Hazlerigg Proposed Housing Allocation Promoter’s Summary Document (in support of Policy NV2) • May 2014 Introduction Policy NV2 from the Planning for the Future: Core This document has been prepared Site and context Strategy and Urban Core Plan for Newcastle Upon by Banks Property within the context of Tyne and Gateshead, Submission Document The site is served by Coach Lane which follows the the ongoing preparation of the Newcastle proposes the allocation of the site for housing and southern boundary of the site. provides guidance regarding how it can be brought Upon Tyne and Gateshead Core Strategy forward and developed in a sustainable way. The The site has been considered for removal from the Green purpose of the Core Strategy and Urban Core Plan Belt because of its location, in a well-connected part of and Urban Core Plan. It relates to the is to set out a clear framework for growth, which the city and close to existing residential development. will guide development until 2030. proposed allocation of land to the west The site is rectangular in shape and is located west of an of Hazlerigg and south of Brunswick This document aims to demonstrate the viability existing residential area making it a logical ‘infill’ site. and deliverability of the Hazlerigg site, given the Industrial Estate, Newcastle. constraints to development as outlined within In addition, none of the planning or technical assessments this statement. undertaken have identified any reason why the Hazlerigg site should not be considered for release from the Green Belt. Adjacent to the south east of the site there is an area for outdoor sports as well as existing allotments. A public Land use right of way runs along the eastern site boundary from The site is currently undeveloped north to south, where it meets with the playing field and greenfield in agricultural use. It is allotment gardens. A second public right of way follows bounded by housing and industrial the western boundary of the site and links with Sandy Lane to the north. estates to the north and east, allotment gardens to the south east and Morley Hill The site extends to 20 hectares, (approximately 50 acres) Farm to the west. and currently consists of rough grazing land for cattle. There are relatively few trees and other landscape features The southern boundary of the site on the site. abuts Coach lane, beyond which lies the Three Hills Local Wildlife Site (LWS) The development proposals would include up to 500 and community woodland. units as shown on the masterplan (page 20 of this document). The main development access will be from Coach Lane. 02 | Banks Property | Hazlerigg Development | Promoter’s Summary Document www.banksgroup.co.uk/hazlerigg | 03 History By the time of the First Edition Ordnance Survey map of 1867 the study site is shown to be undeveloped, Morley Hill Farm is depicted as several small structures at the end of a long drive. By the time of the Second Edition Ordnance Survey map of 1898 although the study site is shown to be still undeveloped, Dinnington Colliery, to the north of the site makes a significant change to the former rural landscape. The area around the site has developed over a period of many years but this process was accelerated in the 20th century to meet the needs of a growing population and increased industrialisation within the surrounding area. The map dated 1966 shows the settlement of Hazlerigg to the south east of the site and the surrounding area becoming increasingly developed. All maps opposite: © Crown Copyright, all rights reserved. 1867 1898 Newcastle City Council. LA 076244, 2012 1921 1966 04 | Banks Property | Hazlerigg Development | Promoter’s Summary Document www.banksgroup.co.uk/hazlerigg | 05 Access Evidence suggests that the site benefits from numerous facilities within walking distance of the site, including: Local highways • Shops, including post office and newsagents within 5-10 minutes walk High quality access is achievable to Coach Lane, allowing traffic to distribute • GP surgery in Wideopen to the east, East and West of the site on good quality approximately 10-15 minutes walking roads. distance, which has the potential capacity to serve the site Initial assessments have confirmed that the local junctions are acceptable, • Two primary schools within 15-20 minutes however minor improvements may be walking distance of the site, Hazlewood required. Primary and Greenfields Community Primary The A1 lies to the east of the • The closest secondary schools are St. development site; traffic to and from Mary’s Catholic School, in Longbenton and the development site will access the A1 Gosforth Academy, both of which have via its junctions with B1318 Great North capacity to serve the site Road, Kingston Park Road and the A696. • Community facilities within 15 minutes The site links directly to the local walking distance of the site including footpath network, giving the opportunity Wideopen Library, a Public House and to create dedicated linkages through the Hazlerigg Victory and District Social Club development, albeit these are limited by • Multiple recreational facilities/open space the A1 corridor to the east of the site. within 5 minutes walking distance of the site, including the neighbouring allotment gardens and playing pitch to the east of the site, Havannah and Three Hills LWS to the south of the site and Big Waters to the north. Within 10-20 minutes walking distance of the site, there is also Lockey Park and Brunswick Recreation Ground • The site links directly to the local footpath Movement network, giving the opportunity to framework create dedicated linkages through the development An objective of the Core Strategy is to facilitate movement within the site • The site is adjacent to existing bus services and create enhanced opportunities for on Sandy Lane through Brunswick Village sustainable access to the City Centre, and on Coach Lane including an enhanced recreational route and surrounding areas via all modes of • Access to the Metro is achievable via park movement including walking cycling and and ride facilities at Kingston Park / Bank bus travel. Foot 06 | Banks Property | Hazlerigg Development | Promoter’s Summary Document www.banksgroup.co.uk/hazlerigg | 07 Site characteristics Site Topography Landscape character greater than two and a half storey dwellings, at The character of surrounding residential development approximately 9.4m in height. is largely semi-detached post war properties The site has no landscape protection status, constructed using traditional brick with pitched however there are some trees and hedgerows located rooflines. at the perimeter of the site. Boundaries within the The local landscape is generally functional in the site consist of post and wire fencing. The nearest form of grass verges and footpaths with a limited ecological designations are to the south and west number of trees. The allotment gardens to the south of the site, south of Coach Lane. east of the site do provide some variation to the local landscape however they vary in terms of appearance. Topography and key views Impacts on limited views into the site could be reduced through the use of structural tree planting. The site gently slopes from north to south. The area to the south of the site is the former Hazlerigg The site gently undulates from north to south, level Colliery. Viewpoints have been assessed representing with surrounding development to the east and west. the main views into the site, from Coach Lane The site rises slightly towards the northern site approaching from the west and from the existing boundary, beyond which lies Brunswick industrial residential development to the east. A 180 degree estate. The study assumes that the indicative photograph of each viewpoint is provided. masterplan will be delivered with housing of no View from: north western edge of the site looking towards Three Hills LWS 08 | Banks Property | Hazlerigg Development | Promoter’s Summary Document www.banksgroup.co.uk/hazlerigg | 09 Site characteristics View from: south western boundary of the site looking east View from: beyond the site boundary to the west along Coach Lane, looking towards the site and east 10 | Banks Property | Hazlerigg Development | Promoter’s Summary Document www.banksgroup.co.uk/hazlerigg | 11 Site characteristics Ecology Whilst evidence suggested that the site contains few Although Great Crested Newts are locally abundant with features of ecological interest, an extended Phase 1 Habitat a breeding population present within the Havannah Local Assessment including Great Crested Newt and other Nature Reserve (LNR), which is located approximately 30m appropriate surveys have been undertaken for the site. to the south of the site, surveys of ponds on and adjacent to the site found them to be sub-optimal habitat and no There are designated wildlife sites adjacent or near to the evidence that great crested newts are present. site – Havannah LNR, Three Hills LWS (to the south of the site) and Big Waters LWS/SSSI (to the north of the site). The poor suitability of the ephemeral ponds, including heavily poached banks and the surrounding terrestrial There is a wildlife enhancement corridor which runs along habitat lead to the conclusion that the likelihood of this the western and southern boundaries of the site, linking species being present on the site is low. with the adjacent designated wildlife sites. No suitable roosting opportunities for bats were recorded The proposed development area is considered to be of low on site and foraging potential was recorded as sub-optimal. ecological value dominated by improved grassland pasture, No evidence of badger was recorded on site. A limited a poor semi improved grassland road verge and species number of birds were recorded during the survey including poor hedgerows with immature to semi mature trees.