Christon Park Vision Document August 2015

Christon Park Vision document August 2015

Christon Park | Vision document 1 Adderstone Group is an innovative Newcastle-based property development organisation with a long-standing history of sourcing residential and commercial regeneration opportunities throughout the North East. By working in partnership with the communities local to our developments and by valuing the people that work on our projects, Adderstone Group regularly delivers development solutions that stand the test of time.

Adderstone Group’s vast portfolio of property developments include: the 100,000 sq. ft. Quay West Business Village in Sunderland (RICS Special Commendation), the salvage and restoration of the Grade 1* Listed Tyne Theatre (the world’s last remaining working Victorian theatre) and creation of the 228 bed student accommodation, Union Square, awarded North East Student Hall of the Year 2015.

The Group portfolio also includes sympathetic refurbishment of various listed buildings throughout the North East including the Rehearsal Rooms, Thomas Bewick House and Gateshead Railway Club, as well as a number of luxury residential developments in Gosforth, namely Moorlands Hall, Westcliffe and Elmfield Road. www.adderstonegroup.com

This document is formatted for double sided printing.

All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Contents

01 Introduction 06 02 Site & surroundings 10 03 Planning context 22 04 Opportunities & constraints 28 05 The vision 32 06 The benefits 44 07 Phasing & delivery 50 Chapter 01 INTRODUCTION 1 Introduction

Following positive feedback from a pre-application consultation with Newcastle City Council planning department in 2013, Adderstone Group was invited to prepare, submit and make public a vision document outlining their proposals for a new and sustainable residential development on the site known as Gosforth Industrial Estate. This document has been prepared by Nathaniel Lichfield & Partners (“NLP”), on behalf of Adderstone Group.

This proposal could transform Gosforth Industrial Estate into a new, high quality housing development - Christon Park. The proposed development would make an important contribution to addressing current and future housing requirements through the provision of new homes on brownfield land at Gosforth.

Within walking distance of Gosforth High Street, Regent Centre and South Gosforth Metro Station, the site presents an ideal location for new housing. The proposal represents a logical brownfield development on an estate which was established in the mid 1960s but, for a range of reasons, is becoming unsuitable for modern light industrial use. The former Greggs site, which comprises a substantial area at the entrance to the estate, is available for development now.

This Vision document has been prepared in consultation with Nexus and refers to the potential for change of use over various other tenanted elements of the site when commercial ground leases naturally diminish in value as expiry approaches.

Nothing in this document should be interpreted in such a way as to assume there would be any disruption in trade to current businesses operating on the park.

6 Christon Park | Vision document Introduction 1

Christon Park | Vision document 7 Chapter 02 SITE & SURROUNDINGS 2 Site & surroundings

The site

Gosforth Industrial Estate is located to the north east of Gosforth and east of Regent Centre. The site extends to approximately 13.5 hectares of brownfield land and is bound:

• to the north by existing residential development around Hollywood Avenue; • to the east by the Metro railway line (Coastal Line), with existing residential streets on both sides; • to the west by the Metro railway line (Airport Line); beyond which lies existing residential development and allotment gardens; and • to the south by the Metro railway lines towards Newcastle, beyond which lies existing residential development and the grounds of St Nicholas’ Church.

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Christon Park | Vision document 11 2 Site & surroundings

Site conditions

The site comprises Nexus’ Metro operations to the north Since the relocation of Greggs main bakery operations in and Gosforth Industrial Estate to the south, which is 2012, and with limited demand from alternative business occupied predominantly by aged one-storey and two- occupiers, it has become clear that buildings on a large storey industrial buildings. portion of the estate are approaching the end of their useful, economic life.

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1 2 3

4 5 6

7 8 9

10 11 12

Christon Park | Vision document 13 2 Site & surroundings

Site history

The historic maps illustrate the growth of Gosforth and It is clear that the railway lines surrounding the site had the development of the site between 1864-2015. been established by 1921, now used by the Tyne and Wear Metro.

1864 1898 - 1899

1920 - 1921 1938

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By 1952, the map shows that the majority of Gosforth’s Ground leases were granted by Gosforth Urban District existing housing stock had been built and the large Council in the mid 1960s and by 1979 it is evident that Electric Car Shed was also on the site. Gosforth Industrial Estate had become established on the southern part of the site.

1951 - 1952 1975 - 1979

2006 2015

Christon Park | Vision document 15 2 Site & surroundings

Gosforth Business Park Sustainable site 1,200m

As demonstrated by the plan opposite, the site is ideally positioned within very close proximity to Gosforth High Street and other nearby facilities and services in and around Gosforth. This demonstrates the site’s extremely sustainable location.

The nearest Metro Station (South Gosforth) is located less than 500m from the centre of the site providing regular services towards Newcastle city centre, the 800m Airport and the Coast. The nearest bus stops are also situated within a 5 minute walking distance.

KEY 400m

Site Boundary Restaurants Regent Centre

Bus Stop Bar

Metro Station Place of Worship

Hospital/ Health Centre Salon

Pharmacy School

Cafés Banking

Petrol Station

16 Christon Park | Vision document xxx x

Gosforth Business Park 1,200m

800m

400m

Regent Centre

Christon Park | Vision document 17 2 Site & surroundings

These images provide a representation of just some of the facilities which are easily accessible from the site.

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Christon Park | Vision document 19 Chapter 03 PLANNING CONTEXT 3 Planning context

Planning should operate to Presumption in favour of encourage and not as an sustainable development. impediment to sustainable growth. NPPF, paragraph 14 NPPF, paragraph 19

National Planning Policy Framework (NPPF) (2012)

The NPPF establishes a presumption in favour of sustainable development. There are three elements of sustainable development – economic, social and environment. This means there is a need to deliver economic growth and meet the country’s need for more housing whilst safeguarding high quality environments for future generations to enjoy.

Where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be treated on their merits having regard to market signals and the relative need for different land uses to support sustainable local communities.

NPPF, paragraph 22

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Encourage the effective use of land by reusing land that has been previously developed.

NPPF, paragraph 17 – Core Planning Principles

General Election 2015

During the 2015 General Election campaigns, the main political parties targeted the use of brownfield land to help deliver housing growth.

200,000 new starter homes by A Labour Government would 2020 through construction on strengthen brownfield first. brownfield land.

Roberta Blackman-Woods – Shadow Planning Minister – Prime Minister David Cameron speaking in speaking at the Labour Party Conference, September 2014 Colchester, 2 March 2015

Budget 2015

The Chancellor of the Exchequer gave his Budget to Automatic planning permission Parliament on Wednesday 8 July 2015 which includes in principle will be granted for plans for a new ‘zonal’ system to give automatic planning housing land that has been permission on all suitable brownfield sites, removing unnecessary delays to redevelopment. placed on statutory brownfield site registers.

Chancellor of the Exchequer, Summer Budget 2015

Christon Park | Vision document 23 3 Planning context

Core Strategy and Urban Core Plan for Newcastle City Council Employment Land Gateshead and Newcastle upon Tyne Review (ELR) (2014) (2010-2030) Gosforth Industrial Estate was assessed as part of the The Core Strategy sets out that a better range and City Council’s Employment Land Review: 2014 Update choice of quality housing is needed to improve the (ELR). The site appraisal work undertaken as part of the housing offer – “the right homes in the right locations with ELR (Appendix C) awarded the site a score of 27 (from a the right facilities and services” (para 10.15). The Core maximum of 50). In particular, the site was considered to Strategy prioritises the use of brownfield land to help score poorly with respect to: achieve housing growth. • Access to the strategic road network - recognising that “a direct route to the A1 involves minor roads.”

Our strategy is to prioritise where • Constraining land uses – reflecting the fact that the site is bound by residential development to the possible new homes on brownfield east and west. land to support ongoing regeneration programmes and • Accessibility, servicing and circulation – acknowledging that, whilst access is good, “it is make efficient use of land and constrained by being through a residential area.” infrastructure. Servicing and circulation within the estate are deemed to be of average quality, although it is Adopted Core Strategy and Urban Core Plan for noted that “there are signs of road deterioration.” Gateshead and Newcastle upon Tyne, paragraph 10.13

The site assessment work recorded a vacancy rate of 17% on the wider estate, prior to the relocation of Greggs. As such, this vacancy rate has since increased to 25%. In addition, the ELR site assessment work recognised that Greggs constituted the main occupier on the site, going as far as to suggest that the relocation of Greggs’ operations “could be detrimental to the industrial estate as a whole.”

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Appendix D of the ELR provides recommendations A Neighbourhood View regarding those sites that should be de-allocated or retained for employment uses moving forwards. In The suitability of the site for housing development relation to Gosforth Industrial Estate, the schedule has also been identified by local Councillors and concludes that the site is “no longer ‘fit for purpose’ and neighbourhood groups. should be de-allocated.”

Notwithstanding the 2014 ELR Update, the ELR site We were all in agreement that the assessments were undertaken in 2009/10. Greggs have since relocated leaving the application site vacant. It preferred option would be for the is understood from discussions with the applicant that site to be used for new housing. the unit has not attracted any interest from prospective occupiers. Taking this into account, and having regard to Councillor Peter Leggott, Liberal Democrats, February 2012 the conclusions of the Council’s ELR, it is considered that the redevelopment of the application site for residential uses is in accordance with the Council’s long-term strategy for the site. The industrial site is half derelict Newcastle City Council Strategic Housing and ... this could enable the Land Availability Assessment (SHLAA) building of at least 250 dwellings. (2013) The proximity of the site [is nearby] to essential services, The southern part of the site, Gosforth Industrial Estate, such as Metro stations, bus was assessed (site 5117) in the Council’s most recent routes, schools, library, swimming SHLAA assessment (2013). The site was discounted as it was considered not available due to existing business pool, shopping facilities, and leases. However, since the relocation of the Greggs easy walking distance to open factory away from the estate, the first phase of the site is countryside. now available for development. Save Gosforth Wildlife, Representation to Core Strategy In a previous SHLAA (2011), the site was identified as an and Urban Core Plan, June 2014 ‘ultra long-term’ site and developable post-2030. The site is now able to come forward in the short term and, in line with the NPPF, significantly boost the supply of housing.

Christon Park | Vision document 25 Chapter 04 OPPORTUNITIES & CONSTRAINTS 4 Opportunities & constraints

Initial investigations have not identified any policy Efficient use of land constraints to development. • A design-led scheme that will provide much • The site is not within a conservation area and does needed homes in a prime and sustainable location. not contain any listed buildings. • Re-use of previously developed land with • The Environment Agency Flood Maps confirm that remediation to address the site’s mining and the site is not located within an area of high flood railway legacies. risk. • Effective use of landscaping and planting to form • A Noise assessment has been undertaken and buffer zones around the site boundaries to create confirms that Phase 1 can be implemented with a high quality living environment alongside existing appropriate mitigation. adjacent land uses.

The proposals will create a high quality development Access and movement which addresses the current access and environmental issues on the site. • Design focus on the integration of pedestrian and cycle routes to encourage sustainable modes of travel. • Integration and enhanced connectivity to existing pedestrian routes and vehicular routes. • New access and egress off Cheswick Drive to the north of the site. • A development which provides clear hierarchy of routes.

Design-led scheme

• Carefully designed housing densities appropriate to surrounding uses. • Opportunity to create scheme ‘focal points’ flanked by higher density housing. • Provision of green areas and SUDS in suitable locations to create valuable community spaces.

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Christon Park | Vision document 29 Chapter 05 THE VISION 5 The Vision

- A vision for Gosforth Industrial Estate - 250 quality sustainable homes - A new community in the heart of Gosforth

32 Christon Park | Vision document The Vision 5

Christon Park | Vision document 33 5 The vision

The images below provide a contrasting view of the current aerial view and how the site could look following the proposed development of Christon Park.

Existing aerial view

34 Christon Park | Vision document The vision 5

Proposed aerial view

Christon Park | Vision document 35 5 The vision

The scheme would redevelop the site to create a new community within Gosforth. The proposals set out a sustainable brownfield development comprising approximately 250 new homes over 4 phases (see p.51 for detailed phasing information).

The scheme would integrate effectively into the current built environment and ensure that the site is more compatible with existing residential development in the surrounding areas. Enhanced tree and hedgerow planting would provide an appropriate buffer zone around existing Metro railway lines and between phasing.

Existing vehicular access to the site is via Christon Road and is suitable to implement Phases 1 and 2. New vehicular and pedestrian access could be created off Cheswick Drive, to the north of the site, to support Phases 3 and 4.

CHRISTON ROAD

36 Christon Park | Vision document The Vision 5 CHESWICK DRIVE

CHRISTON ROAD

Christon Park | Vision document 37 5 The vision

Concept masterplan

• Up to 250 new homes to be delivered over 4 • Inclusion of public open spaces. phases. • Enhanced biodiversity and habitat creation • Provision of a range of house types and sizes to through additional tree planting. increase the choice of quality homes. • Creation of sustainable urban drainage system • New and enhanced pedestrian links to the (SUDS) ponds to form part of the drainage system surrounding area. and also to provide a diverse habitat.

See over pages for visual concepts of A, B and C

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Christon Park | Vision document 39 5 The vision

40 Christon Park | Vision document The vision 5

Christon Park | Vision document 41 Chapter 06 THE BENEFITS 6 The benefits

The following infographics show the economic, environment and social benefits likely to arise from delivery of new residential development on the site.

Economic benefits £3.5m 300 Temporary jobs Economic Output Direct Employment [expected additional GVA per annum [estimated to support 300 person-years of from direct and indirect jobs] employment in construction]

450 Temporary jobs £2.5m Indirect/Induced Employment Estimated Additional Resident [estimated to support 450 person-years £ Expenditure of employment in the supply chain] [within local shops and services in Newcastle per annum] £460,000 36 jobs New Jobs Additional Council Tax [increased resident expenditure could Revenues [per annum] create c.40 FTE retail & leisure jobs in Newcastle]

£ £ £1.24m £ £2.7m New Homes Bonus Payment to LPA [over a 6 year period]

First Occupation Expenditure up to [on goods and services to make a house ‘feel £4.2m like home’ a proportion of which would be Section 106 Payments captured locally] [estimated potential capital receipts taken by Newcastle City Council by way of freehold sales, change of use premiums and S106 contributions] © Design and analysis by NLP (July 2015)

44 Christon Park | Vision document The benefits 6

Environmental benefits

Remediation works to address issues from the site’s mining and railway legacies.

Introduction of high quality public realm and landscaping.

Opportunity to enhance biodiversity through the addition of new green infrastructure.

Boundary planting improvement and creation of buffer zones.

On-site provision of SUDS to form part of the drainage strategy.

Encourage walking, jogging and cycling with sustainable pedestrian and cycle routes.

Christon Park | Vision document 45 6 The benefits

Social benefits

Significant opportunity to widen the range and choice of new homes within Gosforth.

Affordable housing (up to 15% subject to viability).

New open spaces and green infrastructure.

Opportunity to attract new spending power in the local area to enhance the vitality of local shops and services.

46 Christon Park | Vision document The benefits 6

Christon Park | Vision document 47 Chapter 07 PHASING & DELIVERY 7 Phasing & delivery

Phasing and delivery

It is anticipated that the site could be developed in 4 As the proposals progress, results from ground phases, with the potential outcome of approximately 250 investigation would reveal costs and viability of new homes. The proposed phasing is set out in the plan remediation, thus informing the timescales for developing opposite. each of the phases.

Phase 1 is available for development immediately The proposed development presents an ideal opportunity with Phase 2 to follow and, together, would form the to deliver much needed new homes on one of the largest initial gateway to the new residential estate. Through brownfield sites in the city, which is also supported by appropriate design and effective management, these the local community. The site offers a unique opportunity phases could be delivered without affecting the to deliver a sustainable, high quality residential scheme continuing operation of the existing businesses. on land that should be prioritised for redevelopment in accordance with planning policy at all levels. Phase 3 is dependent upon Nexus’ relocation. Phase 4 would be catalysed by successful outcomes to We look forward to working with Newcastle City Council, negotiations between Newcastle City Council and the the local community and key stakeholders in the hope existing leaseholders with residential development that we are able to bring this significant development becoming more viable when commercial ground leases forward. naturally diminish in value as expiry approaches and residential reversion revalues naturally overtake If you wish to discuss this Vision Document or the commercial ground lease values. site delivery, please contact the Adderstone Group or Nathaniel Lichfield & Partners or attend one of the Another positive side effect for establishing residential community workshops. use on this site is that the value of the freehold reversion owned by Newcastle City Council will increase significantly if change of use to residential was endorsed by their planning department.

To reiterate, nothing in this Vision document should Ian Baggett be construed as impacting on the continued trading Chairman of the existing businesses on the park. Within the terms of existing ground leases, relocation of existing To submit a message of support for this scheme please businesses would be at the sole discretion of the various visit the blog page of adderstonegroup.com. leaseholders.

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Christon Park | Vision document 51 Nathaniel Lichfield & Partners

Generator Studios, Trafalgar Street, Newcastle Upon Tyne Tyne And Wear NE1 2LA

T: 0191 261 5685 E: [email protected] nlpplanning.com

Adderstone Group

Unit 5, Maling Court, Union Street, Newcastle Upon Tyne, Tyne And Wear, NE2 1BP

T: 0191 269 9900 E: [email protected] adderstonegroup.com