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Middlesbrough Local Development Framework

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Middlesbrough Local Development Framework MIDDLESBROUGH LOCAL DEVELOPMENT FRAMEWORK GROVE HILL SUPPLEMENTARY PLANNING DOCUMENT MARCH 2010 CONTENTS Section Page 1 INTRODUCTION 2 2 BASELINE ASSESSMENT 7 3 VISION AND OBJECTIVES 13 4 THE FRAMEWORK 15 5 ILLUSTRATIVE MASTERPLAN 27 6 DELIVERY AND IMPLEMENTATION 33 DISCLAIMER AND CONFIDENTIALITY CLAUSE This report should not be relied upon as a basis for entering into transactions without seeking specific, qualified, professional advice. Whilst facts have been rigorously checked, DTZ Debenham Tie Leung can take no responsibility for any damage or loss suffered as a result of any inadvertent inaccuracy within this report. Information contained herein should not, in whole or part, be published, reproduced or referred to without prior approval. Any such reproduction should be credited to DTZ. MIDDLESBROUGH LOCAL DEVELOPMENT FRAMEWORK GROVE HILL SUPPLEMENTARY PLANNING DOCUMENT 1 1 INTRODUCTION PURPOSE AND SCOPE 1.4 The document is structured as follows: 1.1 This document represents an Area Regeneration • Baseline – a snap shot of the existing conditions Framework (ARF) for the neighbourhood of Grove and characteristics of the neighbourhood. Hill in Middlesbrough. It has been prepared by DTZ, • Vision and Objectives – a statement of the with support from Taylor Young (urban design) and principles to guide the regeneration and Aecom (transport), on behalf of Middlesbrough development of the neighbourhood. Council and Erimus Housing Ltd. The purpose of the document is to provide a strategy for the • Options – an outline of the options considered in regeneration of the area and it has been adopted the process of developing the Area Regeneration by Middlesbrough Council as a Supplementary Framework. Planning Document (SPD) to the Local • Development Framework – details of the land Development Framework. use, development, access and movement, 1.2 The ARF effectively has three roles: public space and urban design principles proposed for the neighbourhood. • To set out a strong vision to kick-start the regeneration of the neighbourhood. • Illustrative Masterplan – illustrations of how the proposed framework could be implemented • To provide a spatial planning framework to guide including indicative block layouts and the scale, type and timing of development. visualisations. • To detail the steps required for taking forward • Delivery Plan – an outline delivery framework the regeneration framework. including phasing plan, development programme 1.3 It is anticipated that the document will also be used and action plan. as supporting evidence for the Compulsory 1.5 This report represents the final ARF document and Purchase of Property (should it be needed), and for is supported by a separate Baseline Assessment negotiating funding contributions from investors, and Options Report which both sit as technical particularly the Homes and Communities Agency background papers. (HCA). INTRODUCING THE STUDY AREA 1.6 The Study Area is illustrated in Figure 1.1 over the page. It is situated to the south of Middlesbrough town centre and is bound by Marton Road to the east, Clairville County Stadium to the north, Beechwood and Saltersgill neighbourhood to the south and Linthorpe neighbourhood to the west. The neighbourhood falls principally within the wards of Clairville and Beechwood and there are also a small number of properties in Park Ward. 1.7 At the time of the Census in 2001, Grove Hill had an estimated population of just under 5,000, although this figure is considered likely to have fallen substantially since then as a result of the outmigration of residents to surrounding neighbourhoods. The housing stock is dominated by socially rented family housing, the majority of Palladium Buildings, Eastbourne Road which is owned by Erimus Housing. 2 MIDDLESBROUGH LOCAL DEVELOPMENT FRAMEWORK GROVE HILL SUPPLEMENTARY PLANNING DOCUMENT 1.8 The area exhibits many of the symptoms associated with poorly performing neighbourhoods of predominantly social rented accommodation: low demand for housing, relatively high levels of unemployment and economic inactivity and low income levels and population loss. The neighbourhood has been subject to a number of regeneration schemes over the last twenty years that have aimed to address low demand housing, unemployment, crime and community safety and population loss although none have resulted in any long lasting change. 1.9 A planning policy framework has recently been established for Grove Hill through the Local Development Framework (LDF) process. The Regeneration Development Plan Document, Eastbourne Road Local Centre adopted February 2009, sets out a policy for Grove Hill specifying the proposal to clear approximately 400 dwellings and build approximately 490 new dwellings. 1.10 There are a wide range of parties with interests in the regeneration of Grove Hill including residents, public sector agencies, housing associations, land owners and businesses. The key land owner is Erimus Housing, which owns approximately 1200 dwellings, representing 60% of the housing stock. The other key land owner is Middlesbrough Council, which owns areas of open space and some community facilities. There are also a number of privately owned premises including those which have been acquired under right to buy arrangements and units at the Eastbourne Road shopping centre. MIDDLESBROUGH LOCAL DEVELOPMENT FRAMEWORK GROVE HILL SUPPLEMENTARY PLANNING DOCUMENT 3 Figure 1.1 AREA REGENERATION FRAMEWORK STUDY AREA BOUNDARY 4 MIDDLESBROUGH LOCAL DEVELOPMENT FRAMEWORK GROVE HILL SUPPLEMENTARY PLANNING DOCUMENT AREA REGENERATION FRAMEWORK • Spatial audit, a review of the condition and PROCESS (ARF) functionality of the neighbourhood including building quality, open spaces, access and 1.11 The preparation of the ARF has followed three key stages: Baseline Assessment; Identification and movement, physical constraints and Appraisal of Options; and, Preparation of Final Area opportunities. Regeneration Framework. Detailed consultation • Residential market assessment, examining the with residents and other stakeholders has been potential of the housing market in Grove Hill and undertaken at each of these three stages identifying recommendations for the mix and incorporating resident exhibitions, workshops, type of future residential development. focus groups and questionnaires, all of which have • Shopping and local facilities assessment, helped to inform the emerging ARF document. evaluating the existing quality and condition of 1.12 The Baseline Assessment provided a thorough the local shops and facilities serving the assessment of Grove Hill’s condition, character, neighbourhood and making recommendations opportunities and constraints, under the following for options to be taken forward into the headings: development of the ARF. • Socio-economic assessment, highlighting the • SWOT (Strengths, Weaknesses, Opportunities neighbourhood’s performance on a range of and Threats) analysis. standard indicators such as demographic structure, economic activity, crime, household composition and the latest deprivation statistics. Figure 1.2 ARF PROCESS STAGE 1: CONSULTATION 1: BASELINE (FEBRUARY 2009) ASSESSMENT STAGE 2: IDENTIFICATION CONSULTATION 2: AND APPRAISAL (AUGUST 2009) OF OPTIONS STAGE 3: PREPARATION OF CONSULTATION 3: FINAL AREA STATUTORY REGENERATION WINTER 2009/10) FRAMEWORK MIDDLESBROUGH LOCAL DEVELOPMENT FRAMEWORK GROVE HILL SUPPLEMENTARY PLANNING DOCUMENT 5 1.13 A consultation event was held in February 2009 to introduce the ARF and to collect local opinions on the strengths, weaknesses and priorities for the neighbourhood. 1.14 Stage 2 involved the identification of a vision and objectives for the ARF and then moved into the generation of spatial options. The options development process involved design workshops with stakeholders from which a long list of possible scenarios were established relating to development areas, residential typology and mix, open space and access and movement. These were then shortlisted into four distinct spatial options. 1.15 The four shortlisted options were drawn up and then appraised rigorously against the following Grove Hill Youth and Community Centre, Bishopton Road criteria: • Objective fulfilment • Viability 1.18 A statutory period of consultation was held in • Deliverability and risk relation to a draft version of this document which • Sustainability and flood risk. ran from 2nd December 2009 to 29th January 2010. As part of this stage, a statutory notice was 1.16 A second consultation was held in August 2009 to placed in the local newspaper, identifying the test the options and record feedback and period of consultation and where copies of the perceptions. draft SPD could be obtained. Copies and response 1.17 Stage 3 involved translating a preferred option into forms were distributed to local libraries and placed a detailed regeneration framework, incorporating: in the reception area of the Civic Centre and were also sent to over 150 consultation bodies. • A development framework setting out areas for 16 responses were received from statutory development, land uses, access and movement, stakeholders, none of which objected to the public spaces and urban design principles. proposals. • An illustrative masterplan, indicating the possible development mix and appearance of the Area Regeneration Framework. • Costs, receipts from disposals and funding requirements. • An outline delivery framework. 6 MIDDLESBROUGH LOCAL DEVELOPMENT FRAMEWORK GROVE HILL SUPPLEMENTARY PLANNING DOCUMENT 2 BASELINE ASSESSMENT 2.1
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