Lambton Estate Conservation Management Plan Executive Summary Prepared for the Lambton Estate September 2014 1.0 Introduction 1.0

Alan Baxter

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 1

Lambton Estate Conservation Management Plan Executive Summary

1.0 Background • appropriate investment to sustain its character and significance; and, • sustainable public access and enjoyment. The Plan (submission draft) proposed the allocation of land on the Lambton Estate to provide approximately 400 executive homes together with Above all, the Estate will be reinvigorated in ways that maintain its distinctive 10.9ha of land to be developed for associated employment opportunities. The spirit of place as a traditional working estate in the midst of the urbanised North County Council has helpfully also prepared a Supplementary Planning Document East, and in a manner of which future generations can be proud. (‘SPD’) for the Estate.

The Lambton Estate is a historic place of great significance, with 23 listed 3.0 Summary of history and significance structures and a registered landscape in the Green Belt. Therefore this Conservation Management Plan (‘CMP’) has been commissioned to better The history of the Lambton Estate can be divided into four principal phases: understand the significance of the Estate, analyse its capacity for change, and set out as an Action Plan the priorities for addressing the outstanding conservation 1. Up to the C18, when there were three separate estates tasks and other threats to significance. 2. Unification of the estates by the Lambtons, culminating in the creation of Lambton Castle and its Picturesque landscape in the early C19

2.0 Vision for the Estate 3. Consolidation and expansion in an era of vast colliery revenue

The Lambton Estate is one of the most significant historic places in the North 4. Retrenchment from the 1930s, symbolised by the family reducing and then East. A remarkably secluded enclave in an industrialized and urbanised region, its leaving Lambton Castle Executive Summary Summary Executive history, landscape, buildings and archaeology encapsulate much of the story of County Durham. The core of the Lambton Estate is one of the most interesting and intriguing historic places in North East . Its history, landscape, buildings and But it is now at a critical moment in its long history. The Trustees and family archaeology encapsulate the story of County Durham over several hundred years: recognise this. Their vision is to identify and secure a viable future for the from largely agrarian economy, to a landscape and society dramatically reshaped Estate that provides for the sustainable conservation and enhancement of this by the extraction of coal and the wealth it generated, to a community and significance. This will be achieved by: revealing and celebrating the Picturesque historic environment still coming to terms with the collapse of these industries. character of the Wear gorge; capitalising on the Estate’s superb location; and In a county that takes great pride in its mining history – its communities, villages, using and managing the historic landscape and buildings in exemplary ways. engineering - it is an important and necessary counterpoint; a unique example of the scale and splendour in which those who owned coal once lived. This vision must balance three factors: • traditional management of the Estate;

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 i Lambton Estate: site and statutory designations

Grade I listed structure

Grade II* listed structure

3 Grade II listed structure

Grade II Registered park

Listed structures 1 Chester Gate, northwest of Chester Lodge 2 Chester Lodge 3 Harraton Gate, piers & walls 60m west 11 of Harraton Lodge 22 4 Brewery Cottages 21 23 20 19 5 Lamb Bridge 12 16 17 10 18 6 Iron gatepost & railings 6 9 7 Terrace & retaining wall 8 8 Lambton Castle 7 9 2 garden walls & stone lions 10 Dairy 5 13 11 Gateway in Lambton Castle Stables 1 12 East Lodge Executive Summary Summary Executive 2 13 Shepherd’s (Bowes House)Cottages 4 14 Gate, piers, wall & railings in front of Bournoor Lodge 15 Bourmoor Lodge (west of Church of St Barnabas) 16 Dovecote 17 Detached pair of gates 18 Garden wall, gates & 2 statues 19 Gate, piers, wall & railings 20 Marble bench 21 Biddick Hall 22 4 stone urns 23 Fountain 15 14 This drawing incorporates information from the Ordnance Survey which is © Crown Copyright. ABA Licence: AL1000 17547 AL1000 ABA Licence: Copyright. Crown © is which Survey Ordnance the from information incorporates drawing This

ii Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter Lambton Estate landscape character areas

Southern Banks

Castle, Gardens & Pleasure Grounds

Kennel Field

Racecourse

Northern Woodland

Northern Park

Former Lion Park

Biddick Hall & Gardens Executive Summary Summary Executive Scorer’s Wood

Former Farmland

Southern Fringe

Former Paddocks & Deer Park

CMP boundary

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 iii Its significance is intrinsically linked to continuity of ownership over many character in many places, especially along the southern edge, which is located centuries. This is of inherent historic value. It is also fundamental to the Estate’s beyond the historic core of the Estate. The Castle was substantially reduced in character in two ways. First, it remains, and is managed as, a traditional working the 1930s – though not demolished like so many other unwieldy houses; and, estate. Second, it is introverted, visually cocooned from its now urbanised today, the poor condition of some structures, such as Lamb Bridge and the Castle surroundings by planting that creates sharply defined boundaries. This privacy Stables, is a threat to the long-term conservation of their significance. and landscaped seclusion has been intentional since the onset of industrialised mining around the Estate. It creates an intangible, unique and powerful sense of Biddick stands apart from this. Although the estates were joined in the C18, there place. But in it lies the seeds of potential tension between the wish to conserve has never been any designed landscape union. The well-maintained house has this significance and the desire to make it more widely accessible. fine early C18 elevations and interiors and intriguing clues to earlier origins. The gardens, redesigned and expanded by Antony Lambton, are the one instance on The overwhelming aesthetic value of the Estate is the outstanding Picturesque the Estate of C20 change enhancing significance. The th6 Earl quite convincingly composition of the Wear gorge, where designed landscape and architecture are transplanted the spirit of the Italian Renaissance to the North East of England. combined superbly to delight, surprise and impress. This is best experienced by following the progression from Chester New Bridge to the Castle and enjoying the The evidential value of the Estate is significant. It has archaeological potential to designed views along it. This marriage of landscape and architecture is principally better understand the evolution of the landscape and its use, to identify the site of a creation of the 1st Earl of Durham in the early C19, uniting the Harraton and Lambton Old Hall and Harraton chapel, and perhaps most interestingly, to reveal Lambton estates artistically a century after their dynastic union in marriage. the industrial history of the site, where coal mining and exporting began in the No recognised designer is known for the landscape; for the buildings, the Earl C16. turned to the county’s leading architect, Ignatius Bonomi. This is some of his most The communal value of the Lambton Estate has been limited by virtue of having Executive Summary Summary Executive important and accomplished work. The contribution of later designers, notably Sydney Smirke and the Estate Surveyors Henry Leighton and his successor J been a private landscape for centuries. There is limited public access. Whilst the Gibson Cowe, are substantial and numerous; the subsidiary structures – cottages, history of the Lambtons is part of the communal history of the county, this is gardens, Stud, etc. – all contribute to the overall significance because they were mostly associated with the legend of the Worm and the social, economic and built and are essential to the operation and character of a great estate. Where they legacy of their mining operations. The Estate itself, within the park walls, is known are not designated these are mostly local heritage assets. Nevertheless, the core to only a few as anything other than the location of the Lion Park – an enterprise aesthetic values were established by the 1st Earl and do not extend strongly with a folk memory which far outstrips its relatively short life. beyond the gorge. For the combination of these values, the core of the Lambton Estate is Developments in the C20 have added little of aesthetic value and in some unquestionably one of the most significant historic places in the North East. instances this has adversely affected landscape character: extensive planting, the fixed surface infrastructure and buildings associated with the former Lion Park and management regimes including the former livery have harmed landscape

iv Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter 4.0 Conservation management policies

Estate Management E10 The design of new development will be informed by the Lambton Estate Supplementary Planning Document and other local and national guidance E1 The Estate will adopt this Plan’s Vision to underpin the management of its historic environment. E11 The design of new development will be informed by the Assessment of Significance and the Policies of this Conservation Management Plan E2 The Estate will adopt this Conservation Management Plan as the strategic framework for the care and conservation of its complex historic E12 The Estate intend to commission a design code for the development which environment will encapsulate the Family’s vision of a socially cohesive, environmentally sustainable and exemplar development E3 The Estate will implement this framework through an Action Plan that is agreed with Durham County Council in conjunction with English Heritage E13 The Estate will commission a landscape management plan for the proposed development area E4 The Estate will abide by legislation and national and local policy and guidance on the historic environment E14 The Estate will allow managed and sustainable public access to the historic landscape, informed by an Access Management Plan E5 The Estate will continue to engage positively with the relevant statutory bodies E15 The Estate will explore options for enhanced online access to information about the Estate, its history, landscape and historic buildings E6 The Estate will invest in the renewal of infrastructure that is vital to the traditional management of the Estate

Landscape Summary Executive E7 The Estate will carry through the Action Plan (see Chapter 5) and implement this Plan’s policies in order to address the risks to the significance of the L1 The Estate will consider, over time, recreating the scalloped informal edges Estate of woodland where possible

E8 The Estate will undertake development along the southern boundary of L2 The Estate will consider enhancing the age structure of woodland, the site and in conjunction with that will implement this CMP’s Policies conserving veteran trees and removing non-native species where and Action Plan in order to minimise harm and maximise the benefits to its these are detrimental to the significance of the woodland as and when historic environment opportunities arise as part of the Estate’s thinning and re-stocking programme E9 In particular, development should not impinge upon significant views and the setting of the Castle or Biddick Hall L3 The Estate will, where practical, conserve veteran trees and expand a programme to replace lost trees within the landscaped parkland

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 v L4 The Estate will continue appropriate levels of grazing within the parkland S6 The Estate will continue to be proactive in finding a sustainable new use and rationalise and improve agricultural boundaries where possible whilst for the Castle (along side any short term opportunities that may arise) and recognising the need to keep stock secure where grazing is let to a number implement the most favourable option as a medium to long term goal of farmers S7 The Estate will secure the Dairy and make it weathertight, as a high priority L5 The Estate will look to re-opening and maintaining key vistas and restoring the relationship between the Castle, Park and River; in particular, reopening S8 The Estate will look to bring the Castle Stables and the Byre into new and vistas between Lambton Castle and Lamb Bridge sustainable use that is consistent with their architectural character and their significance

Structures S9 The Estate will undertake regular maintenance of the Stud complex S1 The Estate will commission suitably experienced professional advisors to S10 The Estate will explore options for an appropriate and financially viable new analyse the bridge and will implement their recommendations as a high use of the Stud priority S11 The Estate will repair historic outbuildings and structures at Biddick Hall S2 The Estate will commission suitably experienced professional advisors to monitor and analyse the retaining wall and will implement their S12 The Estate will undertake an initial assessment of the condition and recommendations for stabilisation and repair works as a high priority structural stability of the listed walls and carry out any urgent works as a high priority

Executive Summary Summary Executive S3 The Estate will undertake planned maintenance of the cottages and houses that contribute to the Estate’s significance S13 In parallel, the Estate will continue the rolling programme of repair works to maintain the park and garden walls in good condition in the long term S4 When undertaking improvement works, the Estate will conserve the character and significance of historic houses and cottages, S14 The Estate will explore funding options available for the repair and maintenance of the historic walls on the Estate S5 The Estate will continue to make regular fabric inspections of the Castle. It will make provision for appropriate maintenance work as well as any repair works that are highlighted by regular inspections

vi Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter 5.0 Action Plan

5.1 Purpose of the Action Plan • initial landscape costings by the Landscape Agency, based on comparable work elsewhere The Action Plan is the conclusion of the CMP. It sets out a series of steps to guide the Estate in the implementation of the Management Policies described in the • discussions with the Trustees, the County Council and English Heritage. previous chapter. The Plan is important to the future of the Estate, which as Chapter 4 discussed is approaching a tipping point in the care and conservation of its historic structures and landscape. 5.2 Action Plan delivery The Action Plan will be delivered in phases. These phases are to be tied to The Plan is organised by priorities. These priorities reflect the need to balance development of the allocated land on the southern fringe because the receipts will generating income and incurring expenditure. fund the conservation and restoration works. The Trustees will also apply for public funding as and when appropriate opportunities arise. The priorities have been informed by:

• the assessment of significance (chapter 3) The planning system provides the mechanism by which Durham County Council and the Estate, will implement this phased approach. Specifically, implementation • the analysis of Issues and Opportunities (chapter 4) will be tied to listed building consent and planning permissions by conditions and section 106 agreements. These are widely understood and tried and tested • the Estate’s assessment of the condition of the housing stock methods. • initial structural assessments of the Lamb Bridge and the Castle retaining wall undertaken by structural engineers from Alan Baxter in April-May Policy 12 and the accompanying text to the County Durham Plan (Submission

2014 Draft) confirms this approach, stating that: Summary Executive

• a high level assessment of the condition of other built structures “the development of executive housing will be permitted providing the undertaken by structural engineers from Alan Baxter in April 2014 in developer/s and the Trustees of Lord Durham’s Voluntary Settlement association with the Estate, as the basis for: contributes an amount of funds, to be agreed with the Local Planning (a) identifying the urgency of necessary action (see section 5.5 below), Authority and secured through a Section 106 Agreement or other suitable and financial mechanism, to support the restoration and maintenance of the Estate and provide enhanced public access in accordance with the Heritage (b) initial cost estimates by Andrew Morton Associates, Quantity and Access Management Plan.” Surveyors

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 vii 5.3 Action Plan financing It is anticipated that a further premium will be paid for people to be located within the Park wall because of the prestige and the quality of the landscape and 5.3.1 Mechanism setting. However, this has never been market tested. This is a key consideration when assessing the level of receipts and their ability to fund the works identified The Action Plan is underpinned by a financial strategy whereby (a) the receipts in the Action Plan. When forecasting the receipts, the value which is being used will fund conservation works (the ‘conservation deficit’) and the wider public is that achieved at Ash Meadows and Generals Wood. The appraisal therefore enjoyment of the Estate, and (b) the income from the buildings returned to viable excludes an unproven uplift in value. As a consequence, the model is considered use will contribute to funding ongoing maintenance. As previously noted, should to be financially robust, subject to changes in market conditions. relevant public funding become available the Trustees will also make applications as may be appropriate. As noted at 5.5 below, plainly there is an inherent linkage between the implementation of the Action Plan and progress with the delivery of the allocated It is intended that the receipts will be sufficient to met the cost of conservation land. Accordingly, the sequencing outlined in the Action Plan will be subject to and restoration works, which are estimated at c. £28m, thereby putting the Estate further scrutiny as part of the determination of relevant planning applications on on a robustly sustainable footing for many generations to come. A review of the the allocated land. costs of conservation works and the receipts undertaken by the Estate and its professional advisors confirms that the receipts generated will be sufficient to meet these costs. 5.4 Action Plan monitoring Bringing currently empty heritage assets into viable new uses will also facilitate The drafting of this CMP and Action Plan is not the end of dialogue with statutory on-going management and maintenance of the heritage assets on the Estate for stakeholders. Neither the CMP nor the Action Plan are static documents. Rather, Executive Summary Summary Executive the benefit of future generations. they will evolve and develop and their progress and scope will be the subject of ongoing dialogue and evaluation during the development process.

5.3.2 Receipts In modelling potential receipts, consideration has been paid to two developments 5.5 Lambton Estate Action Plan on the edge of the Estate, Ash Meadows and Generals Wood. These have the highest residential values in County Durham. An analysis of these indicates that 5.5.1 Phasing a premium of circa 10-15% is paid for properties at these locations above those The Action Plan is divided into three categories: high priority, medium priority more widely available. and low priority. For ease of use, landscape and built structures are presented separately on associated proposals maps.

viii Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter These phases correlate to the delivery of tranches of housing units: Costs were arrived at on the basis of site inspection by Alan Baxter and the Landscape Agency, Estate reords and Estate assessments of the housing stock. High priority: 0-150 units: to 2021 Medium priority: 151-300 units: 2022 – 2026 All costs include VAT and are at 2014/15 prices. Low priority: 301 units plus: 2027 onwards 5.5.3 Balancing priorities The above timelines are based on the Examination in Public proceeding A number of factors have been balanced in assigning priorities. First, the favourably in 2014 with adoption of the County Durham Plan in early 2015; immediacy and degree of risk. Second, the significance of the landscape area relevant planning applications for the allocated land would then proceed or structure. Third, the scale of public benefit derived from the investment. shortly thereafter and be determined in late 2015. As such, the earliest that Fourth, the opportunities to unlock wider benefits and generate greater income. residential completions could be envisaged at the Lambton Estate is late 2016 Importantly, in determining priorities, the Action Plan provides a high level (once pre-commencement conditions have been discharged etc). An indicative linkage to the development of the allocated land and the receipts that will be implementation rate of 30 units per annum has been assumed. generated. The hierarchy of actions within each category does NOT indicate prioritisation; An overarching framework for action emerged from this analysis: high priority the sequencing of works will be considered following further analysis and expenditure is targeted at structures at risk and on key interventions in the highly investigation, which will include discussions with Durham County Council significant Gorge. and English Heritage. A plan for the next phases of structural and condition investigation is set out in section 5.6 below. Medium priorities for landscape are focussed on further works south of the Executive Summary Summary Executive River in conjunction with increased sustainable public access and the proposed 5.5.2 Costs development. The Medium Priorities for structures are to prevent further deterioration and to undertake works that will contribute towards the Estate’s A cost or range of potential costs is ascribed to each action. These costs are in income stream. outline only and will be subject to further refinement. The lowest landscape priority is afforded largely to the northern areas of the The costs were identified in early 2014. They were calculated by the Estate and Park that is expected to remain largely private. Many of the important heritage its Agent in collaboration with the following professional advisors: for structures priorities and interventions will have been addressed by the completion of the and buildings, Alan Baxter & Associates consulting engineers and Andrew Morton 300th unit on the allocated land; as such the lower priories are focused on on- Associates quantity surveyors; for landscape, the Landscape Agency landscape going management interventions. architects.

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 ix 2 5.0 Action Plan

5.5.45.5.1.- Landscape LAMBTON Propoals ESTATE Map ACTION - Lambton PLAN Estate - LANDSCAPE Action Plan PROPOSALS MAP INITIAL CONSULTATION DRAFT Lambton Estate Conservation Management Plan / May 2014 5.5.4 Lambton Estate Action Plan: Landscape Proposals Map Site specific actions: Estate-wide actions:

Consider the preparation of an Estate fencing strategy for the phased Explore opportunities to connect Consider enhancing drive existing public footpaths through restoration, repair or replacement of fencing and a uni ed approach to by creating scalloped an Access Management Plan boundary treatments within the Park. edges to woodland

Weardale Way Continue active management of landscape compartments.

Consider restoring Three Acre Clump by clearing woodland around it

Consider enhancing Lady’s Pond (Virginia Water) Evaluate options for appropriate siting of storage areas

Replant specimen trees. Conserve veteran trees and Use early OS as guidance investigate a programme of replacement planting

Consider creating Consider appropriate planting a scalloped edge and landscape to incorporate car to woodland park into the wider landscape Consider restoring the pleasure grounds of Lambton Castle in association with its future use

Consider replanting specimen trees. Use early OS maps as guidance

Restore Black Drive to coincide with restoration of Lamb Bridge

Improve outline and structure of Scorer’s Wood and along Black Drive. Restore shape of Racecourse Maintain clear views between clump by clearing later woodland Lamb Bridge and Castle and replanting as necessary

Crown lift and opening key vistas in and out of the Wear gorge Halo around veteran trees Explore opportunities and consider thinning to to connect existing create scalloped edges public footpaths Consider clear woodland to restore scalloped edge to Crow Bank wood. Consider reverting cleared area to wood pasture with grass ground layer. Retain mature oak and early-mature specimens to grow on within this. Executive Summary Summary Executive

Create scalloped edges to woodland

De-silt and manage bankside Maintain and enhance existing vegetation of Kennel Pond Maintain and enhance Replant specimen trees. Use tree belts to former Lion Park existing tree belt early OS maps as guidance

Maintain and enhance existing tree belt Great North Forest Heritage Trail

Maintain and enhance existing tree belts to former Lion Park

DRAFT KEY: HighHigh Priority Priority Medium Priority

Low Priority

Alan Baxter ExistingMedium public footpath Priority

Low Priority

Existing public footpath x Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter 5.5.55.5.2.- Structures LAMBTON Proposals ESTATE Map ACTION - Lambton PLAN Estate - STRUCTURES Action Plan PROPOSALS MAP Alan Baxter 5.5.5 Lambton Estate Action Plan - Structures Proposals Map Site specific actions: Estate-wide actions:

Consider options for relocating Estate yard.

Commission an Access Management Plan to consider options for sustainable access. Castle Stables: • repair shell to make wind and water tight and prevent further deterioration. • indentify a new use for the Castle Initiate a rolling improvement programme for Estate housing (listed and Stables. Assess the Biddick garden walls and their associated gates and railings, and: unlisted), including: selective refurbishment works that will enhance • undertake any necessary immediate character and value; and, measures to improve carbon e ciency that Convert to appropiate and sustainable stabilisation works. new use. • implement a rolling programme of are sympathetic to the historical and architectural character of the maintenance and repair, as necessary repair the iron gates to Biddick Hall using appropiate housing. techniques and materials. The Byre: Undertake temporary works to Carry out any further neccesary repair work and Lambton Castle: make wind and watertight; continue the rolling programme of maintenance Convert to appropriate and consider options for conversion. and repair to the Biddick garden walls. sustainable new uses, such as residential, serviced Assess the Castle Kitchen Garden walls, and: Continue the improvement programme for Estate housing (listed and accommodation, weddings, Repair and convert to appropiate • undertake any necessary immediate Continue the rolling programme of unlisted), including: selective refurbishment works that will enhance conferences, hotel, o ces. and sustainable new use. stabilisation works. maintenance and repair to the Biddick garden • implement a rolling programme of walls. character and value; and, measures to improve carbon e ciency that are maintenance and repair, as necessary. sympathetic to the historical and architectural character of the housing.

Repair the iron gates to Lambton Carry out any further neccesary repair work and Castle using appropiate continue the rolling programme of maintenance techniques and materials. and repair to the Kitchen Garden Walls. Implement the measures recommended by the Access Plan, which could include: Castle Dairy: Continue the rolling programme of Undertake temporary works to maintenance and repair to the Kitchen Garden • School visits, as part of an enhanced educational programme. prevent further deterioration Walls. and identify long-term use. • Opportunities to link up and develop the existing footpath network. • Events (e.g. the annual Lambton Run, the Prince’s Trust Charity clay Restore and sensitively reuse in association with bringing pigeon shoot). the Castle back into use. New Bridge: • Commision and launch a virtual access project in association with Lamb Bridge: Undertake necessary works to Identify and implement mantain this vital piece of schools, the University of Durham and local community groups to stabilisation and strengthening infrastucture. improve intellectual access to the Estate. Chester New Bridge: works with the aim of restoring Investigate the condition of a vehicle river crossing in the the river retaining wall. western part of the Park.

River wall adjacent to Chester New Bridge: carry Black Drive and Score’s Drive: Continue the improvement programme for Estate housing (listed and out any necessary Undertake necessary works to stabilising works. unlisted), including: selective refurbishment works that will enhance Castle retaining wall: mantain this vital piece of Monitor and evaluate the infrastucture. Stud: character and value; and, measures to improve carbon e ciency that are stability of the Castle retaining Repair and convert to wall undertake any necessary sympathetic to the historical and architectural character of the housing. appropriate and stabilisation works. sustainable new use.

INITIAL CONSULTATION DRAFT Lambton Estate Conservation Management Plan / May 2014 Continued implementation of the Maintenance and Restoration Plan for historic buildings and structures. Executive Summary Summary Executive

Assess the Park Wall and their associated gates and railings, and undertake any necessary immediate stabilisation works.

Carry out any further neccesary repair work and continue the rolling programme of maintenance and repair to the Park Wall.

Continue the rolling programme of maintenance and repair to the Park Wall.

KEY: HighHigh Priority Priority Medium Priority

Low Priority ExistingMedium public footpath Priority

Low Priority

Existing public footpath

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xi

3 5.0 Action Plan 5.5.6 Action Plan: High Priority Works (0-150 units, estimated to be completed by 2021)

Costs are given at 2015 inflation levels to allow for comparison. The figures are estimates and all costs should only be used as a guide.

To develop the CMP into a full Landscape Management Plan for the Estate, to help inform future uses and management £24,000 - £48,000 within the Estate

To develop the CMP into a Maintenance and Restoration Plan for the Estate’s historic buildings and structures (listed and £20,00 - £40,000 non-listed).

Actions are likely include: • Lamb Bridge: identify and implement stabilisation and strengthening works with the aim of restoring a vehicle river £596,000 crossing in the western part of the Park by the insertion of a concrete saddle • Castle retaining wall: monitor and evaluate the stability of the Castle retaining wall and undertake any necessary £1,020,000 - £1,875,000 stabilisation works • Maintain and enhance existing tree belts around the proposed development area to provide screening £60,000 -£84,000 • Restore the shape of the Racecourse clump by clearing later woodland and replanting as necessary £6,000 - £12,000 • Replant specimen trees on the Racecourse, using early C19 estate plans and early OS maps as guidance £6,000 - £12,000 Executive Summary Summary Executive • Castle Dairy: undertake temporary works to prevent further deterioration and identify long-term use £5,000 • The Byre: undertake temporary works to make wind and watertight; consider options for conversion £15,000 • Castle Stables: repair shell to make wind and water tight and prevent further deterioration £2,117,000 • Castle Stables: identify a new use £10,000 • Consider options for relocating the Estate yard £5,000 • Evaluating options for the appropriate siting of Estate storage areas north of the Castle Stables £5,000 • Initiate a rolling improvement programme for Estate housing (listed and unlisted), including: selective refurbishment £1,708,000 works that will enhance character and value; and, measures to improve carbon efficiency that are sympathetic to the historical and architectural character of the housing • Infrastructure improvements: undertake necessary works to maintain the New Bridge TBC

xii Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter • Infrastructure improvements: Restore the Black Drive to coincide with the restoration of Lamb Bridge £250,000 • Infrastructure improvements: undertake necessary works to maintain the Scorer’s Wood £180,000 • Maintain clear views between the Lamb Bridge, its approaches, and Lambton Castle £2,000 -£6,000 • Conserve veteran trees on The Bottoms and investigate a programme of replacement planting £6,000 - £12,000 • Investigate the condition of the river retaining wall at Chester New Bridge £10,000 - £16,000 Commission an Access Management Plan to consider options for sustainable access. £6,000 - £12,000 Implement the measures recommended by the Access Management Plan, which could include: • Schools visits, as part of an enhanced educational programme £18,000 - £36,000 • Events (e.g. the annual Lambton Run, the Prince’s Trust Charity clay pigeon shoot) £36,000 - £72,000 • Commission and launch a virtual access project in association with schools, the University of Durham and local £6,000 - £24,000 community groups to improve intellectual access to the Estate Assess the Park Wall and its associated gates and railings, and undertake any necessary immediate stabilisation works £259,000 (estimated to be required to 25% of the wall within this timescale) Executive Summary Summary Executive Assess Biddick’s garden walls and its associated gates and railings, and undertake any necessary immediate stabilisation £193,000 works Assess the Castle Kitchen Garden walls, and its associated gates and railings, and undertake any necessary immediate £286,000 stabilisation works, in particular to the northern retaining wall Repair the iron gates to Lambton Castle using appropriate techniques and materials £4,000 - £7,000

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xiii 5.5.7 Action Plan: Medium Priority works (151-300 units, estimated to be completed by 2026)

Costs are given at 2015 inflation levels to allow for comparison. The figures are estimates and all costs should only be used as a guide.

Continue implementation of the recommendations of the Landscape Management Plan and the Structures Maintenance and Restoration Plan. Likely actions will include: • Lambton Castle: convert to appropriate and sustainable new uses, such as residential, serviced accommodation, £6,406,000 weddings/conference centre, hotel, offices • Castle Dairy: restore and sensitively reuse in association with bringing the Castle back into use £139,000 • Castle Stables: convert to appropriate and sustainable new use £3,199,000 • Byre: repair and convert to appropriate and sustainable new use £1,281,000 • Stud: repair and convert to appropriate and sustainable new use £2,456,000 • River wall adjacent to Chester New Bridge: carry out any necessary stabilising works identified by the investigation TBC works and in accordance with those recommendations • Improve outline and structure of Scorer’s Wood and along Black Drive £6,000 - £12,000 • Halo around veteran trees and consider thinning to create scalloped edges £6,000 - £12,000 • Crown lift and opening key views and vistas in and out of the Wear gorge £6,000 - £18,000 Executive Summary Summary Executive • Create scalloped edges to woodland bordering Ayrie’s Bank and Kennel Field £6,000 - £12,000 • Replant specimen trees across the Estate using early C19 estate plans and early OS maps as guidance, for example, £12,000 - £18,000 between the Grange and the Old Brewery Cottages. De-silt and mange bankside vegetation of Kennel Pond • Consider creating a softer scalloped edge to the woodland above The Bottoms £6,000 - £12,000 • Consider enhancing woodland understorey planting. This would also have the benefit of increasing biodiversity £30,000 - £60,000 Continue the improvement programme for Estate housing (listed and unlisted), including: selective refurbishment works £2,283,000 that will enhance character and value; and, measures to improve carbon efficiency that are sympathetic to the historical and architectural character of the housing Continue to implement the measures recommended by the Access Management Plan, which could include: • Opportunities to link up and develop the existing footpath network £24,000 - £600,000

xiv Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter Carry out any further necessary repair work and continue the rolling programme of maintenance work to the Park Walls £750,000 Carry out any further necessary repair work and continue the rolling programme of maintenance work to Biddick garden £500,000 walls Carry out any further necessary repair work and continue the rolling programme of maintenance work to the Kitchen £1,035,000 Garden Walls Executive Summary Summary Executive

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xv 5.5.8 Action Plan: Low Priority works (300 units plus, estimated to be completed by 2030)

Costs are given at 2015 inflation levels to allow for comparison. The figures are estimates and all costs should only be used as a guide.

Continue the improvement programme for Estate housing (listed and unlisted), including: selective refurbishment works £1,739,000 that will enhance character and value; and, measures to improve carbon efficiency that are sympathetic to the historical and architectural character of the housing Using early C19 Estate plans and early OS maps as guidance consider the following: • The appropriateness of restoring the pleasure grounds of Lambton Castle in association with its future use £10,000 - £12,000 • Potentially restore the Three Acre Clump by clearing woodland around it £6,000 - £12,000 • Enhancing the Castle drive by creating scalloped edges to the woodland £4,000 - £6,000 • Appropriate planting and landscaping to incorporate the car park west of the Castle Stables into the wider landscape £2,000 - £60,000 • Enhancing Lady’s Pond (Virginia’s Water) £6,000 - £12,000 Continue active management of landscape compartments Cost as yet unknown Consider the preparation of an Estate fencing strategy for the phased restoration, repair or replacement of fencing and a £3,000 unified approach to boundary treatments within the Park Continue to implement the measures recommended by the Access Management Plan, which could include: Cost as yet unknown Executive Summary Summary Executive • New access to Rickleton Wood and Picktree Quay Wood via Chester New Bridge Cost as yet unknown Continue implementation of the Maintenance and Restoration Plan for historic buildings and structures. Likely actions will include: • Repairing the outbuildings and listed structures at Biddick Hall Cost as yet unknown Continue the rolling programme of maintenance and repair to the Park Wall, the Castle kitchen garden walls and Biddick £6,000 p.a. garden walls

xvi Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter 6.0 Assessment of Proposed Allocation by considering the principle of development in the knowledge of the land proposed to be allocated together with the content of the Council’s 6.1 Background Supplementary Planning Document; and As noted elsewhere in this CMP the Council is proposing the allocation of land at the Lambton Estate for approximately 400 executive homes together with by considering guidance that the proposed development should follow in order a 10.9ha opportunity for B1 business uses associated with the housing. This that it minimises harm and maximises benefit. allocation is accompanied by a Supplementary Planning Document and other evidence which supports the allocation. 6.3 Principle of Development The purpose of this CMP is to provide a detailed assessment of the character The County Durham Plan and SPD identified an allocation area by assessing and significance of the Lambton Estate to accompany the allocation and the significance of the estate and the character of its landscape. This process Supplementary Planning Document. Such an evidence-based approach is at the identified the southern fringe as an area of the lowest significance and one in heart of the National Planning Policy Framework (NPPF). For historic places, NPPF which the impact of development on areas and structures of significance would requires this evidence in order that decision makers can understand and assess be minimal. the impact of proposals on the significance of the historic environment. It is then possible to reach a view on whether or not the public benefits of a proposal This CMP has, in effect, audited that analysis. As described in section 4.2.4, the outweigh any harm it causes to significance. This is the key test in determining CMP has considered the Estate’s Capacity for Change and concluded that the applications affecting heritage assets. SPD’s analysis is robust: the southern fringe, although part of the Registered Park and Garden, is a substantially degraded area that lies outside the key historic

landscape zone. It plays no part in the setting of the most significant historic Summary Executive 6.2 Effects of the Allocation structures, including the Castle and Biddick Hall. It therefore follows that this document should assess the effects of the proposed In detail: allocation on the significance of the Estate and its heritage assets. In normal circumstances, such a Heritage Impact Assessment is undertaken when a scheme • The western portion was within the park boundary by 1800 (evidence of Estate has been designed, and therefore when there is certainty about what it will look maps), but it was managed as paddocks and not as parkland then and the for like. majority of the time since

In this case, no design has yet been prepared. Rather, the detailed design stage • It was therefore not part of the core designed landscape will be undertaken once the Council’s allocation has been confirmed. • This is borne out by research of historic photographs, engravings and paintings, Nevertheless, it is possible to assess the impact of development at this stage in which has produced none illustrating the area two ways:

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xvii • This area is part of the registered area by virtue of its appearance on the 1860 E13 The Estate will commission a landscape management plan for the OS map, but the key historic area is along the valley of the River Wear to the proposed development area north. In addition, section 4.2.4 sets out outline design guidance in support of these • It is screened from the core landscape area by established woodland belts Policies. This guidance says that development should:

• The eastern portion has never been within the designed parkland 1. Reflect the underlying character and nature of Lambton as a traditional working estate. • However, development has changed the landscape for the worse on much of the allocated area, leaving a legacy of hard surfaces and utilitarian buildings This could be expressed, for example, in the management culture of the development and in the use of Estate signage and colour schemes. The The southern fringe is therefore an appropriate location for development. objective would be for the development to feel distinctively a part of the Estate, not separate from it.

6.4 Guidance for development 2. Take inspiration from the landscape character of the Estate, specifically its This CMP has considered the steps that should be taken so that the proposed introspection and seclusion, extensive woodland and parkland history development on the allocated area minimises harm to significance, and wherever The landscape design for the proposed development area could take possible helps to restore buildings and landscape in a sustainable manner. inspiration in a number of ways. For example: These steps are enshrined in the following Policies that will be adopted by the

Executive Summary Summary Executive • by reinforcing existing belts to create seclusion from both beyond Estate: the Estate boundary and from the highly significant River Wear gorge, including the setting of Lambton Castle. E10 The design of new development will be informed by the Lambton Estate Supplementary Planning Guidance and other local and national • by using park fencing to reflect the historic paddock use of much of this guidance area of the park • by using parkland tree species and planting as the basis for the E11 The design of new development will be informed by the Assessment of landscape design (for example in the form and nature of planting) Significance and the Policies of this Conservation Management Plan • by using the design code to reflect the above and to manage issues such E12 The Estate intend to commission a design code for the development as privacy which will encapsulate the Family’s vision of a socially cohesive, 3. Consider opportunities for incorporating views of and environmentally sustainable and exemplar development. potentially the Stud. Although the Estate’s landscape has been designed to

xviii Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter exclude the outside world, within it, designed views, frequently focussed on historic character of the Estate. The design of buildings should be equally Picturesque structures, are an essential element of its conception and character. high quality and cohesive, and should respond to the specific setting and New development, therefore, should incorporate some views of such structures. unique character of the Estate, rather than being individually designed with no architectural inter-relationship. The introspective character of the Estate is long established; in the C19 and early C20 this was designed and maintained to keep out the sights and It would be premature for this document to prescribe an architectural style sounds of industrialisation. In the future, a balance must be struck between or philosophy, since a number of different approaches could be equally using existing planting and the design and layout of the development to valid. The mechanism for design development and implementation, in screen new housing from the river gorge and views from the Castle, and oder to achieve the desired quality and architectural cohesion, will be creating new designed views from within the proposed development area. the proposed design code, in conjunction with the landscape design. The design code would need to consider how to respond to the existing Two structures in particular may lend themselves to treatment in this way. character of Estate buildings in terms of materials, massing and form. The first is the Penshaw Monument, because there is already a view from the proposed development area of this significant structure, which has 5. Integrate effectively and make the best possible use of historic buildings in and important historical ties to the Estate. around its perimeter, in order to deliver the maximum benefit from them in terms of character, and maximum benefit to them in terms of sustainable and The second structure is the Stud, which lies on the western boundary of constructive use. In particular, the Stud complex and the cluster that includes the proposed development area. The Stud requires a sustainable new use; the Bowes office complex, Estate housing and the historic part of Bournmoor using the entrance tower to close designed views on the development area north of the A183. could be a part of bringing forward that future function. At the east and west ends of the proposed housing area there are Summary Executive 4. Consist of cohesive, high quality architecture. The architecture of the historic collections of historic buildings: the Stud to the west and Burnmoor / Estate building stock has a strongly cohesive character; it was designed by Bowes to the east. It will be important that the proposed development architects and the majority of buildings are in a prevailing late C19 early C20 of the allocated land manages the transitions between existing and new vernacular revival style. New development need not ape this style, but it should in a sensitive way. The introduction of new uses at the Stud provides an be equally cohesive and of an equal architectural quality. opportunity to integrate this with the wider allocation, as does the already successful conversion of Home Farm into Bowes Offices. A visit to Lambton quickly reveals that the building stock of the Estate has a high quality and consistent architectural character. This is part of what 6. Carefully integrate lighting proposals to minimise impact on the surrounding makes the Estate distinctive and unique. In response to this, the proposed wildlife and heritage assets. development should have an overall consistency and distinctively Lambton Light pollution could affect the ecological, landscape and architectural character. Multiple different styles and materials are not consistent with the significance of the Estate if not carefully considered and implemented.

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xix 7. Undertake the early establishment of green infrastructure proposals within The development also provides the mechanism to deliver these benefits, through the development to provide a high quality setting for the first and subsequent Section 106 agreements and conditions attached to planning and listed building phases of housing. consent permissions

The development may take twenty years to complete. Consideration should be given to implementing key elements of the landscaping for 6.6 The balance of benefits and effects of the the development area at the outset, to reduce the sense of a building site allocation over the life of the build, as well as enabling green infrastructure to reach maturity in time for the later phases of development. It is undeniable that what is proposed is a very large development in a registered landscape of regional importance. Such a proposal requires a robust justification to satisfy national and local policy. 6.5 Public benefits The first question that NPPF asks is: does the development proposal cause To be consistent with national and local policy, development must generate substantial or less than substantial harm to the significance of heritage public benefits that outweigh harm. The public benefits of the proposed assets (para 132). The conclusion of this report is unequivocal: the proposed development are manifest and substantial, as outlined throughout this development will cause less than substantial harm if implemented according to document. Whilst the principles can be categorised as four key interventions the national and local guidance and the policies contained in this CMP. total work and expenditure that is required to facilitate the benefits is exceptional. They constitute a substantial investment in the conservation, re-use and public Where a development proposal will lead to less than substantial harm, NPPF then access to a large number of heritage assets, including a number at risk. requires this harm to be weighed against the public benefits of the proposal (para

Executive Summary Summary Executive In total, thirty-four Policies are proposed in this CMP that will deliver substantial 134). The conclusion is again unequivocal; the public benefits of the scheme, public benefits in line with current and emerging policy, in the following four in terms of public access and the sustainable restoration and maintenance of ways: multiple heritage assets, overwhelmingly outweigh any harm the development will cause. • increased sustainable public access to the landscape Accordingly, the proposed development, if undertaken in line with SPD and CMP • sustainable restoration of at risk, out of use or underused historic structures and guidance is potentially beneficial for the historic environment for the following buildings reasons: • restoration of significant elements of the landscape • The proposed development area is of minimal significance. The development • provision for the sustainable maintenance of the historic landscape and will cause a change in character by virtue of the loss of historically open green structures space, but this is balanced by improvements to the quality of the area through the implementation of a masterplan and associated landscape works.

xx Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter • The proposed development will not be intervisible with the core historic 6.7 Conclusion area and its associated landscape and buildings, by virtue of topography and existing planting, reinforced as necessary In conclusion: if development in the allocated area is carried out according to the guidance in the SPD and in this CMP, then: • The proposed development will not have an impact on historic design views • the harm that it will cause will be less than substantial, and • The proposed development produces receipts that enable the implementation of an Action Plan to sustainably restore and conserve multiple heritage assets in • the harm that is caused will be overwhelmingly outweighed by the the core landscape area and buildings clusters, some of which are presently at demonstrable and extensive public benefits that it will bring, in the form risk. of greatly increased public access and the restoration and sustainable maintenance and use of the historic landscape and structures that form the • The proposed development enables the sustainable extension of public access outstanding significance of the Lambton Estate. to the historic landscape of the Estate. Consequently, the overall impact of development will be substantially beneficial to the historic environment. In these circumstances, a development is proposed that will produce receipts necessary to restore multiple heritage assets on the Estate without any significant impacts or changes to the core historic area and related buildings and landscape.

Development of the allocated area would therefore be consistent with national and local policy, delivering substantial and sustainable heritage benefits. To ensure delivery of these substantial benefits a series of actions and mechanisms Summary Executive are recommended: • a design competition;

• a design code;

• a landscape management plan

• the structures restoration and management plan

• section 106 legal agreements

• planning conditions

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xxi 7.0 Technical Studies

A number of technical reports have been commissioned in association with the proposed southern development area of the site.

Discipline Documentation Summary of Key Findings Summary of Consultee Comments Cultural Heritage Conservation • See Executive Summary The scope and content of the CMP has been agreed Management Plan with Durham County Council (DCC) and English Alan Baxter Associates & (CMP) Heritage (EH). Both parties have been closely involved The Landscape Agency in the preparation of the CMP and, we understand that this is reflected in the Statement of Common Ground between DCC and EH. Landscape and Visual Landscape and Visual • As a result of the site’s previous use as a Lion The approach to the landscape and visual assessment Assessment Park, the site has been severely degraded in was agreed with DCC. The LVA word endorses the The Landscape Agency landscape terms. The local landscape character is findings of the Council’s own analysis of the site not particularly notable or reflective of the historic contained within the SPD together with that contained character of the Registered Park. in the above CMP.

• Topography and the enclosed character of the site limit views into / out of the historic core of the Registered Park.

Executive Summary Summary Executive • The visual impact of the development is likely to be largely limited to the immediate vicinity of the site.

• The site has the ability to accommodate change without significant adverse impact on the Registered Park and Listed Buildings.

• sn There i a opportunity for the proposed development to have a notable positive impact upon local landscape character.

xxii Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter Discipline Documentation Summary of Key Findings Summary of Consultee Comments Archaeology Desk Based Assessment • s There i evidence of / likely to be: “On the basis of the information to date, DCC Archaeology would not have any objections should this Northern Archaeological (July 2014) - Post medieval coal pits and waggon ways within land be developed. Any archaeological issues should be Associates the allocation area (local or regional significance). able to be dealt with through the planning process by a combination of pre-determination supporting evidence - The remains of a small number of structures / and conditioned mitigation as needed.” parkland features associated with post-medieval Lambton Estate, below ground (local significance). (Lee MacFarlane, Senior Archaeology Officer, DCC. Letter to Northern Archaeological Associates dated 18 • The impact of development on any archaeological August 2014) remains can be mitigated through a programme of investigation and recording.

• The results of this programme can be used to promote greater understanding of the significance of Lambton Collieries and to enhance interpretation of comparable remains within other parts of the Estate. Executive Summary Summary Executive • Together with enhanced public access and onsite/ web based interpretation, the proposed allocation will have a beneficial impact on the heritage asset.

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xxiii Discipline Documentation Summary of Key Findings Summary of Consultee Comments Transport Transport Assessment & • The scope of the TA has been agreed with DCC “We have now reviewed your amended submissions Travel Plan highways department. relating to Lambton Estate being Version 1.3 of the Fore Consulting Transport Assessment and Version 1.3 of the Travel (August 2014) • Two vehicular access points are proposed. These Plan. I can confirm that the measures outlined in your have been agreed in principle with DCC, and will submission are considered to be appropriate to mitigate be laid out to relevant design standards. Junction the effects of the traffic that is likely to be generated by capacity assessments indicate that the proposed the proposed development” vehicular access junctions are satisfactory in capacity and performance terms. (Dave Wafer, Strategic Traffic Manager, DCC, Email to Fore dated 12/08/14). • There are a range of schools, services and amenities in the surrounding area, and the site is located It is also noted that the Highways Agency has not within 400m walking distance of local bus stops, objected to the allocation of Lambton through policies from which regular services connect to local/ 12 and 24. regional centres.

• Junction capacity assessments indicate that the traffic associated with the development can be adequately accommodated on the local highway

Executive Summary Summary Executive network, and there will be no adverse impact on the safe and free flow of traffic. This includes junction 63 on the A1(M).

• An extensive multi-user network will be provided within the site. This will introduce / improve connections to existing networks within the site (including to the employment area) and the wider area, encouraging local journeys to be undertaken on foot or bicycle.

• A bespoke Travel Plan has been prepared including a package of measures to promote more sustainable travel and reduce reliance on the car for residents and employees. xxiv Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter Discipline Documentation Summary of Key Findings Summary of Consultee Comments Arboriculture Pre-Development Tree • Tree coverage on the site includes individual/small “I’ve read the reports on … Lambton and I’m happy with Survey & Arboricultural groups of mature parkland type trees; individual/ the approach you’ve taken, their scope and content”. Elliot Consultancy Ltd Impact Assessment small groups of early and semi-mature and parkland trees; and large blocks of early mature peripheral (Ged Lawson, Principal Landscape Officer, DCC; email (July 2014) woodland plantations and young / semi-mature to Elliot Consultancy dated 01/08/14) monoculture plantations planted to provide cover for game. The latter gives many of the woodlands a compartmentalised aesthetic.

• s There i significant potential for improving the overall arboricultural and ecological value of the larger sections of woodland.

• The development of the site in accordance with the Concept Masterplan can be undertaken with the retention of all of the most significant and valuable trees and woodlands on and adjacent to the site.

• Retained trees and woodlands can be protected in

accordance with, and in many cases exceeding, the Summary Executive recommendations of BS5837.

• Long term woodland management plans and a comprehensive landscape strategy, which includes landscaping and tree planting across the site, will not only compensate for any minor loss of vegetation, but can enhance tree cover and woodland value, and ensure sustainable integration of trees and woodlands into the scheme.

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xxv Discipline Documentation Summary of Key Findings Summary of Consultee Comments Ecology Extended Phase 1 • In isolation, the habitats on-site are of low ecological “Happy with the range and quality of the surveys” Survey value. However, given the size of the site and mosaic E3 Ecology Ltd effects of the habitats in combination, the site is of (July 2014) parish ecological value. Terry Coult, Ecologist, Durham County Council; email (Interim report pending • The Phase 1 Survey identified the need for further to E3 Ecology 31/07/14) completion of bat survey work for bats, breeding birds and great survey work) crested newts (see below for individual survey results).

• Through the evolution of the masterplan, there will be sufficient opportunity to mitigate for all potential or likely impacts, including for the species below. Great Crested Newt • A dedicated GCN survey has been completed (GCN) Survey (Spring/Summer 2014).

• Habitats are considered to be of low/moderate value to amphibians, with connective features between ponds generally of limited value, and potential

Executive Summary Summary Executive shelter and hibernation locations largely limited to the wooded areas.

• No GCN have been recorded within the site as part of the survey work.

• s There i a negligible residual risk of GCN being present on the site. It is recommended that development works should be undertaken to an Amphibian Method Statement (Appendix 2 of the survey report).

xxvi Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter Discipline Documentation Summary of Key Findings Summary of Consultee Comments Breeding Bird Survey • The allocation site is considered to be of moderate “Happy with the range and quality of the surveys” value to breeding and wintering birds. A 3-visit Breeding Bird Survey has now been undertaken (2014). Terry Coult, Ecologist, Durham County Council; email • The site supports approximately 349 territories of to E3 Ecology 31/07/14) 52 species in 2014, with the overall breeding bird assemblage likely to be of up to district value.

• The potential to retain the woodland, the potential for woodland species to be displaced into surrounding habitats and the low number of territories found in the grassland area means that the overall effects on breeding birds is likely to be low.

• The report proposes a number of mitigation measures to ensure that there is no significant adverse impact on breeding birds. A detailed mitigation strategy will be developed at the detailed Executive Summary Summary Executive design stage as part of the overall landscape and management strategy.

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xxvii Discipline Documentation Summary of Key Findings Summary of Consultee Comments Bat Survey • The site habitat is of moderate value to bats, and Happy with the range and quality of the surveys” is supports a moderately robust feeding and commuting resource to a number of different bat species. Terry Coult, Ecologist, Durham County Council; email • Dusk transect surveys have been completed at the to E3 Ecology 31/07/14) site, on a monthly basis since April 2014, and have recorded generally low levels of foraging activity by individual and small numbers of bats. Species are generally common and soprano pipistrelle, although some Natterer’s bats, noctule and Myotis species have also been recorded on occasion.

• Dusk transect surveys have been combined with anabat monitoring. This has indicated that woodland edge habitats are important foraging and commuting resources, particularly for common and soprano pipistrelle bats,

Executive Summary Summary Executive • Full daytime assessment and two dusk activity surveys have been completed of both the stable block and workshop complex within the redline boundary. The workshop buildings to the south of the site were confirmed as supporting day roosts for common pipistrelle and Natterer’s bats. Maternity usage of the buildings is considered to be unlikely.

• Retention of linear features and buffering of woodland edge habitats will be promoted within the landscaping scheme, to ensure that there is no significant impact upon the ecological networks used by the bat population within the site, and the wider area.

xxviii Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter Discipline Documentation Summary of Key Findings Summary of Consultee Comments Noise Noise Assessment • The Noise Assessment is based upon the layout in “Many thanks for these points of clarification. I can the Concept Masterplan. It demonstrates that: confirm that I am happy with the report”. QEM Environmental (July 2014) Consultants • Ambient noise levels within WHO guidance limits (Emma Tindall, Senior Environmental Health Officer, for external amenity can be achieved, subject to DCC; email to QEM dated 22/07/14) appropriate mitigation in certain locations; and,

• The typical glazing specifications detailed in the report will provide suitable internal acoustic environments to meet BS8233 criteria for both residential dwellings and business premises.

• At the detailed design stage, the findings of this Noise Assessment will be used to inform the final design and layout. Executive Summary Summary Executive

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xxix Discipline Documentation Summary of Key Findings Summary of Consultee Comments Ground Conditions Preliminary Geo- • Ground Stability: There are several coal seams “I have reviewed the report and am happy with it. environmental beneath the site and there is a risk to ground [I] agree with the risk assessment… I do not see any Sirius Appraisal Report (July stability due to the presence of potential unrecorded need for the site investigation to be carried out prior 2014) shallow workings. However, risks from historic to the planning process unless the applicant requests underground coal workings are commonly it, however, should planning permission be granted a encountered within the County, and shallow mining contaminated land condition would be added to the risk would not preclude development, subject to permission recommending the Phase 2 Site Investigation further investigation and mitigation. and Risk Assessment and if necessary remedial works undertaken”. • Foundations: Shallow spread foundations founded on natural clay are anticipated for low rise buildings (Sarah Clement-Dawson, Senior Contaminated Land across the majority of the site. Reinforcement / Officer, DCC; Email to Sirius 24/07/14). upgrading may be necessary in areas affected by shallow coal workings.

• Contamination: Low to moderate risk of hazardous mine gas associated with historic mine workings; and low/moderate risk of pesticide contamination within natural soils across the site. This would not

Executive Summary Summary Executive preclude development subject to appropriate investigation / mitigation.

• Ground gas: Low/moderate risk of hazardous ground gas associated with localised areas of made ground; and moderate risk of hazardous mine gas associated with historic mine workings. This would not preclude development subject to appropriate investigation / mitigation.

• A programme of post-consent investigation is recommended to identify an appropriate mitigation strategy in respect of the above.

xxx Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter Discipline Documentation Summary of Key Findings Summary of Consultee Comments Water Management Flood Risk Assessment • s The site i located in Flood Zone 1 having a less than “The FRA undertaken by Queensbury Design of July 2014 (July 2014) 1 in 1,000 annual probability of river or sea flooding adequately considers the proposed method of surface Queensbury Design Ltd in any year. water drainage for the proposed development…We would have no objections in principle of the proposed • The FRA demonstrates that, subject to appropriate maximum discharge rate to the River Wear of 176I/s…A mitigation, development brought forward in detailed drainage design will be required…” accordance with the allocations would not be at a risk of flooding and flood risk would not be (James Hudson, Senior Planning Advisor, Environment increased elsewhere. Agency; Letter to Queensbury Design Ltd. 07/08/2014).

• The preferred drainage strategy will involve:

• Disposal of surface water using existing drainage ditches and watercourses in the vicinity of the site (176l/sec).

• Disposal of foul flows to the nearby Sedgeletch Sewage Treatment Works. Utilities Utilities Assessment • A baseline Utilities Assessment has been undertaken N/A

to discuss the existing utilities in the vicinity of Summary Executive Queensbury Design Ltd (July 2014) the site and their ability to serve the proposed development. The full range of utility providers has been consulted as part of this assessment.

• The assessment does not identify any utility constraints that would preclude development of the site in accordance with Policies 12 and 24.

Alan Baxter Lambton Estate Conservation Management Plan Executive Summary / September 2014 xxxi Discipline Documentation Summary of Key Findings Summary of Consultee Comments Socio-Economic Impact Socio-economic • This assessment considers the socio-economic N/A Assessment effects of the proposed allocations. It demonstrates NLP that the proposed development is expected to (July 2014) have a beneficial effect on the socio-economic characteristics of the local area. These include:

• f Delivery o 13,935m2 of B1 office space, with the capacity to create 746 net additional direct jobs and a further 224 indirect jobs in the local and regional economy;

• Creating 167 permanent direct Full Time Equivalent (FTE) construction jobs and 253 permanent indirect and induced FTE jobs;

• An injection of £142.5m of private sector capital which will deliver a £21.9m increase in local Gross Value Added (GVA) per annum over the 15 year build period; Executive Summary Summary Executive • Attracting new households to the area, delivering a £4.5m net additional uplift in expenditure in the local economy that will help support 62 FTE jobs in new and existing local businesses; and

• Generating £1m increased annual Council Tax revenue, £5.8m of NHB payments and £360,000 in additional Business Rate payments for Durham County Council.

xxxii Lambton Estate Conservation Management Plan Executive Summary / September 2014 Alan Baxter

Alan Baxter

Prepared by Heloise Palin, Richard Pollard, Eleanor Houldcroft and Matt Jarvis Reviewed by Reider Payne Initial Consultation Draft issued 13 May 2014 Full Draft issued 2 June 2014 Final Draft issued 15 July 2014 Final document issued 23 July 2014 Executive Summary issued 10 September 2014

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