Lambton Estate Draft Supplementary Planning Document July 2012

Altogether Better

Contents

1 Introduction 3 How To Comment 4 Background 6

2 Policy Context 7 The Development Plan 7 The Emerging Development Plan 9 Other Material Policy Considerations 9

3 Site and Surroundings 11 Introduction 11 The Estate's Development 11 Heritage Features 11 Use and Condition of Estate 12 Landscape Character and Site Features 20 Movement and Access 28 Socio-Economic Context 30

4 Objectives 31 Introduction 31

5 Development Guidelines / Parameters 33 Introduction 33 Heritage: Buildings and Structures 33 Heritage: Landscape 36 Visual Impact 38 Green Belt 38 Access and Transport 41 Ecology 41 Archaeology 42 Sustainability 42 Conclusions 43

Lambton Estate September 2012 Supplementary Planning Document Contents

6 Delivery Requirements 44 Establishment of Working Group 44 County Durham Plan 44 Scope of Future Planning Applications 44 Pre-application Consultation Strategy 45 Environmental Impact Assessment Screening 45 Phasing and Delivery 46

Supplementary Planning Document Lambton Estate September 2012 Introduction 1

1.1 This draft Supplementary Planning Document (SPD) has been Identify a long term strategy to secure a sustainable future for the prepared in the context of the ongoing preparation of the County Durham Estate. Plan and relates to the proposed allocation of land within the Lambton Estate. This draft SPD expands on the proposals set out in Policy 12 Set out the guidelines / parameters for any future development within (Executive Housing) of the County Durham Plan Preferred Options. the Estate.

1.2 The Council recognises that the estate is at a critical point. To Inform the preparation of the County Durham Plan. preserve this regionally important heritage and landscape asset for future generations there is a need to establish a sustainable, viable framework for the estates future. This site presents a unique opportunity to 1.6 Subject to public consultation the Council intends to adopt this draft accommodate high quality executive housing - a key component of the SPD and it will become a material planning consideration in the emerging County Durham Local Plan Strategy. The creation of a flagship determination of future planning application(s) within the Estate. executive housing site within the County will assist in realising the County's Structure economic growth potential and provide for an unmet demand for such a product up to 2030. 1.7 The structure of this document is as follows:

1.3 Preparation of the County Durham Plan began in 2009, starting with Section 2.0: Provides a summary of the relevant Planning Policy the collection of a comprehensive evidence base. This draft SPD has been published for consultation alongside the Preferred Options Plan. Section 3.0: Describes the Estate and its surroundings. Once the consultation period is complete, the comments received will be assessed and, where appropriate changes will be made to this document. Section 4.0: Sets out the vision for the future of the Estate. The SPD will be adopted at the same time as the County Durham Plan in 2014. Section 5.0: Sets out development guidelines / parameters.

Purpose and Status Section 6.0: Sets out the delivery requirements.

1.4 In order to ensure the preservation and enjoyment of this heritage asset, the Council has prepared this Planning Brief, working with the Trustees and their advisors. Question 1

1.5 Change and intervention is now necessary to secure a long term This is our preferred approach to the development of land at Lambton viable future for the Estate. Without a sustainable forward plan the Estate’s Estate to secure a sustainable, viable future for that Estate with future is uncertain. To assist in shaping that future, the Council has increased public access. Do you agree or disagree with our approach? prepared this draft SPD to:

Lambton Estate September 2012 Supplementary Planning Document 3 1 Introduction

How To Comment 1.10 You can also send us your comments by e-mail to: [email protected] 1.8 We have posed one question for you to answer in section 7 of this document. While you can make your comments known to us in a number 1.11 Alternatively you can send us your comments to our special of ways, we would like to encourage you to submit your views online, via freepost address (all you need to do is write this one line on an envelope the County Durham Plan consultation pages at: - no other address details are needed): FREEPOST Spatial Policy http://durhamcc-consult.limehouse.co.uk/portal/planning/ 1.12 As well as being available on our website this document is also 1.9 To use our interactive website, and to make your views known to available to view at all local libraries and Customer Access Points across us, if not already registered, you will need to register your details and then County Durham. For enquiries and to request copies of the document, log in using the user name you register with and the password which will including in an alternative format such as large print, Braille, audio cassette be sent to you by email. This method should save you time and it will allow or an alternative language, please call: 0300 123 7070. You can also us to process and consider your comments more quickly. We hope that download an electronic copy of this report and learn more about the County you will find the website quick and easy to use and will use it as your Durham Plan from our main website: http://www.durham.gov.uk/cdp preferred way to access and comment on documents in the future. Once your comments have been submitted they will be checked and added to 1.13 All comments and completed response forms should be received the interactive website where you will also be able to see what comments by: Friday 2nd November 2012. have been made by others. To protect your privacy, all other information you provide when registering with us will not be open to public view.

4 Supplementary Planning Document Lambton Estate September 2012 Introduction 1

Figure 1 Strategic Location Plan

Lambton Estate September 2012 Supplementary Planning Document 5 1 Introduction

Background 1.19 The Estate, therefore, is at a critical point. To preserve this 1.14 Lambton Park Estate (“the Estate”) is one of County Durham’s regionally important heritage and hidden gems. The River Wear, which runs through the heart of the Estate, landscape asset for future provides a dramatic setting for numerous listed buildings and structures, generations there is a need to yet with restricted public access. establish a sustainable, viable, framework for the Estate’s future. 1.15 The Estate covers approximately 600 hectares, east of Chester-le-Street and the A1(M), south of Washington New Town and to 1.20 Over the years, within the the west of the A182. Estate, various uses have been introduced to generate an income 1.16 The Estate has belonged to the Lambton family since the 12th Biddick Hall (southern elevation) for ongoing repair and maintenance. century and still remains within their ownership, today managed by the These uses have focused on the least sensitive, peripheral locations Trustees of Lord Durham’s Voluntary Settlement (“the Trustees”). remote from the historic core. They include Lambton Lion Park and 1.17 Lambton Castle (Grade II* Pleasure Park, and the North East Aircraft Museum, primarily on land to Listed) lies at the heart of the Estate the south of the Estate in the 1970s. More recently the Lambton Park overlooking the River Wear. Garden Centre has been introduced to the south western periphery of the Following a move from Lambton Estate followed by the nearby Bowes Offices development. Hall, it became the Earl of Durham’s 1.21 With the exception of these uses, and a small number of peripheral ancestral family home, with the public rights of way, public access to the Estate has been significantly family living in the Castle until they restricted. Importantly, there has never been any public access to the moved to nearby Biddick Hall in the River Wear Valley corridor. There is now an opportunity to open up areas 1930’s. Biddick Hall (Grade I Listed) of the Estate to the public to enable an appreciation of its heritage and is still occasionally used as a landscape value. Lambton Castle temporary residence by the family today.

1.18 The Castle, however, remains redundant as a dwelling with very low levels of Estate use and the Castle’s retaining wall is unstable, as identified in English Heritage’s listing. Similarly, two other structures are now identified on English Heritage’s Heritage at Risk Register 2011, and at risk of potential loss.

6 Supplementary Planning Document Lambton Estate September 2012 Policy Context 2

The Development Plan

2.1 The Development Plan currently comprises the North East of England Regional Spatial Strategy (adopted 2008) and the Chester-le-Street Local Plan to 2006 (adopted 2003). Many of the policies in the Chester-le-Street Local Plan have subsequently been ‘saved’ beyond 2006.

2.2 Through the Localism Bill 2011, the Government has provided a framework to revoke Regional Spatial Strategies, consultation on the Environmental Report into the Revocation having recently closed. It is widely anticipated the North East of England Regional Spatial Strategy will be revoked during 2012

2.3 The Estate, some of which is designated as a Historic Park and Garden, is located within the North Durham Green Belt and an Area of High Landscape Value. It is also within the Great North Forest, although the body that promoted the Great North Forest has now dissolved. It accommodates an area of Ancient Woodland adjacent to its western boundary.

2.4 There are 27 listed buildings and structures within the Estate, one of which is a Scheduled Ancient Monument.

2.5 Development proposals will be assessed against the Development Plan, with the ‘saved’ policies in the table below being particularly relevant.

Local Plan Policies Historic Park and Garden BE9 Development in the Green Belt NE3, NE4, NE5, NE6, RL10 Area of High Landscape Value NE15 Listed Buildings / Scheduled Ancient BE10 Monument Trees, woodland and landscape TM2, NE11 Transport T6, T8, T12, T13, T15, T17

Lambton Estate September 2012 Supplementary Planning Document 7 2 Policy Context

Figure 2 Chester-le-Street District Local Plan Proposals Map

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2.6 Policy BE9 is particularly relevant and its accompanying text confirms Other Material Policy Considerations that, wherever possible, the sympathetic management of the Lambton Estate will be encouraged. 2.9 The National Planning Policy Framework ("NPPF") was published on 27 March 2012. The NPPF advocates a presumption in favour of The Emerging Development Plan sustainable development, the 'golden thread' which should run through plan-making and decision taking, and the simulations pursuit achieving 2.7 The Council are currently preparing the County Durham Plan, environmental, economic and social benefits through development. 'Good adoption of which is anticipated in summer 2014. The Council’s Policy Practise on Planning for Tourism' remains a material policy consideration. Directions Paper (May 2011) confirmed the following objectives: The emerging SPD will remain under review following the revocation of the Regional Spatial Strategy. Strengthen County Durham's role as a visitor/tourist destination.

Development of new visitor attractions is encouraged, particularly when it promotes some of the County’s ‘hidden gems’.

To protect and enhance County Durham's locally and nationally important cultural and historic environment.

To provide a wide range of educational, social, sporting, recreational and cultural facilities.

Improve economic performance.

Provision of executive and family housing.

2.8 Through the emerging County Durham Plan it is proposed that the southern area of the Estate be allocated and developed for a range of land uses including executive housing. These areas of land would also be removed from the Green Belt. This Planning Brief outlines the reasoning behind the proposed allocations.

Lambton Estate September 2012 Supplementary Planning Document 9 2 Policy Context

Figure 3 Annotated Aerial Photograph

10 Supplementary Planning Document Lambton Estate September 2012 Site and Surroundings 3

Introduction core by the strong peripheral landscaping. Surrounding land uses are predominantly agricultural although small settlements can be seen nearby, 3.1 The Estate accommodates a range of land uses. These are set including Bournmoor, Fatfield and Rickleton. within a variety of landscapes reflecting the evolution of the Estate, its topography and the River Wear corridor. 3.6 Key developments throughout the 20th Century are the introduction of new uses and associated infrastructure on land to the south of the River 3.2 The key uses are shown on figure 3 and discussed in more detail Wear, together with extensive tree planting throughout the Estate. By below. 1960, the Agricultural County Showground is evident on the southern boundary adjacent to Chester Road and by the 1980’s the infrastructure 3.3 The immediate surrounding land uses are predominantly residential and extensive road network associated with Lambton Lion Park is visible with the settlements of Rickleton, Harraton and Washington New Town following its development in the early 1970’s. The Lion Park demonstrably more generally located to the north, Shiney Row / Penshaw to the east, changed the character of the southern part of the Estate, which today Bournmoor to the south and Chester-le-Street to the west. The Ash contains hard infrastructure associated with its earlier use and provides Meadows housing estate adjoins the north western boundary, whilst ad-hoc livery. Few of the parkland features evident in the 1800’s survive Lumley Castle Estate and the Emirates Durham International Cricket in the northern or southern parts of the park. Ground lie to the south west beyond the A1(M). The Trustees are promoting land to the west of the Estate and Picktree, between the A1(M) 3.7 The introduction of significant tree planting throughout the 20th and Picktree Lane for residential development. Century is evident. To the east, this has helped to incorporate Biddick Hall and Bowes House and Farm into the wider Estate enabling it to read The Estate's Development as one historic entity, albeit heavily modifying the historic landscape form. 3.4 The historical maps show the development of the Estate from the 3.8 The continued expansion of surrounding settlements such as mid 19th Century (figure 4). Rickleton can also be seen, particularly in the latter half of the 20th 3.5 By the 1800’s, Lambton Castle is evident on the site of Harraton Century. Hall with the pleasure grounds to the north and the walled kitchen garden Heritage Features to the north east. The Estate is largely enclosed by a strong belt of trees. Most of the Estate to the south of the River Wear remains undeveloped 3.9 Much of the Estate is designated as a Historic Park and Garden. It comprising a Deer Park, Lambton Park Race ground (with annual races accommodates some 27 listed buildings and structures, including a established by Lord Durham in the 1820’s), a kennel field and paddocks. Scheduled Ancient Monument (Chester New Bridge). The Old Gardens and Nursery associated with old Lambton Hall are also evident, as are the entrance lodges. Biddick Hall and Bowes House can 3.10 The Historic Park and Garden boundary closely aligns with the be seen to the east of the Estate, physically separated from the historic 1860 Lambton Park boundary, but excluding Biddick Hall to the east.

Lambton Estate September 2012 Supplementary Planning Document 11 3 Site and Surroundings

3.11 Biddick Hall is a Grade I 3.13 The other Grade II* structures within the Estate are Lamb Bridge Listed property. It comprises a red designed by Ignatius Bonomi (1819) and the iron gates, posts and railings brick and stone, two storey, five bay at the north west drive to the Castle (also thought to be designed by country mansion house in a Queen Bonomi). Both structures are on English Heritage’s 2011 Heritage at Risk Anne baroque style. It dates from Register and are classified as being in ‘poor’ condition. the early 18th Century but is thought to incorporate the remains of an 3.14 The other listed buildings and earlier structure, with later additions structures within the Estate are all in the 19th and 20th Century. The Grade II Listed and there are many non-designated heritage assets that formal gardens to the front of the View of Biddick Hall Hall remain and are in a good state will require consideration as part of of repair. There are numerous listed structures associated with the Hall a holistic strategy for the whole and its grounds including, for example, the garden wall and gates, and Estate. various garden statues and ornamental structures (all Grade II listed). Use and Condition of Estate 3.12 Lambton Castle (circa 1820) 3.15 The buildings and structures is a Grade II* Listed building. are in various states of repair across View of Lambton Castle Designed by Ignatius Bonomi, it the Estate reflective, in part, of their incorporates the core of the 18th use and more generally their age. Century Harraton Hall which became the family’s seat following their move 3.16 The Castle, particularly the from Lambton Hall (which was interior, is now in a very poor state demolished in circa 1800). Later of repair and has been largely additions to the Castle, following a unoccupied since the family moved design by John Dobson, were to Biddick Hall in the 1930s, save largely demolished in the 1930’s at View of Lambton Castle temporary use by Durham University the time the family moved to Biddick in the 1960s and recent filming Hall, leaving a grass terraced area to the west of the Castle where the activity. Despite significant recent extension once stood. The terrace and retaining wall immediately to the investment to the roof structure, the south of the Castle is Grade II Listed. Castle remains uninhabitable and is Lamb Bridge At Risk decaying. The Castle’s retaining wall is identified in English Heritage’s listing of 1987 as being ‘unstable due to mining subsistence’. The condition of the Castle and the stability of its retaining wall are a key concern. Other

12 Supplementary Planning Document Lambton Estate September 2012 Site and Surroundings 3

priorities include Lamb Bridge and the iron gates, posts and railings to 3.19 Over the years, various uses the north west of the Castle (Grade II* Listed) which as noted above have have been introduced to the wider been identified by English Heritage as being ‘at risk’ and therefore in need Estate to generate an income for of immediate intervention. Finally, the walled kitchen garden is also in a repair and maintenance. Of state of neglect with large sections of brickwork likely to require significant particular note, the southern section repair in the near future. of the Estate was developed to accommodate Lambton Lion Park 3.17 By contrast, the Grade I and later the Lambton Pleasure Park Listed Biddick Hall and its immediate with its associated Magic Castle, grounds are well preserved. The Hall Fairytale Museum and Northern has been occupied by members of Bridge Structure in State of Disrepair Aircraft Museum in the 1970s / the Lambton family since the 1930’s, 1980s. The land once occupied by and is still used as an occasional the former Lion Park is now used as grazing and paddock space for residence. It is also available to rent horses, albeit the extensive infrastructure associated with the Lion Park for private functions, hosting lunches is still evident, for example, the Hippo Ponds and associated earth works. and occasional ‘Supper Club’ evenings. Its associated outbuildings 3.20 More recently, commercial uses have been introduced to the south have been used as the Estate Orangery in state of disrepair at east of the estate including the development of the Lambton Park Garden Offices since the 1830s, and are well Lambton Castle Centre, and the conversion of Bowes House Farm to Bowes Offices maintained. providing over 4,000 sqm (43,000 sqft) of high quality office space.

3.18 In terms of landscape, the open parkland character of parts of the 3.21 Finally, a number of the properties within the Estate are tenanted Estate has been heavily modified by substantial areas of new woodland residential lets, albeit the ownership of these properties is retained by the planting during the 20th Century. Lambton family.

3.22 With the exception of the uses noted above, together with annual shoots and charity events such as the Lambton Run, public access to the core of the Estate is extremely limited, restricted to a small number of peripheral footpaths and bridleways. This reflects the need to ensure that public safety is not compromised by the Estate’s shooting activities.

Lambton Estate September 2012 Supplementary Planning Document 13 3 Site and Surroundings

Figure 4 Historical Maps

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Figure 5 Location of Heritage Features

Lambton Estate September 2012 Supplementary Planning Document 15 3 Site and Surroundings

Location of Heritage Features

16 Supplementary Planning Document Lambton Estate September 2012 Site and Surroundings 3

Location of Heritage Features

Lambton Estate September 2012 Supplementary Planning Document 17 3 Site and Surroundings

Location of Heritage Features

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Figure 6 Topography

Lambton Estate September 2012 Supplementary Planning Document 19 3 Site and Surroundings

Landscape Character and Site Features

Landscape Context

3.23 The County Durham Landscape Character Assessment identifies the Estate as lying within the Wear Lowlands County Character Area, which forms part of the Tyne and Wear Lowlands National Character Area. The Wear Lowlands is a settled lowland valley which has always formed an important north-south communications corridor. One of its key characteristics is the chain of historic parklands associated with castles and country houses which follow the picturesque valley landscapes of the River Wear from Brancepeth, Whitworth, Croxdale and Burn Hall in the 3.26 The character of the south, to Lambton and Lumley in the north. landscape is heavily influenced by topography. The valley of the River 3.24 The Wear Lowlands is divided into two broad landscape types: Wear runs through the heart of the the Incised Valley landscapes which follow the River Wear’s meandering Estate flanked by steep wooded course, and the Lowland Valley Terraces which lie to either side of it. The bluffs, incised tributary denes and Lambton Estate straddles the River Wear and includes both valley more moderate valley slopes which landscapes along the river and flatter terraces above them. give way to flat or gently rolling Landscape Character terraces. The floor of the valley opens out into wider floodplain 3.25 The Estate is made up of Valley View from Castle Retaining Wall haughs to the east and west. ornamental parkland and wooded estate farmland. It incorporates the 3.27 The landscape is highly enclosed both in terms of exterior and historic parklands of Lambton interior views. The park wall and perimeter woodlands enclose the Estate Castle, which are defined by strong and limit views in from the wider landscape beyond. Within the Estate, its perimeter woodland belts, the more heavily wooded character constrains visibility, creating sequences of formal ornamental gardens and relatively intimate spaces within the higher valley terraces which open out grounds of Biddick Hall, and areas into grander, but still relatively contained, views along the central valley. of wooded estate farmland between 3.28 The Castle is located on a prominent elevated bluff on the north them. bank of the river. Both topography and woodland serve to conceal it in Lambton Castle Through Iron gates wider views, and to give it dramatic emphasis in views from within the valley, where Lamb Bridge is also a notable landmark.

20 Supplementary Planning Document Lambton Estate September 2012 Site and Surroundings 3

3.29 The landscape of the Estate has a unified character which comes 3.31 The structure and character from its management as a single entity for many generations. The of the landscape of the Estate has architectural character and quality of materials of higher status buildings changed much over the last 150 and structures, such as bridges and gates, is echoed in estate cottages years (figure 8). The Estate has and farm buildings. The characteristic motif of the lamb’s head can be become more heavily wooded, found in detailing across the Estate. losing the open character of much of the old park but at the same time Landscape Elements creating a more unified character across the Estate as a whole. It is 3.30 The 1860 ordnance survey likely that some important views and Formal Gardens of Biddick Hall map (figure 7) shows the principle vistas, including views to Penshaw elements of the landscape in that Monument, have been lost along with minor ornamental features such period. The landscape was more waterfalls, footbridges, lawns and pools. A particularly notable change open than it is today with extensive has been in the area of the former Lion Park where little survives of its areas of unenclosed parkland with historic character and the presence of sinuous paths, engineered ponds scattered trees and copses on the and equestrian fencing significantly detract from the character and quality valley terraces to the south of the of this part of the park. river (the Deer Park) and to the north (northern park). Also relatively open Landscape Strategy Biddick Hall Formal Gardens and enclosed only by hedgerows were the Kennel Field, The 3.32 The County Durham Paddocks and Cow Pasture. The steeper slopes of the central valley were Landscape Strategy identifies the heavily wooded, as they are today, and included numerous walks in the Estate as a whole as lying within a Pleasure Grounds close to the Castle, along the banks, and around the Landscape Conservation Priority walled gardens. There were a number of scenic drives including the Black Area. The Strategy recognises the Drive along the southern banks linking the two bridges. East of the main threat of neglect and decline in park lay open estate farmland with few woodlands or ornamental features, historic designed landscapes and beyond which lay the formal gardens of Biddick Hall. has as one of its objectives “to encourage the conservation, management and restoration of Riverside Walk and Lamb Bridge designed landscapes and landscape features”. The Strategy also recognises that new development can bring resources for managing historic parklands sustainably in the future provided that it is carried out in a way which is sensitive to their special

Lambton Estate September 2012 Supplementary Planning Document 21 3 Site and Surroundings

character and historic interest, and has as an objective “to encourage, and provide guidance on, sensitivity in development in designed landscapes” (p 46). The landscape strategy for the Wear Lowlands also has amongst its objectives conserving historic parklands (WL6) and conserving and increasing awareness of relic parkland landscapes and features (WL5).

22 Supplementary Planning Document Lambton Estate September 2012 Site and Surroundings 3

Figure 7 Landscape Elements 1860

Lambton Estate September 2012 Supplementary Planning Document 23 3 Site and Surroundings

Figure 8 Landscape Change 1860-2012

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Figure 9 Key Views into the Estate

Lambton Estate September 2012 Supplementary Planning Document 25 3 Site and Surroundings

Figure 10 Key Views within the Estate

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Figure 11 20/30 Minute Drive Time Plan

Lambton Estate September 2012 Supplementary Planning Document 27 3 Site and Surroundings

Movement and Access 3.39 Despite the Estate’s strategic location, public access to the core of the Estate is limited and currently restricted to a small number of 3.33 The Estate benefits from a highly accessible location within the peripheral footpaths and bridleways. Of particular note, the Weardale Way North East, with a population of some 974,810 and over 400,000 runs through the Estate adjacent to the eastern boundary. The route runs households within a 20 minute drive time, and a population of over 1.5 from Cowshill in upper Weardale to the mouth of the River Wear and coast million and over 660,000 households within a 30 minute drive time (figure at Sunderland. 11).

3.34 There are a number of private vehicular access points leading into the Estate. These provide direct access to the strategic road network including the A182/A183 leading to the nearby A1(M) and A19 north and south. Newcastle, Sunderland and Durham can all be reached within a 20 minute drive.

3.35 The Estate has access to a number of bus services (including No. 8/78/78A ‘Lime’ services, M3 ‘Street Shuttle’ and 50/50A ‘Whey Aye Five-0’). Combined, these provide access to the local area as well as destinations further afield including Durham, Stanley, Gateshead, Sunderland and the coast.

3.36 The closest railway stations are Chester-le-Street and Durham which lie approximately 7km and 18km from the Estate respectively. Durham City’s main east coast line provides direct access to the UK’s major cities including London (2h44), Edinburgh (1h52), Manchester (2hr24) and Leeds (1h14). Similar journey times are achievable from Chester-le-Street.

3.37 National Cycle Route 7 provides a long distance route between Sunderland and Inverness (and also forms part of the Coast to Coast cycle route). It lies to the north of the Estate beyond Rickleton. It can be reached from the Estate via the Sunderland Links bridleway.

3.38 Newcastle International Airport and Durham Tees Valley Airport are easily accessible by both road and public transport, and provide daily flights to major UK, European and International cities.

28 Supplementary Planning Document Lambton Estate September 2012 Site and Surroundings 3

Figure 12 Access and Movement

Lambton Estate September 2012 Supplementary Planning Document 29 3 Site and Surroundings

Socio-Economic Context

3.40 Chester-le-Street is characterised by relatively modest unemployment rates (4.0%) and benefits from a relatively skilled population base with a higher concentration of residents in the professional and managerial occupations (42%) when compared to the regional and national averages (5.3%, and 37% respectively). Average earnings are broadly in line with the north east average.

3.41 Chester-le-Street has a relatively low job density, with the ratio of jobs to working age residents standing at less than 1:2. This figure, coupled with relatively low unemployment rates, suggests that high levels of residents commute from the Chester-le-Street area to employment opportunities further afield, for example Tyneside. Whilst this trend is facilitated by the excellent strategic road and rail links described above, the Core Strategy Policy Directions Paper (May 2011) also confirms that “Chester-le-Street adjoins the nationally significant A1(M) motorway, within an Economic Market Area capable of attracting employment.”

3.42 Analysis also shows that Chester-le-Street contains fewer of the most affluent households (4.9%) (Alpha Territory and Professional Rewards) when compared to the regional and national averages (6.3% and 11.4% respectively). There are, however, pockets of affluence evident in the surrounding area, including the Ash Meadows estate to the north west of the Estate (where the corresponding figure is 81%).

3.43 The County Durham Executive Housing Study identifies a need for additional Executive Housing in the County. The provision of this type of housing will attract and retain high income housholds, helping to Figure 13 Comparison of most affluent households stimulate the economy through the retention of business leaders. Chester-le-Street is identified as being a suitable location for the provision of such housing.

30 Supplementary Planning Document Lambton Estate September 2012 Objectives 4

Introduction Whilst the Estate is rich in built heritage assets, some of the most important buildings and structures are deteriorating and at risk. An overarching 4.1 The previous sections of this document confirm that the Estate is objective is, therefore, to preserve and enhance the historic assets within now at a critical point in its existence. Despite significant investment some the Estate, halting the decline and prioritising the restoration of those of the key historic assets are decaying. Importantly, the Castle’s retaining assets most at risk. wall is identified as being unstable in English Heritage’s listing, and both Lamb Bridge and the Castle’s iron gates, posts and railings are identified 3. Conservation and enhancement of the landscape heritage asset as ‘at risk’ on the 2011 Heritage at Risk Register. Furthermore, the Estate’s parkland has been significantly altered, with many historic features lost. If immediate interventions aren’t made to preserve this nationally important The Estate’s parkland has been significantly altered over the years, not heritage asset, the condition of the Estate will continue to deteriorate and least through additional woodland planting in the 20th Century. A further its future will remain uncertain. objective is, therefore, to conserve and enhance the parkland landscape, re-opening key views, vistas and walkways, and establishing a strategy 4.2 The collective recognition that change and intervention is now for its ongoing management. necessary presents an opportunity for the Council and the Trustees to work together to establish a sustainable and viable strategy to secure the 4. Enhanced public access Estate’s long term future. The preparation of this Planning Brief is the first step in this process. Public access to the Estate is extremely limited. The need for community 4.3 The following key objectives for the site have been identified: involvement within the Estate, including greater public access, is now recognised if its long term future is to be secured. This opportunity is 1. Securing a sustainable and viable future for the Estate unprecedented. A key objective is therefore to increase public awareness of, and access to, the Estate so that it can be enjoyed by this and future generations. At the heart of the strategy is the commitment to secure the Estate’s future so that it can be enjoyed by current and future generations. This will require “Shame the old ‘Lambton Lion Park' estate is inaccessible as I remember a holistic approach to the conservation and restoration of the Estate’s built it from childhood and it was lovely” and landscape heritage assets. (Source: Response to County Durham Open Space, Sport and 2. Restoration and enhancement of the built heritage asset Recreation Needs Assessment, 2009)

Lambton Estate September 2012 Supplementary Planning Document 31 4 Objectives

5. Enhancing the County's tourism / visitor offer

Linked to the above, the strategy provides an opportunity to transform Lambton Park from one of the County’s ‘hidden gems’ to a regionally important visitor attraction. This will enhance the County’s tourism and visitor offer, and deliver a range of benefits to the County and the Region more generally.

6. Delivery of significant economic investment

It is recognised that the strategy must be economically viable if the future of the Estate is to be secured. It must therefore be capable of delivering the significant capital expenditure required to preserve the heritage assets, as well as providing the ongoing revenue expenditure necessary to ensure their future preservation, maintenance and enhancement, but without harming the Estate.

32 Supplementary Planning Document Lambton Estate September 2012 Development Guidelines / Parameters 5

Introduction 5.5 The following general parameters for development have been established: 5.1 The parameters for this document area have been established through consideration of the Estate’s context (Sections 2.0 and 3.0), and 1. Lambton Castle: the opportunities and constraints that it presents, responding also to the key objectives (Section 4.0). Priority should be given to securing the Castle’s retaining wall.

Heritage: Buildings and Structures Proposals should seek to find an appropriate and viable 5.2 The Estate is rich in heritage assets, which vary in terms of condition permanent use for the Castle, recognising that this is the best (Section 3.0). These assets are important as individual buildings, structures way to secure its long term future. Initial suggestions include and landscapes, but also collectively as a historic entity. the creation of a hotel / event space, with potential for additional accommodation to be located to the north of the Castle in the 5.3 One of the NPPF core planning principles is to conserve heritage former stables. assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future Internal and external repair or alteration should protect, exploit generations. This core principle is of particular relevance to Lambton Park or reinstate key features of heritage value, where practicable. given the unprecedented opportunities that exist to secure its long term future, and facilitate public access for this and future generations. Proposals should respect the historic relationship of the Castle to those elements of the Estate relating to its original use (e.g. 5.4 Overall, the development strategy for the Estate should aim to: its gardens). Consideration should be given to how their relationship can be maintained or enhanced. Conserve and enhance key heritage assets, prioritising those deteriorating and at risk including Lambton Castle (Grade II*) and its Development associated with the Castle should be appropriate retaining wall (Grade II), Lamb Bridge (Grade II*) and the Grade II* in terms of siting, scale, design and use of materials. iron gates, posts and railings to the north west of the Castle.

Promote the wider public, cultural, economic and environmental 2. Alterations to other listed buildings - the original fabric of listed benefits that heritage conservation can deliver. buildings and structures should be protected, and where practical restored, in order to retain the heritage value and significance of the Identify and make efficient use of the least sensitive parts of the building or structure. Where buildings are vacant or underused, Estate, ensuring that proposals are based upon an understanding appropriate and viable uses should be sought. of potential heritage and landscape effects.

Lambton Estate September 2012 Supplementary Planning Document 33 5 Development Guidelines / Parameters

3. Development within the setting of listed buildings - development should seek to preserve, and where possible enhance, the setting of listed buildings through sensitive siting, design and use of materials. The heritage contributions of buildings as a group should also be considered.

4. Relationship between built heritage assets and the historic landscape - the relationship between built heritage assets and the historic landscape should be an important consideration in the formulation of proposals.

5. Materials and quality of construction - all new development should be of a high quality construction and finish, cognisant of its relationship to nearby heritage assets and their setting.

5.6 Although the Council’s Heritage, Landscape and Design Teams and English Heritage have been involved in the preparation of this Planning Brief, it will be critical that they, together with any other relevant specialist officers, are given early sight of the detail of any future planning application(s).

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Figure 15 Constraints Plan

Lambton Estate September 2012 Supplementary Planning Document 35 5 Development Guidelines / Parameters

Heritage: Landscape New landscaping should ensure that the visual relationship of the Castle and the River Wear is maintained and enhanced. 5.7 The following key landscape elements have been identified within the Estate: Historic / ancient woodland areas should be protected and enhanced through a Landscape Management Plan. River Wear corridor Opportunities for access, leisure and recreation to woodland areas Formal gardens and the Estate more generally should be provided, subject to appropriate management. Opportunities to restore historic walking Parkland estate routes should be taken. Woodland groups and plantations Consideration should be given to the role of more recent plantations within the historic landscape. These areas should then be managed Estate farmland accordingly though a Landscape Management Plan. Livery / former LionPark area Where the loss of existing trees is justified as part of an overall development strategy: 5.8 The condition of the landscape and its sensitivity to change varies throughout the Estate. The River Wear corridor is the defining feature in Replacement planting should be provided where appropriate. the landscape and a key element in the setting of the Castle. Whilst there are no Tree Preservation Order trees within the Estate, the historic Provision should be made for an appropriate period of woodland planting, particularly along the River corridor, contributes to the maintenance and aftercare provided for by a Landscape character of the Estate and key views within it. The historic landscape Management Plan. has, however, been heavily modified by more recent woodland planting Any planting should be in keeping with the local landscape and and elements of the landscape, such as the livery / former Lion Park area, ecology, and respect the historic landscape. have been significantly changed over the years and now detract from the wider landscape.

5.9 The following parameters have been identified: 5.10 Although the Council’s Natural Environment team has been involved in the preparation of this draft SPD, it is important that they are also The formal gardens and lawns associated with the Castle and Biddick involved at the early pre-application stage of any future planning Hall should be restored, protected and maintained reinforcing their application(s) in respect of landscape issues. The previous analysis of historic relationship with the properties. built and landscape heritage is captured in the Assessment of Significance Plan (figure 16).

36 Supplementary Planning Document Lambton Estate September 2012 Development Guidelines / Parameters 5

Figure 16

Lambton Estate September 2012 Supplementary Planning Document 37 5 Development Guidelines / Parameters

Visual Impact Green Belt

5.11 In general, views into and within the Estate are substantially 5.13 The Estate is located entirely in the Green Belt. Green Belt is a constrained by natural landscape features including topography and designation that protects land for purely spatial planning reasons. The woodland, and the Estate’s historic wall. That said, the Castle itself is quality of land (for example in landscape or heritage terms) is not, afforded spectacular views from along the River Wear within the central therefore, relevant to the designation. valley and Biddick Hall enjoys a similarly high quality outlook to the south and west. 5.14 There is, however, a general presumption against inappropriate development within the Green Belt (NPPF para 27). An exception to this 5.12 The following parameters for development have been identified: is limited infilling or the partial or complete redevelopment of previously developed sites, whether redundant or in continuing use and which would Overall, the strong visual containment of the Estate should be not have a greater impact on the openness of the Green Belt and the respected. purpose of including land within it. Development which falls under this definition is considered appropriate within the Green Belt (NPPF para 89). The parkland character of the central valley should be retained, and where possible enhanced, through positive management of the 5.15 Any proposed development where this exception does not apply existing landscape and additional planting where appropriate. it will be necessary to demonstrate that 'very special circumstances' exist in order to outweigh the 'in principle' green Belt harm (NPPF para 87-88). Key views within the Estate should be retained and enhanced. These Similarly any proposal to redefine the Green Belt boundary require the include, for example, northward views of the Castle from the River establishment of 'exceptional circumstances' (NPPF para 83). Wear / central valley and Lamb Bridge, views of Biddick Hall from Fence Road and views of Lamb Bridge from the river side. 5.16 Given the heritage significance of the Estate, and the clear need for intervention to establish a sustainable strategy for its future and the public benefit that can be delivered through enhanced public access, it is Opportunities should be taken to reinstate historic views, for example considered that a ‘very special’ or ‘exceptional’ circumstances case can where key views may have been lost due to additional tree planting, be made. including opportunist views east to Penshaw Monument. 5.17 In line with NPPF para 81, any future development strategy for Landscape works should seek to protect and enhance historic the Estate should seek to: landscape features which have a visual role in the character of the Estate. Preserve the visual amenity of the Green Belt though the sensitive siting, design and use of materials in any new development.

Maximise the reuse and sensitive extension of existing buildings.

38 Supplementary Planning Document Lambton Estate September 2012 Development Guidelines / Parameters 5

Promote opportunities for public access and outdoor recreation.

Preserve and enhance the historic landscape.

Secure nature conservation interests.

Retain land in agricultural, forestry and related uses, where appropriate.

5.18 On the basis of the analysis contained herein it is proposed that the Green Belt be re-drawn through the County Durham Plan to exclude a parcel of land within the Estate at land to the south of the Estate - broadly contiguous with the former Lion Park, Showground and south and east of Bowes Offices. The above land is to be allocated principally for executive housing, and commercial floorspace as appropriate linked to ensuring the wider Estate is preserved and enhanced for future generations.

Lambton Estate September 2012 Supplementary Planning Document 39 5 Development Guidelines / Parameters

40 Supplementary Planning Document Lambton Estate September 2012 Development Guidelines / Parameters 5

Access and Transport operation of existing junctions and the local highway network including the A182, A183 and the A1(M). A Travel Plan will also be required to 5.19 Any applicant will be required to liaise with the Highways Authority promote sustainable travel to and from the Estate. (Durham County Council) and the Highways Agency (in respect of the A1(M)) in the preparation of detailed proposals for the Estate. Ecology

5.20 The Estate’s future access strategy will be informed by the scope 5.24 At an early stage, discussions with the Council’s Principal Ecologist of any future development proposals, including the scale, type and location will need to take place. These discussions will assist in establishing the of development. extent of ecological surveys required to inform any proposed development and identify potential opportunities for ecological enhancements. 5.21 It is of note that the main public access to the Estate is from the A183 to the south. Previously providing access to the Lion Park, this now 5.25 An initial data search will be required to establish if the presence provides access to Lambton Park garden centre and into the Estate to of protected species, or species of conservation concern, are known to Bowes Business Park and the livery. be present.

5.22 There are also numerous other private accesses serving the Estate 5.26 An extended phase 1 survey will also be required where change (Section 3.0). The suitability of these to serve any new development and or intervention is proposed. This survey will establish the potential for / or the need to create additional access points will be a key consideration protected species and Biodiversity Action Plan (“BAP”) habitats and in the response to this Brief. It is, however, of note that the following access species, and thereby assist in the identification of further more detailed points are particularly constrained: ecological investigations. Specialist surveys may be required for bats, great crested newts, otter and water vole, together with assessments of A183 (south) / Chester New Bridge: Access to the Estate is via the ancient woodlands. The surveys will help to inform the degree of any Chester New Bridge, a Grade II* Listed Scheduled Ancient mitigation required in order to comply with legislation, protect BAP habitats Monument. It would be unsuitable for any significant increase in and maintain populations of BAP species. traffic. 5.27 Through the delivery of this SPD, the Estate has the potential to A183 (west): This provides a single track access into the east of the deliver gains for biodiversity. The survey work will provide baseline Estate, crossing underneath a railway line. Again it would be information that will help to identify where ecological enhancements may unsuitable for any significant increase in traffic. be undertaken. These enhancements may range from localised projects to improve conditions for specific species or habitats, through to broader restoration for example based upon the ancient woodland and historic 5.23 Depending upon the scope of any proposals, any future planning wood pasture. Specific works, which would need to be in keeping with the application will need to be accompanied by a Transport Statement or historic landscape, could include: Transport Assessment, which assesses the potential impact on the Improving and extending the ancient woodlands.

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Conversion of Planted Ancient Woodlands, were appropriate. the Estate and the introduction of land uses capable of securing its economically viable future, and delivering wider investment and economic Creating linkages between these extant woodlands through the benefits more generally. restoration and creation of wood pasture (parkland). 5.33 In terms of environmental sustainability, the principles of sustainable construction and design, must be embraced, taking into account the Archaeology Government’s priorities to address climate change by reducing carbon emissions increasing energy and water efficiency, and promoting the use 5.28 Where sufficient information suggests that archaeological interest of renewable energy systems. may exist for those parts of the Estate where change is proposed, a desk top assessment should be undertaken by a suitably qualified archaeologist. The scope of the survey work should be proportionate to the scale and location of the proposals, and the importance and potential impact on the significance of the asset. This will identify the need, or otherwise, for further archaeological investigations.

5.29 Any subsequent planning consent would be subject to the inclusion of appropriate planning conditions to cover any archaeological interest identified.

5.30 Although the Council’s Archaeological Team has been involved in the preparation of this document, it is important that they are involved at an early pre-application stage of any future planning application(s) in respect of archaeological issues.

Sustainability

5.31 The strategy for the Estate must embrace the principles of sustainability, in social, economic and environmental terms.

5.32 Building upon the Estate’s excellent strategic location and accessibility (Section 3.0), opportunities should be taken to promote social and economic benefits for the County and the wider region. These, include, for example, the opportunity to secure much enhanced public access to

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5.34 In advance of the County Durham Local Plan, the Regional Spatial 5.38 Key built heritage assets are to be preserved and enhanced with Strategy requires major new developments to secure at least 10% of their the introduction of appropriate uses that will secure their future for many energy supply from decentralised and renewable or low carbon sources, generations to come. Lambton Castle, for example, will be stabilised and unless this is not feasible or viable (Policy 39). At the local level, through restored. Initial discussions between the Council and the Trustees indicate the County Durham Plan, the County Council’s preferred approach to that it could potentially be used as a unique venue for events with sustainable design in new development is set out in draft Policy 17 of the accommodation provided at the former stables. Local Plan Preferred Options, as part of the Council's wider commitment to reduce carbon emissions and the causes of climate change. 5.39 The railings and gates to the Castle are also to be restored preventing future decline and potential loss, and the decline of Lamb 5.35 Any proposals within the Estate should incorporate the efficient Bridge will be halted and its future secured. use of energy and resources in terms of layout and construction. Where feasible and viable, consideration should be given to the use of renewable 5.40 This, however, needs to be funded through both initial extensive energy. capital expenditure and ongoing maintenance thereafter.

5.36 Any new development within the Estate should be located away 5.41 In response, and noting the identification of areas of least heritage, from areas of flood risk, which are limited to land adjacent to the River visual and landscape sensitivity, and those areas which have been subject Wear. Appropriate consultation should be undertaken with the relevant to earlier inappropriate management, the Trustees are proposing the statutory consultee in respect of surface water drainage, with consideration introduction of new land uses to these areas which could consist of being given to the use of Sustainable Urban Drainage Systems. executive housing or commercial space. The most appropriate land uses and quantum of development within the Estate will be defined by the Conclusions Council through the preparation of the County Durham Plan, cognisant of the identification of areas of least impact within this document and their “By 2030 Lambton Park will be an important visitor destination, widely potential to accommodate change and new land uses. Consideration will recognised as one of the Region’s key heritage assets. The future of the also be given to the allocation and development of that land west of the Estate will be secure, with a framework in place to preserve and enhance Estate and Picktree, between the A1(M) and Picktree Lane. its built and landscape heritage assets.”

5.37 To deliver this vision, a significant area of the Estate is to benefit from permissive public access revealing the ‘hidden gem’ of Lambton. The landscape is to be subject to a comprehensive management regime, based upon a full understanding of its significance and any potential vulnerability. Historic routes and spaces, and key views and visas, will be restored and re-opened.

Lambton Estate September 2012 Supplementary Planning Document 43 6 Delivery Requirements

Establishment of Working Group Potential Green Belt deletions where site allocations in the Green Belt are proposed. 6.1 A Working Group, comprising representatives from the Council (planning, historic environment, landscape and transport), the Trustees Residential allocations on land to the west of the Estate and Picktree and their advisors and English Heritage, has already met to inform the between the A1(M) and Picktree Lane. preparation of this document. The Working Group will continue to drive forward the delivery of the Planning Brief, drawing upon further expertise (e.g. archaeology, ecology etc) as required. 6.4 In advance of adoption of the County Durham Plan, and subject to public consultation, the draft SPD will be a material consideration in the County Durham Plan determination of any future planning applications.

6.2 As identified in Section 2.0, the Council are preparing the County Scope of Future Planning Applications Durham Plan which is expected to be adopted in summer 2014. The Plan will set out the strategic policies and site specific allocations to guide 6.5 Any future planning application(s) and/or listed building consent development and change in County Durham in the period to 2030. application(s) should be submitted in accordance with national Pursuant to consultation and subsequent adoption, this draft SPD will requirements and the information set out in the Council’s validation inform the preparation of the County Durham Plan, with the Plan checklist. subsequently providing a broad framework for its delivery. 6.6 In addition to standard national requirements, which consist of a 6.3 Based upon the analysis in the preceding sections, the following completed planning application form, location plan, appropriate plans and will be pursued by the Council and the Trustees through the plan making elevations and a Design and Access Statement, any planning submission process to facilitate delivery of the SPD: will need to be accompanied by a number of specialist reports. These may include: Alterations to the Historic Park and Garden boundary to more accurately reflect the historical development of the Estate, its heritage Heritage Impact Assessment significance and its current uses. Landscape Assessment and Strategy Site allocations for new uses within the Estate, which could include executive housing or commercial space, aligned with the defined Arboricultural Surveys and Report areas of least impact. Biodiversity Surveys and Report

Archaeological Assessment

Summary Statement

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Planning Statement Local Parish Councils (North Lodge, Bournmoor and the adjacent Little Lumley) Economic Statement English Heritage Transport Assessment and Travel Plan Highway Authority (Durham County Council) Energy and Sustainability Statement Highways Agency Topographical Survey Environment Agency Ground Conditions Report (including Coal Mining Risk Assessment) Natural England Flood Risk Assessment (for sites over 1ha / in flood zones 2 or 3) County Durham Economic Partnership Lighting Assessment County Durham Tourism Partnership

6.7 Given the historic significance of the Estate, any submission will be County Durham Environment Partnership required to describe the significance of any heritage assets affected by the proposals, and the potential impact of the proposals on their Any other relevant Statutory Undertakers significance. The level of detail required should be proportionate to the assets’ importance. 6.10 Pre-application consultation should be carried out in accordance 6.8 The scope of any planning submission should be discussed and with guidance set out in the Council’s Statement of Community agreed with the Council and other relevant stakeholders at the Involvement, May 2010. The scope of pre-application consultation should pre-application stage. Indeed, recognising the scale of the Estate, it is be agreed with the Council at the pre-application stage. important that information requirements are proportionate to the proposals. Environmental Impact Assessment Screening Pre-application Consultation Strategy 6.11 Once the scope of any planning application has been established, 6.9 In addition to the consultation undertaken in respect of this document it is recommended that a screening opinion is obtained from the Council the following bodies, should be consulted prior to the submission of any to ascertain whether an Environmental Impact Assessment is required. planning application(s):

Local Councillors (Lumley and Pelton Electoral Division)

Lambton Estate September 2012 Supplementary Planning Document 45 6 Delivery Requirements

6.12 Any screening request submitted to the Council should be accompanied by, as a minimum, a plan to identify the site, a description of the nature and purpose of the development, consideration of potential effects on the environment and any other relevant information deemed necessary to assist in determining the screening opinion.

Phasing and Delivery

6.13 Given the vastness of the Estate and the importance of the heritage assets within it, some of which are at risk, a significant amount of funding is required to ensure its ongoing restoration, maintenance and management. Priority must be given to the protection and restoration of those heritage assets that are at risk and deteriorating, and ensuring that there is a viable and sustainable strategy in place capable of delivering the funds necessary to achieve this and wider benefits such as enhanced public access. The preparation of this SPD is the first step in this process.

6.14 The Council will continue to work with the Trustees, their advisors and relevant stakeholders to progress the implementation of this SPD.

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To find out more about the County Durham Plan contact:

Write to: Spatial Policy Team Durham County Council County Hall, Durham, DH1 5UQ

Telephone: 03000 261 908

Email: [email protected]

Website: www.durham.gov.uk/cdp

Interactive Website: http://durhamcc-consult.limehouse.co.uk/portal/planning

[email protected] 0300 123 70 70