Northumberland Local Plan Core Strategy

Strategic Land Review – Central Northumberland Delivery Area

October 2015 Strategic Land Review

Central Northumberland Delivery Area

1 Introduction

1.1 The Central Northumberland Delivery Area extends north and west from the boundary with Tyne and Wear. Much of the area is covered by Green Belt to protect the countryside from encroachment from the Tyne and Wear conurbation. The south west of the area includes part of the North Pennines AONB. The delivery area includes the Main Towns of Hexham, Morpeth, Ponteland and Prudhoe and the Service Centre of Corbridge. The small areas which cover these settlements, and the Rest of the Central Northumberland Delivery Area is shown below.

Figure 1: Central Northumberland Delivery Area

2 Hexham

Introduction

2.1 Hexham, located in Tyne Valley, is one of three Main Towns located in the Central Northumberland Delivery Area. The Hexham small area comprises the parishes of Acomb, Hexham and Sandhoe, and includes the settlements of Anick, Oakwood and Low Gate. Located north of the A69 is the village of Acomb, which is closely tied with Hexham.

Figure 2: Hexham small area

Role and function 2.2 Hexham serves a wide rural hinterland, with its influence extending into the West Northumberland Delivery Area. With its auction mart, Hexham is an important centre for the local agricultural industry. Hexham’s employment land is located north of the town centre on both banks of the River Tyne. The town’s largest employer, the Egger wood processing plant located between the river and the A69. Hexham also has an important role as a gateway to Northumberland National Park and Hadrian’s Wall World Heritage Site. The town accommodates commuters working in the Tyneside conurbation.

Demographic, housing and economic profile

Demographic Profile 2.3 The 2011 Census recorded that there were 13,616 usual residents in the Hexham small area; an increase of 462 people since 2001.

2.4 Over this period the proportion of the population of core working age (16- 64 years) stayed the same, at 60.5%, while the proportion aged over 65 increased significantly from 20.6% to 33.8%.

Figure 3: Hexham demographic profile

People aged 75 and Population 0 - 4 May-15 16 - 24 25 - 44 45 - 64 65 - 74 over

2001 13,157 4.6% 14.4% 9.2% 24.6% 26.7% 10.2% 10.3% 2011 13,616 4.6% 12.1% 10.1% 20.3% 30.1% 11.0% 22.8%

2.5 In 2011, the Hexham area had a smaller proportion of its population of working age than the County as a whole, and a significantly larger proportion aged over 65 years.

Population Projection 2.6 When applied at the local level, the 2012 based Sub-national Population Projections indicate that the population of Hexham will increase by 5.6% between 2011 and 2031. Over this period, the number of people of core working age is projected to decrease by 11.8%. In contrast, the population aged over 65 years is projected to increase markedly, with a 62.1% increase in those aged over 75.

Figure 4: Hexham population projection

Projected population change 2011 - 2031 Age Group Population Population Change Population Change 2011 2031 as a % 0-15 2,241 2,245 4 0.2%

16-59 (female)/ 16-64 (male) 7,716 6,804 -912 -11.8% 60/65-74 2,031 2,689 658 32.4% 75+ 1,621 2,628 1,007 62.1% Total 13,609 14,366 757 5.6%

Housing Profile 2.7 In 2011, in the Hexham small area, 62.7% of properties were in Council tax Bands A to C, with 27.5% of these in Band A.

2.8 The 2011 Census recorded 6,216 household spaces in Hexham, an increase of 459 since 2001. Of these household spaces, 299, or 4.8% had no residents. In 2011, 67.2% of households were living in owner occupied properties, 17.5% in social rented housing and 15.3% in the private rented sector.

2.9 In 2011, 26.2% of households occupied properties with four or more bedrooms, 39.7% of homes had fewer than three bedrooms, and 34.1% had three bedrooms.

2.10 In comparison to Northumberland as a whole, Hexham contains significantly more high value properties, and far fewer low value dwellings. The area is characterised by having a higher proportion of owner occupiers, and fewer households living in social rented properties. The housing stock is relatively large with a more than a quarter of homes having four or more bedrooms.

Economic Profile 2.11 In the small area 68.9% of those aged 16-74 are identified as economically active, with 31.1% inactive. At the county level the equivalents are 67.9% and 32.1%.

Constraints analysis 2.12 Being located in the valley of the River Tyne, Hexham has grown in a largely linear form from east to west. North of the town centre are the Newcastle to Carlisle railway line, the River Tyne and the A69 trunk road, each of which represent barriers to development. Much of this area is at risk of flooding. From the town centre, the ground rises steeply to the south, up the Yarridge Ridge where the racecourse is located. To the east and the west there is significant woodland.

Figure 5: Hexham

Highways 2.13 While Hexham is well connected to the strategic road network being located to the south of the A69 which bypasses it to the north and connects Newcastle upon Tyne with Carlisle, the historic nature of the town, together with its topography means that local highways are a significant constraint to development.

2.14 The roads and junctions in and around the town centre, from Eilansgate in the north and Hencotes to the south, are narrow and offer little scope for widening or improvements. Eastgate (B6306), the main route south out of Hexham is particularly constrained by its junction with Battle Hill (B6305). To the west of Hexham Causey Hill Road and Leazes Lane are steep and narrow and have little capacity to support additional development.

2.15 Hexham has two access points to the A69. Rotary Way (A6079) provides the main access from the town centre, via the Bridge End Roundabout. Traffic from the nearby industrial estates shares this route with other users. The mini roundabout where the A6079 meets Alemouth Road is particularly constrained. The second access point is at the west end of the town via the West Road (B6531), and is likely to require improvements if it was expected to accommodate significant additional traffic. A right turn lane provides access to Hexham for traffic traveling from west to east, meaning traffic exiting to the east

is required to cross the westbound carriageway.

Flood Risk 2.16 Much of the area north of the railway line, together with the Burn Lane industrial estate, and the area adjacent to Cockshaw Burn, is identified as being at risk of flooding, being located in Flood Zones 3, with a more extensive area in Flood Zone 2. Many of the areas of the town at risk of fluvial flooding are also susceptible to surface water flooding. The areas at risk of surface water flooding do however extend into the town centre and residential areas south of the town. Areas to the north and south of Acomb are also identified as being in Flood Zones 3 and Zone 2, associated with Red Burn and Birkey Burn.

Figure 6: Hexham Flood Risk

2.17 The Strategic Food Risk Assessment identifies that the area lying within the functional flood plain, in Flood Zone 3b is largely confined to the River Tyne, with in the town, only Tyne Green affected. Flood defences are however in place along the north bank of the Tyne protecting the Egger plant and the adjacent area, and along Cockshaw Burn. Areas to the north and SW of Acomb are also identified as being in Flood Zone 3b.

Figure 7: Hexham Strategic Flood Risk Assessment

Water and Sewerage Capacity 2.18 The detailed WCS identifies that there are no capacity constraints associated with water resources from Kielder WRZ, or Hexham WwTW.

2.19 The WCS also identifies that the sewer network in the west, east, and south west of Hexham has a historic record of sewer flooding, and indicates there may be capacity issues within the public sewerage system. Further investigation and possible infrastructure upgrades may be required in these locations.

Natural Environment Designations 2.20 While not a statutory designation, Hexham contains a number of areas occupied by ancient or semi-ancient woodland. These are largely confined to the valleys of the Cockshaw Burn and Wydon Burn to the southwest. There is also ancient woodland associated with the Birkey Burn and Red Burn valleys around Acomb.

2.21 There are local wildlife and geological sites associated with the River Tyne and Red Burn, and one is located close to the Egger plant. The area around the

confluence of the Rivers North and South Tyne is a SSSI.

Figure 8: Hexham natural environment designations

Built Heritage Designations 2.22 Being a historic market town, the centre of Hexham contains a significant number of buildings and features, which are protected by statutory designations. Hexham Abbey is a Scheduled Monument, while the adjacent Sele is a Register Park and Garden. In and around the town centre there are numerous Grade 1, 2* or 2 listed buildings. Hexham conservation area covers the entire town centre and extends into the residential areas to the south and west.

2.23 Acomb conservation area is focused on Main Street to the south east of the village. There are a number of listed buildings across the wider small area.

Figure 9: Hexham built heritage designations

Figure 10: Hexham town centre built heritage designations

Archaeological sensitivity 2.24 The extensive urban survey identifies the town centre of Hexham and the Sele as being of high archaeological sensitivity. An additional area of high sensitivity incorporates part of the golf course.

Figure 11: Hexham archaeological sensitivity

Open space 2.25 The Hexham area contains a significant amount of open space. In addition to the Sele, parks and gardens and green space extends along the River Tyne including Tyne Green Country Park. Additional green space is aligned with burns to the south of the town; Cockshaw Burn, Wydon Water and Skinners Burn. There are several outdoor sports facilities in Hexham together with Acomb playing fields.

Figure 12: Hexham green infrastructure and open space

Green Belt 2.26 The Tyne and Wear Green Belt extends west of Hexham. The Green Belt boundaries are drawn tightly to the urban form, allowing for only limited expansion outside the existing developed area. Acomb is also inset from the Green Belt allowing an element of development; while other settlements are ‘washed over’ allowing only limited infill development.

Figure 13: Green Belt - Hexham

Landscape sensitivity 2.27 The most sensitive landscape is that to the south of Hexham on the elevated High Side and Yarridge Ridges (1), while the Key Landscape Impact Study identifies that land to the east of Egger (2) is of lower sensitivity and could, in landscape terms, accommodate additional development. Hill slopes to the south (3), a small area the north (3) and an area to the east (4) are also identified as being of lower sensitivity, with the landscape being able to absorb some development.

Figure 14: Hexham landscape sensitivity

Agricultural Land Classification 2.28 The majority of the agricultural land adjacent to Hexham and Acomb is identified as Grade 3. The areas adjacent to the River Tyne, to the east and to the west of Hexham are identified as Grade 2.

Figure 15: Hexham agricultural land classification

2.29 More detailed analysis has been undertaken across much of the land surrounding Hexham. An area of land to the north west of Hexham which incorporates Shaws Farm, Leazes and land in the vicinity of Mount Royal is in the more detailed assessment of Grade 3a and 3b; as is land to the south east of Hexham, south of Gallowsbank Wood. To the south of Hexham, land in the vicinity of Bensons Fell Farm and south of Elvaston Drive is Grade 3b, while land at Highford to the south west is also Grade 3b. Land between High Shield and Lough Brough Park to the south of Hexham is identified as a mix of Grade 3b and 4.

Figure 16: Hexham detailed agricultural land classification

Mineral Resource Areas 2.30 Significant parts of the Hexham area contain valuable mineral resources. A band of brick clay and fireclay is located on the ridge to the south of the town in the vicinity of the racecourse. Coal resources are also located there. Additional coal resources are located in a band stretching from north of Oakwood towards Acomb, another through the centre of Acomb stretching northwards, and north of Dukes House Wood Centre. Sand and gravel resources extend along to the river Tyne valley including Hexham town centre and the area to the north of here.

Historic Housing Delivery and employment land take up

Past Housing Delivery 2.31 The Hexham small area has seen little in the way of residential development during 2009-11 with only 51 dwellings completed.

2.32 Approximately 230 dwellings were completed in Hexham over the period 2004- 09, with the most significant developments being at West Road, Burn Lane, Elvaston Road, Wanless Lane, Halliwell Dene, Eastgate, and the Orchard, in Acomb.

Employment Land Take-up 2.33 From 1999 to 2014, 9.95ha of allocated employment land was taken up across Hexham, principally at Egger (E08) and Bridge End (E09). Over the same period 1.57ha has been lost to other land uses, largely at the Goods Yard (E35) and Burn Lane (E07). An additional 0.17ha of allocated employment land has been taken up at Acomb (E33).

The availability of land for housing and employment

Housing Land Availability 2.34 The capacity of identified sites to accommodate residential development over the plan period is set out below. In addition to the 57 units completed between 2011 and 2015, capacity to accommodate an additional 431 dwellings over the plan period is identified. Approximately 91% of the capacity is within or adjacent to the town of Hexham.

Figure 17: Hexham housing land availability

No of dwellings Small Area Hexham Completions 2011-15 57 56 Deliverable sites 0 – 5 years 248 206 Developable sites 6 – 10 years 137 137 Developable sites 11 – 15 years 46 46 Developable sites year 16 0 0 Total 488 445 2.35 Included in the table above, are dwellings forecast to be delivered on sites with planning consent. The Council’s Five Year Supply of Deliverable Sites (2015- 2020) document identifies a remaining capacity of 86 units across five sites currently under construction, and 136 units forecast to be delivered across four

sites with extant planning permission.

2.36 Of those units on sites under construction, Land at Gilesgate (13/02289/FUL) is expected to deliver 45 units, while land north of Car Dealership (13/02253/FUL) is expected to deliver 26 units. Of the units with extant permission 112 are expected to be delivered on land south of Craneshaugh, Corbridge Road (13/01208/OUT).

2.37 A further site east of Farmways, Corbridge Road (14/01279/FUL) with the capacity for 16 units was granted planning consent after the base date of 1 April 2015.

2.38 In addition to the above, sites have been identified with a combined capacity of 25 units which may become available over the plan period but there is no certainty about their availability.

Employment land availability 2.39 The total employment land available in Hexham is 2.479ha, with the majority of the land available located at Hexham – Former Bunker (E20) and at Hexham – Haugh Lane (E06).

Figure 18: Hexham allocated employment sites

Ref. No Site Settlement Area (ha) Developed (ha) Available (ha)

E06 Hexham – Haugh Lane Hexham 10.022 8.473 1.000

E15 Acomb Acomb 3.245 2.735 0.106

E20 Hexham - Former Bunker Hexham 1.373 0 1.373

2.479

Proposed requirements for housing and employment land

2.40 The Pre-submission Core Strategy proposes in indicative housing requirement of 720 dwellings over the plan period. Given that 57 units have already been completed between 2011and 2015, the housing requirement for the remainder of the plan period is around 663 dwellings.

2.41 This level of development is considered appropriate to support sustainable increase in the working age population and to maintain and enhance the services and facilities of the main town, whilst protecting its historic character.

2.42 The plan proposes the retention of most allocated employment land and proposes to allocate an additional 10ha. In Hexham, a total allocated area of 78.96ha is proposed, with 12.7ha available. 6.73ha of employment land is

proposed to be de-allocated. Employment land in Acomb is also proposed to be retained. The total allocation across two sites is 7.95ha, with 0.1ha available.

2.43 The above information indicates that there is insufficient capacity within Hexham to accommodate this scale of development in the town without Green Belt deletion.

Green Belt review and site selection 2.44 Given the lack of housing land supply in Hexham, the following options for accommodating this shortfall or adjusting the housing number have been considered:

 Distributing the dwelling deficit to other Main Towns and Service Centres in the Central Delivery Area (Morpeth, Ponteland, Prudhoe or, Corbridge);

 Distributing the dwelling deficit to other settlements in the Central Delivery Area (e.g. Stocksfield, Riding Mill, Ovingham, Heddon, Longhorsley)

 Distributing the dwellings to settlements in neighbouring Delivery Areas (e.g. Haydon Bridge, Allendale, Humshaugh)

 Reduce the number of dwellings to below 488 units. 2.45 Most of the other Main Towns and Service Centres in the Central Delivery Area are also constrained by the Green Belt. While the inner Green Belt boundary is to be drawn around Morpeth through the Core Strategy, it is not considered appropriate to increase the housing numbers in Morpeth further given the significant amount of growth already proposed in the emerging plan. With much of the Central Delivery Area constrained by the existing or newly defined Green Belt, the scope for accommodating the additional 232 dwellings is limited. While some development may be accommodated within existing and emerging inset boundaries, or in settlements out with the Green Belt such as Matfen and Stamfordham (or on sustainable PDL sites in the Green Belt), development on a scale to accommodate the shortfall in smaller settlements is not considered appropriate.

2.46 Because of Hexham’s location in the west of the Central Delivery Area, if development was to be distributed to a neighbouring Delivery Area, settlements in the West Delivery Area may be appropriate, such as Haltwhistle, Allendale, Bellingham or Haydon Bridge, or smaller settlements close to Hexham such as Humshaugh and Great Whittingham. There is however limited capacity within such settlements in the West Delivery Area.

2.47 As the Central Delivery Area is the area of greatest market demand, reducing the level of development in this area is not considered an appropriate response to market signals. Reducing numbers in the Hexham area, without additional

growth in neighbouring settlements is considered likely to have a detrimental impact upon economic growth, and the vitality of the Tyne Valley.

2.48 Given the above it is considered that exceptional circumstances exist to justify Green Belt deletion.

Green Belt Assessment 2.49 The Green Belt review identifies that most land parcel areas surrounding the built form of Hexham as making a medium contribution to the purposes of the Green Belt, with other land parcel areas making a high contribution.

Figure 19: Hexham Green Belt Assessment

2.50 Sites located in the Green Belt, which are identified as not developable in the SHLAA have been discounted from the site selection process. These are listed below.

Figure 20: Sites discounted through the assessment process

Site Site Name Deliverability Comment Number 6792 Land north of the A lack of opportunity to provide appropriate access Allendale Road, and highways capacity and safety concerns prevent Hexham housing on this site. 6936 Land at Green Lack of appropriate access prevents housing to this Bank, Hexham steep sloping site 2342 Land at Middle Highways and access constraints prevent housing. Shield Farm 6782 Hermitage, A lack of a means of achieving access prevents Hexham housing. 6840 Fields to the Lack of appropriate access and highway capacity south of Middle prevents housing. Leazes, Hexham 6852 Half Mile Wood, Highway capacity and access restrictions prevent Fellside, Hexham housing. 6927 Tyne Green, Highways constraints prevent housing. Potential Hexham flood risk associated with site. 2035 Land at Causey Lack of local highway capacity and appropriate Hill access prevents housing, while utilities cannot support a development of this size. 2178 Land to the south The steep slope of the site, and congested access to of Hillcrest Drive it, prevents housing. 2341 Land South of Lack of highway access prevents housing, while the Beaufront Avenue steep topography would make development difficult. 2454 High Shield Lack of opportunities for access prevents housing. Cottage, Dipton Mill 2455 High Shield Lack of safe access to the site prevents housing, Cottage, Dipton while the peripheral location and desire to retain Mill mature trees, means the site would be considered a low priority for housing. 2457 Land at Bridge The location of the site, between a busy main road End and an industrial area, and detached from the town centre makes it unsuitable for housing. The topography of the site would also present challenges. 2598 Land adjacent to Highway constraints prevent housing. Dipton Mill Road 2612 Shield Croft Farm Highway constraints prevent housing, while development of this elevated site would significantly affect the character the landscape.

2.51 Only otherwise developable SHLAA sites and those with identified constraints (‘uncertain sites’), notwithstanding their Green Belt location, located in LPAs making a medium contribution to the purposes of the Green Belt are

considered for the next stage in the assessment.

Figure 21: Hexham Candidate Sites for Green Belt deletion

2.52 The remaining candidate sites, with the exception of site 6853 which benefits from planning consent, have been subject to further assessment below.

Site assessments

Green Belt 2.53 Sites 6771 and 6850 are located in LPA HM18a – The Shaws and Leazes. The Green Belt assessment indicates that there is a risk of non-compact ribbon development to the west of Hexham, but that sprawl would be contained by High Wood, and that in the north of the LPA there are opportunities to create strong durable boundaries.

2.54 Sites 6903 and 6937 are located in LPA HM17b – Highford Farm. The GB assessment indicates there is risk of non-compact development in the north of the LPA, an area which would incorporate the above sites. However, each site is relatively small when compared to the wider LPA and are well contained.

2.55 While site 6903 is seperated from the main built up form of Hexham, it is very self contained and not visible from far afield, being bounded by the wooded Cockshaw Burn valley to the south. There are low density residential properties to the east and west. Site 6937 slopes significantly from south to north. Public bridleways to the north and west present opportunities to strengthen the Green

Belt boundaries to the south west of Hexham.

2.56 Site 2644 is located in LPA HM17a – Causey Hill. The GB assessment identifies that there is a risk of sprawl from non-compact development to the south of Hexham, but that the track (Causey Hill Way) connecting Highford with Causey Hill Road provides an opportunity to create a strong durable Green Belt boundary.

2.57 Sites 2374, 2580 and 2579 are located in LPA HM19b – Tyne Green. The GB assessment indicates that Spital Lane to the west provides an opportunity to to provide a strong durable boundary.

2.58 Sites 2580 and 2579 are located east of Spital Lane, adjacent to built up form of Hexham. The northern boundary of 2580 is marked by a line of trees and fence presenting an opportunity to stregthen the boundary.

2.59 The southern part of 2579 is outwith the Green Belt, and is enclosed by Park Avenue and allotments to the west and the cricket ground and tennis courts to the east. The northern part is bounded by the golf club to the north, with the boundary marked by a fence. A new tree line along the northern perimeter would provide an opportinity to create a new defensible Green Belt boundary.

2.60 2374 is previously developed land, with the trees marking the boundary to the golf course to the north. The trees have the potential to create a new Green Belt boundary.

2.61 Site 6854 is located in LPA HM03c - Broomhaugh Island. The site forms the south eastern part of this LPA and is bounded to the north in part by woodland (Widehaugh Banks) and a steep drop down to the railway line and river beyond; woodland marks the eastern boundary. The woodland has the potential to form a new defensible boundary to the Green Belt.

2.62 From the above Green Belt analysis, sites 6771, 6850, 6903, 6937, 2644, 2374, 2580, 2579 and 6854 are progressed to the next stage of the assessment.

Constraints and sustainability 2.63 In order to enable development of sites 6771 and 6850, an upgrade to the West Road / A69 junction may be required. Development of this scale is likely to generate significant traffic flows into the town centre and along Eilensgate.

2.64 Site 6771 is located adjacent to the built form. The site slopes significantly up from the River Tyne; the northern part is identified a Grade 3a agricultural land, while a cricket field occupies a flat area to the south. The elevated nature of the site means it commands prominent views across across the Tyne Valley. 6771 is located approximately 1.5km away from the town centre, and 0.5km from the

high school.

2.65 Site 6850 is somewhat detatched from the built form of Hexham and extends significantly into land which provides the western approach to Hexham. Part of the site is identified as Grade 3a agricultural land. Site 6850 is located approximately 2km from Hexham town centre and approximately 1km from Queen Elizabeth High School.

2.66 Site 6093 slopes significantly at its southern boundary, with this area at risk of flooding but the rest of the site is relatively unconstrained. The site is located approximately 1.4km from the town centre and 350 from the high school.

2.67 Site 6937 is currently designated open space, with the upper level area maintained. The site slopes away significantly to the north. Access can be achieved from Bishopton Way. The site is located approximately 1.6km from the town centre and 950m from the high school.

2.68 Site 2644 is currently designated open space and is well used by dog walkers. The site slopes steeply upwards from Bishopton Way but is relatively level at the higher elevations. Potential access could be achieved from Bishopton Way or Coniscliffe Court to the east, although both accesses are constrained, and complicated by land ownership issues. The site is approximately 1.5km from the town centre and 900m from the high school.

2.69 Site 2374 is previously developed land in the Green Belt, and the site is cleared and unoccupied. The site benefits from two access points to the B6531. The site is located approximately 1.5km from the town centre, and 900m from the high school.

2.70 Site 2580 is occupied practice facilities associated with Hexham Golf Club. While currently in use, it is understood the site will be available for development once practice facilities have been relocated. Access can be achieved from the main road. The site is located approximately 1km from the town centre and 650m from the high school.

2.71 Site 2579 is formed of two parts; the northern part is open land while the southern part is occupied by trees, scrub vegetation and dwelling. Only the northern part is Green Belt; much of the southern area is designated open space. Access to Eilansgate is achievable to the south. The site is the subject of a pending planning application. The site is located approximately 800m from the town centre and the high school.

2.72 Site 6854 is a linear site, which forms the eastern approach to Hexham. The site comprises pasture land, and drops steeply on the northern edge towards the railway line. Good access could be achieved to Corbridge Road. The site is located 2.1km from the town centre and 3.2km from the high school.

2.73 From the above, sites 2644, and 6850 are discounted through the assessment process. Site 2644 has constraints associated with development and provides valuable open space in this area of Hexham. Site 6850 is detached from the existing settlement, and represents a significant extension into the countryside.

2.74 While it is considered appropriate to remove the large site 6771 from the Green Belt, and safeguard this area for development in the longer term, it is proposed that only the other smaller sites are deleted from the Green Belt for development over the plan period.

Figure 22: Hexham housing land availability (including Green Belt release) No of dwellings Small Area Hexham Completions 2011-15 57 56 Deliverable sites 0 – 5 years 291 249 Developable sites 6 – 10 years 259 259 Developable sites 11 – 15 years 46 46 Developable sites year 16 0 0 Total 653 610 Developable beyond the plan period 452 452

Figure 23: Hexham Housing Land Availability

2.75 The addition of these sites boosts housing land supply in Hexham there are a number of additional sites which are considered suitable for housing which may

become available over the plan period including the Burn Lane bus depot and the telephone exchange building at Gaprigg Court. In addition, small sites make a significant contribution to supply in Hexham. Over the period 2011-15, 34 dwellings were completed on small sites, and small sites in the SHLAA have a capacity to accommodate 45 dwellings. If the rate of historic completions was to continue over the remainder of the plan period, there would be sufficient capacity to accommodate the identified requirements over the plan period.

New Employment Land Allocation

2.76 The Employment Land and Premises Demand study identified that there is a need for 10-15ha of new employment space required due to constrained supply.

2.77 Sites to the west of the town and the option to the south of the A69 junction with Acomb are likely to require significant junction upgrades and have a high landscape impact. It is proposed that 10ha of additional employment land is allocated to the East of Egger. This site is more closely associated with the existing industrial estate, has less of an impact on the purposes of the Green Belt, less constraints and junction improvement are likely to less expensive.

Figure 24: Candidate employment sites

Green Belt summary 2.78 Following the Green Belt review and site assessments, and the consideration of alternative candidate sites for employment use, Figure X shows the status of

sites around Hexham.

2.79 Seven sites have been released from the Green Belt for housing. One of these sites to the east of Hexham already benefits from a planning consent and is under construction. A further site to the east of Egger is proposed for allocation for employment use. To accommodate the future development needs of Hexham, a larger area to the west of the town is proposed to be safeguarded for development beyond the plan period.

Figure 25: Hexham Green Belt Boundary

Conclusion 2.80 The SLR identifies that there is insufficient capacity within Hexham to accommodate the dwellings and employment land needed during the Plan period, given the role of the town within the Central Delivery Area, set out in the Northumberland Core Strategy and given the projected future marked decline in the size of the working age population.

2.81 The constraints mapping exercise has demonstrated that Hexham is particularly constrained – not only by the Green Belt designation but also by topography its historic setting and, to the south of the town at least, a poor road infrastructure. On the other hand, there are still significant opportunities to accommodate further building to maintain the town’s important role, without significantly affecting its highly distinctive character, layout and setting, but which do necessitate some modest changes to the Green Belt boundary.

2.82 In the case of housing, there are some sites within the town’s built-up area,

including land currently allocated for housing, which can contribute towards housing supply. However, in order to deliver the number of dwellings required, extensions of the settlement are required including Green Belt release.

2.83 In the case of employment, limited land is still available for the accommodation of the types of workplace that the town needs to accommodate for its successful economic role to continue unhindered. Again, therefore, it has been concluded that a modest amount of land needs to be deleted from the Green Belt.

2.84 Following feedback on the Preferred Options (Stage 2), the Full Draft Plan (2014) proposed a significant reduction in the housing numbers for the town but still identified that Green Belt releases would be required to support the delivery of sustainable development. The preferred approach was:  Within the plan period to: o Release 5 small sites on the edge of Hexham for housing development; and o Release land for employment development;  Beyond the plan period to: safeguard land to the west of Hexham for future housing development and potentially additional employment development. 2.85 The revised approach received some local objections, but there was recognition that the revised approach better reflected the need for incremental growth of the town.

2.86 Following feedback and additional work it is now proposed to reduce the level of safeguarded land to be removed from the Green Belt to the west of the town, and identify two additional sites to be removed from the Green Belt, one to provide the required additional employment land and the other to ensure there is capacity to meet the housing development needs of the town within the plan period.

2.87 The strategic approach and the proposed amendments to the Green Belt boundary for Hexham will allow for the sustainable expansion of the settlement, plus additional safeguarded land to meet the long term development needs beyond the period of the Core Strategy.

3 Morpeth

Introduction

3.1 Morpeth is a Main Town within the Central Delivery Area. It is a historic market town, serving a wide rural hinterland, extending into the North Northumberland Delivery Area. The small area is comprised of the parishes of Morpeth, Mitford, Hebron, Hepscott, and Pegswood.

Figure 26: Morpeth small area

Role and function

3.2 Morpeth is a key hub for housing, employment, retailing and services. It serves as an administrative centre for the County and has a commuter housing role in part due to good transport links and the close proximity of the Tyneside Conurbation, although significant numbers also work and use services within Morpeth.

Demographic, economic and housing profile

Population Profile

3.3 The 2011 Census recorded that there were 19,236 usual residents in the Morpeth area; an increase of 221 people since 2001.

3.4 Over this period the proportion of the population of core working age (16- 64 years) decreased slightly from 61.9% to 61.0%, while the proportion aged over 65 increased from 20.4% to 22.5%.

Figure 27: Morpeth demographic profile People aged

Population 0 - 4 5 - 15 16 - 24 25 - 44 45 - 64 65 - 74 75 and over

2001 19,015 4.6% 13.0% 8.7% 25.4% 27.8% 11.0% 9.5% 4.7% 11.8% 8.6% 21.1% 31.3% 10.8% 11.7% 2011 19,236

3.5 In 2011, the Morpeth area had a slightly smaller proportion of its population of working age than the County as a whole, and a larger proportion aged over 65 years.

Population Projection

3.6 When applied at the local level, the 2012 based Sub-national Population Projections indicate that the population of Morpeth will increase by 0.2% between 2011 and 2031. Over this period, the number of people of core working age is projected to decrease by 16.3%. In contrast, the population aged over 65 years is projected to increase markedly, with a 61.1% increase in those aged over 75.

Figure 28: Morpeth population projection Projected population change 2011 - 2031 Age Group Population Population Change Population Change 2011 2031 as a % 0-15 3,184 2,804 -380 -11.9%

16-59 (female)/ 16-64 (male) 10,942 9,156 -1,786 -16.3% 60/65-74 2,834 3,666 832 29.4% 75+ 2,257 3,637 1,380 61.1% Total 19,217 19,263 46 0.2%

Housing Profile

3.7 In 2011, 57.7% of properties in the Morpeth area were in Council Tax Bands A to C, with 25.7% of these in Band A.

3.8 The 2011 Census recorded 8,734 household spaces in Morpeth, an increase of 284 since 2001. Of these household spaces, 298, or 3.4% had no residents. In 2011, 72.9% of households were living in owner occupied properties, 15.5% in social rented housing and 11.6% in the private rented sector.

3.9 In 2011, 26.2% of households occupied properties with four or more bedrooms, 34.9% of homes had fewer than three bedrooms, and 38.9% have three bedrooms.

3.10 In comparison to Northumberland as a whole, Morpeth contains a smaller proportion of low value properties, and significantly more high value properties. The area is characterised by having significantly more owner occupiers, and less households living in social rented properties. The housing stock is of a relatively large size on average.

Economic Profile

3.11 Amongst the population aged 16 to 74, 60.8% are in employment, 3.8% unemployed, and 20.4% retired.

3.12 The proportion of people, both in employment and unemployed, is lower in Morpeth than Northumberland as a whole; however the level of retired people is higher.

Constraints analysis

3.13 The River Wansbeck bi-sects Morpeth, separating much of the town centre from High Church, Stobhill and Stobhillgate to the south. Much of the northern settlement edge is marked by woodland which forms a barrier to development, while How Burn marks the settlement edge to the north east. The A1 bounds the town to the west, and the East Coast Mainline bi-sects Stobhill and Stobhillgate to the south of Morpeth.

Figure 29: Morpeth

Highways

3.14 Morpeth is well connected to the strategic road network, with the A192 and A197 linking the town to two junctions which provide access to the A1; connecting Morpeth to Alnwick and Berwick-upon-Tweed in the north and the Tyneside conurbation to the south. The A197 links Morpeth to Ashington and Newbiggin-by-the-Sea, while the A192 connects the town to Bedlington. The A697, which is accessible to Morpeth via the A192 and A1, links the town to Rothbury and Wooler.

3.15 A Morpeth Northern Bypass is under construction. This will link the A1 (north of Morpeth) to the A197 Ashington road, without the need to travel through the town centre. Improvements to the A1 between Morpeth and Alnwick were announced in 2014, which will see the road upgraded from a single lane system to dual carriageway.

3.16 Many of the roads and junctions leading in to Morpeth have limited capacity, while development to the north of the town is constrained by narrow roads and limited capacity. The Morpeth northern bypass will increase capacity along these highways, reduce congestion in the town centre and enable development to the north of Morpeth. Capacity issues in the centre of Morpeth are associated with Bridge Street (A192) and the mini roundabout which connects the road to Damside (A197). South of Telford Bridge, a junction linking Goose Hill, Pethgate Court and Castle Bank (A192) also has limited capacity. To the north of Stobhillgate, development on Coopies Lane is constrained due to

capacity issues associated with the junction linking the A192 and Coopies Lane, while Stobhill Roundabout which connects the A192 and A196 also has limited capacity.

Flood Risk

3.17 A significant area of central Morpeth, including the town centre and Parish Haugh, aligned along the River Wansbeck, is at risk of fluvial flooding, in Flood Zone 3. Areas aligned with Church Burn, Catch Burn to the south, and How Burn and Cotting Burn to the north, are also in Flood Zone 3.

Figure 30: Morpeth Environment Agency Flood Risk

3.18 The SFRA identifies an area to the west of Morpeth town centre as functional flood plain, in Flood Zone 3b. Staithes Lane, land in the vicinity of Morpeth First School and an area aligned with Church Burn is also in Flood Zone 3b. Much of the remaining area identified above as being at risk of flooding is in Flood Zone 3a.

Figure 31: Morpeth Strategic Flood Risk Assessment

Water and sewerage capacity

3.19 The detailed WCS identifies that there are no capacity constraints associated with water resources from Kielder WRZ, or Morpeth WwTW. Pegswood WwTW has limited capacity, and Hepscott WwTW has no capacity. Both may require upgrades to support additional development; however no solution has been identified at Pegswood.

3.20 The sewer network in the southwest of Morpeth has a historic record of sewer flooding, and there may be capacity issues within the public sewerage system. Further investigation and possible infrastructure upgrades may be required in these locations.

Natural Environment Designations

3.21 The Morpeth area contains a large amount of ancient semi-natural and ancient replanted woodland, with Howburn Wood, Chapel Wood, Castle Wood, Davie’s Wood, Borough Wood and Scotch Gill all identified. Most of these woodlands are also local nature reserves. Much of the Borough Woods and Scotch Gill area aligned with the River Wansbeck are also designated a LWGS. Additional areas designated as LWGSs are Fulbeck Grange to the north of Morpeth and an area aligned with the River Wansbeck and Chapel Woods to the east of Hell’s Kettle.

Figure 32: Morpeth natural environment designations

Built Heritage Designations

3.22 An area covering much of Morpeth town centre is designated as a conservation area, incorporating much of historic Morpeth and containing a significant number of listed buildings. Morpeth Castle is identified as a scheduled monument (SM), as are the Bailey and Newminster Abbey. Mitford Castle and the Roman Fortlet, located south of Mitford, are also identified as SMs.

Figure 33: Morpeth built heritage designations

Figure 34: Morpeth town centre built heritage designations

Archaeological Sensitivity

3.23 The extensive urban survey identifies a significant area of Morpeth as being of high archaeological sensitivity; this includes much of the town centre on the north bank of the River Wansbeck extending up to Pottery Bank Wood. An additional area of high archaeological sensitivity, to the south of the River Wansbeck, extends from the Morpeth Castle area down to High Church. Morpeth Castle, the Motte and Bailey on Haw Hill, Morpeth Old Bridge and the Bell Tower on Oldgate are each identified as scheduled monuments (SM). The remains of Newminster Abbey, to the west of Morpeth, have also been identified as a SM and are of high archaeological sensitivity. Areas of medium archaeological sensitivity include the Riverside House area, land adjacent to Dark Lane, East Mill to the east of Morpeth and the Easterfield Court area.

Figure 35: Morpeth Archaeological Sensitivity

Open Space

3.24 Morpeth contains a significant amount of open space, with Borough Woods, Morpeth Common and land in the vicinity of the middle school all identified as natural or semi-natural green space to the west of Morpeth. Carlisle Park is located in the centre of Morpeth, aligned along the south bank of the River Wansbeck. Outdoor sports facilities include Storey Park Football Ground located on Spelvit Lane and land associated with or in the vicinity of the schools. There is also a large provision of amenity green space in Morpeth.

Figure 36: Morpeth green infrastructure and open space

Landscape sensitivity

3.25 A significant amount of land surrounding Morpeth is identified as being of high landscape sensitivity, including the northern settlement edge (2), rural character areas to the east and south (3), views of Hepscott (4) to the southeast and Morpeth Common (5). Areas identified as being less sensitive to change include the St George’s Hospital site and along the A1/A192 (1) and Pegswood Moor (6) to the north of Morpeth.

Figure 37: Morpeth landscape sensitivity

Agricultural Land Classification

3.26 The agricultural land surrounding Morpeth is identified as Grade 3.

Figure 38: Morpeth agricultural land classification

3.27 More detailed analysis has been undertaken across much of the land surrounding Morpeth. Agricultural land at Parish Haugh is a mix of Grade 2, Grade 3a and Grade 3b, while adjacent land at the East Riding Clinic is Grade 2. Much of the agricultural land to the north of Morpeth and to the south at Catchburn, identified as Grade 3 above, is in the more detailed assessment of Grade 3a or Grade 3b, as is that at Abbey Mills Farm. A large parcel of land to the east of Stobhill roundabout is mixed Grade 3a, 3b and 4, and a small area of land above Morpeth Golf Club is Grade 3b.

Figure 39: Morpeth detailed agricultural land classification

Mineral Resource Areas

3.28 A sand and gravel mineral resource extends across much of the north of Morpeth, aligned with the River Wansbeck. Much of the land to the east of Morpeth is also constrained by the resource, as is Catchburn, Grindle Hill and an area aligned with the railway line at Stobhill. Much of the area to the east of Morpeth is underlain with clay and coal mineral resources and there is a strong recent history of opencast mining in this area.

Historic Housing Delivery and Land Take Up

Historic Housing Delivery

3.29 The Morpeth small area saw 45 completions over the period 2009-11. Approximately 190 dwellings were completed in Morpeth over the period 2004-

09, with a significant level of this development at Montrose Gardens, Manchester Street Car Park, Shields Road and Damside.

Employment Land Take Up

3.30 From 1999 to 2014, 1.68ha of allocated employment land has been taken up across one site in Morpeth; at Coopies Lane (D02). Over the same period 7.73ha has been lost to other land uses, largely at Fairmoor (Extension) (D17).

The availability of land for housing and employment

Housing Land Availability

3.31 The capacity of identified sites to accommodate residential development over the plan period and beyond, across both the Morpeth small area and the settlement itself is set out below.

3.32 In addition to the 178 units completed between 2011 and 2015, sites across the small area, with a capacity to accommodate an additional 2792 dwellings over the plan period are identified; a capacity for a further 1162 dwellings beyond the plan period is also identified. Of the capacity identified over the plan period, approximately 90% is within and adjacent to the town of Morpeth.

Figure 40: Housing land availability in the small area and Morpeth No of dwellings Small Area Morpeth Completions 2011-15 178 97 Deliverable sites 0 – 5 years 890 841 Developable sites 6- 10 years 1410 1266 Developable sites 11 – 15 years 432 420 Developable sites year 16 60 60 Total 2970 2684 Developable beyond the plan period 1162 1162

3.33 Included in the table above are dwellings forecast to be delivered on sites with planning consent. The Council’s Five Year Supply of Deliverable Sites (2015- 2020) document identifies a remaining capacity of 585 units across five sites currently under construction, and 658 units across three sites with extant planning permission.

3.34 Of those units on sites under construction, Land at Northgate Hospital (11/01439/FUL) is expected to deliver 225 units, while Land south of the Chip, Great North Road (11/02454/FUL & 13/00073/FUL) is expected to deliver 200 units. Of the units with extant permission 255 are expected to be delivered on Land south west of Northgate Hospital (13/02105/OUT) and 396 are expected to be delivered on Land east of Stobhill Roundabout (13/02416/FUL).

3.35 Two further sites were granted planning consent after the base date of 1 April 2015, one at St Georges Hospital with a capacity for 375 units and one at Cookswell House, Pegswood with the capacity for 16 units.

PDL/Greenfield

3.36 The SHLAA identifies that of the 2510 dwellings which may be accommodated on deliverable and developable sites over the plan period which are not under construction, approximately 970 dwellings (39%) may be accommodated on 81.0ha of PDL, and 1540 (61%) on 172.5ha of greenfield land.

Employment land availability

3.37 The total employment land available in Morpeth is 18.754ha. The majority of the land available is located at the Fairmoor (Northgate) site (D13) and at the land Adjacent to A1 at Fairmoor (D21), both located to the north west of Morpeth. There is no employment land available in the centre of Morpeth except that at Coopies Lane (D02).

Figure 41: Allocated employment land availability in Morpeth Ref. Developed No Site Settlement Area (ha) (ha) Available (ha) Morpeth - Not in a D13 Fairmoor Settlement 10.109 0.751 9.358 (Northgate)Morpeth - Not in a D21 Adjacent to A1 Settlement 9.234 0 9.234 atMorpeth Fairmoor - D02 Coopies Lane Morpeth 22.598 19.894 0.162

18.754

Proposed requirements for housing and employment land

3.38 The Pre-submission Core Strategy proposes an indicative housing requirement of 2100 dwellings over the plan period. Given that 178 units have already been completed between 2011and 2015, the housing requirement for the remainder of the plan period is around 1922 dwellings.

3.39 This level of development is considered appropriate to support sustainable increase in the working age population and to maintain and enhance the services and facilities of the main town, whilst protecting its historic character.

3.40 The plan proposes to retain 56.81ha of allocated employment land, at Fairmoor, Coopies Lane and Railway Yard, Whalton Road and Loansdean, with 15.07ha proposed to be de-allocated at Fairmoor and in Morpeth town centre, leaving 10.47ha of available land. The 1.28ha of employment land at Pegswood is proposed to be retained. In order to ensure a supply of employment land in the future, the plan proposes to safeguard 5ha of land for employment uses beyond the plan period.

Green Belt Assessment

3.41 The general extent of the Green Belt extension north of Morpeth was defined in Policy S5 of the revised Northumberland Structure Plan (2005), with detailed boundaries to be defined in Local Plans, around Morpeth. The same methodology was used to define the inner boundary around Morpeth as has been used to inform Green Belt deletions in other settlements.

3.42 The contribution that land parcel areas make to Green Belt purposes was assessed in the Green Belt assessment.

Figure 42 - Morpeth Land Parcel Areas – contribution to Green Belt purposes

3.43 Sites located in adjacent to the settlement in the general extent of the Green Belt extension, which are identified as not developable in the SHLAA have been discounted from the site selection process. These are listed below.

Figure 43: Sites discounted from the assessment process Site Ref Site Name Reasons for discounting 3012 Fulbeck (south) Development would require significant loss of (land at) ancient woodland. Insufficient access and local road network capacity to support development.

3016 Plot 8595, Green Highways network and access constraints in Lane, Parish Haugh conjunction with proximity to sewage works.

3020 East Riding Does not connect to public highway. 3047 Fullbeck Insufficient access prevents residential development. 3080 Parish Haugh Highway capacity and access constraints, utility constraints, together with concerns regarding biodiversity and landscape. 3435 High House (land Inadequate access and road safety concerns. adj) 3498 Coningsby House Constraints in relation to access, topography and (Land north of) utilities. 3591 Kater Dene Farm The peripheral location of the site and lack of (land adj) appropriate access. 6754 Catchburn Landscape impact, and the need to maintain separation between Morpeth and Clifton.

6772 Land west of Access road is inadequate and could not feasibly Loansdean be improved. 8043 Land West of The prominent location and sloping topography of Fairmoor the site would result in a significant visual impact on the landscape. Peripheral location, potential significant impacts on the highways network.

8053 Land South of High Suitable direct access to the site cannot be Stobhill Farm achieved.

3.44 Only otherwise developable SHLAA sites, and those with identified constraints (‘uncertain sites’), notwithstanding their location in the general extent of the Green Belt extension, are considered for the next stage in the assessment.

3.45 Sites identified below in LPAs making a high contribution to Green Belt purposes have then been sieved out of the process. These are included on the map below.

Figure 44: Morpeth Candidate Sites for defining the Green Belt Boundary

Green Belt assessment

3.46 Site 8007 is located in LPA MH31a – Stobhill North. The Green Belt assessment identifies that risk of sprawl is prevented by strong containment within the A196 and two railway lines, but that development would increase the risk of merger of Morpeth and Hepscott. The site area is aligned with the LPA, and the rail lines and main road provide strong durable boundaries.

3.47 Sites 3072 and 3073b are located in LPA MH12a – West Lane End. The Green Belt assessment identifies that strong containment by the A1, A192, the Morpeth Northern Bypass, Scotch Gill Woods and burn reduce the risk of sprawl, and that these boundaries reduce the risk of Morpeth merging with Mitford. The LPA is considered to make a medium contribution to the wider setting of Morpeth. The combined sites are aligned with the LPA, and the roads and wood provide strong durable boundaries.

3.48 Site 3072b is located in LPA MH12b – Northgate Interchange. The Green Belt

assessment identifies that the LPA is well contained by the A1, A192 and the route of the Morpeth Northern Bypass reducing the risk of sprawl, although risk of merger with Fairmoor and Northgate Hospital is noted. The urbanising effect of the infrastructure has an urbanising effect. The site is aligned with the LPA.

3.49 Site 3071 is largely located in LPA MH04a – East Lane End Farm, with part of the site within MH04b – South of Northgate Hospital. The Green Belt assessment identifies that the strong containment by the line of the Morpeth Northern Bypass reduces the risk of non-compact development in LPA MH04a, and that there are opportunities for strong durable boundaries. Commercial developments at Fairmoor Garage create an urban edge character. MH04b to the north of the bypass line is a mixture of urban edge development and countryside. Site 3071 traverses the line of the bypass which defines the boundaries between the LPAs. The bypass line would present an opportunity to create a durable northern boundary to this part of the site.

3.50 Sites 3055, 3174 and 8057 are located in LPA MH03 - Cottingwood Common; while 3074 is located predominantly within this LPA, with part so of the site in MH02 – St Georges Hospital and MH01 – Peacock Gap. The Green Belt assessment identifies that LPA MH03 comprises open countryside with limited opportunities to create strong durable boundaries. However, the Howburn Wood to the east and the Morpeth Northern Bypass will provide containment for much of the LPA. All the sites are contained within this area. In LPA MH01, the risk of ribbon development is moderated as the LPA is well contained by woodland and other built up areas; opportunities to create strong durable boundaries are identified. In LPA MH02, the principle of development has already been established, and there are opportunities to create durable boundaries.

3.51 From the above, all the sites are progressed to the next stage of the assessment.

Constraints and sustainability

3.52 Site 8007 is located on Grade 3a agricultural land. The southern part of the site is at risk of surface water flooding. The site is located within a coal, clay and sand and gravel resource areas. The site is located approximately 2km from the town centre and 2.8km from the high school.

3.53 Parts of Site 3072 and 3073b are at risk of surface water flooding. Preferred access would be from the bypass. The site is approximately 1.7km from the town centre and 1.3km from the high school.

3.54 Site 3072b is detached from the settlement by the Morpeth Northern Bypass line, and surrounded by other main roads. The site is located approximately 2km from the town centre and 1.5km from the high school.

3.55 The Morpeth Northern Bypass line traverses the site 3071 from east to west. Cotting Burn crosses site with the area adjacent to the water course in Flood Zone 3. Protected species are located on site. The site includes ancient semi- natural woodland and a local wildlife and geological site, and incorporates a sand and gravel resource area. The site is approximately 1.7km from the town centre and 1km from the high school.

3.56 Sites to the north of Morpeth (3074, 3055, 3174 and 8057) – While there are constraints associated with individual sites in this location, master planning of the area of a whole will allow mitigation.

3.57 Currently highway access prohibits development but the Morpeth Northern Bypass will allow access to this area to the north of Morpeth. Ancient semi- natural woodland forms the eastern boundary to the area. The eastern part of the site is located within coal, clay and sand and gravel resource areas. The centre of the wider site is located approximately 1.4km from the town centre and 600m from the high school.

3.58 From the above, site 3074 is proposed as part of Strategic Housing Site allocation, and sites 3055, 3071, 3072, 3073b, 3174 and 8057 are proposed for safeguarding beyond the plan period. Site 8007 is discounted from the assessment for housing due to its separation from other residential areas and its close proximity to Coopies Lane Industrial Estate. Given its detachment from town as a result of the construction of the Morpeth Northern Bypass, site 3072b is discounted for housing.

Figure 45: Morpeth housing land availability No of dwellings Small Area Morpeth Completions 2011-15 178 97 Deliverable sites 0 – 5 years 890 841 Developable sites 6 – 10 years 1410 1266 Developable sites 11 – 15 years 432 420 Developable sites year 16 60 60 Total 2970 2684 Developable beyond the plan period 1162 1162

Figure 46: Morpeth housing land availability

New Employment Land Allocation

3.59 The Employment Land and Premises Demand Study identified that there is a need for 5ha of land for office and industrial use, assuming the delivery of sites at Fairmoor. The study also recognised that there may be a demand for additional office accommodation, with the high quality environment of the town centre being the best location.

3.60 Any further additional employment allocation, above the existing allocation at Fairmoor, will require changes to the proposed inner Green Belt boundary for Morpeth due to a lack of available and deliverable sites. It is not proposed to allocate additional land in the Core Strategy, but to monitor the take up of sites at Fairmoor following the completion of the Morpeth Northern bypass and undertake a further assessment of need given the improved links with the South East of the County.

3.61 Only sites considered for additional employment land are shown below. Existing employment allocations are not shown.

Figure 47: Morpeth candidate employment sites

Green Belt summary 3.62 Following the Green Belt review and site assessments, and the consideration of alternative candidate sites for employment use, Figure X shows the status of sites around Morpeth.

3.63 The St George’s Hospital site (3074) is identified as an Startegic Housing

allocation, while land northwest of the Morpeth Northern Bypass adjacent to the A1 (3072b) is retained as an employment allocation. It is considered that in addition to other sites within the town and those on the periphery with planning consent, these sites will accommodate Morpeth’s development needs over the plan period. To accommodate Morpeth’s development needs beyond the plan period, areas to the north of Morpeth are safeguarded for future development, while a site south east of Coopies Lane Industrial Estate, is safeguarded for future employment uses.

Figure 48: Morpeth Green Belt Boundary

Conclusion

3.64 The SLR identifies that there is sufficient capacity to accommodate the 2100 dwellings proposed in the Northumberland Core Strategy.

3.65 This level of development will assist in increasing the population in Morpeth, arresting the decline in the size of the working age population and enabling a greater mix of housing. This will support Morpeth’s role as a Main Town within the Central Delivery Area, with a strong housing, service and employment role.

3.66 A key element of the Northumberland Core Strategy is to define the inner Green Belt boundary to Morpeth, ensuring sufficient land is available out with the Green Belt to accommodate the town’s housing and employment land

requirements over the plan period and beyond. The definition of the Green Belt boundary has been informed by a Green Belt assessment of land parcel areas and the contribution they make to the purposes of the Green Belt, the opportunity to define robust defensible boundaries and an assessment of the suitability and sustainability of developable sites.

3.67 Key constraints to development are local highways constraints, flood risk in the town centre, and the need for development to consider the significant heritage assets and the sensitivity of landscapes to the east, west and south of the town. Development to the north of the town, a less sensitive area will be less constrained when the Morpeth Northern Bypass is completed in the 2016.

3.68 The north of Morpeth is identified as an area of least constraint, with the St Georges Hospital area identified as a Strategic Site, with potential to deliver approximately 1000 dwellings through the plan period and beyond.

4 Ponteland

Introduction

4.1 Ponteland sits in the Central delivery area. Ponteland is a town that provides services to a wider rural area, although not to the same extent as Morpeth and Hexham. It borders the neighbouring local authority of Newcastle upon Tyne and is comprised of only the Ponteland parish area.

Figure 49: Ponteland small area

Role and function

4.2 Ponteland is a town that provides services to a wider rural area. It looks to Newcastle upon Tyne for its main employment, retailing and services, and provides an executive housing offer for those commuting to Tyneside, and the wider region.

Demographic, economic and housing profile

Population Profile

4.3 The 2011 Census recorded that there were 10,921 usual residents in the Ponteland area; an increase of 50 people since 2001.

4.4 Over this period the proportion of the population of core working age (16- 64

years) decreased from 60.2% to 57.1%, while the proportion aged over 65 increased from 22.5% to 26.7%.

Figure 50: Ponteland demographic profile People aged

Population 0 - 4 5 – 15 16 - 24 25 - 44 45 - 64 65 - 74 75 and over

2001 10,871 3.9% 13.4% 8.0% 19.7% 32.5% 12.5% 10.0% 2011 10,921 3.6% 12.6% 8.5% 16.9% 31.7% 13.5% 13.2%

4.5 In 2011, the Ponteland area had a smaller proportion of its population of working age than the County as a whole, and a significantly larger proportion aged over 65 years.

Population Projection

4.6 When applied at the local level, the 2012 based Sub-national Population Projections indicate that the population of Ponteland will decrease by 2.7% between 2011 and 2031. Over this period, the number of people of core working age is projected to decrease significantly by 17.4%. In contrast, the population aged over 65 years is projected to increase, with a 54.6% increase in those aged over 75.

Figure 51: Ponteland population projection

Projected population change 2011 - 2031 Age Group Population Population Population Change Change 2011 2031 as a %

0-15 1,744 1,636 -108 -6.2%

16-59 (female)/ 64 (male) 5,737 4,737 -1,000 -17.4% 60/65-74 1,961 1,976 15 0.8% 75+ 1,470 2,272 802 54.6%

Total 10,912 10,621 -291 -2.7%

Housing Profile

4.7 In 2011, 19.4% of properties in the Ponteland area were in Council Tax Bands A to C, with 2.7% of these in Band A.

4.8 The 2011 Census recorded 4,713 household spaces in Ponteland, an increase of 169 since 2001. Of these household spaces, 227, or 4.8% had no residents. In 2011, 85.8% of households were living in owner occupied properties, 5.1% in social rented housing and 9.0% in the private rented sector.

4.9 In 2011, 48.5% of households occupied properties with four or more bedrooms

(19.5% county), 19.1% of homes had fewer than three bedrooms (37.3% county), and 32.4% have three bedrooms (43.2% county).

4.10 In comparison to Northumberland as a whole, Ponteland contains a significantly smaller proportion of low value properties, and significantly more high value properties. The area is characterised by having significantly more owner occupiers, and fewer households living in social rented properties. The housing stock is of a particularly large average size.

Economic Profile

4.11 Amongst the population aged 16 to 74, 59.2% are in employment, 2.1% unemployed, and 23.8% retired.

4.12 The proportion of people in employment and in unemployment is lower in Ponteland than Northumberland as a whole; however the retirement rate is higher.

Constraints analysis

Figure 52: Ponteland

Highways

4.13 Ponteland is well connected to the strategic road network, with the A696 passing through the town centre; connecting Ponteland to the Tyneside conurbation. The town also has strong links to the A1, which merges with the A696 south east of Ponteland.

4.14 Development is constrained to the north of Ponteland due to capacity issues associated with roads linking to Ponteland town centre, where there is also limited capacity along the A696 and at the mini roundabout at North Road. There are additional capacity issues to the south and south east of Ponteland, particularly along Callerton Lane, where mitigation may be required in order to accommodate a significant level of development.

Flood Risk

4.15 While most of Ponteland is not at risk from fluvial flooding, the Eland Lane area to the northeast, located on the west bank of the River Pont, is identified as being in Flood Zone 3. Much of the area aligned with the River Pont, extending from the west to the east of Ponteland, is in Flood Zone 3, as is that aligned with Small Burn to the north of Ponteland. There is a significant risk of surface flooding across much of the urban area of Ponteland.

Figure 53: Ponteland Environment Agency Flood Risk

4.16 The SFRA identifies that much of the Eland Road area identified as being at risk of flooding above, is within the functional flood plain, in Flood Zone 3b; as is an area aligned with the River Pont to the north of Ponteland. The rest of the

area identified as being at risk of flooding is largely in Flood Zone 3a.

Figure 54: Ponteland Strategic Flood Risk Assessment

Water and sewerage capacity

4.17 The detailed WCS identifies that there are no capacity constraints associated with water resources from Kielder WRZ; however there is limited capacity at the Howdon WwTW.

4.18 The WCS also identifies that the sewer network to the west of Ponteland and south of Darras Hall has a historic record of sewer flooding. Further investigation and possible infrastructure upgrades may be required in these locations.

Natural Environment Designations

4.19 An SSSI is identified in Darras Hall, comprising of rare semi-natural grasslands. To the north of the settlement, Forster’s Plantation and an area of land in the vicinity of Collingwood Cottages are designated as being LWGS. An additional area to the northeast of Ponteland, incorporating Prestwick Carr, is identified as being an LWGS, where an area of wetland supports diverse species.

Figure 55: Ponteland natural environment designations

Built Heritage Designations

4.20 Ponteland contains two conservation areas; to the north, the Main Street area incorporates a significant number of listed buildings, while Callerton Hall, Callerton House, Rebellion House and Newton Cottage are all listed buildings within the conservation area at High Callerton, located to the south of Ponteland. The Vicar’s Pele, a medieval tower house located on the north side of Main Street, is a Scheduled Monument.

Figure 56: Ponteland built heritage designations

Open Space

4.21 Natural and semi-natural green space is identified within Darras Hall, while Ponteland Park extends along either side of the River Pont to the north of the settlement. Outdoor sports facilities are located southeast of the town centre at Ponteland Leisure Centre and in the vicinity of Richard Coates C of E Middle School.

Figure 57: Ponteland green infrastructure and open space

Green Belt

4.22 The Tyne and Wear Green Belt surrounds the built form of the town of Ponteland, which is inset, while areas next to Eland Hall and Ponteland High School are washed over. The village of Medburn to the west of Ponteland is also inset within the Green Belt.

Figure 58: Green Belt - Ponteland

Landscape sensitivity

4.23 A large area of land to the south of Ponteland at Birney Hall (1) and including views across to Callerton Common (3) is identified as being of high sensitivity to change. A pocket of land to the east is identified as being of lower landscape sensitivity, with a recommendation that those areas of Green Belt that lie northwest, west and east of Darras Hall (4) should be also be kept open of Green Belt, especially with a view to preventing coalescence with the settlement of Medburn.

Figure 59: Ponteland landscape sensitivity

Agricultural Land Classification

4.24 Much of the land around Ponteland area is identified as being of agricultural Grade 3.

Figure 60: Ponteland agricultural land classification

4.25 More detailed analysis has been undertaken across some of the land surrounding Ponteland, which identifies in some detail different grades of land. Land located at open cast workings southeast of Ponteland, identified above as Grade 3, is in the more detailed assessment of Grade 3a and Grade 3b, while an area of land to the south of Prestwick which incorporates the car park is identified as a mix of Grade 3a, Grade 3b and Grade 4. To the northeast of Ponteland, land at Coldcoats Moor Farm is identified as Grade 3b.

Figure 61: Ponteland detailed agricultural land classification

Mineral Resource Areas

4.26 The main Northumberland coalfield lies a short distance to Ponteland’s east and has been the subject of open casting in the recent past. Nevertheless, much of the immediate area of Ponteland is not constrained by mineral resources, although a sand and gravel mineral resource extends north of the settlement, aligned with the River Pont and incorporating the Cattle Market, Eland Road and Eland Hall areas. An additional clay mineral resource extends from the south of Ponteland to the northeast, covering Birney Hall, High Callerton and Prestwick.

Historic Housing Delivery and Land Take Up

Historic Housing Delivery

4.27 The Ponteland small area saw 17 completions over the period 2009-11. Approximately 110 dwellings were completed in Ponteland over the period 2004-09, with a significant level of this development at North Road and the Auction Mart area.

Employment Land Take Up

4.28 From 1999 to 2014 there was no allocated employment land taken up across Ponteland, while 0.53ha was lost to other land uses on one site in Ponteland; at Meadowfield (D05).

The availability of land for housing and employment

Housing Land Availability

4.29 The capacity of identified sites to accommodate residential development over the plan period is set out below. In addition to the 126 units completed between 2011 and 2015, capacity to accommodate an additional 407 dwellings over the plan period is identified. Approximately 86% of the capacity is in Ponteland, with much of the remainder within Medburn.

Figure 62: Housing land availability in the small area and Ponteland No of dwellings Small Area Ponteland Completions 2011-15 126 115 Deliverable sites 0 – 5 years 199 140 Developable sites 6- 10 years 155 150 Developable sites 11 – 15 years 53 53 Developable sites year 16 0 0 Total 533 458

4.30 Included in the table above are dwellings forecast to be delivered on sites with planning consent. The Council’s Five Year Supply of Deliverable Sites (2015- 2020) document identifies a remaining capacity of 48 units across three sites currently under construction, and 88 units across five sites with extant planning permission.

4.31 Of those units under construction, 38 are expected to be delivered at Self Unlimited, North Road (12/01935/FUL). Of those units with extant permission, Belville House (13/02074/FUL) is expected to deliver 30 units, while Land north east of Green Rigg, Medburn (13/03542/OUT) is expected to deliver 20 units.

4.32 Three further sites were granted planning consent after the base date of 1 April 2015. An application for 263 dwellings on the site of the Northumbria Police Headquarters has received outline planning consent (14/01442/OUT), while planning consent for 15 units on Land north east of Green Rigg, Medburn (15/00557/OUT ) and 9 units at C A R E Community North Road/Self Unlimited North Road (15/01191/FUL) has been granted.

Employment land availability

4.33 There is no allocated employment land available in the Ponteland small area, at Meadowfield Industrial Estate (D05), Newcastle Airport (D22) or West End Farm, Berwick Hill (D09).

Proposed requirements for housing and employment land

4.34 The Pre-submission Core Strategy proposes an indicative housing requirement of 900 dwellings over the plan period. Given that 126 units have already been completed between 2011and 2015, the housing requirement for the remainder of the plan period is around 774 dwellings.

4.35 This level of development is considered appropriate to boost the working age population and maintain and enhance the services and facilities of the main town, including supporting the provision of new schools and leisure facilities.

4.36 The above information indicates that there is insufficient capacity within Ponteland to accommodate this scale of development without Green Belt deletion, beyond that associated with the recently consented redevelopment of the Ponteland Police Headquarters site which is predominantly on previously developed land.

4.37 The plan proposes to retain the 4.69ha of allocated employment land at Meadowfield Industrial Estate. No land is however available. An additional 1.08ha of employment land is proposed to be allocated for during the plan period, and an additional 5ha safeguarded for employment use beyond the plan period.

Green Belt review and site selection 4.38 Given the lack of housing land supply in Ponteland, the following options for accommodating this shortfall or adjusting the housing number have been considered:  Distributing the dwelling deficit to other Main Towns and Service Centres in the Central Delivery Area (Hexham, Morpeth, Prudhoe or, Corbridge);  Distributing the dwelling deficit to other settlements in the Central Delivery Area (e.g. Stocksfield, Riding Mill, Ovingham, Heddon, Longhorsley);  Distributing the dwellings to settlements in neighbouring Delivery Areas;  Reducing the number of dwellings to below 533 units. 4.39 Most of the other Main Towns and Service Centres in the Central Delivery Area are also constrained by the Green Belt. While the inner Green Belt boundary is to be defined around Morpeth through the Core Strategy, it is not considered appropriate to increase the housing numbers in Morpeth further, given the significant amount of growth proposed in the emerging plan. With much of the Central Delivery Area constrained by the existing or newly defined Green Belt, the scope for accommodating the additional 367 dwellings is limited. While some development may be accommodated within existing and emerging inset boundaries, or in settlements out with the Green Belt such as Matfen and Stamfordham or on sustainable PDL sites in the Green Belt, development on a scale to accommodate the shortfall in smaller settlements is not considered appropriate.

4.40 Because of Ponteland’s location, some distance from any other Delivery Area, it is not considered appropriate to accommodate the town’s unmet housing requirement elsewhere in Northumberland, outside the Central Delivery Area.

4.41 As the Central Delivery Area is the area of greatest market demand, reducing the level of development in this area is not considered an appropriate response to market signals. Reducing numbers in the Ponteland area, without additional growth in neighbouring settlements is considered likely to have a detrimental impact upon economic growth.

4.42 Given the above it is considered that exceptional circumstances exist to justify Green Belt deletion.

Green Belt Assessment

4.43 The Green Belt review identifies that land parcel areas surrounding the built form of Ponteland make a medium or high contribution to the purposes of the Green Belt.

Figure 63 - : Ponteland and Medburn Land Parcel Areas - contribution to Green Belt purposes

4.44 Sites located in the Green Belt, which are identified as not developable in the SHLAA have been discounted from the site selection process. These are listed below.

Table 64: Sites discounted from the assessment process Site Site Name Deliverability Comment Number 6780 Land at Birney Hill, Development of the site is likely to have a Ponteland detrimental impact upon the landscape. 6803 Land at Meadowvale Highways access and capacity issues prevent Ponteland housing. 6932 Land West of Beech The lack of highway capacity on Beech Court to Court, Darras Hall support additional development prevents housing. 6765 West Farm, Without a Ponteland bypass, development of Ponteland the site would lead to traffic problems in the town and would not be suitable. 6864 Land at West Houses Without a Ponteland bypass, development of Farm, Dissington the site would lead to traffic problems in the town and would not be suitable. 6959 Land North of North Site ownership unknown, therefore the site has Road, Ponteland been assessed as unavailable at this point in time. 6958 West of North Intentions for the site are unknown; therefore Grange, Ponteland the site has been assessed as not available at the present time. 6961 Land North of Eland Significant highway and flood risk constraints Lane, Ponteland prevent housing. 6962 Land at Eland Hall Highways access and network constraints Farm North, prevent development of this site. Ponteland 6963 Land North of Land owner unknown. Intentions for the site are Stamfordham Road, unknown; therefore the site has been assessed Ponteland as not available at the present time. 3237 Woodhill Farm (land The scale of development is disproportionate to adj.) the location. Highways and utility constraints are also significant. 3390 Callerton Hall, High The peripheral location, together with Callerton conservation considerations and constraints prevents housing. 6960 Land East of Berwick Site ownership unknown, therefore the site has Hill Road, Ponteland been assessed as unavailable at this point in time.

4.45 Only otherwise developable SHLAA sites, and those with identified constraints (‘uncertain sites’), notwithstanding their Green Belt location, considered for the next stage in the assessment.

4.46 Sites identified below in LPAs making a high contribution to Green Belt purposes have then been sieved out of the process.

Figure 65 – Candidate housing sites for Green Belt deletion

4.47 The remaining candidate sites, with the exception of sites 3427, 6589 and 8004, which benefit from planning consent, have been subject to further assessment below.

Site assessments

Green Belt

Sites 6777 and 8003 are located in LPA PD02 – Police Headquarters

4.48 The Green Belt assessment indicates that there is a risk of ribbon development along the C358 and A696 however the risk of sprawl is reduced by containment between the Police HQ site and these roads. This area partially comprises countryside; however there are opportunities for strong, durable boundaries to prevent encroachment and the principle of development in part of this LPA has already been established.

4.49 Site 8003 is located bounded to the west and partly to the north by existing development in an area detached from the main part of Ponteland. While development in this area is established, development of this site would be a significant step towards the merger of the ‘island’ in the Green Belt with Ponteland. New boundaries could however be created using existing field boundaries and a tree line.

4.50 Site 6777 is bounded by Ladywell Way to the east The Beeches to the south. Development would represent a western extension of Ponteland, with the A696 creating a defensible western boundary. A field boundary marks the northern perimeter of the site.

Site 3730 is located in LPA PD05 – Eland Hall

4.51 The Green Belt assessment indicates there is a slight risk of ribbon development along the C356, but that the risk of merger Ponteland and Dinnington is low due to Prestwick Carr Local Wildlife and Geological Site. While the LPA comprises countryside and open recreational land, there are opportunities for strong, durable boundaries to prevent encroachment on countryside.

4.52 Site 3730 is bounded by the Eland Lane development to the south, while Eland Lane itself to the west and a track to east form defensible boundaries to the site. A watercourse forms the northern boundary.

Sites 3430, 3010, 6745, 6838, 3654 and 3002 are located in LPA PD06a - Clickemin

4.53 The Green Belt assessment identifies that because Cheviot View already extends along a considerable part of this LPA, development in this LPA would have a medium risk of merger between Ponteland and Newcastle. Apart from the residential area of Ridgely Drive this LPA comprises countryside however there are opportunities for strong, durable boundaries to prevent encroachment on the countryside.

4.54 Sites 3010, 3430 are bounded by the Ridgely Drive development to the south, Cheviot View to the west and Ponteland to the NW. However there are no defined boundaries to the east. With the addition of sites 6745, 3654 and 6838, a new boundary could be established along Fairney Burn and the southern boundary of the golf course. Site 3002 extends along Cheviot View up to the roundabout. While defensible boundaries could be created by this cluster of sites, development here would represent a significant extension into the open countryside.

Sites 6911, 3086, 6912, 6913, 3645, 3176, 3659 are located in LPA PD08 – Rotary Drive

4.55 The Green Belt assessment identifies that there is a slight risk of ribbon development along the A696, B6545 and B6323, but that development in this LPA would not increase risk of merger between Ponteland and Newcastle as the built up area already extends to the edge of this LPA. This LPA comprises the residential area of Cheviot View, the School / Leisure some countryside and open recreational land. There are opportunities also for strong, durable boundaries to prevent encroachment on the countryside.

4.56 The above sites comprise the ‘triangle’ to the southeast of Ponteland. The triangle is defined by strong defensible boundaries; Cheviot View to the east, Callerton Lane to the west, and Rotary Way to the south. With the area already being enclosed to the east and west, and Rotary Way presenting an opportunity for a new boundary to the south, encroachment into the countryside would be prevented. The triangle is traversed by a discussed railway line.

Site 3189 is located in LPA PD09a – Edge Hill

4.57 The Green Belt assessment identifies that sprawl would be contained by the B6323 to the east which would provide a strong durable boundary to prevent encroachment into the countryside. The LPA comprises site 3189 in its entirety.

4.58 From the above, sites 6777, 8003, 3730, 3189 and the sites located in the triangle to the southeast of Ponteland are progressed to the next stage of the assessment.

Constraints and sustainability

4.59 Site 6777 is in a prominent location on the western approach to Ponteland. Access could be achieved from Ladywell Way. Parts of the site are at risk of surface water flooding. The site is approximately 650m from the town centre and 1.2km from the high school.

4.60 Site 8003 - Development would reduce the separation between Ponteland and the existing development at the Police Headquarters Site, and may have a detrimental impact upon the openness of the landscape. The cumulative impact of traffic generated by development of this site, together with consented schemes to the northwest may create traffic congestion in the town centre. The southern edge of the site is at high risk of surface water flooding. The site is located approximately 1.2km from the town centre and 2km from the high school.

4.61 Site 3730 - Eland Lane cannot support development of site. Half the site is located in Flood Zone 3b, the functional flood plain and is therefore at high risk

of flooding; however flood defences are in place. Protected bypass line crosses the site. The site is approximately 800m from the town centre and 1.2km from the high school.

4.62 Site 3189 - There are no significant constraints associated with the development of this site. Parts of the site are at low risk of surface water flooding. The site is located approximately 1.6km from the town centre and 950m from the high school.

4.63 Sites in the triangle (6911, 3086, 6912, 6913, 3645, 3176, 3659) – While there are constraints associated with individual sites in this location, master planning of the area of a whole will allow mitigation.

4.64 The northern part of the site is in Flood Zone 3, with part of the area Flood Zone 3b, functional floodplain. Pockets of the site are at high to low risk of surface water flooding. The site includes playing fields and other open space associated with the schools and leisure centre. The current school and leisure uses are a constraint to development but it is proposed that these be redeveloped within the area. Protected species recorded on parts of the site. The centre of the triangle is located approximately 800m from the town centre and 400m from the existing high school.

4.65 From the above, sites 3189 and the sites in the triangle south of the town centre are considered the most appropriate for Green Belt release. With the addition of these sites, there is sufficient capacity in Ponteland to accommodate the level of development proposed over plan period and beyond.

Figure 66: Housing land availability in the small area and Ponteland (including Green Belt deletion) No of dwellings Small Area Ponteland Completions 2011-15 126 115 Deliverable sites 0 – 5 years 319 260 Developable sites 6- 10 years 421 416 Developable sites 11 – 15 years 253 253 Developable sites year 16 0 0 Total 1119 1044 Developable beyond the plan period 245 245

Figure 67: Housing land availability in Ponteland

New Employment Land Alloocation

4.66 The Employment Land and Premises Demand study identified that there was a need for the allocation of 5ha of land for industrial and office development.

4.67 The preferred employment allocation for a small office development will form part of a larger mixed use development, utilising previously developed land. The preferred site is close to the town centre and existing residential areas. The alternative sites are considered to have a greater impact on the purposes of the Green Belt and are more remote from services and existing development.

4.68 The emerging Neighbourhood Plan has a long term ambition to relocate the existing Meadowfield Industrial Estate to a site away from residential areas to the Preswick Pit opencast site, adjacent to the airport. Given the long term nature of the proposal, it is proposed to remove this area, 5ha from the Green Belt to be safeguarded for future employment development beyond the plan period. Although this is in an area identified as having a high contribution to Green Belt purposes, the proposed allocation reflects that the site is previously developed.

4.69 The below map only shows candidate sites for employment use and does not

include current employment land allocations.

Figure 68: Candidate Employment sites

Green Belt summary

4.70 Following the Green Belt review and site assessments, and the consideration of alternative candidate sites for employment use, Figure X shows the status of sites around Ponteland.

4.71 An area west of Callerton Lane is proposed for housing development. The triangle south of the town centre is proposed to be released from the Green Belt for a number of uses. Part of the area is proposed for housing and employment use, part for education, leisure and community facilities, and a further area is proposed to be safeguarded for Ponteland’s development needs beyond the plan period. An area north of Ponteland is also proposed to be released from the Green Belt; much of this area benefits from planning consent. An area close to Newcastle International Airport is proposed to accommodate employment used beyond the plan period.

Figure 69: Ponteland Green Belt Boundary

Conclusion

4.72 The SLR identifies very limited capacity within Ponteland to accommodate the dwellings and land for employment and services needed during the Plan period to support the unique role of the town, supporting significant town population plus a hinterland within the Central Delivery Area, close to Tyneside, a set out in the Northumberland Core Strategy. It is seen as especially important to aim to reverse the projected decline in the proportion of the population who are of working age.

4.73 The constraints mapping exercise has demonstrated that Ponteland has an existing Green Belt inset boundary that is tightly drawn around the built-up area, with no safeguarded land included for future development. To ensure the delivery of sustainable development through the Core Strategy there is a need to provide a mix of additional housing and employment land over and above what could be accommodated in the town’s current inset boundary.

4.74 Ponteland does have some constraints other than the Green Belt itself, including some considerable flood risk factors along the Pont, some landscape considerations to the south and west and some issues of road congestion at certain times of the day. Nevertheless, these do not extend across the whole of the town and its surroundings.

4.75 In order to deliver the level of housing identified, it has been concluded that there is a need to remove the following sites from the Green Belt:  The area to the south east of Ponteland; north of Rotary Way, which included the previously developed sites of the Ponteland Leisure Centre and the Ponteland High and Middle schools. This will facilitate improvements to the education and leisure facilities and the redevelopment of the existing sites for housing and employment uses;  Remove the area of the former Police HQ, plus some land to the east of this, west of North Road and north of the built-up area of Ponteland;  West of Callerton Lane for housing development within the plan period;  Remove existing housing on Cheviot View and Ridgley Drive from the Green Belt;  Remove an area of land to the east of Ponteland adjacent to the A696 near the Airport for employment uses. This is to be safeguarded for employment development beyond the plan period. 4.76 It is proposed to reduce the level of safeguarded land for development beyond the plan period. As a result of the need to provide a bypass/ relief road to deliver safeguarded land to the north of the town safeguarded land will now only be included in the area covered by the South East Ponteland Supplementary Planning.

4.77 The strategic approach and the proposed amendments to the Green Belt boundary for Ponteland will allow for the sustainable expansion of the

75 settlement, which will allow for a mix of development to be delivered within the plan period plus additional safeguarded land to meet the long term development needs beyond the period of the Core Strategy.

5 Prudhoe

Introduction

5.1 Prudhoe is a Main Town in the Central Delivery Area, situated on a hillside overlooking the eastern end of the Tyne Valley. The small area comprises solely of the parish of Prudhoe, which in addition to the town, contains the villages of Mickley Square, High Mickley and West Mickley. The eastern boundary of the small area borders the Metropolitan Borough of Gateshead.

Figure 70: Prudhoe small area

Role and function

5.2 Prudhoe has a longstanding local employment, housing and service centre role within the eastern part of the Tyne Valley, but also provides housing for those commuting to the Tyneside conurbation. The wider influence of Prudhoe is limited by the close proximity of Tyneside.

5.3 The main employment in the town is located adjacent to the River Tyne, centred on the Low Prudhoe industrial estate, while Eltringham also contains employment land. Prudhoe railway station is located in Low Prudhoe.

Demographic, economic and housing profile

Population Profile

5.4 The 2011 Census recorded that there were 11,675 usual residents in the Prudhoe area; an increase of 589 people since 2001.

5.5 Over this period the proportion of the population of core working age (16- 64 years) decreased slightly from 66.0% to 65.1%, while the proportion aged over 65 increased from 13.5% to 15.9%.

Figure 71: Prudhoe demographic profile People aged

Population 0 - 4 5 - 15 16 - 24 25 - 44 45 - 64 65 - 74 75 and over

2001 11,086 5.5% 15.0% 9.5% 30.7% 25.8% 7.4% 6.1% 2011 11,675 5.7% 13.4% 10.3% 25.3% 29.5% 9.4% 6.5%

5.6 In 2011, the Prudhoe area had a larger proportion of its population of working age than the County as a whole, and a significantly smaller proportion aged over 65 years.

Population Projection

5.7 When applied at the local level, the 2012 based Sub-national Population Projections indicate that the population of Prudhoe will decrease by 2.1% between 2011 and 2031. Over this period, the number of people of core working age is projected to decrease by 16.0%. In contrast, the population aged over 65 years is projected to increase markedly, with a 109.0% increase in those aged over 75, significantly higher than the increase in those aged over 75 in Northumberland as a whole.

Figure 72: Prudhoe population projection Projected population change 2011 - 2031 Age Group Population Population Change Population Change 2011 2031 as a % 0-15 2,239 1,806 -433 -19.3%

16-59 (female)/ 64 (male) 7,145 6,005 -1,140 -16.0% 60/65-74 1,562 2,051 489 31.3% 75+ 770 1,609 839 109.0% Total 11,716 11,471 -245 -2.1%

Housing Profile

5.8 In 2011, 82.0% of properties in the Prudhoe area were in Council Tax Bands A to C, with 49.6% of these in Band A.

5.9 The 2011 Census recorded 5,026 household spaces in Prudhoe, an increase of 395 since 2001. Of these household spaces, 132, or 2.6% had no residents. In 2011, 69.0% of households were living in owner occupied properties, 22.2% in social rented housing and 8.8% in the private rented sector.

5.10 In 2011, 19.5% of households occupied properties with four or more bedrooms, 34.0% of homes had fewer than three bedrooms, and 46.5% have three bedrooms.

5.11 In comparison to Northumberland as a whole, Prudhoe contains a larger proportion of low value properties a smaller proportion of high value properties. The area is characterised by having a more owner occupiers, and more households living in social rented properties. The average size of housing stock largely reflects that of the county as a whole.

Economic activity

5.12 Amongst the population aged 16 to 74, 65.5% are in employment, 3.6% unemployed, and 17.1% retired.

5.13 The proportion of people in employment is higher in Prudhoe than Northumberland as a whole; the unemployment rate and retirement rates are lower.

Constraints analysis

5.14 Growth of Prudhoe is constrained by the River Tyne and the trans-Pennine railway line to the north. Beyond the industrial estate adjacent to the river, the ground rises steeply to the south, towards the town centre. Further development to the south and the west is somewhat constrained by topography. Much of the eastern boundary of the town is marked by woodland.

Figure 73: Prudhoe

Highways

5.15 The A695, which connects the town with Tyneside, separates Low Prudhoe from the main settlement. The B6395 extends through the town centre, connecting Prudhoe to the A695 to the east and west, while Station Road connects the town centre to the railway station and industrial estate. The single lane Ovingham Bridge provides access to the north of the River Tyne.

5.16 The distributor roads of Highfield Lane, South Road and Moor Road, that serve the upper, southern section of the town, are constrained as a result of topography and the width and alignment of the carriageways. With junction and highway capacity constrained, a significant upgrading of road network in this part of Prudhoe is likely to be required to enable a substantial level of development in this location.

Flood Risk

5.17 The area adjacent to the River Tyne is at risk of flooding. Much of Low Prudhoe Industrial Estate is located in Flood Zone 3. Areas adjacent to Stanley Burn along the southeast boundary are also in Zone 3, as are small areas to the west along a minor watercourse, including Otterburn Way.

Figure 74: Prudhoe Environment Agency Flood Risk

5.18 The SFRA identifies that the Low Prudhoe area is largely in Flood Zone 3a and Zone 2. The small areas to the west are however in Flood Zone 3b, the functional floodplain.

Figure 75: Prudhoe Strategic Flood Risk Assessment

Water and sewerage capacity

5.19 The detailed WCS identifies that there are no capacity constraints associated with water resources from Kielder WRZ, but that there are capacity constraints associated with Howdon WwTW.

5.20 The WCS also identifies that the sewer network south east, west, east and north of the town has a historic record of sewer flooding, while it is indicated that there are likely to be sewer capacity issues within east, south east, central and west Prudhoe, and Mickley. Further investigation and possible infrastructure upgrades may be required in these locations.

Natural Environment Designations

5.21 Prudhoe contains areas with a range of environmental designations. To the east of Ovingham Bridge is an SSSI, while the area further east between the railway line and the Tyne is a LWGS. Woodland separating Low Prudhoe with residential areas to the south is a Local Nature Reserve. Beaumont Wood to the west is an area of Ancient Semi-Natural Woodland.

5.22 Much of Priestclose Wood in the southeast is a Local Nature Reserve, an area of Ancient Semi-natural Woodland, a LWGS and a Northumberland Wildlife Trust Reserve.

Figure 76: Prudhoe natural environment designations

Built Heritage Designations

5.23 Prudhoe Castle and its surrounding grounds, a Scheduled Monument, is the

most significant heritage site in Prudhoe representing a constraint to development in this location. There are few listed buildings in Prudhoe.

Figure 77: Prudhoe built heritage designations

Archaeological Sensitivity

5.24 Together with the Scheduled Monument, a narrow area of high archaeological sensitivity extends south beyond the town centre. Much of the residential area around Castlefield Drive is identified as being of medium sensitivity.

Figure 78: Prudhoe Archaeological Sensitivity

Open Space

5.25 Prudhoe contains parks and gardens adjacent to the River Tyne, and large areas of natural and semi-natural green space across the town. The outdoor sports facilities are largely associated with the schools. The allotments identified in the town centre are disused with part of the site benefitting from a planning consent for residential development.

Figure 79: Prudhoe green infrastructure and open space

Green Belt

5.26 The Tyne and Wear Green Belt extends around Prudhoe. The Green Belt boundaries are drawn tightly to the urban form, allowing for only limited expansion outside the existing developed area or areas of designated open space. The Prudhoe Hospital site, to the SE of Prudhoe, is the subject of planning application for 404 dwellings which is minded to approve subject to the signing of an s106 agreement. While located in the Green Belt, the application is on previously developed land.

Figure 80: Green Belt - Prudhoe

Landscape sensitivity

5.27 Open hill top at Mickley Moor (1), located above Highfield Lane to the south of Prudhoe, and is identified as being of higher landscape sensitivity, while areas below the escarpment (3) are less sensitive to change. Lower hill slopes to the west near West Road and to the south along Moor Road are also of lower landscape sensitivity (2). The Land Use Impact Study identifies that open space functions at the eastern settlement boundary (4) should be retained.

Figure 81: Prudhoe landscape sensitivity

Agricultural Land Classification

5.28 Much of the Prudhoe area is identified as Grade 3 agricultural land.

Figure 82: Prudhoe agricultural land classification

5.29 More detailed analysis has been undertaken across some land in Prudhoe.

Regents Drive and an adjacent parcel of land on the A695, northeast of Prudhoe are identified as Grade 3b. Eastwoods Farm and Oakdene are located to the east of Prudhoe and are identified as a mix of Grade 3a and Grade 3b agricultural land. A mix of grades is identified on land north of the disused town centre allotments.

Figure 83: Prudhoe detailed agricultural land classification

Mineral Resource Areas

5.30 The entire Prudhoe area is underlain by a coal and clay mineral resource. A sand and gravel mineral resource, aligned with the River Tyne, extends across the north of Prudhoe from west to east and also incorporates Prudhoe Golf Club and Priestclose Wood Nature Reserve to the east of the town.

Historic Housing Delivery and Land Take Up

Historic Housing Delivery

5.31 The Prudhoe small area saw 27 completions over the period 2009-11. Approximately 110 dwellings were completed in Prudhoe over the period 2004- 09, with a significant level of this development at Broomhouse Lane and Castle Lane.

Employment Land Take Up

5.32 From 1999 to 2014, 5.14ha of allocated employment land was taken up across

one site at Low Prudhoe (E12). Over the same period of time there was no allocated employment land lost to other uses.

The availability of land for housing and employment

Housing Land Availability

5.33 The capacity of identified sites to accommodate residential development over the plan period across both the Prudhoe small area and the settlement itself is set out below.

5.34 In addition to the 106 units completed between 2011 and 2015, sites across the small area with a capacity to accommodate an additional 622 dwellings over the plan period are identified. The majority of this capacity is within and adjacent to the settlement of Prudhoe.

Figure 84: Housing land availability in the small area and Prudhoe No of dwellings Small Area Prudhoe Completions 2011-15 106 78 Deliverable sites 0 – 5 years 179 169 Developable sites 6- 10 years 250 245 Developable sites 11 – 15 years 172 172 Developable sites year 16 21 21 Total 728 685 Developable beyond the plan period 14 14

5.35 Included in the table above are dwellings forecast to be delivered on sites with planning consent. The Council’s Five Year Supply of Deliverable Sites (2015- 2020) document identifies a remaining capacity of 60 units across one site currently under construction, and 89 units across three sites with extant planning permission.

5.36 Of those units under construction, 60 are expected to be delivered on Land at Prudhoe Hospital (20110069). Of the units with extant permission, 75 units are expected to be delivered on Land off Front Street and Station Road (13/13076/OUT).

5.37 A further site at the Former Miners Welfare Site, Mickley Square (14/03221/OUT) for 10 units was granted planning consent after the base date of 1 April 2015. A major application on the site of Prudhoe Hospital (14/04160/FUL) for 404 units has been minded to approve by the planning committee subject to an s106 agreement.

Employment land availability

5.38 Prudhoe has 5.653ha of available employment land, all of which is located in the Low Prudhoe site (E12).

Figure 85: Allocated employment land availability in Prudhoe Ref. Developed No Site Settlement Area (ha) (ha) Available (ha) Prudhoe - Low E12 Prudhoe Prudhoe 63.281 42.374 5.487

5.653

Proposed requirements for housing and employment land

5.39 The Pre-submission Core Strategy proposes a housing requirement of 900 dwellings over the plan period. Given that 106 units have already been completed between 2011and 2015, the housing requirement for the remainder of the plan period is 794 dwellings.

5.40 This level of development is considered appropriate to boost the working age population and maintain and enhance the services and facilities of the main town.

5.41 The above information indicates that there is insufficient capacity within Prudhoe to accommodate this scale of development without Green Belt deletion, beyond that associated with the proposed development of the Prudhoe Hospital Site which is predominantly on previously developed land.

5.42 The plan proposes the retention of existing employment land and the allocation of an additional 4ha. In Prudhoe a total of 70.61ha land is proposed to be allocated for employment purposes, of which 9.44ha is available. At Mickley, 1.22ha is proposed to be de-allocated at the Tyne Valley Nursery.

Green Belt review and site selection 5.43 Given the lack of housing land supply in Prudhoe, the following options for accommodating this shortfall or adjusting the housing number have been considered:

 Distributing the dwelling deficit to other Main Towns and Service Centres in the Central Delivery Area (Hexham, Morpeth, Ponteland or, Corbridge);

 Distributing the dwelling deficit to other settlements in the Central Delivery Area (e.g. Stocksfield, Riding Mill, Ovingham, Heddon, Longhorsley);

 Distributing the dwellings to settlements in neighbouring Delivery Areas;

 Reduce the number of dwellings to below 728 units.

5.44 Most of the other Main Towns and Service Centres in the Central Delivery Area are also constrained by the Green Belt. While the inner Green Belt boundary is to be drawn around Morpeth through the Core Strategy, it is not considered appropriate to increase the housing numbers in Morpeth further given the significant amount of growth proposed in the emerging plan. With much of the Central Delivery Area constrained by the existing or newly defined Green Belt, the scope for accommodating the additional 172 dwellings is limited. While some development may be accommodated within existing and emerging inset boundaries, or in settlements out with the Green Belt such as Matfen and Stamfordham or on sustainable PDL sites in the Green Belt, development on a scale to accommodate the shortfall in smaller settlements is not considered appropriate.

5.45 Because of Prudhoe’s location in the south east of the Central Delivery Area, it is not considered appropriate to accommodate Prudhoe’s unmet housing in other Delivery Areas, as these are located some distance from Prudhoe.

5.46 As the Central Delivery Area is the area of greatest market demand, reducing the level of development in this area is not considered an appropriate response to market signals. Reducing numbers in the Prudhoe area, without additional growth in neighbouring settlements is considered likely to have a detrimental impact upon economic growth, and the vitality of the Tyne Valley.

5.47 Given the above it is considered that exceptional circumstances exist to justify Green Belt deletion.

Green Belt Assessment

5.48 The Green Belt review identifies a significant variation in the contribution that land parcel areas surrounding Prudhoe make to the purposes of the Green Belt. Those to the south of the town make low to medium contribution, while elsewhere the LPAs make a high contribution.

Figure 86 - Prudhoe Land Parcel Areas – contribution to Green Belt purposes

5.49 Sites located in the Green Belt, which are identified as not developable in the SHLAA have been discounted from the site selection process. These are listed below.

Table 87: Sites located in the Green Belt discounted as having no development potential

Site Site Name Comment on Deliverability Number 2448 Moor View Highways capacity issues would prevent delivery of this site.

6883 Land West of Woodland site which would require clearance; Eltringham Road loss of biodiversity, inappropriate access and loss of open space prevents housing.

8055 Land to south west of Impacts on highway network capacity require Prudhoe further assessment.

6849 Land to the south west Highways constraints prevent housing on this of Moor Road, Prudhoe site which is also visually prominent in the Green Belt.

5.50 Only otherwise developable SHLAA sites, and those with identified constraints

(‘uncertain sites’), notwithstanding their Green Belt location, are considered for the next stage in the assessment.

5.51 Sites identified below in LPAs making a high contribution to Green Belt purposes have then been sieved out of the process.

Figure 88 – Prudhoe candidate housing sites for Green Belt deletion

5.52 Sites 2038 and 2494 are located on the site of Prudhoe Hospital; the former benefiting from a planning consent and being largely built out, and the latter having an application for 404 dwellings minded to approve, subject to a s106 agreement. Given the status of these sites, it is considered appropriate to remove this land from the Green Belt. The other candidate sites have been subject to further assessment below.

Site assessments

Green Belt

5.53 Sites 2339, 2550, 6849c and 8006 are all located in LPA PE13 – Prudhoe Moor. The Green Belt assessment identifies that development of this LPA would increase the long-term risk of merger between Prudhoe and Chopwell, but that field boundaries offer opportunities for strong durable boundaries to prevent encroachment into the countryside.

5.54 Site 2339 is bounded by the Moor Grange to the north and Moor Road to the east. Field boundaries mark the south and western sides. Development would represent a small extension of the existing development.

5.55 Sites 8006 is bounded by Highfield Lane to the north, and sites 2550 and 6849c represent extensions of this site to the east. While extending into the countryside, the sites are defined by field boundaries, with sites 2550 and 6849c providing a stronger urban edge to that currently offered by sites 2337 and 6849b to the north.

Constraints and sustainability

5.56 Site 2339 is a sloping site occupied by scrubland facing open countryside to the south. Access would need to be achieved from Moor Grange to the north. While an attractive site, it is located in an area identified as of lower landscape sensitivity. The site is located approximately 950m from the town centre and 500m from the Prudhoe Community High School. Being a small site, 2339 has limited capacity to accommodate housing.

5.57 Sites 8006, 2550 and 6849c are occupied by arable land and grazing land. Development of the site is likely to require upgrades to Highfield Lane and other local highways and junctions. The sites are located within a Coal Authority High Risk Area. Theses sloping fields to the south of Prudhoe are identified as being of higher landscape sensitivity. The centre point of the three sites is located approximately 950m from the town centre and 500m from the high school.

5.58 While 2339 may represent a suitable extension of the existing built form, sites 8006, 2550 and 6849c have the capacity to deliver a significant number of dwellings. While there are constraints to the development of this area, of those areas identified as making a medium contribution to the purposes of the Green Belt, this location is considered preferable. Development in this location should be designed to respect the sensitivity of the landscape in this location.

5.59 From the above sites 2550, 6849c and 8006 are proposed for Green Belt release. With the addition of these sites there is sufficient capacity in Prudhoe to accommodate the level of development proposed over the plan period and

beyond.

Figure 89: Housing land availability in the small area and Prudhoe No of dwellings Small Area Prudhoe Completions 2011-15 106 78 Deliverable sites 0 – 5 years 179 169 Developable sites 6- 10 years 320 315 Developable sites 11 – 15 years 322 322 Developable sites year 16 51 51 Total 978 935 Developable beyond the plan period 161 161

Figure 90: Prudhoe Housing land availability

New Employment Land Allocation

5.60 The Employment Land and Premises Demand Study highlighted a need for an additional 10ha for office and industrial use. It is proposed that an additional 4ha of land will be provided adjacent to the existing Low Prudhoe Industrial Estate, split between 2 plots: one of 1ha to the south west of the former Hammerite factory and one of 3ha to the north east. The land to the South West will require Green Belt deletion. In comparison to the other sites assessed, this site is considered to have the least impact on the purposes of Green Belt and be better related to the existing employment development.

Figure 91 – Candidate employment sites

Green Belt Summary

5.61 Following the Green Belt review and site assessments, and the consideration of alternative candidate sites for employment use, Figure X shows the status of sites around Prudhoe.

5.62 The area around Prudhoe Hospital is to be released from the Green Belt for housing. Much of this site is the subject of planning application which has been mined to approve. An area south of Highfield Lane is proposed for housing, with an additional area beyond this safeguarded for development beyond the plan period. An area of employment land is proposed for release at Eltringham.

Figure 92: Prudhoe Green Belt boundary

Conclusion

5.63 The SLR identifies very limited capacity within Prudhoe to accommodate the dwellings and employment land needed during the Plan period to support the role of the town within the Central Delivery Area, as set out in the Northumberland Core Strategy, and given the projected future decline in the size of the working age population.

5.64 The constraints mapping exercise has demonstrated that Prudhoe is particularly constrained – not only by the Green Belt designation but also by topography and limited road capacity in parts of the town. On the other hand, there are still some opportunities to accommodate further building to maintain the town’s important role, meaning that changes to the Green Belt boundary can be limited.

5.65 In the case of housing, there are some sites within the town’s built-up area, including land that currently has permission for housing. This can contribute towards housing supply. However, in order to deliver the number of dwellings required, Green Belt release is needed at the former hospital site.

5.66 In the case of employment, limited land is still available for the accommodation of the types of workplace that the town needs to accommodate for its successful economic role to continue unhindered. Again, therefore, it has been concluded that a modest amount of land needs to be deleted from the Green Belt.

5.67 Previous SLRs have highlighted concerns with the identification of land to the west of the settlement for housing development. Following feedback and further assessment, the land to the south of the town is proposed for Green Belt release for housing, rather than to the west as this has too many constraints to development.

5.68 It is still proposed to remove the Prudhoe hospital site from the Green Belt and remove land to the west of the existing industrial estate to provide additional required employment land.

6 Corbridge

Introduction

6.1 Corbridge, located midway along the Tyne Valley east of Hexham, is a large village, and Service Centre within the Central Delivery Area. The small area comprises solely of the parish of Corbridge.

Figure 93: Corbridge small area

Role and function

6.2 Corbridge is an important Service Centre for residents of the village and the surrounding area. It also caters for visitors, including those to Hadrian’s Wall and Corbridge Roman Site. The village has a significant commuter housing role. Employment in the village is largely associated with its service centre functions.

Demographic, economic and housing profile

Population Profile

6.3 The 2011 Census recorded that there were 3,672 usual residents in the Corbridge area; an increase of 170 people since 2001.

6.4 Over this period the proportion of the population of core working age (16- 64 years) increased slightly from 58.9% to 59.3%, while the proportion aged over 65 increased from 25.2% to 27.6%.

Figure 94: Corbridge demographic profile People aged

Population 0 - 4 5 - 15 16 - 24 25 - 44 45 - 64 65 - 74 75 and over

2001 3,502 3.7% 12.2% 8.5% 21.1% 29.4% 12.0% 13.2% 2011 3,672 4.2% 8.9% 8.5% 19.1% 31.7% 13.0% 14.6%

6.5 In 2011, the Corbridge area had a smaller proportion of its population of working age than the County as a whole, and a significantly larger proportion aged over 65 years.

Population Projection

6.6 When applied at the local level, the 2012 based Sub-national Population Projections indicate that the population of Corbridge will increase by 13.4% between 2011 and 2031. Over this period, the number of people of core working age is projected to decrease by 6.3%. In contrast, the population aged over 65 years is projected to increase markedly, with an 80.6% increase in those aged over 75.

Figure 95: Corbridge population projection Projected population change 2011 - 2031 Age Group Population Population Change Population Change 2011 2031 as a % 0-15 469 496 27 5.8%

16-59 (female)/ 16-64 (male) 2,030 1,903 -127 -6.3% 60/65-74 636 791 155 24.4% 75+ 541 977 436 80.6% Total 3,676 4,167 491 13.4%

Housing Profile

6.7 In 2011, 47.9% of properties in the Corbridge area were in Council Tax Bands A to C, with 10.2% of these in Band A.

6.8 The 2011 Census recorded 1,811 household spaces in Corbridge, an increase of 174 since 2001. Of these household spaces, 127, or 7.0% had no residents. In 2011, 68.6% of households were living in owner occupied properties, 13.8% in social rented housing and 17.6% in the private rented sector.

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6.9 In 2011, 28.4% of households occupied properties with four or more bedrooms, 35.0% of homes had fewer than three bedrooms, and 36.6%% have three bedrooms.

6.10 In comparison to Northumberland as a whole, Corbridge contains a significantly smaller proportion of low value properties, and a significantly larger proportion of high value properties. The area is characterised by having more owner occupiers, and fewer households living in social rented properties. The housing stock is relatively large.

Economic Profile

6.11 Amongst the population aged 16 to 74, 62.7% are in employment, 2.0% unemployed, and 21.9% retired.

6.12 The proportion of people in employment and in retirement is higher in Corbridge than Northumberland as a whole; however the unemployment rate is lower.

Constraints analysis

6.13 Being located on the north bank of the River Tyne, the river represents a natural barrier to development to the south. However, Corbridge railway station is located south of the river.

6.14 The A69 forms a barrier to the development to the north, while the Corbridge Roman site restricts development to the west.

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Figure 96: Corbridge

Highways

6.15 Corbridge is well connected to the strategic road network, with two points of access to the A69, via roundabouts to the north and to the southeast. The historic layout of Corbridge means that many of the roads and junctions within the village centre are narrow, with limited capacity. Several of the roads leading into the village are also narrow, particularly as they approach the village centre; including Stagshaw Road to the northwest (B6529) and Aydon Road to the north east. A single lane bridge on the B6321, with traffic lights, connects Corbridge to the south.

Flood Risk

6.16 Much of the area adjacent to the River Tyne including that between the river and Corbridge Railway Station is identified as being at risk of flooding being located in Flood Zone 3. An additional area aligned with Cor Burn is also in Flood Zone 3.

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Figure 97: Corbridge Environment Agency Flood Risk

6.17 The SFRA identifies that areas closely aligned to the River Tyne are within the functional flood plain, in Flood Zone 3b, with the rest of the area at risk of flooding being in Flood Zone 3a.

Figure 98: Corbridge Strategic Flood Risk Assessment

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Water and sewerage capacity

6.18 The detailed WCS identifies that there are no capacity constraints associated with water resources from Kielder WRZ, or Broomhaugh WwTW, although the WwTW may require an upgrade to accommodate a substantial amount of new development.

6.19 The WCS also identifies that the sewer network in Corbridge has no previous history of sewer flooding, although there are capacity issues with the sewer networks to the north and northeast of the village centre and to the northeast of the village. It is indicated that there may also be capacity issues with the sewer networks to the east of the village centre. Further investigation and possible infrastructure upgrades may be required in these locations.

Natural Environment Designations

6.20 The River Tyne and the area immediately adjacent to it, to east of the bridge is designated a LWGS, while Thornbrough Wood and Scar to the southeast is ancient semi-natural woodland. A small SSSI is located north of the A69.

Figure 99: Corbridge natural environment designations

Built Heritage Designations

6.21 Much of the area to the west of Corbridge is a World Heritage Site and is designated as a Scheduled Monument (SM) associated with Corbridge Roman Station or Corstopitum. Corbridge Bridge is also a SM. Being a historic village, the centre of Corbridge contains a significant number of buildings and features,

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which are protected by statutory designations. The village centre, together with an area along the Tyne as far west as the site of the Roman Bridge is a conservation area. There are numerous listed buildings clustered in the village centre.

Figure 100: Corbridge built heritage designations

Archaeological Sensitivity

6.22 The extensive urban survey identifies the Corbridge village centre, together with the area identified as a SM, as being of high archaeological sensitivity. Areas to the north and southeast of the village are identified as being of medium archaeological sensitivity.

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Figure 101: Corbridge Archaeological Sensitivity

Open Space

6.23 Corbridge contains a significant amount of open space, much of which is adjacent to the River Tyne. Along each bank there is natural and semi-natural green space, while much of the area between the river and the railway station contains outdoor sports facilities. Additional sports facilities are to the north, associated with, and in the vicinity of the middle school.

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Figure 102: Corbridge green infrastructure and open space

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Green Belt

6.24 The Tyne and Wear Green Belt surrounds the built form of the village of Corbridge which is inset, while the area beside the station is washed over by the Green Belt. There remain areas of undeveloped land within the inset boundary which were safeguarded for housing development in the Tynedale Local Plan (2000).

Figure 103: Green Belt - Corbridge

Landscape sensitivity

6.25 In addition to the landscape sensitivity associated with Corbridge Roman Site, the estate landscapes to the southeast (1) and the rural wedge between Milkwell Lane and Deadridge Lane (3) to the north of the village are identified as being of high sensitivity to change. Small pockets of land are identified as being of lower landscape sensitivity to the east and the northwest, together with areas to the north which don’t compromise the rural wedge (2).

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Figure 104: Corbridge landscape sensitivity

Agricultural Land Classification

6.26 Agricultural land to the north and west of Corbridge is identified as being Grade 3, while much of that to the east is of Grade 2.

Figure 105: Corbridge agricultural land classification

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6.27 More detailed analysis has been undertaken across much of the land surrounding Corbridge. Much of the land between the north of the village and the A69 is in the more detailed assessment of Grade 2 or Grade 3a. Areas to the east are largely Grade 2 or 3a. South of the river, a small area of Grade 1 land is identified.

Figure 106: Corbridge detailed agricultural land classification

Mineral Resource Areas

6.28 Aligned with the River Tyne, a sand and gravel mineral resource area extends from the northwest to the southeast. Areas to the north and east of the settlement are not constrained by the resource.

Historic Housing Delivery and Land Take Up

Historic Housing Delivery

6.29 The Corbridge small area saw a negligible level of residential development in the years immediately prior to the plan period 2011-31. In the two years 2009- 11, only 5 dwellings were delivered.

6.30 Between 2004 and 2009, a significant amount of housing was delivered in Corbridge including developments at The Chains, Primside and Gownlea, Aydon Road, The Lion of Corbridge and Cliffe House, The Ramblers, Tinklers Bank, amounting to approximately 145 dwellings. Most of these were delivered prior to the adoption of the Tynedale Core Strategy in 2007.

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Employment Land Take Up

6.31 From 1999 to 2014, 0.01ha of allocated employment land has been taken up across one site in Corbridge; at Corbridge (E16). Over the same period of time there was no land lost to other uses in Corbridge.

The availability of land for housing and employment

Housing Land Availability

6.32 The capacity of identified sites to accommodate residential development over the plan period across both the Corbridge small area and the settlement itself is set out below.

6.33 In addition to the 8 units completed between 2011 and 2015, sites across the small area with a capacity to accommodate an additional 336 dwellings over the plan period are identified.

Figure 107: Housing land availability in the small area and Corbridge No of dwellings Small Area Corbridge Completions 2011-15 8 8 Deliverable sites 0 – 5 years 54 54 Developable sites 6 – 10 years 195 195 Developable sites 11 – 15 years 87 87 Developable sites year 16 0 0 Total 344 344 6.34 Included in the table above, are dwellings forecast to be delivered on sites with planning consent. The Council’s Five Year Supply of Deliverable Sites (2015- 2020) document identifies a remaining capacity of 54 units across two sites currently under construction, on Land south west of Cragside and Land north of Synclen Avenue, both under the application number 13/02034/FUL).

PDL/Greenfield

6.35 The SHLAA identifies that all the 273 dwellings which may be accommodated on deliverable and developable sites over the plan period, which are not under construction, are on greenfield land, totalling 10.17ha.

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Figure 108: Corbridge housing land availability

Employment land availability

6.36 There is no employment land available on the allocated site in Corbridge; Corbridge (E16).

Proposed requirements for housing and employment land

6.37 The Pre-submission Core Strategy proposes a housing requirement of 300 dwellings over the plan period.

6.38 The above information indicates that there is sufficient capacity within Corbridge to accommodate this scale of development. Given that 8 units have already been completed between 2011and 2015, the housing requirement for the remainder of the plan period is 292 dwellings.

6.39 Corbridge has 0.85ha of developed Flexible Employment Use land. No new allocation is proposed as small scale developments can be delivered through further rural diversification schemes and on new allocated land in nearby settlements, including Hexham.

Conclusion

6.40 The SLR identifies that there is sufficient capacity to accommodate the 300 dwellings proposed in the Northumberland Core Strategy.

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6.41 This level of development will assist in arresting the decline in the size of the working age population, enable a greater mix of housing, and support Corbridge’s role as a Service Centre for residents and visitors.

6.42 The Green Belt is a key constraint to development; however sufficient land was safeguarded for future development needs in the Tynedale Local Plan, so Green Belt deletion is not required. Limited capacity at Howden waste water treatment works, heritage designations and local highway constraints may affect development.

6.43 An area of least constraint is identified to the northwest of Corbridge, in the area safeguarded for future development. While some of the land in this area is of agricultural Grade 2, development in this location should not impact adversely upon heritage designation to the west of the village; the landscape in this area is identified as being of lower sensitivity to change.

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7 Rest of Central Northumberland Delivery Area

Introduction

7.1 The Rest of Central Northumberland Delivery Area small area extends from the county border with County Durham and Newcastle and Gateshead up to Longhorsley, Netherwitton and Riding Mill in the north and Hexhamshire Common to the west, occupying much of the Central Northumberland Delivery Area. The Tyne and Wear Green Belt extends across much of the small area, which includes the villages of Heddon-on-the-Wall, Longhorsley, Riding Mill, Slaley, Stannington, Stocksfield and Wylam. The Rest of Central Delivery Area comprises of 28 parishes which are listed below in Figure 109.

Figure 109: Parishes contained within Rest of Central Northumberland Delivery Area Belsay Hexhamshire Slaley Blanchland Horsley Stamfordham Broomhaugh and Riding Longhirst Stannington Broomley and Stocksfield Longhorsley Thirston Bywell Matfen Tritlington and West Chevington Capheaton Meldon Wallington Demesne Hartburn Netherwitton Whalton Healey Ovingham Wylam Heddon on the Wall Ovington Hedley Shotley Low Quarter

Historic Housing Delivery

7.2 The Rest of Central Northumberland Delivery Area small area saw 87 completions over the period 2009-11.

The availability of land for housing and employment

Housing Land Availability

7.3 The capacity of identified sites to accommodate residential development over the plan period across the Rest of Central Northumberland Delivery Area small area is set out below.

7.4 In addition to the 216 units completed between 2011 and 2015, sites across the small area with a capacity to accommodate an additional 949 dwellings over the plan period are identified.

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Figure 110: Housing land availability in Rest of Central Northumberland Delivery Area No of dwellings in Small Area Completions 2011-15 216 Deliverable sites 0 – 5 years 448 Developable sites 6 – 10 years 328 Developable sites 11 – 15 years 173 Developable sites year 16 0 Total 1165 7.5 Of those units completed, 51 were delivered at St Marys Hospital, Green Lane, Stannington (CM/20080874) while 40 units were delivered at Longhirst Hall, Longhirst (11/01114/FUL).

7.6 Included in the table above, are dwellings forecast to be delivered on sites with planning consent. The Council’s Five Year Supply of Deliverable Sites (2015- 2020) document identifies a remaining capacity of 314 units across five sites currently under construction, and 108 units across eight sites with extant planning permission.

7.7 Of those units on sites under construction, the Former St Mary’s Hospital, Green Lane, Stannington (CM/20080874) is expected to deliver 288 units. Of the units with extant permission 31 are expected to be delivered at Longhirst Hall, Longhirst (14/02116/FUL), 20 units are expected to be delivered on Land north of Piper Road, Ovingham (12/03579/FUL) and 16 units are expected to be delivered on Land west of The Grove, New Ridley Road, Stocksfield (14/00871/FUL).

7.8 A further site identified as Land East of 26 Station Road, Stannington with a capacity for 7 units was granted planning consent after the base date of 1 April 2015.

PDL/Greenfield

7.9 The SHLAA identifies that of the 694 dwellings which may be accommodated on deliverable and developable sites over the plan period which are not under construction, approximately 267 dwellings (38%) may be accommodated on 28.0ha of PDL, and 427 (62%) on 43.8ha of greenfield land.

Employment Land Availability

7.10 The total employment land available in the Rest of Central Northumberland Delivery Area is 11.574ha. The majority of the land available is located at Newlands – Marley Tile Co. (E32).

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Figure 111: Allocated employment land availability in Rest of Central Northumberland Delivery Area Ref. Area Developed Available No Site Settlement (ha) (ha) (ha) Stocksfield - Adjacent to E27 Station Stocksfield 0.264 0 0.264 Longhorsley - Land at East D16 Road Longhorsley 0.628 0 0.628 Not in a E32 Newlands - Marley Tile Co. Settlement 9.198 0 9.198 Stannington - Whitehouse Not in a D12 Business Centre Settlement 4.371 3.065 1.011 Scots Gap - Part of Auction D18 Mart Scots Gap 0.473 0 0.473

11.574

Proposed requirements for housing and employment land

7.11 The Pre-submission Core Strategy proposes a housing requirement of 1,020 dwellings over the plan period.

7.12 The above information indicates that there is sufficient capacity within the small area to accommodate this scale of development. Given that 216 units have already been completed between 2011and 2015, the housing requirement for the remainder of the plan period is 804 dwellings.

7.13 The Core Strategy proposes to allocate 12.24ha of employment land across seven sites. However, 45.07ha of land is proposed to be de-allocated from employment use.

Figure 112: Employment land in the Rest of Central Delivery Area Area Area Allocated sites (ha) De-allocated sites (ha) Blagdon Milkhope centre 0.86 Berwick Hill - West End Farm 0.30 Blagdon - New Kennels 0.27 Bywell Home Farm 0.09 Bywell Home Farm 0.90 Longhorsley 0.62 Longhirst Grain 5.28 Newlands - Marley Tiles 9.34 Stannington -Whitehouse Farm 3.36 Riding Mill - Wentworth Grange 1.65 Stannington - Stannington Hospital 0.85 Scots Gap - Auction Mart 0.47 Stocksfield Hall 0.72 Stannington - Whitehouse Farm 1.00 Stannington - Stannington Hospital 31.34 Stocksfield Station 0.26 Total 12.24 Total 45.07

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Accommodating the level of development proposed

7.14 Much of the Rest of Central Delivery Area is located within the Green Belt, both that defined in existing adopted development plan and the general extent of the extension north of Morpeth, the boundaries of which are to be defined in the Northumberland Core Strategy.

7.15 As illustrated above, capacity exists within the Rest of Central Delivery Area to accommodate the housing requirements, so there is no need to amend the Green Belt boundaries. However, given that small settlements in the Green Belt have been treated differently depending upon which former local authority area they were located in, the opportunity was taken to apply a level of consistency across Northumberland.

7.16 The capacity identified reflects the following:

Figure 113: Small settlements in the Green Belt in the Rest of Central Delivery Area Former Tynedale Former Castle Morpeth Insets defined by Castle Insets informed Morpeth by Morpeth Continued to be Former infill - Local Plan Neighbourhood Inset now inset Boundaries New inset Plan*** Acomb Broomhaugh Belsay Stannington Station Hebron Heddon on the Wall Newbrough Hartburn Hepscott Medburn Mickley Square Longhirst Mitford Ovingham Wall Netherwitton Pegswood Ovington Whittonstall Stannington Riding Mill Ulgham Slaley Whalton Stamfordham Longhorsley** Stocksfield Wylam Horsley*

* Minor amend to exclude employment site ** Amended to reflect recent planning consents *** Insets do not exactly reflect settlement boundaries in the MNP as are defined by defensible boundaries

7.17 While the Northumberland Core Strategy does not provide housing numbers to settlements below Service Centre level, in order to demonstrate where the level of development may be accommodated the below capacity information is for information only.

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Figure 114: Settlement and large development site capacities in the Rest of Central Delivery Area Settlement Yield 0-16 years Longhorsley 92 Ovingham 20 Riding Mill 8 Scots Gap 7 Stamfordham 15 Stannington 12 Stocksfield 16 Whalton 8 Wylam 36 Not in settlement * 735

*Includes Longhirst Hall 31 St Mary's Hospital 235 Stannington Station 103 Netherton Park 85 Hepscott Park 90 Newlands 140

7.18 The above numbers from the SHLAA indicate that in some settlements there is significant capacity for housing development. However, it is not necessarily considered appropriate that this scale of development is accommodated in these settlements.

7.19 The capacity in Longhorsley reflects recent planning consents in the village. Significant capacity is identified on sites outside of settlements, largely on PDL, including St Mary’s Hospital, the Marley Tiles site at Newlands, Hepscott Park and Netherton Park. The latter has an application minded to approve subject to an s106 agreement.

Conclusion

7.20 The capacity of sites in the Rest of the Central Delivery Area exceeds the housing requirement for this area. Included within this capacity, there are a number of large development sites which may be expected to deliver a significant number of dwellings over the plan period. In addition, a number of recent planning consents have boosted the supply. Incremental development across other small settlements is expected to make up the balance of supply, together with small sites which historically have made a significant contribution to supply in the Central delivery Area. It is considered that the outstanding housing requirement can be accommodated across the Rest of Central

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Delivery Area in a manner consistent with sustainable development principles and the spatial distribution policy of the Northumberland Core Strategy. These principles indicate that for settlements other than Main Towns and Service Centres, development will be allowed which doesn’t impact on its character, is of an appropriate size, maintains or enhances local services and facilities, meets identified needs and protects the countryside from widespread new development.

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