daytime greater detail. The character and pattern of use of the existing 400 meter Minimum of 3 services every hour during daytime prior park town centre were taken into account in the consideration of west end Golden Square Tweedmouth Service before 5pm Project Berwick development Brief options. The form of retailing in Berwick needs shoppers to Client Berwick Council Service after 5pm west end Golden Square drawing Bus network have parking facilities in relatively close proximity. In this Date 12 july 2007 400 meter National Cycle Network Project Berwick development Brief on road route context, removal of all parking from the town centre was other Signed Client Berwick Council Minimum of 2 services every hour during daytimeSpittal Minimum of 12 services every hour during daytime on road cycle route drawing Cycle route discounted. It was noted that the signing of parking, and the National Cycle Network Date 12 july 2007 traffic free route contradictory messages given to drivers moving between Tweedmouth Tweedmouth Tweedmouth carparks often results in extra, unnecessary vehicular pastures 400 meter prior park movements. In this context, a clear more legible signing Spittal strategy was identified as a priority to reduce conflicts with Highcliffe pedestrians, and enhance the quality of walking in the town To Scremerson, Beadnell wooler, Alnwick, newcastle centre areas. Related to this principle, is the issuepastures of the prior park prior park 32 B2 Project Berwick development Brief number and location of parking. The current organisation of 67 267 464 B3 Client Berwick Council Highcliffe411 477 505 515 525 B6/7 drawing Bus network prior park parking is both distributed and on street, with different pricing 235 236 253 B Bus stop Date 12 july 2007 structures in each location. The impact of this strategyTo Scremerson, is a Beadnell wooler, Alnwick, newcastleBus Network Bus Frequency Cycle Route street environment that appears traffic dominant, between Project Berwick development Brief 32 B2 Project Berwick development Brief Service before 5pm National Cycle Network Project Berwick development Brief Client Berwick Council Service after 5pm on road route parked cars and cars seeking parking areas. A ‘fewer and 67 267 464 B3 Client Berwick Council drawing Bus network Client Berwick Council 411 477 505 515 525 B6/7 Bus network other Signed drawing Date 12 july 2007 on road cycle route drawing Cycle route 235 236 253 B Bus stop larger’ strategy for parking provision was identified as an Date 12 july 2007 National Cycle Network Date 12 july 2007 opportunity to release some parking areas to urban renewal, traffic free route reducing traffic movements and the impact of vehicles on the historic environment and enhancing the quality of walkability for the pedestrian. It was also identified as an opportunity to capture key parking areas at the strategic entries and points of movement in the town, contributing to a management of vehicular movement through the town centre. A strategic approach to parking, and parking demand management was identifies as an opportunity for the development of key sites, including the Quayside, where the developable area of the site can be optimised for high quality urban form if some parking demands on the site can be handled in one of the strategic town centre parking locations, within easy walking distance.
32 This ‘fewer and larger’ strategy might be supported by B: Preferred Strategy for movement It is anticipated that such an arrangement would be able strategic park and ride facilities outside the town walls satisfactorily to accommodate existing traffic levels Traffic management which address mostly business use parking for use by (at all but the biggest seasonal peak periods) and the The slow passage of traffic though the Old Town is the result people working in the town, allowing town centre parking additional traffic likely to arise from new development. New of numerous sources of ‘friction’ on the stretch of the main to be used for short term stays by shoppers and visitors. As developments will be encouraged to promote sustainable road (A1167) between the pelican crossing on Castlegate, opportunities for additional, and more effective park and ride modes of travel, particularly walking, cycling and optimising just to the north of the Somerfield/Castlegate Car Park facilities emerge around the town, the provision of in town public transport networks through the town, and manage junction, and the bus stops on Golden Square. These sources parking may be reviewed over time, particularly in the context on site parking provision to control impacts on the street of friction include: of developing more shared surface and pedestrian oriented network as a whole. However, further work, including traffic streets and spaces. In this context, the traffic management •• The Castlegate pelican crossing. data collection and junction modelling (e.g. using TRANSYT) strategy proposed for the town might be seen as an initial will be required to demonstrate that this proposal would be •• The relatively narrow carriageway between the junctions phase of a long term heritage enhancement of the towns effective in practice. with Somerfield/Castlegate Car Park and Walkergate. public realm and movement structure. During peak periods, which could include Market Days, •• The carriageway narrowing and headroom restrictions at [c] public transport additional temporary ‘dynamic’ traffic management Scotch Gate. Berwick has an excellent public transport network, between measures could be implemented. These could include the frequency of the East Coast Line rail service and the •• The mini-roundabout at the Walkergate junction. making Marygate one-way southbound only, or indeed high frequency of intra urban bus. However, in terms of closing Marygate to all traffic except that with a direct •• The roundabout at the Golden Square/Marygate junction. bus use, it was noted that information of where the buses access requirement. This adaptable form of intervention serve, and real time information on bus movements need to •• The pelican crossing in Golden Square. could have significant public realm benefits in these periods, be addressed to encourage higher levels of uptake. This is and help to enhance the perception of the historic town in •• Bus and pedestrian movements associated with the stops particularly important to enable development opportunities particular as a flexible space, with a high quality offer to in Golden Square. in Tweedmouth and Spittal to be optimised in a sustainable shoppers, visitors and pedestrians. The implications of such way which manages parking demand. The provision of an •• Numerous informal pedestrian crossing movements, measures on traffic levels in other streets (e.g. Walkergate information and signing strategy for bus movements was partly resulting from formal facilities not accommodating and Church Street) would need to be clearly understood recognised as a priority measure in all options considered. pedestrian desire lines. and managed, and access to car parks would need to be maintained. ‘Dynamic traffic management’ could also enable [d] cycle •• Numerous informal, largely short-lived, parking/loading daytime access controls on some streets to be relaxed at A number of options for enhancement of the cycling network acts, partly resulting from existing highway layouts (e.g. less busy times to help stimulate the night-time economy through Berwick, both the strategic network and the in town excess space within the Golden Square roundabout) and and enable efficient service access. network were explored as part of the consideration of traffic poor levels of enforcement. management options set out in [a] above. The preferred strategy •• Blocking-back from Marygate, again partly resulting from is to link with strategic initiatives and encourage cycling as part Parking informal parking loading acts. of the integrated traffic management for the town. A much clearer, more rational policy for public parking It is therefore proposed that the junctions of Castlegate/ provision is required, and must be effectively supported [e] tourist coaches Castlegate Car Park, Castlegate/Walkergate and Castlegate/ by improved signage on both on- and off-street parking A number of options for the management of coach Marygate/Golden Square should be controlled by properly enforcement. On- and off-street parking charges at all movements and parking in the town were considered, co-ordinated traffic signals. Each junction should incorporate public parking locations should be harmonised. A clear long- including retention of the parade as the main coach parking signalised pedestrian crossing facilities on all arms. This and short-stay strategy must be devised. area, provision of an out of town coach parking zone served initiative would give the highway authority more traffic by park and ride facilities and enhancement of coach parking In terms of physical parking provision, the primary initiative management control; introduce pedestrian crossing facilities facilities in the vicinity of the rail station. A combination of is to have fewer, generally larger car parks than at present. on desire lines at junctions, and discourage the haphazard strategies was chosen as the preferred way forward, with These should be in locations easily accessible from approach drop-off activity that is observed, particularly within the the need for more detailed study on this issue identified. routes and appropriately close to the centre. One main, proposed controlled area. These initiatives can help enhance multi-storey, short-stay ‘Shoppers’ Car Park’ is proposed, On the basis of an evaluation of the traffic and movement, the ease of pedestrian movement in real terms, enhance and only two possible locations present themselves for this townscape and heritage issues of the town a preferred pedestrian legibility and enhance the perception of key points in terms of possible land availability and location: strategy was identified. This strategy is detailed below: of movement in the town centre. The strategy also ensures the retention of key elements of built form, accepting the •• Walkergate (former KwikSave/Euro Car Parks site); and challenges presented by tight turning manoeuvres around •• Chapel Street (Crawfords Alley). corners and historic streets as an intrinsic characteristic of the historic town worthy of retention in the interest of the character of the town as a whole.
Berwick Regeneration Strategy 33 Given the strategic location of the Kwik Save site, and The 'fewer, larger car park' strategy enables the key Concerning parking provision for residential and B&B its proximity to the A1167, this site presents a number of locations to be signed more effectively, making them easier properties, an urgent review of the existing permit advantages as the potential site. This new car park could to understand and be found by users. A number of existing system is required, including consideration of the contain around 250 spaces over four storeys, most of off-street car parks could then be released and productively potential reallocation of some public on-street spaces which would be for shoppers and other short-stay visitors. redeveloped. These include those at: to residents-only spaces. In addition, it would be more However, some spaces (e.g. an entire storey) could be equitable for existing residents if patrons of B&B reserved for long-stay users (e.g. commuters) if required. •• Maltings/Eastern Lane/Westgate Store (43 spaces) establishments had to park in public off-street locations The feasibility of developing the site for a consolidate •• Woolmarket (6 spaces) rather than on-street in residents’ bays. For new residential parking facility, in terms of detailed townscape appraisal and •• Waugh Square (11 spaces) development, the starting presumption will be that off-street alternatives within and outwith the town walls should form •• Foul Ford (31 spaces) spaces should be provided, preferably within curtilege, the basis of a further, more detailed options appraisal as a •• Coxons Lane (55 spaces). although possibly in relatively remote locations (where separate commission. parking from more than one development could be located). One main long-stay car park for day visitors (e.g. tourists The existing car park at the Parade is also proposed for New developments should demonstrate how the managed and commuters) is also proposed, and here the current redevelopment, but would retain an important parking role. provision of parking relates to the walkable proximity of the Castlegate Car Park is recommended as the preferred The Quayside car park is another proposed development site site to local amenities, how the development proposes to location, not least in view of the absence of suitable that would retain some parking provision. optimise sustainable travel modes and enhance the local alternatives. The detailed treatment of this space as a public realm through the management of off site and on The total number of public parking spaces to be provided, parking zone, and the flexibility to use the space for other street parking, and the provision of adequate, well designed and the appropriate levels of parking charges should be uses, and manage the potential visual impacts of parking pedestrian footway spaces. The provision of parking off the subject of further study and discussion, as should through landscape and public realm design require further street should not give rise to a deterioration of rear spaces, consideration of how best to continue to provide for parking more detailed exploration and discussion with stakeholders, or the absence of semi private spaces for resident use from by residents and blue badge holders. All streets within the and with English Heritage in particular. design proposals. The presence of these spaces is a defining walls are currently subject to some form of parking control characteristic of the plot structure in Berwick. Access to (residents’ parking, pay-and-display parking or yellow lines), rear parking areas should not have a significant or negative and new/amended controls on streets outside the walls impact on the pedestrian footway. The use of footway cross should also be considered for implementation at some point overs spanning vehicular entries to parking areas should be in the future. promoted. This means that the level of the footway extends across the vehicular entrance. A ramp of no greater than 1:12 rises to this level from the channel level in the carraigeway. This detail ensures continuity of pedestrian movement, and clearly signals the movement priority to oncoming vehicles entering and leaving the parking zones.In designing access to rear parking courts, it is important to ensure that the continuity of the streetscape is not adversely affected. The use of carriage arches to access courtyards is promoted, where appropriate, to ensure continuity of building line.
34 Cycling On the basis of the above, the key issue is not a matter of The strategy to improve the use of cycling in Berwick should how much parking is provided, at the scale of the plot, block focus on National Cycle Route No.1 (NCN1). Measures should or quarter, but how parking is integrated as a key ingredient include improved signage, better publicity/ a local campaign of design proposals to create appropriate built form and and new and better cycle parking at key locations (e.g. in public realm in Berwick. Accordingly, parking design will the main shopping areas and at the railway station). Cycle need to be considered carefully. The guidance of the recent parking facilities should be integrated into the public realm, English Partnerships publication ‘Car parking; what goes and form part of a palette of materials for the town centre. where’ should be taken into account in the development There should also be adequate provision for cycling and of design proposals in the core area of Berwick. Improved cycle parking within new developments, particularly in the enforcement of all parking controls, public and within the context of seeking to achieve Code for Sustainable Homes curtilage of plots and developments, will be essential. status. Selective cycle priority measures should also be considered. The designated (and signed) route for NCN1 Bus Services between Dock Road and the New Bridge should be changed A major initiative to provide much better information about to run via Union Brae and Prince Edward Road instead of existing services is required, at stops and elsewhere in the the existing route via Main Street, Blakewell Street and town. It should become well known by all locals, and easily Union Park Road. Signing of cycle ways should be integrated communicable to visitors, that all buses that run along with other strategic signing initiatives in the town, including Main Street in Tweedmouth cross the new bridge to Golden public transport and walking routes to minimise clutter and Square, and indeed that almost all buses on Castlegate also optimise the quality of the town centre public realm. go through to Main Street (and vice versa). The Borough and County Councils should take the lead in facilitating Tourist Coaches a partnership with operators to simplify the in-town Further improvements to signage for coaches within the ticketing system, while they should also demonstrate town centre should ensure that the route from the A1167 their commitment to improving bus services and their use to the set-down/pick-up point in Walkergate is clearly through improving bus stops (e.g. introducing shelters and understood and that the exit route via Walkergate, Church seating where currently absent) as well as through providing Street and Chapel Street is equally clear to coach drivers. better service information. The signing of bus stops, and the Part of the improved enforcement of traffic management provision of bus related information should be designed to and parking controls should be to move coaches on from the integrate with the public realm palette for the town centre. designated set-down/pick-up location to an appropriate coach All opportunities for extending commercial bus services park location outside the town walls. Current investigations should be explored, while the public authorities should by the local authority concerning the best location for such a actively consider supporting new services initially where facility should direct decisions to acquire, prepare and operate these serve new development that is likely, in due course, to a preferred site within the next 12 months. support a commercially viable service. Park-and-ride services, related to car parks adjacent to the A1, should also be investigated, perhaps initially only during the high season when town centre congestion is likely to be worse than at other times. Signing of park and ride facilities, and access to bus services serving park and ride areas should be clearly legible within the town centre. Where possible, these signing and information elements should form local nodes within the streetscape, easily understood as key points in the local public realm structure and sensitive, in design terms, to the public realm palette of materials.
Berwick Regeneration Strategy 35 Scenario Traffic management Parking Public transport Cycling Tourist coaches
Character •• Promotes retention of existing town •• Opportunity to free some sites for sensitive •• Strengthening of connections between the •• Opportunities to integrate the character of •• Provision of strategic parking outside character urban renewal rail station and town centre will enhance the town centre as an experience on strategic town wall and integration with local •• Flexibility to close off certain streets for •• Management of traffic movements through opportunities to access the full character of cycle routes public transport provide opportunities for major events integrated signing and legibility strategy the town. •• Opportunities to creatively design cycle significant public realm benefits in town •• Opportunity for phased implementation of enhance character and experience of •• Integration with proposed park and ride facilities as an element of the town centre centre, especially during busy tourist season more pedestrian oriented strategies over pedestrian spaces create opportunities to enhance public realm time, subject to review of the effectiveness •• Demand management enhances quality of •• Bus provision enhances opportunities •• Cycle provision in new developments of the initial strategy, and changing new built form and public realm. for sustainable travel patterns in new create opportunities for parking demand movement patterns over time. development. management, high levels of Code for Sustainable Homes [CSH] and positive public realm
Continuity and •• The proposed movement strategy •• The ‘fewer and larger’ proposal for strategic •• Public transport nodes and facilities may •• The integration of local and strategic •• The management of coach parking outside enclosure promotes the retention of the existing parking facilities provides opportunities to be integrated into local built form in some cycling routes into the public realm the town walls will enable pedestrians to urban form. ‘heal’ some areas of streetscape through locations. In all instances, the signing structure of the town will have positive appreciate the patterns of continuity and redevelopment. of public transport should be integrated public life impacts. enclosure that define the public realm •• The integration of off street parking is with other streetscape elements to enable structure of the town. predicated on maintaining the continuity and continuity of the public realm, and ensure a enclosure patterns of local streetscape. reduction of clutter.
Ease of •• Clear signing and traffic movements will •• The management of movements between •• The development and clear communication •• The development of the cycle network, the •• The management of coach parking will movement enable better pedestrian movements within parking areas, and the control of parking of the public transport resource in the provision of cycle parking facilities within have positive effects on pedestrian the town centre area. at strategic approaches to the town will town will encourage the option of more the public realm and new developments movement, particularly in key locations enhance the space available and the quality sustainable patterns of movement, will encourage a greater uptake in this such as Marygate, Walkergate and the of the pedestrian walking space within the particularly serving the rail station, out of form of movement. Parade, during busy tourist seasons. town centre. town park and ride facilities, tourist coach parking and new developments
Legibility •• A clear, integrated signing system, together •• A clear strategy for management of •• Clear signing and the integration of •• Integrated signing is a key opportunity for •• The parking strategy proposed clearly with effective enforcement of both traffic parking, and the movement between signing and public transport elements into this resource. defines the town centre for pedestrian movement and parking will enhance the parking zones will enhance awareness of the public realm will enhance the local priority and town centre uses, linked by a motorist legibility of the town, and enhance the structure and public realm of the town legibility of public transport resources. high quality network of public transport. opportunities for the pedestrian to discover for all modes of transport. the qualities of the town’s public realm and visual character on foot. This is of particular importance in the retail and cultural quarters of the town centre.
Quality of •• The key benefits of the movement strategy •• Parking areas should be designed as flexible •• Public transport facilities provide the •• The integration of cycle routes and •• The removal of coach parking and turning public realm derived from balancing the space for spaces that operate as both parking zones and opportunity to animate the public realm facilities for cycling in the public space manoeuvres from the town centre will free pedestrian and vehicular movements, public spaces for major events across the day and evening and form local network of Berwick will enhance the use of key spaces for public realm enhancement, enhancing pedestrian priority at junctions •• Multi storey parking, where appropriate, elements of streetscape distinctiveness. the public realm. particularly in the vicinity of the parade. and releasing key spaces for public realm should be lined with development, and enhancement. The movement opportunities integrated into the surrounding streetscape should be matched by investment in public •• Managed parking can provide opportunities realm enhancement in terms of materials, for key sites, such as the Quayside to provide a street furniture, lighting and planting. greater proportion of space for public realm.
Adaptabilty •• The proposed traffic strategy is adaptable •• The parking strategy establishes a number •• The public transport strategy promotes •• The network of cycle paths and facilities •• The principles for management of coach to major events and time periods in of core principles that can be implemented responsiveness to changing development is adaptable to different configurations of parking are adaptable to the available of Berwick’s calendar. The strategy can form in a number of ways subject to further and accessibility contexts. development and public realm. suitable sites outwith the town centre. the initial phase of a longer term strategy detailed work. for traffic reduction in the town centre.
Diversity •• The proposed transport strategy •• The design of parking, and the integration •• Integration of development and public •• The provision of cycle routes enhances t •• The design and location of coach parking encourages the uptake of a range of modes of parking into blocks and public spaces transport, and the integration of public he diversity of modal choices available in facilities, and the integration of these of movement. creates the potential for a diversity of space transport resources, particularly bus, the town. facilities with public transport networks and building types in the town. train and park and ride will enhance the diversity of movement choices available to residents, visitors and businesses.
36 5.4 Placemaking Proposals to develop a new visitor car park on former Within Spittal, the form of development should enhance the railway land north of the station provides an opportunity to coastal edge as a public amenity and create a series of sheltered, Urban structure establishes a logic for what goes where enhance public transport connections between the station more intimate spaces to the interior of Spittal, which connect and why. It is a method of organising the functions of a and the town centre. These initiatives should be supported with the existing community, main street and amenities. settlement into some ordered set of relationships. The by a strengthening of the public realm between the station experience of this structure is enabled by the quality, and Castlegate. Using the towns heritage to promote continuity and character of the public realm, the space Strengthen the Marygate/Castlegate axis through the design excellence between buildings within which public life is acted out, and promotion of street lighting, shopfront improvements, traffic the pattern of relationships of buildings to public space and ‘By Design’ promotes an approach to places and management and parking management. Promote living and context that are distinctive and memorable. This section placemaking which considers both the qualitative and working over the shop, particularly targeting vacant units sets out a placemaking strategy for Berwick in the context physical aspects of place. The cross referencing of these and sites. of these considerations. It establishes a broad strategy for aspects of place can help guide strategies for area specific the public realm, defines broad design guidance for each The sites at Walkergate provide an opportunity to build on design guidance. Using this technique, the following analysis of the centres in the proposed urban structure, defines the the recent initiative of the business workspaces currently sets out broad design guidance for each part of the proposed priority sites and establishes design parameters for each of under construction and enhance the connection between polycentric urban structure, drawing specifically on the these areas. This guidance is supplemented by a series of Castlegate and the Parade, enabled by improved public realm, ‘placemaking ingredients’ and relationships that contribute detailed design briefs in the stage 3 report of the Berwick lighting and development of the key sites. The Walkergate to the distinctiveness of the urban core. These parameters Regeneration Strategy. site provides an opportunity to develop a multi storey parking set out a context for the design of new interventions in facility over an active ground floor use, providing a valueable Berwick, and are developed in more detail for the key sites resource for shoppers visiting the town. in Section 5.3.3 and as a series of Design Briefs in the stage Public Realm Strategy 3 report. The opportunity to develop the Parade as the primary The public realm connects the key spaces and quarters in civic open space within the heart of the town could help the regeneration of Berwick. It is the framework of physical strengthen this area as the town's cultural quarter. This spaces within which public life is acted out. It is the space strengthened cultural quarter will form the northern within which most of the people experience Berwick most node in a ‘dumbbell arrangement’ linked by HideHill, the of the time, and as such includes the network of streets Quayside site forming the other end of the structure. The and spaces, their appearance, character and function. The enhancement of the public realm along HideHill, building on quality of the public realm therefore is a key element in recent proposals to enhance the food and drink offer in this determining the experience of the town as a whole. part of the town would help enliven the evening economy The key element of the co-ordinating spatial framework at aspect of Berwick. the scale of the whole town is the public realm. In broad The development of the Maltings site as a public square, terms, the objective of the public realm is to enhance the fronted by development and providing an enhanced setting character of key routes and spaces in the town, enable to the Maltings amenity itself would enhance the character strategic connections between the three core centres of the of this part of the town. It could help consolidate a pattern expanded town centre area and re-inforce historical patterns of food, drink and entertainment uses that is establishing in of urban structure and urban grain. this area. Some limited car parking may be provided in this Within the proposed urban structure, it is proposed to develop high quality, well lit public space. A similar initiative could be and enhance a necklace of spaces, enabling a variety of developed in the vicinity of the Granary/Bridge Street. opportunities, and spatial sequences from which the urban The Quayside site represents a significant opportunity core may be experienced sets out an overview of the key to develop a new public space and new building of high public realm priorities. In broad terms, the key initiatives are architectural quality in the town, which responds to the set out as follows: setting of the river, the historic walls and the layering of the Enhance the structure and character of the public realm and Old Town. built form around the railway station as a strategic gateway On the opposite side of the river, the entrance to Tweedmouth into the town. Sites in the vicinity of the railway station could and the existing main street should be enhanced through be developed for mixed commercial uses, taking advantage public realm improvements, and link in with the strategic of the strategic public transport accessibility. These open space initiative along the riverside. Development of commercial uses provide an opportunity for the development the old railway lands should read as a continuation of the of new and interesting block and building typologies which riverside park, punctuated by well formed, layered building take their cue from the historical pattern of the town, and to development which creates safe and accessible routes and provide canvas against which amenity lighting and public art spaces between the main street and the river. might be presented as part of a nightime gateway initiative.
Berwick Regeneration Strategy 37 Old Town
The structure of the Old Town, in plan and in 3-dimensions is key to its character and functionality. The distinctive form d
should be protected and enhanced in all cases. The broad m ity r al
design objectives for this area are set out as follows: t l r e i e n uity an ity cte s u ab l ity
•• n
To protect, enhance and consolidate the urban structure i t ic r ity of rs b eme ti l o e of i e
of the Old Town , the town walls and the urban setting as v al bl ap n g v i u u o the key heritage asset of the town as a whole n c C p e Eas mo l e Q arach Ad D
•• The structure of blocks, plots, streets, spaces and Urban structure vennels should be protected and re-inforced where the opportunity arises. The consolidation of plots and blocks should be resisted, particularly in mixed use areas. Urban Grain
•• To promote contemporary interventions in the historic urban landscape that respond to the relationships that Density and mix define the character of the Old Town, and enable a new heritage of design excellence to be fostered Scale, height and •• To encourage the enhancement of the public realm massing through continuous traffic management, public realm enhancement and public life initiatives. Materials and details
•• To protect and enhance strategic views of the Old Town, Landscape and particularly river vistas and panoramic views public realm •• To protect the visual character of the Old Town as a series of layers by ensuring that the heights of new Protect, enhance and re-inforce development sit broadly within the undulating roofscape of the existing context. New landmark elements, where Promote high quality design proposals to deemed appropriate, must demonstrate architectural strengthen the form and character of the area excellence. Landmark opportunities will not necessarily imply greater building height.
•• Design statements should accompany all applications in the Old Town, setting out a review of how the key aspects of heritage and character have been considered in the design development. The Design Statements should make specific reference to the Character Analysis undertaken for the Old Town, and demonstrate how the design proposals propose to strengthen the character of the place as a whole.
38 Tweedmouth
The character of Tweedmouth straddles a number of •• The development of the key open spaces in Tweedmouth conditions, from the semi industrial character of the is promoted through the use pathway improvements, d
riverside edge, to the rolling topography of the residential lighting, planting and the consideration of limited m ity r al
areas between the riverside and the High Street, and development, sensitively designed and of a high quality, t l r e i e n the High Street itself. The High Street and the river edge inserted between the layers of planting rising the slopes uity an ity cte s u ab l ity n i t ic r ity of rs
act as the two key structuring elements. Development from the riverside to both enable better north south b eme ti l o e of i e v al bl ap n g opportunities should seek to re-inforce these edges, linkages across the topography, and create a series of v i u u o n c C p e Eas mo l e Q arach Ad enhance their amenity and enable improved accessible accessible, useable spaces at the various levels of the D linkages between these edges. In addition, the amenity sloped open space, from which users can enjoy vantage Urban structure of the Town Green and the Goody Patchy should be better of the surrounding landscape and townscape. integrated into both the structure of Tweedmouth and •• To protect the ridge line of Tweedmouth, its relationship Spittal, and to an enhanced riverside promenade to act as Urban Grain with the laqndscape and urban form in the foreground linking elements in the settlement as a whole. and the sky in the background, particularly in views •• On the basis of the character of the area, the broad from the Old Town and Spittal by managing the height Density and mix design principles for Tweedmouth are set out as follows: of development within the broad contextual heights of the area. The topographic nature of the area may •• To strengthen and re-inforce the structure and character Scale, height and enable some local developments to use the topography of the High Street and the riverside as the key edges and massing creatively to form additional development area without connecting elements in Tweedmouth, and to encourage breaking the general building shoulder height. Landmark development opportunities at the interface of these edges Materials and details opportunities along the riveiside, and in any potential and adjacent neighbourhoods to strengthen linkages with gateway within the Tweedmouth High Street corridor may the town as a whole through public space improvements Landscape and be defined by small local increases in height over the public realm •• To promote the character of Tweedmouth as a diverse set context height. Typically, these height increases will be of of conditions which respond to the riverside setting, the the order of 1-2 storeys, with a reasoned justification of urban condition and the topography by promoting a mix of the propoisal accompanying design proposals. Protect, enhance and re-inforce appropriate uses, building typologies and spaces which •• Design statements should accompany all applications in Promote high quality design proposals to re-inforce the character of the areas as a whole Tweedmouth, setting out a review of how the key aspects strengthen the form and character of the area •• To encourage animation of the riverside as a key amenity of heritage and character have been considered in the through the development of a riverside promenade design development. The Design Statements should make which connects with the Old Town and Spittal, and is specific reference to the Character Analysis undertaken well connected by existing and proposed linkages to for the Tweedmouth, and demonstrate how the design Tweedmouth High Street. Limited development along proposals propose to strengthen the character of the the promenade which enables a positive public life to place as a whole. emerge, and through their design, contributes to the The matrix opposite sets out an overview of the broad design overall character of the area may be permitted. guidance objectives for Tweedmouth •• To strengthen the structure, character and functionality of Tweedmouth High Street through the promotion of streetscape enhancements and tree planting, redevelopment of large footprint uses over time for mixed use development to strengthen the local services function of this part of Berwick, and enhancing the gateway, and sense of arrival into Tweedmouth from both the Old Town and under the railway arches.
Berwick Regeneration Strategy 39 Spittal
The character of Spittal is determined by its relationship to both the river and the coast, the resulting micro d
climatic conditions, fragments of industrial heritage and m ity r al
the compactness of the existing urban form. The scale t l r e i e n of development, together with the landscape dominant uity an ity cte s u ab l ity n i t ic r ity of rs
character of the edges lend a sense of consistency to the b eme ti l o e of i e v al bl ap n g area, which is contrasted by the form of the chimney as a v i u u o n c C p e Eas mo l e Q arach Ad notable landmark. The opportunity of Spittal is to re-inforce D the distinctive local character by responding to the key edges, Urban structure integrate with the existing adjacent development and enhance the spatial network of spaces within the developed area to provide sheltered spaces for the enhancement of a vibrant, Urban Grain sustainable community life. The scale and character of Spittal present a number of opportunities for design excellence. On Density and mix this basis, the following broad guidance is set out:
•• To protect and enhance the character of the area by Scale, height and promoting development which strengthens the core massing urban structure, and promotes the connected use of blocks, streets and plots as the key organising structure Materials and details for development •• To promote a form of development which responds Landscape and generally to the height and massing of the area, with public realm opportunities for variations in context height at gateways, and along the key edges with the river and the coast •• To promote the development of a series of spaces which Protect, enhance and re-inforce provide shelter from the exposed aspect and act as foci Promote high quality design proposals to for the provision of local community infrastructure strengthen the form and character of the area •• To promote coastal and riverside edge spaces which respond to and enhance the ecological and landscape character of the context, and enable high quality built form responses to establish positive interfaces with these spaces.
On the basis of the opposite, the matrix summarises broad design guidance objectives for Spittal:
40 N
Defining priority sites and turnkey N spatial projects
The proposed spatial framework sets the context for the priority projects and priority sites. A long list of potential development sites was identified in the Vision document prepared by Gillespies. Stage 1 of this regeneration strategy reduced this long list to a short list of 10 key sites, on the basis of the stage 1 analysis and regeneration objectives. The scope of development on the priority sites was explored in the stage 2 process, in terms of their contribution to the overall spatial framework and masterplan, and in terms of their potential to form ‘turn key’ projects to direct the early stages of the regeneration process in Berwick. 2669 Plan E Priority Sites PD 311007.pdf illustrates the relationship between the spatial framework and the priority sites, which are identified in the following table: 1 2 3 1 Walkergate 2 Parade 4 3 The Barracks 4 Marygate Public Realm 5 The Maltings 5 6 Drivers Lane / The Granary 6 7 Quayside 8 Tweed Dock 9 Dock Road 7 8 10 Mount Road 11 Sandstell Road 12 Spittal Point
10
9
11 12
Berwick Regeneration Strategy Priority Sites 41 1 Walkergate (Nr.5-7) 2 Parade (Nr.8) 3 The Barracks (Nr.9) 4 Marygate (Nr.14) 5 The Maltings (Nr.15-16) 6 The Granary / Bridge St. CP (Nr.25-28) 7 Quayside (Nr.29) 8 Tweed Dock (Nr.31-33) 9 Dock Road (Nr.35) 10 Mount Road (Nr.36) 11 Sandstell Road (Nr.46-48) 12 Spittal Point (Nr.52)
Project Berwick-upon-Tweed Regeneration Strategy Client Northumberland Strategic Partnership Drawing Development Framework DRAFT Date 26 September 2007 A: Design parameters for priority sites Vision
e Walkergate is a primary route for pedestrian and vehicle The design objective for the priority sites is to set out p 1 p 2 p 3 p 4 p 5 borne movement between the high street and the Barracks
rag a benchmark for quality which will guide all future ou ou ou ou ou rr ected e and as such requires a high quality streetscape to reinforce an k an k r r r r r o RANKING v development and regeneration in the town. On this basis, a G G G G G A R R C the importance of this thoroughfare. series of broad design parameters have been identified for 1 Walkergate 1 1 4 6 5 3.4 4 the priority sites. These parameters will be developed in This can be achieved through; more detail in the stage 3 work of the Berwick Regeneration 2 Parade 1 7 5 10 1 4.8 6 •• Provision of wide footways to encourage pedestrian Strategy in the form of design briefs. The design parameters movement. 3 The Barracks 1 1 5 8 1 3.2 3 are set out by priority site, with reference to context, development potential, precedent studies and comparators. •• Creation of an uncluttered streetscape employing high 4 Marygate 11 11 8 4 1 7 8 quality natural stone materials reflecting the palette of 5 The Maltings 3 6 7 4 10 6 7 materials in Marygate. B: Design parameters for priority site 1: 6 Drivers Lane / The Granary 9 8 10 7 6 8 9 WALKERGATE •• Promoting a strong sense of continuity to the street by providing a consistent building line, and a pattern of 7 Quayside 6 1 1 1 1 2 1 Introduction building within the development sites that establishes The Walkergate priority site is located on Walkergate, a key 8 Tweed Dock 12 10 11 11 11 11 11 a set of visual, materials and physical relationships to street in Old Town. existing adjacent development, the historic walls, recent 9 Dock Road 7 9 9 9 9 8.6 10 The site incorporates the following sites identified in the landmark building including Berwick Workspace. 10 Mount Road 10 12 12 12 12 12 12 consultants brief; Jobcentre (Nr.5), Kwik Save (Nr.6), Car Park The Walkergate site sits strategically close to the entrance (Nr.7). The job centre site occupies the south east corner of a 11 Sandstell Road 4 5 1 1 7 3.6 5 to Berwick, adjacent to the historic walls and within the block which is bounded by Marygate to the west, Walkergate to catchment of the main civic core of the town. In this context, 12 Spittal Point 4 1 1 1 7 2.8 2 the south, Hatters Lane to the east and Greenside Avenue to the the opportunity of the Walkergate site could be realised in a north which fronts onto the historic ramparts. Appendix 1 provides a full review of the feedback from the October stage 1 consultation workshop. number of ways: The former Kwik Save site and surface car park form the •• Through its development as a strategic parking resource southern portion of a larger block bounded by Walkergate The stage 2 workshop in October 2007 reviewed the priority in a multi storey form, sensitively designed in relation to to the south, Hatters Lane to the west and Coxons Lane to sites in terms of their potential impact and delivery. Each the surrounding contexts, lined with development and the east. The northern boundary is characterised by the site was scored, and an overall ranking of the priority sites integrated into the streetscape. This form of development domestic scale of the development along College Place determined from the results of the groups participating in would help realise the principle of ‘fewer and larger’ which fronts onto the historic ramparts. the consultation exercise. The ranking of the sites agreed at carparks located strategically around the town centre the consultation is set out as above: The historic block structure in the Old Town was area, serving shoppers and visitors primarily. characterised by very narrow plots which fronted directly •• Through its development as an adaptable civic building, onto the street with small back gardens / yards in the middle with a range of spaces at ground and upper floors of the block. The existing built form along Wakergate reflects adaptable to non residential commercial and retail uses, the larger building footprints of more space extensive uses education and training. This form of development would more recently developed on the site which consolidates the build on the recent initiative of the Berwick Workspace historic plots. building in Walkergate, and link with the civic and Walkergate generally retains its historic alignment, however community uses around The Green and The Parade. The the highway has been widened at the southern boundary absence of a multi storey carpark in the design brief for of the site with the building line set back into the block. this site provides opportunities for different building and This has adversely impacted on the character of the street spatial forms, building on the pattern of development reducing the tight historic building line which characterises established in the town. many of the streets in the Old Town. A mixed commercial scheme which integrates a muti storey Views into the town from the historic ramparts provide parking facility builds on the following core themes promoted the visitor with a unique vantage point which shapes the in the Development Framework: perception of the town and its strong individual sense of •• Town for Business and Enterprise place. This experience enhanced by the varied topography •• Town for Shopping and towns intricate roofscape. •• Town for Connecting
42 A mixed commercial, civic and community scheme which Key design parameters seeks to strengthen the civic and cultural quarter of Berwick The design briefs promote development which will contribute would building of the following themes: to the historic character and appearance of the area and make a positive contribution to the special interest of the •• Town for Business and Enterprise Conservation Area. In both scenarios, the existing streets •• Town for People network will be retained and new development will respond •• Town for Connecting to the existing block pattern. In the proposed MSCP option, the parking facility will be wrapped at ground floor with active Walkergate was ranked 4th in terms of perceived importance uses to ensure overlooking of the street. In the civic and to the overall regeneration strategy due to its strategic community option, the building will establish positive ground importance to the town to provide new, high quality office floor frontages on all sides, and establish cores which meet units and parking in a central, accessible location. Delegates street level, and are integrated into the façade at regular at the October workshop generally agreed with the proposed intervals to access the upper floors.I n all instances, the vision, however concerns were raised over the scale and proposed development will: sensitivity of locating an MSCP in the Old Town which would •• contribute to the provision of a high quality streetscape require a high quality scheme which seeks to reduce its visual through the creation of a consistent building line and wide impact in this historic area. The site lies within the Berwick- footways robustly constructed of high quality natural stone. upon-Tweed Conservation Area (Marygate / Walkergate / Chapel Street sub area: Berwick-upon-Tweed Conservation •• consider the impact of the development on views from Area appraisal 2006). the surrounding streets and the historic ramparts to ensure that the development provides variety in height Taking these issues into account, the stage 3 report sets and massing to ensure that the scheme complements the out two design briefs for the Walkergate site. The first brief towns characteristic roofscape. explores the potential of the site as a mixed commercial scheme with multi storey carpark. The second brief explores •• configured to minimise overlooking / over shadowing the development of the site as a mixed commercial, civic and of existing residential development to the north along community resource. This brief assumes that the parking College Place and Greenside Avenue. allocation identified for Walkergate in the multi storey carpark •• respect the historic building line along Coxons Lane and option will be located elsewhere in the town centre, subject to Hatters Lane and provide active frontages onto these streets. a more detailed appraisal and parking strategy. •• be designed to accommodate potential change of use. This requires consideration of the building structure and floor to ceiling heights and how these may influence potential for adapting to alternative uses in the future. The corner of Walkergate and Coxons Lane is an opportunity for local landmarking, defined by local changes in height of a storey, the use of materials or changes in detailing.
Berwick Regeneration Strategy 43 C: Design parameters for priority site 2: Vision PARADE The Parade provides an opportunity to create a new focal point for this area and a significant new public open space for Introduction the town which will become the towns main square, providing The Parade priority site is located at the junction of the key for a wide variety of both formal and more informal activities. routes of Walkergate and Church Street / Wallace Green. These routes link the principal retail streets of Marygate and A public realm enhancement scheme for this site Hide Hill and principal space of Quayside to the Barracks builds on the following themes promoted in the museum and the ramparts to the east. Development Framework;
In contrast to the rest of Old Town, this area, with its significant •• Town for Leisure and Tourism open spaces including the parade ground and adjacent open •• Town for People space, is less enclosed. The site is defined by the scale and character of the surrounding buildings which are military (The The site incorporates [Gillespies Vision Ref:] site (Nr.8) and Barracks), religious (The churches of Saint Andrews and the lies entirely within the within the Parade / Wallace Green sub Holy Trinity) and institutional (The Council Offices). area of the Berwick-upon-Tweed Conservation Area. The site is defined by Church Street to west and The Parade The parade was originally laid out as a linear strip stretching to the south. The churches of St. Andrews and the boundary from the Barracks to Church Street. The historic strip was as wall of Holy Trinity define the space to the north. The site wide as the current lawn to the front of the Barracks. (Ber- currently comprises; wick-upon-Tweed Conservation Area appraisal 2006, p110). •• Surface car parking Key design parameters •• Lawn associated with the historic parade ground and The site will be designed as a hard surfaced and open entrance to the Barracks square and laid out in a formal manner reflecting the former military use of the space. The developer should consider The site incorporates NSP site (Nr.8) and lies entirely within pedestrian desire lines across the space and connections to the within the Parade / Wallace Green sub area of the surrounding buildings and ensure that the space links to the Berwick-upon-Tweed Conservation Area. adjacent lawn and the historic ramparts to the east. The parade was originally laid out as a linear strip stretching The Parade will be laid out with high quality natural from the Barracks to Church Street. The historic strip was as stone paving and be constructed on a rigid sub base wide as the current lawn to the front of the Barracks. (Ber- to accommodate a wide variety of events and activities wick-upon-Tweed Conservation Area appraisal 2006, p110). including formal events, temporary markets and more informal uses. Although the Parade will be laid out as an uncluttered open space, some formal tree planting may be provided to enclose the space, enhance its connection with the surrounding landscape context and provide opportunities for amenity lighting. Trees will be planted as semi mature specimens clear stemmed to 2m to allow uninterrupted views across the space. The space will be designed to provide some car parking provision at a level to be agreed with the planning authority.
44 D: Design parameters for priority site 3: Vision THE BARRACKS The following three scenarios were presented for discussion at the October workshop; Introduction The Barracks priority site incorporates [Gillespies Vision •• Option 1: Cultural centre; primarily public, cultural and Ref:] The Barracks (Nr.9) and is located in the civic quarter in visitor oriented with military presence retained. the northern part of the walled town. •• Option 2: Hotel; primarily private business and leisure with a high level of public interface. Berwick Barracks, among the first in England to be •• Option 3: Commercial; assuming retention of existing purpose-built, were built in 1717 to the design of the architect uses with new commercial development within Nicholas Hawksmoor. The site lies entirely the within the refurbished blocks. Parade /Wallace Green sub area of the Berwick-upon-Tweed Conservation Area. The site was ranked 3rd in terms of perceived importance to As the towns principal tourist destination, the Barracks the overall regeneration strategy due to its importance to the are home to the Berwick Borough Museum and Art towns cultural heritage and the Barracks role as the primary Gallery, including the Burrel Collection. The military past tourist destination. is maintained through the presence of the TAVRA and the Regimental Museum of the King’s Own Scottish Borders. The vision for the site is to build on the unique heritage of the Barracks through the creation of a mixed use cultural led The Barracks comprise four wings or blocks laid out around visitor oriented scheme incorporating elements of options a large central courtyard. English Heritage administer presented at the October workshop; the Barracks and occupy the majority of the site including the Guard House, courtyard and parts of the eastern •• New boutique hotel and western blocks, aswell as the land to the back of the •• Updated Museum and Art Gallery Barracks. The blocks also accommodate a variety of other •• Refurbished courtyard tenants including the Kings Own Scottish Borders (eastern block), North of England / Lowland TAVRA (western block). Key design parameters Berwick Borough Council occupies the southern block. A high quality boutique hotel may be accommodated within the southern block of the Barracks building. New A proposed cultural led development scheme for this accommodation and ancillary hotel uses such as conference site builds on the following themes promoted in the facilities may be accommodated in new development behind Development Framework; the block to the south. Service access may be provided from •• Town for Business and Enterprise Ravensdowne. •• Town for Leisure and Tourism The new hotel would front onto the refurbished courtyard. •• Town for People New kiosks may be provided, either within the building or in the courtyard as contemporary lightweight structures to encourage activity within the space. An improved Museum and Art Gallery would provide an additional draw for residents and visitors. Should the military presence be reduced the Barracks offers an opportunity to provide additional commercial development to accommodate small-scale cell based commercial activity.
Berwick Regeneration Strategy 45 E: Design parameters for priority site 4: Key design parameters MARYGATE The vision for Marygate is to build on the recent improvements by; Introduction The Marygate priority site incorporates [Gillespies Vision •• Preparing shop front design guidance to ensure new Ref:] site Marygate (Nr.14). Marygate is the towns principal and refurbished shop fronts compliment the historic shopping street and is located in the heart of the town. The streetscape. site lies entirely within the Marygate / Walkergate / Chapel •• Encouraging living and working above the shops to bring Street sub area of the Berwick-upon-Tweed Conservation derelict first and second floors into use and provide Area. additional surveillance of the street during the evening. •• Undertake public realm enhancements to provide safer A proposed environmental enhancement scheme for this site pedestrian crossings and reduce the dominance of cars builds on the following themes promoted in the Development within the space. Framework;
•• Town for Business and Enterprise •• Town for Leisure and Tourism •• Town for Shopping
The October Workshop ranked this site 8th and the delegates were in broad agreement that this scheme should come forward as an integrated package of works as part of a wider town centre management scheme. Vision Marygate has recently undergone environmental improvements with the installation of refurbished footways and reconfigured highway. These improvements are to be welcomed, however, vehicle traffic still dominates the space at the expense of the pedestrian environment and more radical enhancements may be brought forward to create the shopping experience expected of a 21st Century High Street.
46 F:Design parameters for priority site 5: Vision THE MALTINGS The vision for the site is to provide a mixed use scheme focused on a new public square fronting the Maltings Introduction Theatre and Arts Centre. The scheme builds on the following The Maltings Priority Site incorporates [Gillespies Vision themes promoted in the Development Framework; Ref:] Marygate, (Co-op Nr.15), Marygate (Nr.14) and is located to the south of Marygate, the towns principal shopping •• Town for Business and Enterprise street. The site lies entirely within the Marygate / Walkergate •• Town for Leisure and Tourism / Chapel Street sub area of the Berwick-upon-Tweed •• Town for People Conservation Area. •• Town for Shopping The Maltings site comprises the Maltings surface car park and the former co-op site fronting Marygate. The site lies Key design parameters within the central part of the surrounding super block. The It is envisaged that the Maltings car park will be reconfigured historic block structure in the Old Town is characterised by as a new public open space providing new a civic entrance very narrow plots which fronted directly onto the street with to the Maltings theatre. The space will be hard surfaced small back gardens / yards in the middle of the block. and fabricated in high quality natural stone materials of robust construction to allow for a wide variety of activities More recent space extensive uses i.e. retail development and and events. It is envisaged that the space will accommodate surface parking have consolidated these historic plots and some car parking to service the Theatre. The space will be back yards resulting in poorly enclosed space and poorly formally laid out and tree planting may be provided in the defined streets, particularly at Eastern Lane. form of semi mature street trees. The Maltings Theatre and Arts Centre and ancillary surface New development will respond to the historic block pattern car parking forms the southern boundary of the site. The and provide a consistent building line along Eastern Lane theatre building is poorly located within the block and lacks with active frontages to encourage surveillance and activity the required sense of arrival public buildings should provide. along Eastern Lane and the proposed new square. The October workshop ranked this site 7th. Key issues New footways of quality natural stone materials will be raised by delegates relate to servicing and access provided as part of the scheme. requirements for both the retail and civic components of the proposed scheme. In addition to the new public open space, the proposed development will incorporate new retail development at Marygate and new development fronting the square with active ground floor uses in the form of small-scale, retail, gallery uses and cafe / bars. The development will contribute to the historic character and appearance of the wider area and make a positive contribution to the special interest of the Conservation Area.
Berwick Regeneration Strategy 47 G: Design parameters for priority site 6: Vision DRIVERS LANE / THE GRANARY The vision for the site is to provide a mixed use scheme comprising; Introduction The Drivers Lane / The Granary priority site incorporates the •• Refurbished surface car park. following [Gillespies Vision Ref:] sites; Drivers Lane / Bridge •• Potential new A3 / A1 opportunites. Street Car Park (Nr.25), Drivers Lane Site 1,2 (Nr.26,27), •• Refurbished granary incorporating a 42 bed youth Dewar’s Lane Granary Building (Nr.28). The Drivers Lane hostel as part of a mixed-use facility including a bistro, site lies entirely within the Bridge Street sub area of the exhibition and meeting space and small element of retail. Berwick-upon-Tweed Conservation Area.
The site comprises the Drivers Lane car park and the former The scheme builds on the following themes promoted in the granary building. It is bounded to the north by Bridge Street; Development Framework; the towns principal street for small scale independent •• Town for Leisure and Tourism retailers, Drivers Lane to the south and Sandgate to the east. In keeping with Walkergate and the Maltings priority sites, the area surface car park is consolidated from smaller Key design parameters back garden / courtyard plots within the block. A consented The Brief envisages the refurbishment of the existing car residential scheme proposed for the Playhouse will back park with some limited opportunity for new development onto the proposed development site. The form and character within the car park which seeks to connect the Granary to of this development will have a significant effect on the the car park and resolve the back to front conflicts of the amenity of the Drivers Lane space. existing layout. The October workshop ranked this site 9th. Key issues The refurbished car park will be laid out to encourage good raised by delegates relate to the funding bid currently being pedestrian access and provide wide footways to the access prepared to convert the Granary into a youth hostel. routes to the surrounding streets and high quality streetscape. Development will contribute to the historic character and appearance of the area and make a positive contribution to the special interest of the Conservation Area.
48 H: Design parameters for priority site 7: Vision THE QUAYSIDE Views within the Old Town are constrained by the enclosed nature of the development pattern, topography and the Introduction organic street network with predominance of short streets. The Quayside priority site incorporates [Gillespies Vision Longer views are available along the principal streets of Ref:] Quayside (Nr.29) and is located in the outside of Marygate and to a lesser extent Palace Green and Hide Hill. the historic city walls in the south of the Old Town at the mouth of the River Tweed. The Quayside site lies entirely The ramparts provide the platform for a series of unique within the Quay Walls sub area of the Berwick-upon-Tweed views both within the town and without. Views from the Conservation Area. ramparts south across the River Tweed are of particularly high quality and views of the Quayside, quay walls and the The site is bounded by the historic ramparts to the north ramparts; at a low level from Berwick Bridge, and at a and the dock wall to the south. The site comprises surface higher elevation from the Royal Tweed Bridge, contribute to car parking and a small number of buildings including the the town's distinctive sense of place and image. historic Chandlery and the Marlin Buildings. This site provides the opportunity to create a significant A proposed mixed use development scheme for this new landmark for the town, which seeks to provide a new site builds on the following themes promoted in the aspect for Berwick-upon-Tweed which looks across the river Development Framework; towards Tweedmouth and Spittal in contrasts to the inward •• Town for Living looking nature of the historic urban form. •• Town for Business and Enterprise The vision for the site is to provide a mixed use •• Town for Leisure and Tourism scheme comprising;
•• New boutique hotel The October workshop ranked this site as the single most •• New residential development important site for the strategic regeneration of the town. Key •• New urban square overlooked by active frontages with issues raised by delegates include the desire to encourage potential for cafe and bars to create a new destination the right development for this unique site and the need for for the town. the scheme to resolve a number of site constraints including land ownership, highway, infrastructure and car parking. Delegates also noted significant sensitivities relating to the Key design parameters environment and heritage. It is envisaged that a design competition will be promoted to encourage high quality architectural schemes to come forward for the site. The developer should consider long views towards the site both from without the town and along the ramparts, from the bridges, and from both Tweedmouth and Spittal.
Berwick Regeneration Strategy 49 I: Design parameters for priority site 8: TWEED DOCK Introduction The Tweed Dock priority site is located in Tweedmouth. The site incorporates the following [Gillespies Vision Ref:] sites identified in the consultants brief;
•• Tweed Dock (Nr.31-33)
The site currently comprises the Port of Berwick-upon- Tweed and ancillary warehouse and business premises. The site was ranked 11th at the October workshop in terms of perceived importance to the overall regeneration strategy. This was primarily due to the restriction on any significant mixed use development whilst the port remains economically active. Vision The Port and adjacent land provide a significant opportunity to provide mixed use commercial led development providing new business space for the town. The development would provide a new face for Tweedmouth, connecting the settlement to the river and facing across the river towards the Old Town and the proposed development on the quayside. It is envisaged that the site would be developed with some residential development with active uses at the ground floor. The vision for this site builds on the following themes promoted in the Development Framework;
•• Town for Business and Enterprise •• Town for Connecting
50 J: Design parameters for priority site 9: DOCK ROAD Introduction The Dock Rock Priority Site is located in Tweedmouth. Formerly railway sidings, this brownfield site is currently grassed. The site incorporates the Dock Road [Gillespies Vision Ref:] site (Nr.35) together with the former water works site along Dock Road. The site was ranked 10th at the October workshop in terms of perceived importance to the overall regeneration strategy. This was primarily due to lack of significant development opportunities given the interest shown by the community in seeking funding to create a ‘Town Green' designation along Dock Road. Vision The development framework envisages a new promenade linking the Old Town with the peripheral settlements of Tweedmouth and Spittal via high quality pedestrian and cycling routes running parallel to and overlooking the river estuary and the north east coast. The Dock Road site provides a significant opportunity to connect Tweedmouth and Spittal via new pedestrian / cycle corridors set within high quality landscaped park. The park would also incorporate some commercial development to punctuate the route. The development would face across the estuary towards Old Town and the proposed development on the quayside. The vision for this site builds on the following themes promoted in the Development Framework;
•• Town for Business and Enterprise •• Town for Connecting
Berwick Regeneration Strategy 51 K: Design parameters for priority site 10: MOUNT ROAD Introduction The Mount Road priority site is located in Tweedmouth. The site comprises the existing Co-op superstore and associated surface car parking, [Gillespies Vision Ref:] site Nr.36. The superstore is located at the back of the site with surface car parking creating poor enclosure and a lack of defined frontage to Main Street. The site was ranked 12th at the October workshop in terms of perceived importance to the overall regeneration strategy. This was primarily due to lack of significant development opportunities given the costs of potential relocation of an existing business. Delegates considered that the market may bring the site forward for more appropriate mixed use development in the future should the Co-op seek to relocate.
Vision The Development Framework seeks to encourage infill development along Main Street with active ground floor uses. The site may be developed as a mixed-use scheme with commercial development fronting Main Street and family orientated housing at the back of the site and fronting Mount Road. The vision for this site builds on the following themes promoted in the Development Framework;
•• Town for Living •• Town for Shopping
52 L: Design parameters for priority site 11: The vision for the site is to provide a significant mixed use SANDSTELL ROAD scheme comprising;
Introduction •• New commercial premises The Sandstell Road priority site incorporates the following •• New residential development [Gillespies Vision Ref:] sites; Sandstell Road •• New live / work opportunities (Nr. 46, 47, 48, 49,50)
The site primarily comprises former industrial works, The scheme builds on the following themes promoted in the including Spittal Quay off Dock Road, and a variety of Development Framework; former commercial buildings located to the north of •• Town for Living Sandstell Road. •• Town for Business and Enterprise The October workshop ranked this site 5th. Delegates noted •• Town for Leisure and Tourism that this site should be considered in tandem with the Spittal •• Town for People Point priority site. Key design parameters Vision The site provides the opportunity to link the new promenade Sandstell Road provides a significant opportunity to form a envisaged in the Development Framework from Tweedmouth gateway scheme which connect with the proposed riverside to Spittal Point and further south to Spittal beach and the promenade on Dock Road, and integrate with development promenade. proposed for Spittal Point. The location and alignment of the A new street running parallel and north of Sandstell Road site present opportunities to direct both views and movement is proposed to provide access and ensure that the new along the water edge, and create a linear sequence of development faces across the estuary and towards the Old spaces that are characterised by informal landscape Town. The road should be aligned with the Spittal Point edges, panoramic waterside views and sensitive, fine grain chimney, one of the few remaining industrial structures. development forming new relationships between this sits and its waterside setting. The development will contain a Local landmarks should be sited at the gateway to Spittal mix of residential, live work space, and flexible spaces at along Dock Road and at the junction of Sandstell Road and ground floor level which can be adapted to residential or non Main Street. Ground floor active uses are promoted along residential uses, responding to changing conditions over the new street. time. The character of the riverside edge will contract with an internal set of spaces which form around the existing open space off Sandstell Road itself, within which some local community facilities could be provided to strengthen the role of this space as a core local amenity. The opportunity of the development site is to create a comfortable, sheltered green space, accessible to the river and the coast, but sheltered from it, and accessible to the Min street of Spittal and its amenities. The contrasting contexts presented by this site provide a range of design contexts, and the opportunity for innovative, creative design responses.
Berwick Regeneration Strategy 53 M: Design parameters for priority site 12: Key design parameters SPITTAL POINT The site provides the opportunity to link the new promenade envisaged in the Development Framework from Tweedmouth Introduction to Spittal Point and further south to Spittal beach and the The Spittal point priority site incorporates the Spittal Point promenade. The site provides the opportunity to provide a (Nr.52) [Gillespies Vision Ref:] site. variety of housing types. It is envisaged that the majority The site primarily comprises former industrial works and of the units would be in the form of town houses laid out surface car parking providing access to the dunes along around a new residential square at the heart of the site. the mouth of the River Tweed to the north and the north Taller flatted accommodation may be provided along the sea coast to the east. The site includes the Shiel, a listed promenade to create a well defined edge to the development. fisherman's shelter and store and the Spittal Chimney, a The developer should consider how the Shiel is remnant of the sites former industrial past. accommodated within the scheme, potentially within an The October workshop ranked this site second in terms of enlarged public open space. In addition to the residential perceived importance to the overall regeneration strategy. development the scheme will also include community Delegates noted that this site should be considered in buildings and spaces, the nature of which will be agreed with tandem with the Sandstell Road priority site. the planning authority. The site also provides an opportunity for the provision of a significant leisure use at Spittal point. Vision The vision for the site is to provide a significant residential led mixed use scheme comprising;
•• New residential development •• New commercial premises
The scheme builds on the following themes promoted in the Development Framework;
•• Town for Living •• Town for Leisure and Tourism •• Town for People
54 Movement strategy for priority sites 5.4 Development Capacity The key movement, traffic management and parking principles for each of the priority sites are set out as follows: Whole town capacity study
‘'The Future of Berwick: A Vision & Development Framework' The figures demonstrate a possible development scenario. Site Transport, Movement & Parking Proposals identifies over 50 potential developments sites in Berwick, The key objective of preparing this scenario is to challenge 1 Walkergate Option A considers the development of a ~250-space, 4-storey public car park primarily intended for distributed across the character areas of the Old Town, the assumptions of the RSS, and demonstrate the potential of shoppers. Increased traffic demand to be accommodated by proposal to signalise Walkergate/ Castlegate Tweedmouth and Spittal. Since preparation of the vision Berwick to accommodate a greater amount of development, junction. Improved footway provision adjacent to site to facilitate pedestrian movement to/from Barracks/ document, a number of sites have been the subject of planning phased over time. Clearly, the aggregate of this development Parade/Marygate. Option B assumes that there will be public parking, and that the site will be developed applications. However, as an exercise to explore the potential would have a number of implications for the town, including for mixed commercial, civic and community uses. Public realm improvements between Marygate and capacity of the town to accommodate development, Urban traffic and access, parking, infrastructure, demand for the Hyde Hill are promoted to enhance the ‘walkability’ of the street, and the opportunity to connect with Initiatives prepared a capacity study of the remaining sites. quantum of space proposed, and the phasing of development. public transport resources. In developing an argument to challenge the RSS, these issues On the basis of the principles of a town for living, a town would need to be considered in more detail. 2 Parade Proposal for a new, high-quality public space suitable for multi-purpose use. Hard landscaping treatment for leisure and tourism and so on, a set of broad land use would mean site could continue to be used for public parking on many days (i.e. when not required for assumptions were derived in terms of the proportions of events). Existing number of parking spaces (79) likely to reduce significantly (e.g. to 50-60). residential and non residential development spread across Capacity study of priority sites the Old Town, Tweedmouth and Spittal. Parameters for site 3 Barracks New ‘Boutique’ Hotel in southern portion of Barracks complex, with new commercial units on land to To explore the particular development potential of the coverage and building heights were also set out to develop east/ south will generate some new car trips. However, on-site parking provision (for all elements) should priority sites, and assess the implications for development an estimate of a development envelope which relates be strictly limited. Access via narrow Ravensdowne – consider making northern end (at least) one-way in planning, market, historic, urban form and infrastructure in broad terms to the varied character of the town. Plot only (southbound, as most arrivals via Walkergate/Parade). terms, a more detailed development of the capacity study ratios were derived from these assumptions. Although the was undertaken. 4 Marygate Public realm improvements. The movement strategy (Section 5.3) outlines proposals to manage traffic plot ratio figures vary by site, depending on the particular and parking to reduce unnecessary traffic circulation and inconsiderate parking. Marygate is a principal contexts in the design assumptions, the average density The priority sites capacity study reviews the proportions of beneficiary of these, and the location where public realm improvements will have greatest proportionate by character area is in line with the densities that might be residential, non residential and public realm enhancements positive impact on the pedestrian environment. expected of a town centre context. spread across the Old Town, Tweedmouth and Spittal. The capacity assessment forms the basis of the development 5 Maltings Proposal involves the loss of ~43 existing public shoppers’ parking spaces, which could be replaced Taken as a whole, the capacity analysis for the town centre appraisals and design briefs being prepared, and tested in within a new multi-storey (see site 1). Some parking for Maltings (e.g. in evenings for events) will be i.e. the Old Town, Spittal and Tweedmouth suggests a more detail during stage 3 of this study. provided in new development, but these should not be publicly available during shopping hours. potential development of approximately 1205 residential units, 165,874 sq.m of non residential floor space and 6 Granary Minor changes only to capacity of Bridge Street car park. However, improved public realm and 138,391 sq.m of public open space improvements. This introduction of parking charges should be actively pursued. scenario takes a long term view, and identifies the potential 7 Quayside Proposed residential and commercial development. Existing car park (125 spaces) largely used developable space only. The delivery of residential space by commuters and no obvious local alternative site. Some long-stay spaces should remain, while in the shorter to medium term is focused on the quantums main long-stay parking location at Castlegate could take some of strain. New short-stay spaces (for deliverable by the priority sites. It is this quantum that commercial development required) plus parking for residential units. Parking requirements likely to be a is identified as necessary to the successful, residential key determinant of number of units/form of development achievable. led regeneration of the town. The priority site capacity assessment is detailed opposite. 8 Dock Road Residential development of ~19 units. Associated trip generation anticipated to have only marginal impact on local highway network. No particular physical constraints on parking provision (cf. Old Town). 9 Sandstell Total of around 380 new residential units and significant non residential floorspace, makes this the most Road significant traffic-generating development under consideration here. An outline transport assessment (TA) should be prepared to estimate likely car trip generation profile. Modification to Sandstell Road/Dock 10 Spittal Point Road/Main Street junction likely to be necessary. Possible measurable impact on Billendean Road and its junction with A1167 Northumberland Road (roundabout). Also (via Dock Road) possible impact on Union Brae/A1167 Prince Edward Road junction. These developments should be able to support improved bus services between Spittal and the Old Town which are currently very poor.
Berwick Regeneration Strategy 55 The table below sets out a summary of the key findings of the capacity assessment: Site Ref Net Net Site Total Gross Total Total No. units POS (sq. m) Area Area External floorspace, Residential (ha) (sq.m) Floorspace Net (sq.m) floorspace (sq.m) (sq.m)
Old Town 4.5064 45,064 78,153 65,301 12,573 157 9,797 Tweedmouth 1.5822 15,822 4,747 3,797 759 9 0 Spittal 5.0159 50,159 68,300 54,640 29,239 365 0 Sub total 11.1045 111,045 151,199 123,738 42,571 532 9,797
5.5 Place animating: non spatial initiatives
The spatial strategy sets out the framework of spaces, On the basis of the themes and regeneration objectives sites and streets within which the regeneration of Berwick derived from the stage 1 analysis, a supporting initiatives will take place. The vision established in the Gillespies strategy is set out in terms of the following: study ‘'The Future of Berwick: A Vision & Development •• Competitiveness initiatives Framework' sets up the need to embrace both spatial and •• Placemaking initiatives non spatial initiatives to achieve successful whole town •• Sustainable community initiatives regeneration for Berwick. To be ‘a competitive, distinctive •• Delivery and Management initiatives and well-connected Border town that is enterprising, ambitious and inclusive’, Berwick needs to set in place a series of supporting non spatial initiatives that: Section 6 considers the delivery of these initiatives, and the spatial regeneration framework in broad terms with respect •• Promote the town as a place to live, work, invest to the roles and responsibilities for implementation, cost, and relax in risk and phasing. •• Tackle the key social and economic issues affecting the town •• Safeguard the key assets of the town and provide for their enhancement •• Create the necessary structures to achieve a balanced provision of community infrastructure •• Set out parameters for design and management performance
56 Competitiveness initiatives
The key objective of the competitiveness initiatives is to The competitiveness regeneration objectives derived from enhance the economic performance of Berwick as a place to the stage 1 analysis, and the proposed initiatives to meet work, invest and visit, enhancing its role as a market town, these objectives, are set out in the table below: as a contributor to both the Regional Economic Strategy and the economic performance of the Scottish Borders region.
OBJECTIVE INITIATIVES OBJECTIVE INITIATIVES
To enhance Berwick as a place •• The Learning Skills Commission has identified the need for a skills/education ‘centre’ To enhance Berwick as a •• Develop a town marketing and branding initiative building on the principles of place for business and investment to serve 14-19 year olds in the district and to address existing skills gap issues. NSP are destination and attraction for branding excellence. For example, see principles and case studies set out in www. through the enhancement of supporting a feasibility study into this initiative. visitors, raising the profile and placebrands.net. A clear emphasis should be placed on the development of the local skills and training across a •• Explore feasibility of developing a vocational skills and training initiative in Berwick perception of the town through economy and identity as a core element of the brand, and as a clear element of differen- variety of sectors, addressing focused on skill enhancement, and continuing development in tourism, construction marketing and promotion, events tiation between this town and other places. both vocational and professional skills, including skilling up in new sustainable, and modern methods of construction and enhancement of the town •• Promote the development of public art initiatives to raise awareness of the asset skill demands. for workers of adult age. Explore the feasibility of developing a third level educational/ centre and cultural offers. base of Berwick. This might include an initiative such as the Town of 50 paintings, a research facility in Berwick, linked to an established regional institution. This use representation of the quality of Berwick by a range of local, national and international would help to consolidate the cultural quarter in the vicinity of the Berwick-Upon-Tweed artists, the outputs of which can be used as a core element of the marketing and Borough Council offices and the Barracks. branding package. •• Promote research initiatives on potential market sectors including food, tourism and leisure. •• The findings of the recently commissioned “ Destination Management Plan will inform this.
To enhance the opportunity •• Explore the feasibility of developing the Berwick Business Initiative, dedicated to the To protect Berwick’s position •• Promote the development of working-over-the shop initiatives to bring vacant and of business development in provision of support/space for business development, particularly in the high growth as a centre for local and district redundant town centre space into use, particularly for the creative industries. Explore Berwick through the provision sectors. This organisation should take charge of identifying, marketing and managing retail facilities, and as a site of the feasibility of providing work-over-shop spaces at subsidised rents, with promotional of a range of business spaces business space, particularly in proximity to the North Net strategic data cable. specialist and niche retail and and marketing initiatives put in place to support the creative industry sectors as from small scale to strategic •• Support the development and ongoing management of Berwick Workspace for incubator non residential uses through a means of retaining the built form of the town, a key element of the heritage of scale, strategically connected businesses, and the ongoing development of the Ramparts Business Park the management of the scale of Berwick, in active use. This might include the use of shop units at ground floor level as to movement, digital and •• Promote the development of working over the shop as non residential uses in the town showrooms/communal shop units to demonstrate and sell the products of the work information networks, and an opportunity for small to medium scale move-on business space. centre, the use of upper floors units. Glasgow’s Merchant City Initiative [http://www.glasgowmerchantcity.net/trail.htm] locally well connected by •• Explore the feasibility of developing larger footprint office space in the vicinity of Tweed for non residential uses in the provides a useful comparator project. excellent, high quality streets. Docks, taking advantage of potential future consolidation of port activity, leisure based town centre and the promotion •• Promote the development of the public realm along the central retail zone of Marygate. waterside development and strategic road access opportunities. of town centre sites for strategic •• Promote the development of a shop front improvement scheme in the core retail and •• Space extensive employment uses to be provided at Tweedside Trading Estate. Estate non residential uses over edge of commercial areas of the town centre. may be subject to programme of public realm enhancements . town locations
To enhance the position of •• Promote and enhance Business Link and other organisations providing technical and To enhance the role of Berwick •• NSP/Northumberland Area Tourism Partnership have commissioned a study entitled Berwick as a place for business business support to start up, high growth start-ups, new businesses and enterprises, as a node which captures ‘Destination Management Plan’ for Berwick to investigate the underlying tourism issues through the provision of support and businesses deciding to locate in Berwick from elsewhere. The Scottish Enterprise flows of people and investment and requirements in Berwick and to develop a ‘ tourism brand’. Due to be completed by services for business start ups, Business Support initiative forms a comparator initiative north of the border. from the Scottish and the end of March 2008. move-on business and business [http://www.scottish-enterprise.com/sedotcom_home/services-to-business/business- English contexts, and allows •• Investigate opportunities to undertake research into the flows and preferences of the development. support/business-support-start-a-new-business.htm] collaboration with Scottish tourism trade from the Scottish context and undertake feasibility studies to capture a and Northumberland regional greater percentage of this potential tourism and business market. To enhance Berwick’s position as •• Prepare capacity analysis of existing industrial facilities in terms of floor space initiatives to enhance strategic •• Explore the potential to develop a centre of excellence in food and drink production and a regionally successful industrial available, floorspace demand and the type of new floorspace that might locate in these competitiveness food services in Berwick in conjunction with regional and national initiatives. and commercial location through areas. Review opportunities for enhancement of the image and accessibility of these •• Seek to locate at least one Michelin star restaurant or food facility in Berwick to the regeneration of existing sites through public realm enhancement, highway improvements and refurbishment of consolidate the food, quality and tourism brand. strategic employment facilities business units as appropriate. •• Explore the opportunities to provide studio space for animators and film makers and the development of new sites currently living in the Berwick catchment but working elsewhere. connected to strategic and local •• Review the potential to provide high quality meeting space and conference facilities movement networks in close proximity to the rail station and key public transport routes. The clustering of business and meeting facilities in the town centre should aim to encourage business professionals to at least consider a partial commuting pattern to and from Berwick, with part of the business week locating within the town area.
Berwick Regeneration Strategy 57 Placemaking Initiatives OBJECTIVE INITIATIVES
The key objective of the placemaking initiatives is to enhance quality layers of buildings, streets and spaces to enhance the To ensure that the key assets of •• Promote the development of an integrated heritage management plan for the town centre the experience of Berwick as a destination of choice to live, future heritage of the settlement. the town, and the relationships which includes the built fabric of the town centre, archaeological assets, major open spaces work, visit and attract investment, enhancing the historical that form the urban and and the riverside. The objective of the management plans should be to provide an inventory The placemaking regeneration objectives derived from the assets and unique setting of the town, and creating new high visual context of the town are of the condition of all buildings and spaces, assess the need for local listing, identify the stage 1 analysis, and the proposed initiatives to meet these developed in a sensitive and well potential for financial assistance and support for conservation of the built fabric of the town objectives, are set out in the table below: considered way which enhances centre and strengthen conservation initiatives on major heritage resources such as the the town as a whole, subject to Barracks and the historic walls. OBJECTIVE INITIATIVES detailed design briefs. •• Promote community participation in the development of the heritage management plan and To enhance Berwick as a •• Promote the development of the Berwick Heritage Highway, a linked circuit of heritage conservation area management plans in line with recent English Heritage Guidance. [http:// cultural and leisure destination and environmental destinations in the town, picking up on the ramparts, the historic Old www.english-heritage.org.uk/upload/pdf/Conservation_Principles_A4%5B1%5D.pdf] through the provision of Town, the Quayside, Tweedmouth Estuary Arc Park, Spittal and Spittal Point. •• Promote the use of the Barracks, and its cartilage for a mix of heritage and commercial strategic and local cultural •• Link supporting services to the Heritage Highway concept, including clustering of uses, strengthening the location as a strategic, viable and sustainable heritage attraction and and leisure facilities in key café/restaurant and evening economy amenities at regular intervals. Punctuate the strengthening the role of this part of town as an activity generator and public realm node. strategic locations in the town route with appropriate public art and landmark features designed in harmony with the •• Promote a signage and legibility strategy through the town highlighting strategic heritage, which highlight and enhance the surrounding context. town centre and open space assets. The initiative should, in particular, ‘reveal’ the presence quality of the towns natural and •• Promote the development of Spittal Point as a leisure destination through the provision and significance of the Barracks. The Bristol legible cities initiative is a useful comparator. historic assets, and cumulatively of outdoor and all weather leisure amenities. [http://www.bristollegiblecity.info/overview.html] enhance the range of visitor •• Promote the development of the Barracks / Quayside as a location for a quality To ensure that the key assets of •• Explore the development of design competitions for major interventions in sensitive experiences available in the town boutique hotel the town, and the relationships areas of the urban fabric. This might include the development of space to the rear of as a whole •• Promote the development of cultural and arts festivals of regional, national and that form the urban and the existing Barracks, the Quayside, the Maltings and development on the old railway international significance. The festival may build on a core interest or skill within the visual context of the town are embankment in the vicinity of the ‘Goody-Patchy’ in Tweedmouth. The competitions town, for example, animation, and use the rest of the town as a backdrop attraction developed in a sensitive and should consider the role of the interventions as ‘urban agents’ interventions of excellent in the form of a fringe. The Wexford International Opera Festival and fringe in Ireland well considered way which contemporary quality that explore the potential relationships between old and new parts [http://www.wexfordopera.com/] and the Edinburgh Festival and fringe provide useful enhances the town as a whole, of the town fabric [harmonious, parasitic, organic etc] as ‘agents’ influencing the quality comparator initiatives. [http://www.edfringe.com] subject to detailed design briefs. of the immediate surroundings, and cumulatively forming new ‘architectural gems’ in To ensure the long term viability •• Promote tourism and hospitality skills as a core element of the vocational training [CONTINUED] this historic town. of the cultural, tourism and initiative set out under the Competitiveness theme above. •• Promote the development of design briefs for each of the priority sites. leisure offer of the town through •• Promote the use of area based planning initiatives, including Supplementary Planning the provision of appropriate skill Documents, to guide the quality and cohesion of area regeneration for each component and training initiatives, funding of the Berwick Town centre polycentric urban structure. and management strategies and •• Promote the use of tissue studies and analytical assessment of the existing context synergies with strategic regional for all major planning applications, demonstrating the development of appropriate and county cultural and heritage normative typologies which both respond to and contribute to the strengthening of the initiatives. urban form. •• Promote the development of detailed design statements to provide a rationale and justification To enhance the role of Berwick •• Promote a dynamic traffic management approach to the town centre. for any special or landmark or spaces, with reference to context and visual setting. as a pleasant shopping town •• Promote a dynamic traffic management approach to the town centre which formed •• Develop a 3-D digital model of the town, and town centre, showing the urban form and through the enhancement of of a number of management initiatives related to the types of movement in the town its relationship to the landscape contexts. The model can be used as an interactive the local movement structure, area. A Walking Strategy for pedestrians, residents and shoppers should be developed, planning tool for developers, the local authority and key stakeholders particularly the walkability of identifying initiatives and schemes for enhancing the ‘walkability of Berwick’. The the town centre, and town centre Central London Partnership Walking Strategy may form a useful comparator. [http:// To enhance the dramatic •• Promote the development of the Tweedmouth Estuary Arc park along the banks of the amenities, traffic management www.clpartnership.co.uk/files/pdf/CLP%20Walking%20document.pdf] riverside setting of the town both river on the southside of the town, connecting the port area to Spittal point. and public realm enhancement •• Promote the development of long term parking facilities in the vicinity of the train station on the Old Town side and on the •• Promote the delivery of the Tweedmouth Estuary Arc park as a core element of town and and streetscape improvements and the development of a rapid service bus initiative serving these locations and the Tweedmouth/Spittal side through community infrastructure, and as a key element of planning gain at strategic scale. town centre. the provision of strategic public •• Promote the development of ongoing public art and interpretative initiatives designed to •• Promote strict parking control, discouraging the use of short stay parking by people working realm, public art and landscape highlight the assets of the town and their sustainable management with the participation in the town and promoting the use of short stay parking for shoppers and visitors. design initiatives of the community and key stakeholders. The River of Fire installation in Providence, New •• Promote the development of a multi storey parking initiative in the town centre close to England might form an interesting comparator. [http://gonewengland.about.com/cs/ the strategic entrance to the town from Marygate. risightseeing/a/aawaterfire.htm] •• Promote the development of a shopfront and streetscape enhancement programme in the town centre as specified in the Competitiveness Initiatives in 4.6.1.
58 Sustainable communities initiatives
The key objective of the sustainable communities’ initiatives population, opportunities for work and leisure, and long life and socio economic groups which enable a vibrant, viable, is to strengthen Berwick as a place which provides neighbourhoods. The principle of sustainable communities sustainable and successful urban life. opportunities to meet community needs at strategic and local is based on creating an environment that people choose to The sustainable communities’ regeneration objectives derived scales, for the current generation and generations to come, live, work and relax in, a place that provides the necessary from the stage 1 analysis, and the proposed initiatives to meet particularly in terms of achieving objectives of a balanced conditions to support a range of demographic profiles these objectives, are set out in the table below:
OBJECTIVE INITIATIVES OBJECTIVE INITIATIVES
To enhance the position •• To promote the development of an affordable housing strategy for Berwick which To establish a sustainable pattern •• Promote the development of mixed use spaces, for business, leisure and retail amenities of Berwick as a ‘long life’ identifies mechanisms for ensuring affordability in perpetuity, including shared equity of the distribution of community in close proximity to key points of public transport and primary urban structure to neighbourhood through the initiatives, and appropriate percentages of social and affordable housing in each large facilities at the earliest encourage the opportunity of ‘walk to work’ patterns to develop in the town centre area. provision of a range of housing scale new development opportunity inn the growth •• Promote the development of green travel plans at character area scale to identify and opportunities that meet the •• To promote a differential of social and affordable, and mix of house types across the process. All community facilities prioritise initiatives for sustainable patterns of movement associate with all large scale various demands of a diverse centres in the polycentric area. In the town centre, the mix should be towards private should be within walking applications for development. demography and allow for ownership, primarily in 1-2 bed apartments and town houses. In Tweedmouth, the mix of distance of the various districts •• Promote the development of strategic and local open spaces and public squares within movement between areas of the housing types should have a greater percentage of family and social housing, with this of the town centre, with strategic walking distance of each residence in Berwick. town centre as needs of families type of housing dominating in Spittal. The aim should be to provide up to 40% affordable facilities located near nodes of and individuals change housing in Spittal, based on the most up-to-date Housing Needs Study. Development public transport intensity constraints and other factors are likely to result in minimal affordable housing being To strengthen the demographic To enhance the opportunities •• Promote the development of feasibility studies into strategic educational, skills and developed elsewhere in the Old Town and Tweedmouth. structure of Berwick through of school children post primary training initiatives in line with the recommendations set out in 4.6.1. •• Promote the use of block and building typologies which enhance the sense of safety and the provision of housing types level to achieve better levels security of residential areas, with consideration of the principles of ‘Secured By Design’. and tenures, ensuring a of second level, third level and Seek to achieve a Silver-Gold Standard for all new residential development in Berwick in balanced approach to the vocational training through the CABE/HBF ‘Building for Life Initiative’. distribution of private, social investment in the schools and affordable housing system, linking with strategic initiatives such as the Learning To enhance the sustainable •• Promote a quantum of residential development in Berwick in line with the capacity Skills Council initiatives and development of Berwick through assessment in Section 5.4 of this report.Prepare a case for a variation to the Regional regional training and skilling the promotion of a quantum of Spatial Strategy. See Section 5. initiatives. residential development which •• Prepare a case for a variation to the Regional Spatial Strategy. See Section 6. contributes to the regeneration •• Promote a differential of development densities across the town centre area to reflect To promote the use of •• Promote the use of post occupancy evaluations on all large scale, phased developments of the town centre, attracts and and strengthen the urban character of the sub areas within the Berwick polycentric sustainable methods, of residential and mixed character in Berwick. Promote regular reviews and retains population and enhances urban structure. See Development Capacity in Section 4.5 for outline guidance. technologies and management enhancement of building performance on the basis of the findings of the POC. Berwick’s place competitiveness •• Promote the development of higher densities within walking distance of key public in the provision of infrastructure, •• Promote at least CSH 3, and optimum CSH 5 for all new development in Berwick. 70% of in the longer term transport nodes, bus corridors and major amenities as a form of Berwick ‘Transit services, building forms and all materials to Grade A in the BRE Green Guide to Specification. Oriented Development’. public spaces and to promote •• Promote the use of sustainable infrastructure, onsite treatment of all waste, SUDS •• Seek to achieve targets of BREEAM/CEQUAL ratings of very good or excellent in all Berwick as a place where and renewable as a core elements of the infrastructure strategy for all major new new developments, Promote at least CSH 3, and optimum CSH 5 for all new residential high levels of sustainable development in Berwick. development in Berwick with 70% of all materials to Grade A in the BRE Green Guide to performance are required of all •• Establish Berwick as a centre of excellence in the use and development of sustainable Specification. developments construction technologies and skills. •• Promote the development of a community sustainability audit, to be undertaken at To enhance Berwick as a site of •• Large supplies of new housing should be linked to the provision of necessary social regular intervals identifying and evaluating the environmental asset base of the town. sustainable communities, and and community infrastructure to enable the conditions for sustainable community Seek to achieve the bio-diversity benchmark approved by the Wildlife Trust. as a site where communities to emerge. Large housing developments within each of the character areas should •• Promote the development of a web supported community environmental database, with within and surrounding the town contribute towards the development of local amenities based on thresholds for the baseline environmental data for use by the community and key stakeholders. can meet their needs through provision of community facilities set out in local and regional guidance and best the provision of community practice[Towards an Urban Renaissance published by the Urban Task Force/Shaping infrastructure and services, both Neighbourhoods published by University of West England]. linked to growth proposed for •• Promote synergies with strategic social, economic and community initiatives for the the town, and to an assessment provision of health, education and welfare services. of strategic need at regional, district and local levels
Berwick Regeneration Strategy 59 Delivery and Management Initiatives OBJECTIVE INITIATIVES
Delivery is key to the success of the Berwick Regeneration To promote a delivery structure •• Genecon have been appointed to explore the most appropriate delivery mechanism for the Strategy. Consideration of how and when initiatives and which co-ordinates the various implementation of the Berwick Regeneration Strategy as a separate commission. projects take place on the ground, and the issues that enable activities and responsibilities in these processes to take place is a necessary part of achieving a holistic manner, ensuring that a sustainable regeneration. The spatial and supporting all partners and stakeholders regeneration initiatives for Berwick will give rise to the are aligned to similar strategic potential of a number of significant benefits for the town. The objectives for the town core objective of the delivery and management initiatives is to To promote capacity building •• Investigate the feasibility of supplementing existing resources at local and strategic identify the priorities and structures necessary to ensure that and resource development in the scales, and drawing in capacity building initiatives into existing resources. these benefits are achievable and optimised, and spread in a decision making structures at balanced way across the town. local and strategic levels The delivery and management regeneration objectives derived To promote a planning •• Investigate the feasibility of supplementing existing resources at local and strategic from the stage 1 analysis, and the proposed initiatives to meet delivery mechanism which scales, and drawing in capacity building initiatives into existing resources. these objectives, are set out in the table opposite: links development to a series of necessary community infrastructure and initiatives
To set in place a series •• Prepare a feasibility study into the most appropriate mechanisms for ensuring high of priorities and funding levels of long term maintenance and management. Identify appropriate methods of mechanisms for the long funding/investment for LTM&M, and methods/structures for drawing down this funding term management and on an annual basis maintenance[ltm&m] of the •• Promote demand management, full life costing, sustainable technologies and the use town, and its regeneration of renewable energy sources as a key element of the Long Term Maintenance and across time Management Strategy for the town.
To promote a method of •• Develop strategic partnerships between the Berwick Regeneration Delivery Vehicle and management and delivery that regional initiatives in Northumberland and the Scottish Borders. enables strategic synergies with the Scottish Borders and the Northumberland region to develop
60 Berwick Regeneration Strategy 61
06 Delivery Framework
6.1 Overview The purpose of this section is to set out an overview of the key issues and challenges affecting the delivery of the regeneration proposals for Berwick. The issues raised will be developed in further detail in a parallel Delivery Strategy being undertaken by Genecon.
6.2 Issues and challenges Planning Regional Spatial Strategy Planning gain Landownership In their representations to the Draft RSS, Berwick- •• When it appears to be necessary or expedient to do so The future of Planning Obligations/Planning Gain Upon-Tweed Borough Council argued that constraining Supplement is uncertain as it is currently subject to a •• At such time as is prescribed The priority sites are in a variety of landownerships. The development to this degree fails to acknowledge Berwick’s number of consultations and changes identified within the exact landownerships, and implications for development position on the edge of the prosperous Edinburgh City •• If the Secretary of State thinks it is necessary or Planning White Paper. This will need to be monitored to will be explored in detail as part of the development of the Region. This has led to concerns that the RSS requirement expedient to do so he may direct an RPB to prepare a understand the implications of any changes once they have Development Briefs and Development Appraisals in stage could render Berwick uncompetitive and create conditions draft revision of the RSS been clarified. 3 of the Berwick Regeneration Strategy. An initial appraisal which could result in social, economic and environmental It is anticipated that the RSS for the North East will be Planning obligations (or ‘s106 agreements’) are agreements of the landownerships, and development issues is set out in stagnation and potentially lead to population decline. There adopted during spring 2008, which is likely to be followed, negotiated between local planning authorities and persons Appendix 2 of this report. is therefore scope to provide for a requirement in Berwick almost immediately, by a review. interested in developing a piece of land and they are intended that is in excess of the RSS requirement on the basis that to make acceptable a development which would otherwise be it can be demonstrated that the additional provision would Any review which is undertaken will need to be carried out in unacceptable in planning terms. Planning obligations can be not cause significant harm to the implementation of the RSS partnership and consultation with Local Planning Authorities used to secure the following type of provision: with the focus on Berwick as a key rural service centre. and regional stakeholders. •• Affordable housing This is supported by the Government’s shift in housing policy It is likely that the early review of the RSS in 2008 will take place which has taken place and the RSS Further Proposed Changes prior to the development of an Integrated Regional Strategy •• Education Provision (February 2008), renewing the emphasis on housing delivery, which was identified through the review of sub-national •• Employment and Training reflecting that RSS housing figures should not be applied as economic development and regeneration. Further guidance on a ceiling for development. This is clearly outlined in ‘Planning this is awaited and could have implications in the future for the •• Public transport and highways infrastructure for a Sustainable Future – White Paper’ which supports the regeneration strategy for Berwick. •• Open Space need for additional housing to ensure that housing aspirations (particularly for affordable, quality housing) can be met. The •• Community Facilities RSS Further Proposed Changes (February 2008) highlights that •• Requirements in relation to the Code for Sustainable Homes the housing requirement identified should not be viewed as a ceiling to housing provision.
Berwick Regeneration Strategy 63 Planning Circular 05/05 sets out that planning Planning risks obligations must be: On the basis of the recommendations of the masterplan, the table below sets out an evaluation of the key planning risks •• Relevant to planning and suggested mitigation strategies: •• Necessary to make the proposed development acceptable in planning terms Risk Issue Mitigation Lead Organisation Initial developer consultation has shown interest in Berwick’s regeneration, which needs to be captured as •• Directly related to the proposed development Low RSS Requirement for Limited housing requirement/ Evidence needs to be Northumberland plans move forward and are developed in more detail. It will Berwick growth identified for Berwick gathered to support any County Council, Berwick •• Fairly and reasonable related in scale and kind to the be particularly important that engaging with developers is within the RSS future review of the RSS Borough Council proposed development carried out at the right time when enough information and Lack of current/appropriate Current Local Plan policy Accelerate the development Berwick Borough Council interest can be generated but not too far down the line so •• Reasonable in all other aspects affordable housing policy does not reflect needs in of the Affordable Housing that their views could not be incorporated if they were felt to •• The identification of a planning obligation in relation to terms of the requirement for Development Plan Document add value. the development of a site must be grounded in evidence affordable housing as part of the Local An additional risk for the masterplan is how it is which identifies the impact which the development Development Framework incorporated into the wider planning framework. will have and why the planning obligation is justified in Capacity within Berwick Lack of capacity in terms Build capacity within Berwick Berwick Borough Consideration will need to be given to which is the best planning terms. Borough Council of negotiating affordable Borough Council drawing Council, Northumberland approach which will provide a comprehensive approach to There is the need for Berwick Borough Council to gather housing requirements and upon best practice from County Council development grounded upon the recommendations of the evidence in relation to key sites identified by the masterplan planning obligations on key other authorities within masterplan which guide the regeneration of Berwick. and where the impact of the development will need to be sites identified through the Northumberland and the In order to support the strategy for growth which has been compensated through the negotiation of a specific S106. masterplan North East identified it will be important that a plan, monitor and There is also the opportunity for a planning obligation Undertake additional work manage approach is adopted to ensure that the monitoring to secure a financial contribution from a number of to build evidence base to use of planning applications is undertaken on a regular basis, developments to help fund improvements required as when developing planning ensuring any risks of sites not coming forward are identified a result of the development taking place. Again the obligations and mitigated against. This is particularly important to requirement of a commuted sum as part of a planning ensure that sustainable growth in the wider settlement Lack of monitoring of Limited understanding Implement a plan monitor Berwick Borough obligation needs to be grounded in evidence which clearly hierarchy across the Borough is protected. planning applications / of likelihood of current manage approach which can Council, Northumberland identifies the required need as a result of the impact of a permissions etc applications / permissions help support Borough-wide County Council Improved monitoring will also help to track any changes development taking place. coming forward sustainable growth which may occur as a result of wider economic change, There is a significant resource implication for Berwick which may have implications for the achievement and Borough Council to gather the evidence required in a timely delivery of the regeneration strategy manner which can inform the development of appropriate planning obligations in relation to key sites identified within the masterplan. There may also need to be consideration given to other approaches which could be adopted in terms of development in order to bring forward the successful components of a sustainable community. This may be engaging with a developer who could provide these facilities as part of a developer agreement.
64 Planning delivery 6.3 funding 6.4 towards a Delivery Framework There are a number of scales, and structures by which the regeneration strategy and masterplan proposals for Berwick might be delivered: One North East are reviewing the options for investment into The delivery of the strategic spatial and non spatial initiatives •• Site by site delivery Berwick as part of an initiative to achieve the objectives of of the masterplan are being considered as part of a separate Given that the scale of development sites, priority sites, the Regional Economic Strategy. The development appraisal commission by Genecon. The scope of this study will existing committed development sites and other sites and development briefs being prepared for stage 3 of the consider the most appropriate delivery vehicle to achieve the in the town centre area vary, it is difficult to envisage a Berwick Regeneration Strategy will identify the scale and regeneration objectives for Berwick, and enable a logical, scenario where delivery of development on a site by site nature of funding from this partner. deliverable phasing strategy to be defined and implemented. basis could enable the strategic masterplan proposals, The potential development of the Barracks as a high quality The delivery of the priority sites are seen as key to leading particularly cross cutting public realm proposals to be cultural initiative, with commercial space within its buildings both the pace and quality of change in Berwick. In this implemented. In addition, in the absence of a strategic and cartilage, presents opportunities for partnerships with context, the following review sets out an overview of the framework for organising planning gain, site by site English Heritage, particularly public to public partnerships, key delivery objectives, outputs and potential regeneration delivery is unlikely to deliver strategic community and and partnerships with the private sector. impacts of the various site proposals. The delivery study social infrastructure. As much development is delivered being led by Genecon will develop the key delivery themes, on a site by site basis in Berwick, this scenario is in effect The development of Spittal Point, and sensitive areas of and regeneration impacts into a more detailed strategy. a continuation of existing patterns. Tweedmouth as exemplars in sustainable development may form sufficient condition for other public sector partners •• Character area implementation to provide funding for building initiatives. In addition, The benefit of an area based planning framework for the potential to lock in with strategic ‘soft’ regeneration delivery is that strategic community and whole town initiatives provides the potential to draw down funding for resources can be identified as planning gain resources, education, social and community initiatives. to which, all development proposals in the area make a contribution. This may take the form of a central fund The delivery study being undertaken by Genecon will assess dedicated for instance to the delivery of the Tweedmouth and evaluate the potential of these various sources of Estuary Arc Park. At area scale, the planning investment to drive forward early and successive waves of framework can be prepared relatively easily, and form a regeneration delivery in Berwick supplementary document to the Local Plan.
•• Whole Town Area Action Plan The benefit of a whole town area action plan is that all strategic, cross cutting social and community infrastructure can be identified, and the strategic linkages between these pieces of infrastructure by character area defined. A disadvantage of this instrument is its scale, and the likely time and complexity involved in preparing and adopting the document. On the basis of the above, it is recommended that a series of character area planning documents in the form of Supplementary Planning Guidance be prepared to implement the recommendations of the masterplan. These documents should be reviewed regularly to adapt to changing conditions over time.
Berwick Regeneration Strategy 65 Key Site Context Vision Outputs Regeneration Delivery/ partners Timescale impacts ng ti ity ra omic alic r al s io r co n P Phy E Soci
Walkergate 4 Walkergate is a key site which sits on the street Enhanced east-west street forming core connecting Redevelopment of vacant site; high quality, sensitive Public sector site Short to medium term of Walkergate itself, and brings a number of sites spine in cultural quarter containing contemporary and and sustainable design exemplar, enhanced public acquisition and together including the Kwik Save site, the job centre traditional townscape elements realm; local landmark; adaptable building form with development of design and carparking areas. opportunities for cultural and commercial uses. brief. Possible developer Possible location for 250 space multi storey carpark. competition. Parade 6 The Parade priority site is located at the junction of Major, integrated, flexible public space which allows Major public realm enhancement; parking Public sector funding Short to medium term Walkergate and Church Street /Wallace Green. for town scale civic functions management; integration of space with surrounding civic amenities The 3 The site lies entirely within the within a sub area of the Strategic heritage asset providing hotel, arts and Management proposition for Barracks; high quality Mix of public sector Medium term Barracks Berwick-upon-Tweed Conservation Area. leisure uses within a historic setting and excellent hotel and accommodation asset; significant public funding/selected public realm realm; enhanced heritage offer developer partner Marygate 8 Marygate is the towns principal shopping street and Strengthening of core retail asset in the town centre Reuse of vacant upper floors; enhanced retail Public sector led. Short to medium term Public lies entirely within a sub area of the Berwick-upon- through a mix of traffic management, public realm, performance; public realm enhancement and Possible BIDS Realm Tweed Conservation Area. LOTs and shopfront enhancement traffic management; opportunities for new opportunity. emergent businesses The 7 The site comprises the Maltings surface car Enhancing the approach, setting and adaptability of Enhanced public realm; new non residential floor Public sector Medium term Maltings park and the former co-op site fronting Marygate. the external space surrounding one of Berwick’s key space; new frontage to significant public space; investment in public Enhancing the approach, setting and adaptability of cultural centres parking management realm/design brief. the external space surrounding one of Berwick’s key cultural centres Drivers 9 The site comprises the Drivers Lane car park and the Developing the diversity of the town centre tourist Enhanced public realm; parking management; Public sector investment Medium term Lane / The former granary building. It is bounded to the north by accommodation and evening economy offer, enhanced setting to tourist amenities; additional in public realm. Private Granary Bridge Street; enhancing a core public space and providing the non residential floorspace; connectivity of strategic sector development led opportunity for additional evening economies to grow development proposals, including proposals with by design brief. over time recent planning consent
66 Key Site Context Vision Outputs Regeneration Delivery/ partners Timescale impacts ng ti ity ra omic alic r al s io r co n P Phy E Soci
Quayside 1 The Quayside priority site is located in the outside of To promote the development of an exemplar, sensitive Exemplar building and public space; adaptable, Public/private scheme; Short term the historic city walls in the south of the Old Town. intervention to Berwick’s historic riverside which sensitive building form with residential/tourism/ possible design supports a mix of uses and a high quality pedestrian cultural use potential; significant public space; competition oriented public realm strategic gateway Tweed 11 The site currently comprises the Port of Berwick- Building on the existing commercial function and Future port and non port related commercial uses; Private sector led Medium to long term Dock upon-Tweed and ancillary warehouse and business strong riverside connection to develop a mixed regeneration strategy for future development and premises. commercial and residential node over time which act job creation; public space improvement; focus for as a focus for the southside of the town, and a key community development element of an emerging riverside park and promenade Dock Road 10 The Dock Rock Priority Site is located in Tweedmouth. To enhance the experience of the Tweedmouth arc, its Major public space; opportunity for sensitive Private sector led Medium term Formerly railway sidings, this brownfield site is physical and visual connection to Spittal Point and the development along edges and pavilions within; currently grassed. Old Town through the development of a high quality strengthening of overall town tourism resource riverside park and promenade Mount 12 The site comprises the existing co-op superstore and Strengthening the urban core of Tweedmouth Flexible, adaptable non residential floorspace; Private sector Medium to long term Road associated surface car parking by providing a mixed use node and public space regeneration of existing High Street; public realm development improvements with excellent, accessible relationships enhancement; traffic management; gateway opportunity to both Tweedmouth High Street and Dock Road Sandstell 5 The site primarily comprises former industrial works, Strengthening the sense of arrival into Spittal, and Gateway opportunity; enhancement of local and Public sector investment Short to medium term Road and a variety of former commercial buildings located enhancing the powerful relationships to both the strategic tourism resource; additional mixed in core infrastructure/ to the north of Sandstell Road. riverside and the Old Town through the development residential space with affordable and family housing public realm; private of a mixed use scheme and public space formed opportunities; retention of heritage assets; public sector development around strategic community facilities realm enhancement Spittal 2 The site primarily comprises former industrial works Creation of a sequence of sheltered and exposed Mixed residential space with affordable and family Public sector investment Short to medium term Point and heritage, including the Shiel and Spittal Chimney. public spaces and residential amenities within a housing opportunities;new open space and public in core infrastructure It edges the coastal dune system. structure of residential led development which spaces; enhanced community facilities and public realm; private strengthens the relationships with Spittal, its sector development community assets and the adjacent coastal amenities
Berwick Regeneration Strategy 67
Appendix 1: Feedback and Ranking of Priority Sites from October 2007, Stage 2 workshop for Berwick regeneration Strategy
Appendix 2: Development review of Priority Sites by King Sturge