Newton Aycliffe Regeneration Masterplan August 2013 Draft 4, Version 11 (Final, Corporate Management Team)

Durham County Council will:

Support Aycliffe Business Park, company expansion and the Hitachi Rail development as a major employment opportunities

Work with the private sector to deliver successful and sustainable housing expansion;

Work with partners to deliver the Aycliffe Shopping Centre Masterplan

Newton Aycliffe Masterplan – Draft

Contents

Page 1.0. Introduction...... 3 2.0. Profile of Newton Aycliffe...... 4 3.0. Strategic Context ...... 14 4.0. Opportunities...... 18 5.0. Project Delivery ...... 22 6.0. DELIVERY PLAN ...... 28 APPENDICES...... 32 APPENDIX 1 – SWOT ANALYSIS...... 32

Newton Aycliffe – Industry and Housing in a Rural Setting

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1.0. Introduction

1.1. Purpose This masterplan provides a summary of the detailed programme of regeneration and investment activity that is taking place or is planned in Newton Aycliffe. It identifies the strategic context which underlies delivery and key principles to co-ordinate and focus investment in the town for employment, retail, leisure and housing.

Newton Aycliffe is a major regional employment centre the masterplan will support its current businesses and encourage new expansion. Housing continues to expand to create an attractive town to live and work in with good links to other employment centres. New housing should build upon the new town qualities of open space and layout. The town centre needs to adapt to fulfil its role as the local service centre for the existing and growing population.

Through the emerging County Durham Plan and its actions the council will:

 Support Aycliffe Business Park, company expansion and the Hitachi Rail development as a major employment opportunities

 Work with the private sector to deliver successful and sustainable housing expansion;

 Work with partners to deliver the Aycliffe Shopping Centre Masterplan

Including the longer term County Durham Plan proposals, the anticipated public investment in the town is £16 million with the potential to generate up to £224 million in private investment over the next 30 years.

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2.0. Profile of Newton Aycliffe

2.1. Summary Newton Aycliffe has established itself as the county’s major employment centre and an attractive place to live close to work and with commuting opportunities. The location of Hitachi Rail in the town and opportunities to feed into both Nissan’s supply chain and Tees Valley process and offshore industries underpin an already strong and regionally significant employment base. Housing has grown from its initial new town roots to offer a greater range of private housing retaining and building on the strengths of a planned open space layout.

2.2. Location The town and adjacent settlements are situated to the south of the county with excellent transport links including the A1 (M) offering links to Yorkshire and the South. The A167 runs the length of the town providing easy access to the large centres of Darlington and Durham. There is sustainable transport through rail access and the east coast mainline is accessible at Darlington Station, 8 miles away. Two halts at Newton Aycliffe and Heighington serve the town and industrial estate.

Newton Aycliffe Railway Station

2.3. History 1,2 Historic settlements, some dating from the Norman period, have remained as the conservation villages with distinctive identity fringe the new town, adding to the range of housing available.

Heighington Aycliffe Village

1 Great Aycliffe Town Council Website, History of Aycliffe, http://www.great-aycliffe.gov.uk/info/about- aycliffe/history-of-aycliffe.html 2 Durham County Council - Keys to the Past www.keystothepast.info – various historic asset and general references and DCC historic OS mapping

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Aycliffe Village grew in the 18th and 19th centuries due to is location on the Great North Road and is now adjacent to Newton Aycliffe but retains its separate identity. Middridge remains a distinctive conservation village on the road from N. Aycliffe to Shildon.

2.4. How Newton Aycliffe Grew 3 During the Second World War the Government considered Aycliffe, its rail connection and cheap available farmland an ideal location for the Royal Ordnance Factory. This factory employed up to 17,000 men and women in the making of bombs and munitions. There is now a Town Council memorial commemorating the valuable service carried out by those now known as the Aycliffe Angels.

Post war need to stimulate the economy and improve housing was a fundamental issue leading to the William Beveridge Report (1942) and the New Town Act. Newton Aycliffe was one of these, being founded in 1947 on the site of the now redundant ordnance factory.

Photograph Link 4 Photograph Link 5

Subsequently the town and industrial estate on the remainder of the ordnance works steadily grew up to the1980’s, since when both have been changing as opportunities have developed.

The town population is circa 25,0006 with capacity to expand; its 1966 population target being 45,000. Service infrastructure has evolved as the town has stabilised. This is supported by the leisure centre also forming a council service hub and major attraction. Since the 1980s there has been

3 Great Aycliffe Town Council Website – The Newton Aycliffe Story, http://www.great- aycliffe.gov.uk/info/about-aycliffe/the-newton-aycliffe-story.html 4 Part of "MINISTRY OF WORKS OFFICIAL COLLECTION" (photographs) View across one of the newly constructed residential neighbourhoods of Newton Aycliffe new town http://www.iwm.org.uk/collections/search?query=t+59595&submit=&items_per_page=10 5 Part of "MINISTRY OF WORKS OFFICIAL COLLECTION" (photographs) The cutting of the sod ceremony on 28 June 1948 to mark the start of construction work on the new town of Newton Aycliffe http://www.iwm.org.uk/collections/search?query=t+9665&submit=&items_per_page=10 6 As used in the County Durham Plan Settlement Study 2012 Draft 4, Vs 11 Page 5 of 32

Newton Aycliffe Masterplan – Draft substantial private housing development has taken place and is concentrated to the north at Woodham and Cobblers Hall.

The new town has evolved to become a mature and well positioned commuter town with substantial local accessible employment opportunities. The recent agreement of Hitachi Rail to locate on the industrial estate will provide substantial new opportunities for the town in addition to existing major businesses.

The growing identity of the new town, adjacent villages (including Middridge) and business estate when combined now create a substantial settlement cluster with areas of distinctive identity. This is distinguished in the Great Aycliffe name taken by the town council and Great Aycliffe and Middridge Area Action partnership (GAMP)

2.5. Aycliffe Business Park The Business Park covers a substantial area to the south of the town. It has four areas - Heighington Lane Business Park where Lidl have a main distribution centre, Aycliffe Industrial Estate, Aycliffe Industrial Park (nearest to the town) and now also Merchant Park (site for Hitachi Rail).

St Cuthberts Way

Aycliffe Business Park is an employment location of regional significance and the largest in County Durham. Its status is based upon:

 Over 50 years association with manufacturing and engineering  A site area of 270 hectares (ha)  A critical mass of over 250 businesses  Major employers such as Tallent Automotive; Husqvarna, Ebac, Permoid, INEOS, Lidl and Stiller, 3M (UK) Plc and now Hitachi Rail.  Providing 8000 jobs

The business park lies on the southern periphery of the ‘just in time’ zone for supply to Nissan in Sunderland. It is also well placed for specialist suppliers supporting process and off-shore industries in Tees Valley. Hitachi Rail Europe’s location for its UK train manufacturing facility on Merchant Park has served to further underline its importance as a major employment area with real opportunities for growth. The former RFMD factory now houses

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Compound Photonics, a laser diode, high/ultra definition light engine manufacturer.

Hitachi Rail is part of the Agility Trains consortium which has just been awarded a £4.5BN contract to construct, maintain and service the next generation of approximately 850 intercity carriages to improve the UK’s mainline rail services. Construction of the factory will start in 2013 and the facility will be operational from 2015. 730 jobs will be created along with a further 200 construction jobs.

There is substantial potential to accommodate new businesses on the business park and to support Hitachi Rail’s supply chain and other growing companies. There is an identified opportunity for further 53ha estate expansion southwards at Newton Park to accommodate.

2.6. Transport The strategic road linkages and general location advantages are central to the town’s attractiveness as an employment location.

Rail provision adds to this and offers the linkage for developments such as Hitachi Rail and future rail related development. The Bishop Line (as the railway line is now called) also is supported by the Bishop Line Community Rail Partnership that helps promote use and awareness of the line. DCC is delivering a sustainable transport bid working jointly with Darlington Borough Council and their Local Motion initiative. This is intended to maximise use of the rail through enhanced pedestrian and cycling links. It aims for culture change, increasing sustainable transport use with particular emphasis on travel to work. This builds on work funded by the local transport plan (LTP3).

2.7. Town Centre The town is a locally important retail location and has an ‘inward focussed’ retail core. In addition to main central area owned by Freshwater there are three areas of activity and ownership including the DCC Leisure Centre.

Town Centre Areas:

Dark Green, Tesco;

Light Green, Asda CPT retail area;

Red, Thames Centre; Aldi Blue, DCC Leisure Centre; Freshwater Aycliffe Town Centre, defined by the black line boundary

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2.8. Aycliffe Shopping Centre

The centre is mostly formed by the two storey blocks on the pedestrianised Beveridge Way acting as the town’s ‘high street’. There are approximately 60 retail units ranging 1,000 to 6,000 sq ft at ground floor level.

In 2007 the owners of the shopping centre (then Daejan (Durham) Ltd.), formed an informal partnership with Great Aycliffe Town Council, Sedgefield Borough Council, Durham County Council, County Durham PCT and Tees Esk & Wear Valley NHS Trust in order to prepare a ‘Vision for the future’ of Newton Aycliffe town centre. This informal partnership has the working title of the Newton Aycliffe Town Centre Partnership (NATCP).

A new masterplan was prepared, consulted on and agreed by the partnership in April 2008. These proposals are being undertaken in a phased sequence:

Phased Improvement  Phase 1, the reconfiguration of the former Somerfield store has been completed and is occupied by Wilkinson.  Phase 2, The NHS provision has been re-located, split between at Cobblers Hall and the centre at the Thames Shopping Centre. Following demolition of Dalton Way the new Aldi retail development was completed in November 2012 and includes a new car park and pedestrian links from Tesco to the town centre. To facilitate phase 2 of the new town centre masterplan the library was relocated on a temporary basis on the cleared site of the former filling station on Central Avenue.  Phase 3, major improvements to the public realm, shop frontages, canopies and removal of ramps and stairs is underway.  Phase 4, this includes the co-location of DCC day care services into the Leisure Centre and further co location is dependent on the outcome of the DCC provision review.  Further phases would involve demolition and rebuilding of some retail blocks.

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7 Phased Development Plan

Thames Centre. This is an enclosed shopping mall with offices above adjacent to Beveridge Way. There are 12 retail units occupied by a mix of retail tenants. It has notably maintained full occupancy through the recession. The managing agents have planned to provide a mix of retail uses covering everyday needs and including a long established butchers and dry cleaners. Recently the Thames Centre assisted with investment to upper floors to relocate some of the Primary Care Trust services displaced through the delivery of the masterplan. There is no further major expenditure planned for the Centre.

Town Park/Tesco/CTP Retail Area Work on the first phase of the original expansion plans for the town centre culminated in 2003 with a substantial Tesco supermarket, now an ‘extra’ store. The area now also includes a recently enhanced contemporary youth & community centre set in the award-winning Town Centre Park and a central concourse that link with the existing shopping centre.

The retail units house a mix of tenants including Argos and Job Centre Plus but there are remaining vacancies.

7 Newton Aycliffe Town Centre Masterplan, April 2008 Draft 4, Vs 11 Page 9 of 32

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2.9. Leisure

Since local government reorganisation this has been owned by Durham County Council (DCC). Previously in 2007 the facilities benefited from £2.5M investment from Competition Line and from Sedgefield Borough Council to redevelop its leisure offer. The ‘Lifestyle Fitness’ suite was been extended over three floors. DCC Day Services are currently relocating into the Leisure Centre from the Oaks Centre to provide better access to services for users and community inclusion. Further investment in 2013 has improved the facilities of Burn Lane Youth Centre and the range of activities it provides for young residents.

The leisure centre and its council services form a significant draw into the town centre and major benefit for the town.

2.10. Housing The original new town created substantial areas of social housing now mostly administered by ‘livin’ established in March 2009 following stock transfer from Sedgefield Borough Council. livin is the largest registered provider in County Durham and over a quarter of their stock is located in the town.

The new town’s original social housing profile has become more varied through house purchase and substantial new private housing development. One of the last major developable areas at Cobblers Hall is subject to an application for 182 new homes and if approved this would bring the total for this area up to 800 since 1992.

Original New Town Housing New Private Housing

The new town origins have left their mark on the quality of layout and open space. The original planned open space for the new town has provided a strong basis on which further expansion has captured the open character within a strong landscape setting. Under the County Durham Plan a further Draft 4, Vs 11 Page 10 of 32

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2030 houses up to 2030 are allowed for in the current plan as it moves to public examination. Low Copelaw is the strategic focus in Newton Aycliffe with up to 950 houses allocated.

If approved, the plan allocations are infill within the north of the town and the areas of private development. Eldon Whins represents expansion eastwards beyond the current developed area and lies in the Middridge Parish. The Low Copelaw site is based on the Aycliffe Young People’s Centre and would be a substantial residential expansion westwards and beyond the A167.

2.11. Adult Education and Training Newton Aycliffe is well served by both training providers and facilities on or near the Business Park. At least 3 providers have premises on the estate. They concentrate on provision of apprenticeships and work skills improvement but their offer also ranges to include high level business and leadership support. South West Durham Training is a long established company providing specialist skill and workshop training. Entry level potential work applicants are supported by DISC.

There is a purpose built FE training centre called the Work Place and run by SCITT to train teachers through work placements. Adult education is available through the Newton Aycliffe Community Centre and also under a new initiative by the Residents Association.

2.12. Education The town is served by two secondary schools, Woodham Academy (formerly Community Technology College) and Greenfield Community and Arts College. Both are rated by Ofsted as good (grade 2) and showing improvement. Their results grading is 57% and 55% respectively for 5+ GCSEs at C+ including English and Maths. There is no sixth form provision – however there are good providers nearby in Bishop Auckland or Darlington. Primary provision is more mixed with some schools exceeding national levels and others falling below.

Expansion of the town may impact on requirements for school provision and under the supporting County Durham Plan Infrastructure delivery plan issued in 2012, an annual review is suggested.8 The need for travel for young people over 16 generally in the Sedgefield area for level 3 qualifications is highlighted in the County Durham Joint Strategic Needs Assessment9. Substantial numbers of young people travel to the Darlington area.

2.13. Heritage, Tourism and Leisure The historic surrounds to Newton Aycliffe contain heritage conservation villages and significant listed or historic buildings converted to hotels.

Middridge, Windlestone Hall and Park and the original Aycliffe Village are conservation areas together with Heighington and Coatham Mundeville

8 County Durham Plan Infrastructure Delivery Plan September 2012 Pages 58/59 9 County Durham Joint Strategic Needs Assessment 2012, DCC & NHS County Durham and Darlington, 2012 Draft 4, Vs 11 Page 11 of 32

Newton Aycliffe Masterplan – Draft nearby within Darlington Borough Council. The hinterland of Newton Aycliffe has a rich heritage based on a medieval or earlier range of villages and landscapes forming an attractive setting, offering a range of housing opportunities and leisure potential.

The branch rail line is based on the route of the original Stockton and Darlington railway and there is the substantial nearby attraction of the Locomotion Museum in Shildon.

Hall Garth (Coatham Mundeville), Walworth and Redworth Castles and the Eden Arms are listed buildings and now hotels. There is a more recent Premier Inn in Newton Aycliffe and an unimplemented permission for new hotel at Woodham Golf Club. The Eden Arms is on the A167 and Aston Hotel off the A1 and they also offer stopovers and business accommodation.

The open spaces of the town offer excellent walking connections through the town and into the surrounding landscapes that also offer opportunities for cycling. There is a cycling link being developed to Shildon and its Locomotion Museum. The existing cycleways have more potential for further cross town links.

In addition to the town leisure centre there is Great Aycliffe Town Council Oakleaf Centre and golf course and the private Aycliffe Sports Club. There is also the private Woodham Golf and Country Club.

2.14. Parks, Open Spaces and Biodiversity

The town centre and original town core has an important range of open spaces enclosed within the built area. It includes the more major provision of the well used Town Park and Simpasture and Moore Lane sports areas. There are a total of 8 parks, all maintained by the Great Aycliffe Town Council and including West Park and its boating lake.

The development to the north of the town has retained a consistent landscape area along the Woodham Burn and the plantations at Cobblers West Park Lake Hall and South Agnew. These are connected through the circular walk of the Great Aycliffe Way. This also takes in the former railway track separating the town from the industrial estate to the south and the landscaped fringe of the town to the east. There are road and a bridleway bridge railway crossings and a surface footpath link providing connection between the town and its housing to the business park.

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Town Park Woodland, Burn Lane

The strong open space pattern is enhanced by bio diversity areas maintained by the Great Aycliffe Town Council at Aycliffe Nature Park, Simpasture Nature Walk, School Aycliffe Wetlands and also includes Moore Lane Eco Centre. The Great Aycliffe Way also runs through the joint Town Council and County Council maintained Byerley Park local nature reserve. These areas link to the surrounding countryside supporting biodiversity and creating a strong and positive image for the town with greater potential for leisure use.

2.15. Area Action Partnership (AAP) The Great Aycliffe and Middridge Partnership (GAMP) was formed in 2009 in order to help the Council better engage with residents and partners.

The partnership is ‘urban’ in nature and includes the outlying settlements of Middridge, Aycliffe Village, Woodham Village and part of School Aycliffe.

2.16. Socio Economic Profile The main characteristics informing Newton Aycliffe’s potential for regeneration are as follows:

 Based on the AAP area including Middridge the population is 26300. Between 2005 and 2010 the greatest changes are increase in people 85+ (28%) and decrease in 5-15 year olds (-10.4%). There is a small decline in the working age population (1.4%). Compared to England and Wales averages the population has a greater percentage in all age bands over 49.10  More than four out of five (81%) of Newton Aycliffe residents were satisfied with their local area as a place to live (2010). This is slightly lower than the rest of the County (88%).11  Newton Aycliffe has a working population of 16,693 (2010) with a higher proportion of the working age population claiming Job Seekers Allowance than in the region or England & Wales, although the average household income is higher than the county average and levels are falling (2012).12  The town has a low value housing stock, 61% of dwellings (2011) are in Band A, newer developments at Woodham Village, Cobblers Hall and proposed housing developments will help to balance this.  House values are slightly below the County average – lower than Durham City but higher than Easington/Peterlee as examples. Averages

10 2012 Statistical Profile Great Aycliffe & Middridge Area Action Partnership 11 2010 Residents Survey , Durham County Council, Great Aycliffe & Middridge Area Profile, 2012 12 Source: CACI 2011; DCC Draft 4, Vs 11 Page 13 of 32

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for the lower quarter of the housing stock are £78k and £155k for the higher quarter.13 The house values map show the town adjoining the area of higher values in the rural areas to the south.  There are low levels of empty homes (2.6%) compared to he County average and nearby Bishop Auckland and high levels of social renting (26%).14 The annual shortfall in affordable housing is 28 dwellings15  Newton Aycliffe’s housing market is more active and properties up to £90,000 are selling in Newton Aycliffe. These are predominantly 3 to 4 bedroomed family houses popular with both families and first time buyers. The first time buyer market has increased although access to finance is still identified as a major barrier for this segment of the market. 16  The majority of businesses in Newton Aycliffe are classed as small with 10 or fewer employees. Statistics show there has been no change in the number of people employed by businesses between 2005/2007 and 2006/2008, although the number of businesses has grown.

3.0. Strategic Context

3.1. Much of the proposed action is based on the emerging County Durham Plan and underlying infrastructure analysis. The strategic basis and summary of proposals are detailed in this section. This masterplan also draws upon previous work undertaken by DCC, the Area Action Partnership, and a range of external consultants who have been engaged to advise over recent years. It demonstrates how phased sustainable development can be brought forward to benefit the town’s economy whilst simultaneously enhancing Newton Aycliffe’s built environment.

3.2. County Durham Regeneration Statement The strategic importance of Spennymoor is recognised within County Durham’s Regeneration Statement and aims to embed a “Whole Town” approach to regeneration and use place-shaping activity to unlock the town’s full potential and underpins the County Durham Plan:

“Vibrant towns are good for business: they create jobs, attract investment and generate income - they are engines for economic growth. At their best, they create a discernable local buzz and define the wider area, attracting people from near and far. Our ‘Whole-Town’ investment approach will focus on tailored solutions to market failure, shaping the places people live, work and socialise and capitalising on our strong and vibrant asset base.”17

The Regeneration Statement contains five ambitions18, of which three relate to Newton Aycliffe:

13 County Durham Strategic Housing Market Assessment , September 2012 Section 3 14 Ibid Section 4 15 Ibid Table D1c Pg 159 16 Ibid Section 4 17 Quote from Regeneration and Economic Development Service Plan 2012-2016, p5. 18 The other ambitions are Thriving Durham City, and Sustainable neighbourhoods and rural communities Draft 4, Vs 11 Page 14 of 32

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 Vibrant and successful towns  Competitive and successful people  A top location for business

3.3. County Durham Plan (CDP) The County Durham Plan sets out where new housing, jobs, shops and infrastructure will be developed up to 2030. The Plan sets out how the Sustainable Communities Strategy, adopted by DCC and the County Durham Partnership, will be delivered. It will also deliver key elements of the Regeneration Statement; which directs the delivery of regeneration and economic development activities across County Durham. The focus of these strategies is to shape County Durham into a place where people achieve their potential and want to live, work, visit and invest.

The County Durham Plan indicates a need:  To bring forward a series of sites, in a phased release to meet market demand, and an identified target of 2,000 houses across a range of sites, including .950 houses on the 49.5 ha strategic site at Low Copelaw; and

 To accommodate future employment growth over the next 20 years, 135 Hectares has been identified as employment land allocation. This includes Merchant Park (46.2 Ha. net) which is allocated for B1, B2 and B8 uses (Hitachi Rail) and supporting businesses. A site of 53 Hectares of land at Newton Park is allocated for B1, B2 and B8 uses only associated with the development of a rail freight and related activity. A further 48 Ha (net) is available on Aycliffe Business Park.

3.4. County Durham Infrastructure Delivery Plan The draft County Durham Infrastructure Delivery Plan (IDP) describes County Durham's infrastructure requirements until 2030. The IDP schedule provides evidence of where investment is already happening in County Durham as well as highlighting where it is required in the future and where the major funding gaps are. It deals with all the supporting needs such as transport and utilities and also covers social infrastructure such as health, education and leisure. There are particular references to Newton Aycliffe and improvements to the Bishop Auckland rail line and A167 between Rushyford and Aycliffe. In connection with the strategic housing provision at Low Copelaw the CDP identifies a new junction on the A167 and a redesign of the existing junction at the north end of Newton Aycliffe. In order to achieve sustainable and cohesive communities, the development at Low Copelaw will need strong pedestrian and cycle links across the A167 to the town and its services and communities.

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County Durham Social Infrastructure Plan 2012

County Durham Physical Infrastructure Plan 2012

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3.5. Great Aycliffe Town Council – Neighbourhood Plan

The Council registered an official notification with Durham County Council in April 2012 that it wished to undertake a neighbourhood plan.

The County Council undertook a six week consultation period in November 2012 leading to approval to proceed in February 2013.

A neighbourhood plan is a long term vision for

Great Aycliffe which will then become part of planning guidance to help shape change at a local level. The scope of the plan has yet to be established and this masterplan is intended to be complementary to that plan.

3.6. Middridge Parish Council Middridge Parish Council has requested that the Parish of Middridge be designated as a neighbourhood area and is in the process of preparing a Neighbourhood Plan.

Public Sector

3.7. Durham County Council Service Provision The use of the County Council’s town centre buildings and the way in which services are delivered under review and the ensuing strategy will impact on the use of the Leisure Centre. The service review will determine the nature of the final provision.

3.8. Fire and Rescue Service County Durham and Darlington Fire and Rescue Service are situated on Central Avenue. They are currently investing in new build accommodation premises on a prominent vacant plot, as part of their whole time crewing system. The existing fire station will remain, and accommodation is being built in 2013 to house the crews.

3.9. Durham Constabulary The county strategic policy is set in the current annual report and policing plan19. Durham Constabulary will remain on the site of the former police station in new reduced accommodation after being temporarily located on the industrial estate.

3.10. Health Provision Pioneering Care Centre This is based at Cobblers Hall being completed in 1999 and extended in 2010. A £2.5 million one stop shop for health and

19 Annual Report 2011-12 & Policing Plan 2012-15, Durham Police Authority and Durham Constabulary Draft 4, Vs 11 Page 17 of 32

Newton Aycliffe Masterplan – Draft wellbeing services, it provides support primarily for people disadvantaged by disability, age, ill health and/or caring responsibilities. The centre is run by local charity ‘Pioneering Care Partnership’ involving local people, the majority of whom are disabled or carers. The AAP is also based there.

3.10.1. NHS NHS County Durham & Darlington have made investments to enhance the primary and community facilities in the Newton Aycliffe area:  The PCT supported the expansion of Pease Way Surgery in 2011  2012 redevelopment of the Bewick Crescent Surgery.

The Primary Care Trust has identified potential for future Pease Way Medical development by Cobblers Hall Surgery and this is Centre highlighted in the infrastructure planning process.

4.0. Opportunities

4.1. Town Newton Aycliffe is in a very advantageous position given the potential for employment growth through the arrival of Hitachi Rail and through other companies, its proximity to the Tees Valley and housing expansion. It is also close to North Yorkshire, increasing its strategic positioning. The support work for the County Durham Plan recognises that the town must improve its physical infrastructure in order to make it work more effectively in order to strengthen its offer for potential investment.

The Council will support the Aycliffe Shopping Centre Redevelopment Partnership and the delivery of the Masterplan. A proactive approach as outlined in section 2 for the Aycliffe Shopping Centre is required to unlock the key opportunity for redevelopment of the town centre.

Future phases will be progressed according to market requirements and investment opportunity.

4.2. The Business Park The scale of Hitachi Rail’s investment will have a strategic level impact on the local area. Hitachi Rail has expressed an intention to use suppliers from the region where possible and there is therefore potential for an increased interest in the industrial estate and its available space as a location. There is the added potential of the rail freight facility adding to this impact. As the Hitachi Rail business develops it will also potentially affect the market for skilled workers as employment patterns adjust to accommodate these new demands.

To realise the opportunities for growth, Business Durham has been actively working with businesses to see how the Park could be improved. Draft 4, Vs 11 Page 18 of 32

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Underpinning this has been the development of the private sector led Aycliffe Business Park Community which aims to help create a clear and coherent ‘business voice’. The key objective is to promote Aycliffe Business Park as a community for the benefit of all its businesses and, for that reason, the name Aycliffe Business Park Community was chosen. Business Durham has helped by creating a website for the park where businesses can register and promote themselves across the Park and beyond.

The initiative was launched in February 2013 with over 100 attendees; there are networking events landed every couple of months and which continue to be well attended.

A steering group made up form representatives of local businesses has been established to drive forward the initiative

The challenges will be to maximise positive impact on the industrial estate, the local economy and the skilled workforce and also to capture new supply chain development and growth.

DCC action will be to see the Merchant Park, Hitachi Rail and Newton Park allocations through the CDP process and through Business Durham to support subsequent developments and growth. Establishing Hitachi Rail and responding to supply chain needs and growth of local industries remain the key strategic objectives.

4.3. Housing As indicated in 3.3 above, Low Copelaw is a key strategic site with 950 units proposed. The other sites supporting the overall allocation of 2000 in the County Durham Plan are the two Cobblers Hall sites, South of Agnew Plantation, Eldon Whins, the site adjacent to Woodham Academy and also a site North of Travellers Green. The Durham Villages Regeneration Company (DVRC) also has a Cobblers Hall interest. There is also a current but unimplemented permission for executive housing at Woodham Golf and Country Club.

New, high quality housing in the town will increase the total population in the catchment area. It will also attract a population with higher than average household income. This will make Newton Aycliffe a more attractive location for retailers and improved retail provision will, in turn, enhance the town’s ability to sustain itself as a service centre. The challenge will be to maintain attractiveness to developers and a high quality of sustainable design while ensuring positive impact on the town without stretching services. In the future it will need to be ensured that any further expansion at Low Copelaw relates well to the town and links effectively over the A167.

The Town Council identifies the need to provide for a future aging population with bungalows and accessible, affordable housing. The changing profile of Newton Aycliffe is reinforcing this concern as the percentage of working population declines and the percentage of those over 65 increases.

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Good design and layout will maintain attractiveness to future purchasers, achieving town centre improvements will also assist in attracting people to the town. Keeping and enhancing the green spaces of the town developed from its new town layout will assist in making the town an attractive and distinctive place to live. livin The areas covered by livin as the key registered provider include:

Aycliffe Shafto, Simpasture, Central Horndale, Agnew, Burnhill, Western Aycliffe Village Aycliffe Village livin is a key partner and is currently working with a wide range of public, private and voluntary sector organisations to support local tenants and residents.

This includes projects and initiatives around financial confidence, employability, socio economic factors (including health, crime and cohesion), and environmental improvements. It is investing substantially in its housing stock in the town. livin will be starting shortly on housing schemes at Greenfield, Pease Way and Elmfield and improvements to existing housing stock. It is delivering over £6.7M of investment in Newton Aycliffe up to 2015 including the development of 57 new build homes and bungalows.

4.4. Utilities Utilities provision will need to be established in relation to growth proposals as they emerge to ensure continuity of provision. In particular Northumbria Water needs to be consulted on development due to potential constraints on sewerage systems and works and also surface water systems. Sustainable Drainage Systems (SUDS) will need to be incorporated into in to the design of identified development sites wherever possible. These issues have been taken into account in developing the County Durham plan proposals through the Water Cycle Study 2012. Business Durham will be undertaking an energy usage survey amongst companies on Aycliffe Business Park to establish any supply issues.

4.5. Town Centre If Newton Aycliffe is to achieve an improvement in the quantity and quality of retail provision extra expenditure linked directly to the town needs to be generated.

The Council will support the Aycliffe Shopping Centre Redevelopment Partnership and the delivery of the Masterplan. A proactive approach as outlined in section 2 for the Aycliffe Shopping Centre is required to unlock the key opportunity for redevelopment of the town centre.

Future phases will be progressed according to market requirements and investment opportunity.

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4.6. County Council Service Provision The Council will provide an improved service offer through investment into its leisure centre and co-location of services including:  New fire alarm and emergency lighting system £0.31 million  Co-location of day care centre £0.37 million Further service delivery accommodation will be resolved during 2013/14 and potentially lead to other phases of co-location

4.7. Visitors, Tourism and Leisure The recent accommodation study identifies the potential for hotel expansion through corporate interest relating to business park growth. An unimplemented permission exists for a hotel at Woodham Golf and Country Club

The nearby Locomotion Museum provides a substantial draw for visitors to the area and capitalising on connections to it is part of the challenge in broadening visitor interest.

The leisure centre has a key role to be retained that adds to strength to local leisure provision.

4.8. Transport As noted, Newton Aycliffe is a sustainable location through its excellent transport links and rail line. The railway connection is a valuable asset and ties into the Hitachi Rail development and potential for increased rail freight use. The challenge is to increase its attractiveness for passengers through the appearance of stations, frequency of rail services, information, access and links to the local bus network.

In addition to signage being an issue within the Business Park to be dealt with at a later stage in cooperation with the new Park Community group, there are local concerns about signage into the town, in particular from the A1. This could be reinforced by looking at the ‘gateway’ into the town.

DCC will be completing the implementation of the sustainable transport project. In line with the Council’s Regeneration Statement it is proposed to improve station facilities on the railway line between Bishop Auckland and Darlington. This will improve access to jobs and training for communities along the line, including Merchant Park and Hitachi Rail. At Heighington Railway Station, this includes the proposed construction of a new car park, passenger drop-off/pick-up facility and improved pedestrian/cycle links. Passenger information screens and improved access for the disabled will also be provided. This will be in partnership with Network Rail and Northern Rail.

While there is a well developed network of local cycle routes, across town to industrial estates and to Shildon/Bishop Auckland, additional routes would increase access to employment opportunities. Improving the cycle route connections to the business park is a challenge given the separation caused by the railway line.

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Newton Aycliffe Masterplan – Draft

5.0. Project Delivery

5.1. Investment If the long term proposals proposed by the County Durham Plan are added to recent and expected investment over the next 3-5 years, the amount of anticipated public investment identified in this masterplan is £ 16 million over the course of the County Durham Plan (30 years). This has the potential to generate up to £424 million in private investment.

5.2. Partnership Working Durham County Council will endeavour to support development in the context of greatly reduced public sector funding and constrained development finance. The council will work with regeneration partnerships, existing businesses, registered providers, developers and prospective inward investment companies and funders to influence the pace and scale of development in Newton Aycliffe. This can include:

 Working with local employers that are looking to expand their business;  Working with the private sector and registered providers of social housing to develop a phased approach to delivery of new homes across a range of values and tenure types to support the resident population.  Supporting and encouraging inward investment and local entrepreneurial activity via Business Durham, private businesses and land owners and South Durham Enterprise Agency  Working to identify development partners and deliverable development solutions for identified opportunities;  Supporting the community through provision of training and skills to maximise local benefit from proposed inward investment.

It also strives to improve design quality and opportunity and enhance local distinctiveness. This is intended to ensure that Newton Aycliffe enhances its supply of business properties in order to provide for wealth and job creation.

5.3. Supporting Work The masterplan also draws upon previous work undertaken by the County Council, professional consultants, Town Council and Great Aycliffe and Middridge Area Action Partnership, livin, private investors and other public sector service providers.

5.4. Durham County Council Investment The Council will have invested over £3 million in the town and this includes a phased reconfiguration of the Leisure Centre and temporary relocation of the library and further potential provision subject to service provision review:  £1.9million towards Council service delivery including co-location of the Day Care centre  Local Transport Plan – Bishop Line Merchant Park/Heighington Railway Station improvements - £100,000

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Newton Aycliffe Masterplan – Draft

 South Durham embracing Local Motion – Using government sustainable transport fund to deliver connectivity, awareness and use of the Bishop Line  Newton Aycliffe Masterplan £30,000  Business Development – support for Hitachi Rail development, supply chain and growing local businesses and training the local workforce and new labour.  Leisure Centre o Buildings energy efficiency retrofit (BEER) project -£0.79 million o New fire alarm and emergency lighting system £0.31million  Great Aycliffe and Middridge Partnership (AAP)

5.5. Other Investment Sources These investments are supported by other funding sources, including:  Local Transport Plan – future allocations for works.  livin – delivering £6.7 million of development investment in the town and additional funding provided through the livin Community Fund  Sustrans - grant for Shildon to Aycliffe cycle route  Great Aycliffe Town Council  Housing Developers  Major landowners  Local and incoming businesses  Northumbrian Water (NWL) Northumbrian Water will continue to invest in routine maintenance activities on the water and waste water networks, and at sewage treatment works in Newton Aycliffe, to maintain service and enable growth.  Homes & Communities Agency

The county council will continue to seek opportunities within existing and emerging sources of finance to achieve delivery of its strategies.

5.6. AAP The Partnership has four locally controlled budgets to support the work of the GAMP and to contribute directly to local neighbourhood improvements. These budgets are either controlled by the GAMP, or by associated Durham County Council Elected Members:  Area Budget of £120,000: is an annual allocation for local needs. Employability is a key focus for GAMP  Neighbourhood Budget: is an annual allocation of £20,000 each of the seven County elected Members.  Highways Budgets: an annual allocation of £5,300 per member to support the Local Transport Plan.  Members’ Initiative Fund: an allocation of £2,000 to elected members to support community and voluntary groups.

AAP Project Support GAMP through Area and Neighbourhood Budget funding and by working with its partners during 2012 - 13 supported the following:

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Newton Aycliffe Masterplan – Draft

 Job seekers in the area through an Employability Skills and Discretionary Fund. Led by Bishop Auckland College for unemployed people over the age of 16.

 The Durham County Council's Employability and Skills Team to support 11 young residents into apprenticeships. .

 57 Community groups that benefited from a small grants fund.

Now in its fourth year the AAP has set the following priorities for 2013/14:  Activities for Young People (includes community based and/or educational activities, youth workers etc)  Employment, Enterprise, Education & Training (includes educational provision, job creation, removing barriers to employment and supporting local businesses)  Support to Community & Voluntary Sector (includes supporting community groups, buildings, the voluntary sector, community activities, cultural facilities and relations between different communities.

5.7. Great Aycliffe Town Council Recent investment has been in the Town Park adding to the skate park and toddlers area. The Council will be concentrating on the production of the Neighbourhood Plan. It will be working within the context of the County Durham Plan housing allocations and its ownerships to develop further housing and influencing the provision for an aging population. Its challenge is to retain the level of service provision in a time of reducing income for the Council.

The Council will be concentrating on delivery of existing services but will also be progressing:  The Neighbourhood Plan  Partnership on the potential housing site, Travellers Green  Utilising its ownerships at S. Agnew for housing development

5.8. Middridge Parish Council The council will be assessing producing a neighbourhood plan and continuing with care of local open spaces.

5.9. South Durham Enterprise Agency (SDEA). SDEA is providing a range of initiatives that are important in Newton Aycliffe’s key employment role. These include business support on Aycliffe Business Park, delivering initiatives that include advice and guidance to individuals looking to start a new business. South Durham Enterprise Agency’s ‘Enterprise Coach’ service allows residents of South Durham, Newton Aycliffe included, to access free support in the form of one to one guidance.

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Newton Aycliffe Masterplan – Draft

SDEA also provides support from the Newton Aycliffe area New Enterprise Allowance scheme, a Job Centre Plus project delivering targeted support to people looking to start a business as a route back into employment. In addition to business start up projects, SDEA are positioned as a community access point for business support and guidance including business development projects, marketing, finance, HR or any business issues.

SDEA are working to secure funding to deliver a specific project in Newton Aycliffe area which offers grant assistance to new business start ups. It will be the only one of its kind in the North East and offer huge encouragement to small businesses both new and those existing with business development project idea.[

5.10. Business and Social Initiatives In addition to regeneration and development delivery the council also provides strategic guidance and works in collaboration with other partners to deliver various social initiatives that improve the health and wellbeing for those living in Newton Aycliffe. These include:

 Durham County Council’s Employment and Skills Team continue to work with Great Aycliffe & Middridge Partnership (AAP) to provide apprenticeship opportunities for young residents. During 2011-12 a total of 11 apprenticeship opportunities were created and a further 20 vacancies within the Manufacturing and Engineering sector have been funded for 2013 onwards.  North East Enterprise Agencies are looking for the Regional Growth Fund to support home working businesses across the whole region, including Newton Aycliffe.  Implementation of the Anti Social Behaviour Strategy - Joint agency approach to development of action plans to tackle anti social behaviour and low level crime.  Develop the Multi Agency Alcohol Harm Reduction Strategy for County Durham.  Implementation of Mental Health Employment Strategy - Promoting social inclusion and increase number of people progressing into education, training, volunteering and employment.  Implementation of the National Drug Strategy 2010 - Addresses issues such as offending, employment and housing. Supporting the NHS redevelopment project that created the facility in the town centre for the Drug and Alcohol service in 2009  Implementation of the Cultural Strategy through education - Delivery of outdoor arts events, and educational programme within communities.  livin – providing a range of community support for its tenants.

5.11. Key Durham County Council Actions

 Ensuring strategic land allocation to support economic growth on Aycliffe Business Park

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 Offering a robust programme of support for businesses through Business Durham and Economic Development, in partnership with other key stakeholders.

 Ensuring that allocation for future housing development is agreed through the Local Plan including strategic sites;

 Facilitation as land owner and providing business support through partnership to deliver Aycliffe Shopping Centre Masterplan. Reviewing delivery of services in the town centre to improve service delivery.

Aycliffe Business Park – A1 Approach from the South

Aycliffe Village

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Newton Aycliffe Masterplan – Draft

5.12. KEY OPPORTUNITIES

1 Woodham Golf Course – Approved but unimplemented Hotel and Housing Development 2 H49 Eldon Whins (Middridge Parish Council) 3 H52 Site ‘O’ Cobblers Hall 4 H51 Site ‘N’ Cobblers Hall (lapsed permission) 5 H47 South Agnew & South of Agnew Plantation 6 H53 Woodham Academy Site 7 H46 Low Copelaw 8 H48 Congreve Terrace 9 Merchant Park - Hitachi Rail 10 Newton Park

Town Centre

1 Leisure Centre 2 Phase 4 Town Centre 3 Phase 3 Town Centre - 2013

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6.0. DELIVERY PLAN

Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals Altogether County Durham Plan  September/October 2013 – Consideration of Representations Wealthier Short  March 2014 Examination Vibrant and  July 2014 Adoption DCC DCC Successful  Housing Allocations  Employment land Allocations Towns Aycliffe Shopping Centre Phase 3 Short  Improved access and circulation areas NATCP Private, Est. £2  Improved presentation of centre to million shoppers Phase 4 Medium  Increased attractiveness to retailers NATCP, DCC To be confirmed, full redevelopment anticipated £10 million DCC Services and Co location Short  Refined service provision DCC DCC  Reduced running costs £0.37 million - Day  Support to town centre functions Care Centre

 Synergy between uses Further phase Short –  Further co location of service provision costs to be Medium established.

Town Centre – to be allocated Short  To be allocated DCC £30K

livin Short/ Future housing Schemes at: livin 6.7 million to 2015 medium - Greenfield site - Pease Way - Elmfield

Five empty homes

Short Term External insulated render system to livin bungalows in Clarence/travellers Green

Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals Altogether Wealthier Short/ Continued investment to meet decent homes livin Vibrant and Successful Medium Term Towns livin Sort/ Medium Improvements to garage nests highlighted livin Term through option appraisals

Short/ Environmental improvements including off livin Medium Term street parking and improvements to fences and boundary walls Housing investment totals – including sites Ongoing As below Private Private £129 below and registered providers million Housing Development (subject to approval of County Durham Plan and subsequent planning approvals) Phasing No. of Housing Units Private Private H50 Land north of Travellers Green Medium 50 Developers H51 Site N Cobblers Hall Short 62 H52 Site O Cobblers Hall Short 165 H47 Land south of Agnew Plantation Medium 120 Registered Registered HA96 Woodham Academy Site (Community Medium 132 Providers providers College) Short 30 H48 Congreve Terrace HCA H49 Eldon Whins Medium 350 Short 950 H46 Low Copelaw DVRC

Leisure Centre Short Term  Improved public leisure facility – fire DCC DCC £0.31 million alarms and emergency lighting Altogether Aycliffe Business Park Short/Medium  Major business expansion Hitachi Rail /Long Term  Increased employment – 730 jobs and Hitachi Rail, Private Anticipated Wealthier increasing employment in supply chain Private sector £78 million private A Top Location  Local economic and housing impact on investment, £4 Newton Aycliffe million central for Business government

Newton Park – Rail Freight use Medium term  New rail freight centre Private sector Private

 Growth of Hitachi Rail and supply chain. Business Ongoing

Business Durham – business support for Ongoing Impact on Co. Durham and local Durham

growth economy

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Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals Estate Improvements Short –  Improved presentation and legibility of Tba Aycliffe tba Medium Term Estate Business Park Community

County Durham Plan - Employment

Allocations

Secure Allocation of Merchant Park  Allocation of 52ha of land at Aycliffe DCC DCC

Heighington Lane (Merchant Park)

Secure Allocation of Newton Park Allocation of 53ha at Newton Park DCC DCC  Engineering Apprenticeship Opportunities Short Term  Create 20 engineering apprenticeship DCC GAMP AAP 20K opportunities  Support 20 unemployed 16-24 year olds NAS 30K into an apprenticeship  Support SMEs with less than 250 employees SEDA Business start up support Short Term Enterprise routes to employment Shildon to Aycliffe Cycle Route Short term Construction of off-road multi-user route DCC DCC £350k alongside existing rail line Sustrans £350k Sustainable Transport – South Durham  Completion of initiative – increasing rail embracing Local Motion – completion Short- use DCC LTP £100k Heighington Railway Station Medium term  New car park, passenger drop-off/pick-up facility and improved passenger information and access Altogether livin Range of community support resulting Short Term  Improvement across a range of socio- livin livin community Wealthier from community plans and revised 2012 economic targets linked to he Fund Sustainable action plan Sustainable Communities Strategy

Neighbourhoods and Rural Great Aycliffe Town Council (GATC) Communities Neighbourhood Plan Short Term  Detailed locality based plan GATC GATC/DCC Support staff time/fund Travellers Green Short –  Generating housing scheme with partner Partner Private/livin Medium Term

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Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals

South Agnew Housing Sites Short –  Generating housing scheme with Partner Private Medium Term partner(s)

Review and deliver the Council’s Short –  Revise options pending review of DCC DCC Accommodation Strategy Medium Term Customer Services Strategy further work South Durham – Customer Access Points  Develop Project brief(s) required to confirm  Commission works/project completion provision

AAP 2013/14 Priorities  Activities for Young People  Employment, Enterprise, Education & Training Short Term To follow from projects AAP Based on annual AP budget  Support to Community & Voluntary Sector

Middridge Parish Council

Production of Neighbourhood Plan Short Term tba MPP tba

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NEWTON AYCLIFFE REGENERATION MASTERPLAN APPENDICES

APPENDIX 1 – SWOT ANALYSIS

STRENGTHS WEAKNESSES

 Regional business centre, significant employment centre  Lack of retail choice and quality within the town centre,  Incoming major business investment  There is a need to retain the existing population and attract new households to  Established economic links with South Durham and Tees Valley develop a critical mass within the development plan area to support its role in  Major county settlement, service, employment and housing terms.  Excellent regional road links and proximity to major routes  Higher levels of social housing particularly in the older areas of the town  Strong housing market and expanding housing provision  There is less high-quality housing choice in terms of type mix and tenure.  Large and increasing catchment population within 1 hour drive  No town based sixth form provision  Public transport accessibility  The development plan area has a strong framework of green spaces and linkages,  Rail link but partial in older areas. There are some poor pedestrian links between the urban  Leisure and sports provision areas and the countryside – particularly across the A167.  Environmental network of green spaces  Services provision for expansion on Aycliffe Business Estate  Ongoing County Council support for regeneration and development

OPPORTUNITIES THREATS

 Revitalising the local economy by adding to and retaining the town’s existing  Wider economic weakness and low growth may undermine viability major employers  Lack of finance to support regeneration/property schemes  Creating a more balanced socio-economic structure to the population to support  The town's potential to attract investment will face strong competition from services to meet current and future residents’ requirements. developed regions and other LEPs  Improving connectivity between residential areas, employment and key services,  Further pressure from out-of-town retailing & internet shopping and the wider region.  Increased competition from regional centres  Enhancing the role of the town centre through physical regeneration  Aging population  The provision of an enhanced retail offer inclusive of the introduction of evening  Strain on service provision from increased population uses.  Providing the housing to support a growing population and increasing number of households.  Delivering key housing opportunities as allocated through the County Durham Plan  Opportunities to reinforce green infrastructure through new housing development

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