Callerton Park
Revised Infrastructure and Delivery Report
The Callerton Consortium (Bellway Homes, Commercial Estates Group, Taylor Wimpey, The Northumberland Estates, O'Neill and Wright)
April 2014 21622/03/CH/MHe/JN
Nathaniel Lichfield & Partners Generator Studios Trafalgar Street Newcastle NE1 2LA nlpplanning.com
This document is formatted for double sided printing.
© Nathaniel Lichfield & Partners Ltd 2014. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL
All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Callerton Park : Revised Infrastructure and Delivery Report
Contents
1.0 Introduction 1 Background ...... 1 Context ...... 2
2.0 Site Delivery 6
3.0 On Site Infrastructure 8 Strategic Road Links ...... 8 Primary Schools ...... 8 Secondary Schools ...... 19 Existing Capacity ...... 20 Sustainable Development ...... 22 Local Shops and Community Centres ...... 23 Health Centres ...... 24 Sports and Recreation ...... 25 Affordable Homes ...... 25 Landscaping and Green Infrastructure ...... 26
4.0 Off-Site Transport Improvements 27 Bus Services ...... 27 Local Road Improvements ...... 27 A1 Junction Improvements ...... 28 Summary ...... 29
5.0 Other City-Wide Strategic Transport Infrastructure 30
6.0 Conclusion 31 Infrastructure at the site ...... 31 Off-Site Transport Improvements ...... 31 Delivery Mechanisms ...... 31
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Appendices
Appendix 1 Hall and Partners Cost Estimates Appendix 2 NCC Forecast Demand and Pupil Place Capacity at School Level Appendix 3 Primary Schools – 20 minute walking catchment plans Appendix 4 Walking catchment plans to Knop Law and Milecastle Schools Appendix 5 Secondary Schools plan Appendix 6 Health plan
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1.0 Introduction
1.1 This Statement is prepared jointly by Nathaniel Lichfield & Partners (NLP) and Hall and Partners on behalf of our client, The Consortium (Bellway Homes, Commercial Estates Group, Taylor Wimpey, The Northumberland Estates, O'Neill and Wright) in respect of Callerton Park (“the site”).
1.2 It should be read alongside the Infrastructure Works and Costs Estimate provided by Hall and Partners, included at Appendix 1. Hall and Partners are construction and management consultants with long experience in providing cost estimates for major new developments.
Background
1.3 Newcastle must achieve sustainable development if the region as a whole is to prosper. The planning system represents the key to realising that potential and, in particular, to overcome some of the obstacles which represent a threat to doing so. As a result, the One Core Strategy (CS) must take decisions now to secure a sustainable future for the city, its residents, and the North East as a whole.
1.4 Newcastle has significantly under delivered against its housing requirement every year since 1991 and every other LPA in Tyne and Wear has delivered more homes than Newcastle. This demonstrates that demand exists within the wider housing market for new homes. Furthermore, Newcastle’s housing stock is highly imbalanced in favour of smaller properties and properties in the lower Council Tax Bands. The lack of new housing supply has artificially increased house prices, resulting in a corresponding decrease in affordability. There is a high level of outmigration particularly in the middle age groups.
1.5 Newcastle is the economic driver of the north east region and as such must achieve sustainable growth if the region is to prosper. Market activity in Newcastle is stronger than that in Tyne and Wear, showing there is housing demand in Newcastle. However the rate of housing delivery in Newcastle is lower than that seen in the rest of Tyne and Wear and the rate of gross housing completions is low in Newcastle compared to Tyne and Wear. The rate of housing delivery in Newcastle is also significantly lower than that seen in other core cities in the UK.
1.6 As such, it is clear that the lack of housing delivery in Newcastle has originated from the lack of land available for housing development.
1.7 The Council’s draft CS has acknowledged that there is insufficient land within the existing urban area that is capable of accommodating Newcastle’s full, objectively assessed needs within the plan period.
1.8 The release of Green Belt land is therefore essential to deliver the range and choice of homes to meet demand and it is wholly appropriate for the Council to consider the release of Green Belt sites.
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1.9 This statement discusses the potential of Callerton Park to provide a critical mass of housing growth to support essential infrastructure growth based on the proposed allocation of the site for around 3,000 dwellings in the CS Submission Draft document (CSSD).
1.10 Further, this Statement is prepared mindful of the draft Infrastructure Delivery Plan (September 2013) (IDP) which is a key evidence base document underpinning the draft CS. The IDP states that: “The term infrastructure covers physical provisions of transport and utilities like water, drainage and gas and also a range of facilities that support the social and economic life of a neighbourhood.”
In line with the definition set out in the IDP and insofar as they are applicable to Callerton Park, the term “infrastructure” used in this Statement refers to roads and transport facilities; schools; medical facilities; community facilities; sporting and recreational facilities; landscape and green infrastructure; and affordable housing.
Context
National Planning Policy Framework (2012)
1.11 The National Planning Policy Framework (NPPF) was published in March 2012. It sets out the Government’s planning policies for England and how they are expected to be applied by Local Planning Authorities (LPAs). At the heart of the NPPF is an explicit Presumption in Favour of Sustainable Development. The NPPF states that: “The supply of new homes can sometimes be best achieved through planning for larger scale development, such as new settlements or extensions to existing villages and towns that follow the principles of Garden Cities.” (NPPF paragraph 52) (NLP emphasis).
1.12 Furthermore the NPPF provides guidance of the importance of viability of development and states that: “Pursuing sustainable development requires careful attention to viability and costs in plan-making and decision-taking. Plans should be deliverable. Therefore, the sites and the scale of development identified in the plan should not be subject to such a scale of obligations and policy burdens that their ability to be developed viably is threatened. To ensure viability, the costs of any requirements likely to be applied to development… should…provide competitive returns…to enable the development to be deliverable.” (NPPF paragraph 173) (NLP emphasis).
Planning Practice Guidance (2014)
1.13 The Planning Practice Guidance (PPG) sets out for the Plan making process that:
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Viability assessment should be considered as a tool that can assist with the development of plans and plan policies. It should not compromise the quality of development but should ensure that the Local Plan vision and policies are realistic and provide high level assurance that plan policies are viable. Evidence should be proportionate to ensure plans are underpinned by a broad understanding of viability.” Paragraph: 005Reference ID: 10-005-20140306
Community Infrastructure Levy (CIL)
1.14 A preliminary draft CIL Charging Schedule exists however this is not a full assessment as required to meet Regulation 123 of the CIL Regulations Guidance (2010) (Regulation 123). Currently, it is not clear as to when a full assessment to meet Regulation 123 will be published by the Council. It is not possible to comment on whether it meets CIL tests.
1.15 Consequently, this statement is prepared in isolation of CIL to test the level of infrastructure that Callerton Park can provide, irrespective of CIL. Separate representations have previously been submitted by NLP on behalf of the Consortium in relation to the draft CIL proposals and assumptions.
1.16 The draft IDP sets out the infrastructure required to accommodate new development in Newcastle and to meet the City’s social needs and economic growth aspirations over the CS period. It is a key evidence base document which underpins the CS submission document (CSSD). It is critical that it is considered deliverable by The Planning Inspectorate (PINS) such that the CSSD can be found sound.
1.17 However, at the outset of this statement it is important to note the rate at which other CILs in England have been adopted. Such CIL rates are indicative of the decisions taken by other LPAs, and supported by PINS, in respect of the “appropriate balance” to be found between securing investment for infrastructure and ensuring that development is not put at risk through the imposition of the CIL.
1 1.1 To date 34 CILs have been examined by PINS and approved at the rates set out below, albeit none in the north east:
1 February 2014
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Table 1.1 CIL Rates
Local Authority with Residential charge Worked example (based adopted CIL on a 111m2 (1,200sqft) house London Barnet £135 £14,985 Brent £200 £22,200 Croydon £0-£120 £0-£13,320 Harrow £110 £12,210 London Mayoral (Crossrail) £20-£50 £2,220-£5,550 Merton £115-£220 £12,765-£24,420 Redbridge £70 £7,770 Wandsworth £250-575 £27,750-£63,825 South East Dartford £100-£200 £11,100-£22,200 Elmbridge £125 £13,875 Fareham £105 £11,655 Havant £80-£100 £8,880-£11,100 Oxford £100 £11,100 Portsmouth £105 £11,655 Southampton £0 £0 Winchester £0-£120 £0-£13,320 Wycombe £125-£150 £13,875-£16,650 South West Bristol £50-£70 £5,550-£7,770 Exeter £80 £8,880 Mid Devon £40 £4,440 Plymouth £30 £3,330 Poole £75-£150 £8,325-£16,650 East of England Broadland £50-£75 £5,550-£7,770 East Cambridgeshire £40-£70 £4,440-£7,770 Huntingdonshire £85 £9,435 Norwich £65-£75 £7,215-£7,770 Waveney £45-£150 £4,995-£16,650 East Midlands Bassetlaw £5-£55 £555-£6,105 Newark and Sherwood £0-£75 £0-£8,325 North West Chorley £65 £7,215 Preston £0-£65 £0 - £7,215 South Ribble £0-£65 £0 - £7,215 West Midlands Shropshire £40-£80 £4,440-£8,880
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Callerton Park
1.18 Callerton Park will provide a high quality, low carbon neighbourhood. It will create a new sustainable community which will include the infrastructure needed on a day-to-day basis by the new local residents.
1.19 The site will:
• provide a range of new infrastructure within the site itself (see Section 3.0); and
• provide a range of infrastructure outside the site which it is anticipated will be required to mitigate the impact of the development (see Section 4.0); and
• contribute towards the provision of a range of other city-wide strategic transport improvements (see Section 5.0).
1.20 All of the above are considered in detail in the following Sections.
1.21 Until the proposal has progressed to a point where a full viability appraisal can be undertaken, the infrastructure discussed in this document, including the associated costs and delivery estimates, is indicative only and must be treated as such. The estimated costs and timescales for delivery have been estimated by Hall and Partners and the various assumptions which have been used in doing so are set out in detail at Appendix 1.
1.2 Without an understanding of the Council’s proposed CIL Levy the delivery schedule for Callerton Park cannot be finalised. Nevertheless extensive and detailed work has been undertaken, considering how the site can be phased and delivered. This Statement demonstrates clearly to the Council that, notwithstanding the uncertainty over CIL, Callerton Park:
• is viable;
• can deliver necessary infrastructure required; and
• can contribute to off-site infrastructure and benefits of city-wide importance.
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2.0 Site Delivery
2.1 The proposal is for 3,000 homes split approximately 800 homes at Lower Callerton, 1,000 homes at Middle Callerton and 1,200 homes at Upper Callerton. The timescales for delivery of the infrastructure set out below are estimated mindful of the wider build programme for Callerton Park. It is anticipated that new homes will be built simultaneously at Lower Callerton, Middle Callerton and Upper Callerton in three phases which align with the Council’s infrastructure phasing:
• Phase 1 – 2013-2020 (albeit it is anticipated delivery would commence in 2016)
• Phase 2 – 2020-2025
• Phase 3 – 2025-2030.
2.2 It is anticipated that up to three separate house builders will each have a sales outlet and build new homes at every outlet at a rate of approximately 30-35 dwellings per annum (pa) or equivalent. Therefore, Callerton Park as a whole will deliver around 315 new homes every year as follows:
Year Lower Callerton Middle Callerton Upper Callerton Total Phase 1 2013/14 2014/15 2015/16 2016/17 105 105 105 315 2017/18 105 105 105 315 2018/19 105 105 105 315 2019/20 105 105 105 315 Phase 2 2020/21 105 105 105 315 2021/22 105 105 105 315 2022/23 105 105 105 315 2023/24 65 105 105 275 2024/25 105 105 210 Phase 3 2025/26 55 105 160 2026/27 105 105 2027/28 45 45 Total 800 1,000 1,200 3,000
2.3 The potential build rate of 315 dwellings per annum at Callerton Park demonstrates that together, Lower, Middle and Upper Callerton can deliver the proposed 3,000 dwellings set out in the CSSD well within the plan period. Based on delivery of 315 dwellings pa, the 3,000 dwellings would be complete by 2027/28 (assuming a 2016 start date).
2.4 A build rate of approximately 900 dwellings pa was last achieved over the period 1978-1991. A range of strategic housing allocations were contained within the Tyne & Wear Structure Plan (1981) and were critical to achieving this level of delivery.
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2.5 This range and choice of sites included significant greenfield allocations at Kenton Bank and Whitebridge Park. These allocations competed with each other to meet demand, thereby driving up housing delivery.
2.6 The delivery of new homes at Callerton Park will therefore be crucial to accommodating the housing needs of the city. As well as delivering around 315 new homes pa, the site will create competition with other housing outlets in the city, thereby driving up delivery. There will be competition both within the site and with other sites.
2.7 A major advantage of Callerton Park is that its scale enables delivery of citywide infrastructure in a comprehensive, costed and planned way. The housing growth allocation areas for Callerton are capable of delivering a minimum of 3,000 dwellings within the plan period.
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3.0 On Site Infrastructure
3.1 This Section discusses the new infrastructure that will be provided within the site itself, as follows;
• new strategic road links;
• new school;
• new commercial centre for local shops, community and health services;
• new sports pitches;
• affordable homes; and
• landscaping and green infrastructure.
3.2 The delivery of the infrastructure described below originates from the cash flow prepared by Hall and Partners, contained at Appendix 1. The estimated figures assume that there is no cost associated with the land required to deliver the infrastructure.
Strategic Road Links
3.3 The new homes at the site will be structured around a connected and legible network of streets, which will be designed and located to provide safe access to the new homes.
3.4 The Council has a longer term aspiration for an Outer Orbital Road (OOR) connecting the A69, Stamfordham Road, the A696 and Great Park and which passes through the Callerton allocation. The section of the OOR between Stamfordham Road and Newbiggin Lane is also the main road through western Middle Callerton and Upper Callerton and will be provided through the development of these sites. Part of the ORR also passes through Lower Callerton and that section will also be provided. The links from lower Callerton to the A69 and to Stamfordham Road fall outwith the landownership of the Consortium. It is anticipated that these will be funded as a Newcastle City Council (NCC) strategic scheme.
Cost
3.5 The OOR within the Callerton allocation would be built as a 7.3m-wide carriageway with a strategic cycle track on one side. It is estimated that the cost of delivering the road links are:
• Upper Callerton - £4.04m
• Middle Callerton - £2.75m
• Lower Callerton - £2.0m Total – £8.79m
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Delivery
3.6 The ORR would be delivered in phases during the lifetime of the development, commencing in Phase 1.
Primary Schools
Scenario 1
3.7 In order to estimate the scale of primary school provision arising from the proposed development at Callerton Park, research has been undertaken to ascertain the number of households and the number of children of primary school age (ages 4 to10) in Newcastle.
3.8 The results have been applied to the number of dwellings proposed at Callerton Park on a pro rata basis to estimate the number of school children who might live at the site.
3.9 The results, shown below indicate that one primary school aged pupil is generated per 6.12 households:
Table 3.1 Primary School Places Estimate (Newcastle)
Newcastle Lower Middle Upper Callerton Callerton Callerton Callerton Park Total Number of 121,894 800 1,000 1,200 3,000 Households Total 282,400 1,848 2,310 2,772 6,930 Population Population 19,912 131 163 196 490 aged 4-10 years
Source: ONS Neighbourhood Statistics (2011)
3.10 The above demonstrates a total of 490 primary age pupils could be generated by the development of 3,000 new homes at Callerton Park, based on ONS statistics.
3.11 Based on delivery of 105 dwellings per annum at each outlet, it is expected that 17 primary age pupils will be generated each year at each Lower, Middle and Upper Callerton (a total of 51 pupils across Callerton per year).
Scenario 2
3.12 The same exercise has also been undertaken in Westerhope (the ward of Newcastle immediately adjacent to the site).
3.13 The results, shown below indicate that one primary school aged pupil is generated per 8.17 households:
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Table 3.2 Primary School Places Estimate (Westerhope)
Westerhope Lower Middle Upper Callerton Callerton Callerton Callerton Park Total Number of 4,103 800 1,000 1,200 3,000 Households Total 9,196 1,792 2,240 2,688 6,720 Population Population 502 98 122 147 367 aged 4-10 years
Source: ONS Neighbourhood Statistics (2011)
3.14 The above demonstrates a total of 367 primary age pupils could be generated by the development of 3,000 new homes at Callerton Park, based on ONS statistics.
3.15 Based on delivery of 105 dwellings per annum at each outlet, it is expected that 13 primary age pupils will be generated each year at each Lower, Middle and Upper Callerton (a total of 39 pupils across Callerton per year).
Scenario 3
3.16 NCC’s Interim Planning Guidance Developer Contribution Model Education Provision (May 2013) sets out that: “calculations are based on an average ratio of 3 pupils per age group (5-18 years old) generated within every 100 eligible dwellings.”
3.17 This equates to 21 primary school pupils generated every 100 dwellings (based on age groups 4 years through to 10 years) or 1 primary school pupil being generated per 4.8 households.
3.18 The results, shown below, indicate that on this basis 625 primary school ages pupils could be generated by 3,000 new houses at Callerton. Based on delivery of 105 dwellings per annum at each outlet, this could generate 22 primary age pupils each year at each Lower, Middle and Upper Callerton (a total of 66 pupils across Callerton per year).
Table 3.3 Primary School Places Estimate (NCC Model)
Lower Middle Upper Callerton Callerton Callerton Callerton Park Total Number of 800 1,000 1,200 3,000 Households Population 167 208 250 625 aged 4-10 years
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Existing Capacity
Newcastle
3.19 The Council’s current “Forecasts Demand and Pupil Place Capacity at School Level2” (appendix 2) sets out that there is capacity every year between 2013/14 and 2019/20 in Primary Schools in Newcastle. The annual capacity is shown below. As education capacity forecasts provided by NCC run to 2019/20, throughout this report the same capacity from 2019/20 to 2030 has been assumed.
Table 3.4 NCC Primary School Capacity Forecasting (Newcastle)
Forecast Surplus Broad Potential Potential Potential Year capacity delivery pupil pupil pupil (Newcastle) assumption generation generation generation pa Scenario 1 Scenario 2 Scenario 3 2016/17 1,657 315 51 39 66 2017/18 1,373 315 102 78 132 2018/19 1,072 315 153 117 198 2019/20 943 315 204 156 264 2020/21 943 315 255 195 330 2021/22 943 315 306 234 396 2022/23 943 315 357 273 462 2023/24 943 275 402 307 521 2024/25 943 210 436 333 566 2025-2026 943 160 462 353 600 2026/27 943 105 479 413 622 2027-2030 943 45 486 419 632
3.20 In quantitative terms, the potential new primary school aged children arising from the development at Callerton could easily be accommodated in existing primary schools in Newcastle.
Outer West
3.21 The Council’s current “Forecasts Demand and Pupil Place Capacity at School Level3” (appendix 2) sets out that there is capacity every year between 2013/14 and 2019/20 in Primary Schools in the Outer West Schools Planning Area (in which Callerton is located). The annual capacity is shown below.
2 Received by email on 18 November 2013 3 Received by email on 18 November 2013
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Table 3.5 NCC Primary School Capacity Forecasting (Outer West)
Forecast Surplus Broad Potential Potential Potential Year capacity delivery pupil pupil pupil (Outer assumption generation generation generation West) pa Scenario 1 Scenario 2 Scenario 3 2016/17 420 315 51 39 66 2017/18 378 315 102 78 132 2018/19 321 315 153 117 198 2019/20 299 315 204 156 264 2020/21 299 315 255 195 330 2021/22 299 315 306 234 396 2022/23 299 315 357 273 462 2023/24 299 275 402 307 521 2024/25 299 210 436 333 566 2025/26 299 160 462 353 600 2026/27 299 105 479 366 622 2027-2030 45 486 372 632
3.22 In quantitative terms, the potential new primary school aged children arising from the development at Callerton could be accommodated in existing primary schools in the Outer West School Planning Area to 2020/21 in Scenario 1, 2022/23 in Scenario 2 and 2019/20 in scenario 3.
Sustainable Development
3.23 Notwithstanding the above, in order to ensure that development at Callerton is sustainable, it is necessary to assess primary school capacity in the local area to Callerton.
3.24 The Council’s “Newcastle Local Plan Education Plan Document: Core Strategy and Urban Core Plan for Gateshead and Newcastle” (September 2013) indicates at paragraph 1.2.1 that there is an optimal 20 minute walking distance to local primary schools.
3.25 The primary schools located within a 20 minute walking distance are shown on the plans at appendix 3.
3.26 These plans identify that the following schools are within a 20 minute walk of Callerton, taken from a the mid-point of each parcel:
• Lower Callerton – St. Cuthberts RC Primary School and Walbottle Primary School.
• Middle Callerton – Westerhope Primary School (within 20 minutes walking distance of Middle East Callerton).
• Upper Callerton – Simonside Primary School.
3.27 The Council’s current “Forecasts Demand and Pupil Place Capacity at School Level” sets out the net capacity for these schools between 2013/14 and 2019/20 as being:
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Table 3.6 Forecast Capacity School Capacity
2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 St. Cuthberts RC Primary School -27 -33 -45 -54 -63 -63 -72 Walbottle Primary School +15 +8 -10 -24 -42 -51 -56 Westerhope Primary School +51 +45 +41 +36 +37 +35 +33 Simonside Primary School +137 +125 +113 +103 +97 +89 +94
3.28 Table 3.3 shows that:
• there is not capacity in St. Cuthbert RC Primary School between 2013/14 and 2019/20;
• Walbottle Primary School does not have capacity from 2015/16; and
• there is capacity in Westerhope and Simonside Primary Schools to 2019/20.
Lower Callerton
3.29 Lower Callerton is within 20 minutes walking distance of St. Cuthberts RC Primary School and Walbottle Primary School. However, neither of these schools is forecast to have capacity to accommodate new pupils generated from Callerton.
3.30 The education options for Lower Callerton set out at table 2 of the Council’s Local Plan Education Plan document are:
• to extend Knop Law and Milecastle; or
• to provide new school provision for 1FE.
3.31 Both Knop Law and Milecastle primary schools fall just outside the 20 minute walking distance of Lower Callerton. Appendix 3 demonstrates that around half of Lower Callerton is within a 20 minute walking distance of the schools, with the remainder around a 25 minute walking distance. They are therefore considered to be in a reasonable walking distance, albeit accessibility may need to be improved. Their capacity is shown at table 3.7, against the proposed housing delivery and pupil generation forecasts for Lower Callerton.
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Table 3.7 Forecast capacity and pupil generation - Lower Callerton
Year Knop Milecastle Total Housing Potential Potential Potential Law Capacity capacity delivery pupil pupil pupil capacity (Knop Law generation generation generation and Scenario 1 Scenario 2 Scenario 3 Milecastle) 2016/17 +29 +67 +96 105 17 13 22 2017/18 +32 +79 +111 105 34 26 44 2018/19 +27 +74 +101 105 51 39 66 2019/20 +28 +71 +99 105 68 52 88 2020/21 +28 +71 +99 105 85 65 110 2021/22 +28 +71 +99 105 102 78 132 2022/23 +28 +71 +99 105 119 91 154 2023/24 +28 +71 +99 65 130 99 168 2024/25 +28 +71 +99 130 99 168 2026/27 +28 +71 +99 130 99 168 2027/28 +28 +71 +99 130 99 168 2028/29 +28 +71 +99 130 99 168 2029/30 +28 +71 +99 130 99 168 Total 800
3.32 Both Knop Law and Milecastle schools fall marginally outside of the 20 minute walk distance for the western most parts of Lower Callerton, however both are within a 25 minute walk of these areas. Combined, both schools have capacity to accommodate new school children generated from Lower Callerton to 2020/21 in Scenario 1 and to 2019/20 in Scenario 3. Both schools have capacity to take pupils generated from Lower Callerton in Scenario 2, with surplus spaces to 2022/23 and new children from Lower Callerton taking the schools to full capacity between 2023/24 to 2029/30. This is shown at figure 3.1.
Figure 3.1 Lower Callerton - Primary School Capacity
180 160 140 120 100 Potential Pupil 80 Generation Scenario 1 60 Potential Pupil 40 Generation Scenario 2
20 Potential Pupil 0 Generation Scenario 3 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30
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3.33 As both Knop Law and Milecastle schools could serve Lower Callerton, and scenarios 1 and 3 take the school over capacity, with Scenario 2 taking the school to full capacity, it is anticipated that off-site contributions will be provided to extend Knop Law and/or Milecastle. Accessibility to both schools could also be improved if required.
Cost
3.34 Based upon the Council’s calculation set out in their Interim Planning Guidance Developer Contribution Model Education Provision (May 2013) the potential contribution required could be £2.67m.4
Delivery
3.35 It is envisaged that a contribution would be required in order that the primary school(s) can be extended in Phase 2.
Middle Callerton
3.36 West Middle Callerton is not within a 20 minute walk of a primary school.
3.37 East Middle Callerton is within a 20 minute walk time of Westerhope Primary School, which the Council’s forecasts show has capacity every year to 2020, as shown at table 3.8. Table 3.8 shows Westerhope only has capacity to accommodate pupils generated from East Middle Callerton, which is within a 20 minute walking distance, to 2016/17 in Scenarios 1 and 2 and to 2015/16 in Scenario 3.
Table 3.8 Forecast capacity and pupil generation - East Middle Callerton
Year Westerhope Housing Potential pupil Potential pupil Potential pupil Primary School delivery5 generation generation generation (Capacity) Scenario 1 Scenario 2 Scenario 3 2016/17 +36 105 17 13 22 2017/18 +37 105 34 26 44 2018/19 +35 105 51 39 66 2019/20 +33 105 68 52 88 2020/21 +33 80 81 63 105 2021/22 +33 81 63 105 2022/23 +33 81 63 105 2023/24 +33 81 63 105 2024/25 +33 81 63 105 2026/27 +33 81 63 105 2027/28 +33 81 63 105 2028/29 +33 81 63 105 2029/30 +33 81 63 105 Total 500
4 This is calculated based upon the worked example at Fig 1 of the NCC IPG Developer Contribution Model (23.5*8)*£14,236 5 Delivery assumption based upon 500 dwellings delivered at East Middle Callerton.
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3.38 West Middle Callerton is not within a 20 minute walk time of a primary school. Westerhope Primary School is within a 20 minute walk of East Middle Callerton. This only has capacity to accommodate development to 2017/18 (2016/17 in Scenario 3) as shown at figure 3.2. Therefore, the option to provide on-site primary school provision at Middle Callerton (1FE, extendable to 2FE) as set out in table 2 of the Council’s Local Plan Education Plan document is supported.
Figure 3.2 Middle Callerton - Primary School Capacity
120
100
80 Potential pupil generation Scenario 1 60 Potential pupil generation Scenario 2 Potential pupil generation 40 Scenario 3 Westerhope Primary 20 School Capacity
0
Cost
3.39 The estimated cost of delivering a one form entry primary school at Middle Callerton (extendable to a two form entry school) including grass playing fields is £3.31m.
Delivery
3.40 It is envisaged that the primary school would be delivered in Phase 1.
Upper Callerton
3.41 Upper Callerton is within a 20 minute walk of Simonside Primary School. The Council’s forecasts are shown at table 3.9 alongside potential housing delivery and new pupils generated from Upper Callerton.
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Table 3.9 Forecast capacity and pupil generation - Upper Callerton
Year Simonside Housing Potential pupil Potential pupil Potential pupil Primary School delivery generation generation generation (Capacity) Scenario 1 Scenario 2 Scenario 3 2016/17 +103 105 17 13 22 2017/18 +97 105 34 26 44 2018/19 +89 105 51 39 66 2019/20 +94 105 68 52 88 2020/21 +94 105 85 65 110 2021/22 +94 105 102 78 132 2022/23 +94 105 119 91 154 2023/24 +94 105 136 104 176 2024/25 +94 105 153 117 198 2025/26 +94 105 170 130 220 2026/27 +94 105 187 143 242 2027/28 +94 45 194 149 251 2028/29 +94 194 149 251 2029/30 +94 194 149 251 Total 1,200
3.42 The above demonstrates that Upper Callerton is within a 20 minute walk of Simonside Primary School, which has capacity to accommodate new primary school age pupils from Upper Callerton to 2020/21 in Scenario 1, 2023/24 in Scenario 2 and 2019/20 in Scenario 3. From 2024/25 onwards Simonside School does not have capacity to accommodate new pupils generated from Upper Callerton in all three scenarios. This is shown at figure 3.3.
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Figure 3.3 Upper Callerton - Primary School Capacity
300
250
200 Potential pupil generation Scenario 1 150 Potential pupil generation Scenario 2 Potential pupil generation 100 Scenario 3 Simonside Primary 50 Schools Capacity
0
3.43 The option set out in the Council’s Education Plan Document to extend Simonside Primary School in relation to Upper Callerton is therefore supported. Upper Callerton is within a 20 minute walking distance of the north eastern parcels of Middle East and West Callerton so would also benefit from new provision proposed at Middle Callerton.
Cost
3.44 Based upon the Council’s calculation set out in their Interim Planning Guidance Developer Contribution Model Education Provision (May2013) the potential contribution required could be £4.01m.6
Delivery
3.45 Contributions towards extending Simonside Primary school will therefore be required in Phase 2.
Community Facility
3.46 With regard to community facilities, it is envisaged that the primary school proposed at Middle Callerton will be built to a specification in order that it can be used as a community facility. This reflects the Council’s IDP that there are no additional community facilities required at Lower Callerton. In the medium term there are no facilities required at Middle or Upper Callerton however there is scope to increase usage of existing community centres in the vicinity of these areas.
6 This is calculated based upon the worked example at Fig 1 of the NCC IPG Developer Contribution Model (23.5*12)*£14,236
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Secondary Schools
Provision arising from Callerton
3.47 In order to estimate the scale of secondary school provision arising from the proposed development at Callerton Park the same methodology has been applied to ascertain the number of children of secondary school ages (11 to 18) who might live at the site.
Scenario 1
3.48 The results for Scenario 1 are shown below and demonstrate that one secondary school age pupil is generated every 7 houses:
Table 3.10 Secondary School Pupil Generation Estimate (Newcastle)
Newcastle Lower Middle Upper Callerton Callerton Callerton Callerton Park Total Number of 121,894 800 1,000 1,200 3,000 Households Total 282,400 1,848 2,310 2,772 6,930 Population Population 17,684 114 143 171 428 aged 11-16 years
Scenario 2
3.49 The results for Scenario 2 are shown below and also demonstrates that one secondary school age pupil is generated every 7 houses:
Table 3.11 Secondary School Pupil Generation Estimate (Westerhope)
Westerhope Lower Middle Upper Callerton Callerton Callerton Callerton Park Number of 4,103 800 1,000 1,200 3,000 Households Total Population 9,196 1,792 2,240 2,688 6,720 Population aged 561 114 143 171 428 11-16years
3.50 Tables 3.10 and 3.11 demonstrates a total of 428 secondary age pupils could be generated by the development of 3,000 new homes at Callerton Park.
Scenario 3
3.51 NCC’s Interim Planning Guidance Developer Contribution Model Education Provision (May 2013) sets out that: “calculations are based on an average ratio of 3 pupils per age group (5-18 years old) generated within every 100 eligible dwellings…applying a projected ‘stay on’ rate of young people in education for a period of 2 years after secondary school of 79% generates 5 Raising Participation pupils per 100 eligible dwellings.”
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3.52 This equates to 15 secondary school pupils (ages 11-16 years) generated every 100 dwellings and 10 raising participation pupils (ages 17-18 years) generated every 100 dwellings. This equates to a total of 25 secondary school age pupils (11-18 year olds) generated per 100 dwellings. This equates to 1 secondary school pupil (aged 11-18) being generated per 4 households.
3.53 The results, shown below, indicate that 750 secondary school aged pupils could be generated by 3,000 new houses at Callerton. Based on delivery of 105 dwellings per annum at each outlet, this could generate 26 secondary age pupils each year at Lower, Middle and Upper Callerton (a total of 78 pupils across Callerton per year).
Table 3.12 Secondary School Places Estimate (NCC Model)
Lower Middle Upper Callerton Callerton Callerton Callerton Park Total Number of 800 1,000 1,200 3,000 Households Population 200 250 300 750 aged 11-18 years
Existing Capacity
3.54 The Council’s current “Forecasts Demand and Pupil Place Capacity at School Level” (appendix 2) sets out a net capacity between 2013/14 and 2019/20 in Secondary schools in Newcastle, as shown at table 3.13.
3.55 Middle schools have not been considered given the three tier school system operates in the Gosforth School Planning Area and not the Outer West School Planning Areas in which Callerton is located.
3.56 Again, as forecasts for schools between 2020 and 2030 are not available, the capacity at 2019/20 has been projected forward to 2030.
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Table 3.13 NCC Secondary School Capacity Forecasts
School Capacity
2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 All Saints College 622 -360 -319 -277 -259 -272 -273
Benfield School 563 612 677 708 738 770 780 Excelsior Academy 663 688 688 676 665 667 650 Gosforth High 73 84 103 147 169 181 195 Heaton Manor -6 17 -23 -56 -87 -115 -152 Comprehensive
Kenton Technology 170 132 139 108 81 66 49 College Sacred Heart High 24 -35 -40 -57 -88 -106 -123 St. Cuthbert’s High 4 34 14 -25 -39 -62 -80 St. Mary’s RC 125 126 121 131 152 174 179 Comprehensive Walbottle Campus 84 0 -103 -179 -218 -273 -308
Walker Technology 219 205 185 173 159 143 139 College Total net capacity 2,541 1,473 1,442 1,349 1,273 1,173 1,056
3.57 Given the proximity of allocations NN1, NN2, NN3 and NN4 it is necessary to consider the secondary school pupils expected to arise from all of these developments.
3.58 These four allocations, combined, could deliver 5,300 dwellings. Based on scenarios 1 and 2 (one secondary school pupil every 7 dwellings) this could result in 757 additional secondary school pupils. Based on Scenario 3 (one secondary school pupil every 4 dwellings) this could result in 1,325 additional secondary school pupils.
3.59 Assuming a delivery rate of 315 dwellings per annum across NN1 and based on a broad assumption of 105 dwellings per annum across NN2, 60 dwellings per annum across NN3 and 105 dwellings per annum across NN4, combined the allocations could generate between 783 and 1,608 secondary school pupils at 2030, as shown at table 3.14.
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Table 3.14 Secondary School capacity and pupil generation (NN1, NN2, NN3, NN4)
Year Total net Housing New Housing New Housing New Housing New Total new capacity delivery pupils delivery pupils delivery pupils delivery pupils pupils across (NN1) generated (NN2) generated (NN3) generated (NN4) generated generated secondary from NN1 from NN2 from NN3 from NN4 (Scenario schools (Scenario (Scenario (Scenario (Scenario 1 and 2 / 1 and 2 / 1 and 2 / 1 and 2 / 1 and 2 / scenario scenario scenario scenario scenario 3) 3) 3) 3) 3) 2016/17 1,443 315 45/79 105 15/26 60 9/15 105 15/26 84/146 2017/18 1,329 315 90/158 105 30/52 60 18/30 105 30/52 168/292 2018/19 1,201 315 135/237 105 45/104 60 27/45 105 45/104 252/490 2019/20 1,056 315 180/316 105 60/156 60 36/60 105 60/156 336/688 2020/21 1,056 315 225/395 105 75/208 60 45/75 105 75/208 420/886 2021/22 1,056 315 270/474 105 90/260 45/75 105 90/260 495/1,069 2022/23 1,056 315 315/553 105 105/312 45/75 105 105/312 570/1,252 2023/24 1,056 275 354/622 65 114/328 45/75 105 120/338 633/1,363 2024/25 1,056 210 384/675 114/328 45/75 105 135/364 678/1,442 2025/26 1,056 160 407/715 114/328 45/75 105 150/390 716/1,508 2026/27 1,056 105 422/741 114/328 45/75 105 165/416 746/1,560 2027/28 1,056 45 428/745 114/328 45/75 45 171/427 758/1,575 2028/29 1,056 428/745 114/328 45/75 171/427 758/1,575 2029/30 1,056 428/745 114/328 45/75 171/427 758/1,575
3.60 Based on a net capacity of 1,056 secondary school places in Newcastle at 2020 (and projected to 2030), quantitatively, there is enough capacity to accommodate the potential new secondary school aged pupils in Scenarios 1 and 2. Based on Scenario 3, there is capacity to accommodate new pupils to 2020/21.
Sustainable Development
3.61 Notwithstanding the above, in order to ensure that development at Callerton is sustainable, it is necessary to assess secondary school capacity in the local area to Callerton.
3.62 The Council’s “Newcastle Local Plan Education Plan Document: Core Strategy and Urban Core Plan for Gateshead and Newcastle” (September 2013) sets out at paragraph 1.2.1 that secondary age school children can walk/cycle or take public transport to access a local school and where possible, residential development should help support vulnerable schools.
3.63 The secondary schools in Newcastle are shown on the plan at appendix 5. The secondary schools nearest to Callerton are Walbottle Campus, All Saints College (which is understood to be closing) and Kenton Technology College.
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Table 3.15 Secondary school capacity and pupil generation - Callerton
Year All Saints Kenton Walbottle Net College Technology Campus capacity (Capacity) College 2015/16 -319 139 -103 -283 2016/17 -277 108 -179 -348 2017/18 -259 81 -218 -396 2018/19 -272 66 -273 -479 2019/20 -273 49 -308 -532 2020/21 -273 49 -308 -532 2021/22 -273 49 -308 -532 2022/23 -273 49 -308 -532 2023/24 -273 49 -308 -532 2024/25 -273 49 -308 -532 2026/27 -273 49 -308 -532 2027/28 -273 49 -308 -532 2028/29 -273 49 -308 -532 2029/30 -273 49 -308 -532
3.64 Table 3.15 demonstrates that there is not enough capacity in nearby secondary schools to accommodate new pupils arising from the Callerton development. Whilst it is anticipated that a Studio School is proposed at the All Saints College Site, it is understood that this will be smaller than All Saints College and will be for pupils aged 14 years and over. At this stage therefore, it is not considered that this will accommodate pupils generated from Callerton, cognisant of the displacement of pupils resulting from the closure of All Saints College.
3.65 As set out at table 2 of the Council’s Local Plan Education Document, it is anticipated that a financial contribution will be provided towards secondary education provision.
Cost
3.66 Based upon the Council’s calculation set out in their Interim Planning Guidance Developer Contribution Model Education Provision (May 2013) the potential contribution required could be £8.091m.7
Delivery
3.67 As there is not enough capacity in local secondary schools it is envisaged the contribution would be required in Phase 1.
Local Shops and Community Centres
3.68 As shown on the Indicative Masterplan, two new village centres are proposed at the site at Upper and Lower Callerton. A village centre at Middle Callerton is not proposed due to the proximity to existing facilities at West Denton.
7 This is calculated based upon the worked example at Fig 1 of the NCC IPG Developer Contribution Model [(17.1+5)*30]*£12,205
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However there is potential for new small scale community facilities. The two new village centres could include:
• 750m2 of retail/commercial space, providing capacity for new shops and local services such as: - general store; - health care; - pub; - newsagents; - post office; - drycleaners; - hairdressers; and - other local businesses.
3.69 The development of 3,000 homes could result in over 7,000 people living at the site. In addition to the above village centres, the site could generate the need for a new foodstore to serve the new residents. The potential to provide such a facility at the site, such that it is in a sustainable location near to those living in the new homes, will be explored and discussed with NCC. It is assumed that any larger retail facility, such as a foodstore, would be self-financing.
Cost
3.70 Whilst the estimated cost of constructing the village centres is £1.40m for two 750m2 of retail space this cost is offset by expected revenue the centres are expected to generate.
Delivery
3.71 It is estimated that the delivery of the local shops and community services would be phased across Phases 2 and 3.
Health Centres
3.72 In the surrounding area to Callerton there are a number of GPs and surgeries (see appendix 6) who have advised have capacity to accommodate more people including:
• The Park Medical Group;
• Throckley Care Centre;
• Newburn Surgery;
• Parkway Medical Group;
• Denton Park Medical Group;
• Westerhope Medical Centre; and
• Dr. R. Howe.
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Cost
3.73 As set out in the Council’s IDP, new heath centre provision is funded by NHS England/GP Partners and therefore, no cost has been included within this report.
Delivery
3.74 Should any health centre(s) be provided at Callerton, within the commercial centres at Lower and Upper Callerton, it is estimated that this would be delivered across Phases 2 and 3.
Sports and Recreation
3.75 The Council’s IDP sets out that NCC is currently working with Sport England on an up to date methodology and is reviewing its playing pitch strategy and preparing a new Built Facilities Strategy. Access standards are also being updated. Until this information is published it is difficult to fully assess the requirement at Callerton.
3.76 New sports pitches could be delivered outwith the housing allocation growth areas, albeit the exact location would be confirmed at the detailed planning stage. This could provide modern, high quality pitches for both existing residents in the local area and new residents at the site for exercise and recreation.
Cost
3.77 Sport England Facilities Guide Cost sets out the spectrum of costs involved in delivering various pitches. As the Council are still working on the Playing Pitch and Built facilities strategies no cost has been assumed in this report.
Delivery
3.78 It is estimated that any sports pitches would be delivered in phase 2.
Affordable Homes
3.79 The CSSD sets out at Policy CS11 that: “Promoting lifetime neighbourhoods with a good range and choice of accommodation, services and facilities to meet varied and changing needs, will be achieved by:… Providing 15% affordable homes on all developments of 15 or more dwellings subject to development viability…” (NLP emphasis)
3.80 This 15% affordable housing target would result in the delivery of up to 450 affordable homes at Callerton Park, assuming that a total of 3,000 new homes were built at the site. The remaining 2,550 homes would be “open market” dwellings.
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Cost
3.81 Without assigning sales values to both the open market and affordable dwellings at the site, it is difficult to estimate the precise cost of the affordable home provision.
3.82 However, based on past experience, it is anticipated that a contribution of around £28,333 per dwelling will be required to ensure each new dwelling is “affordable”. This equates to a cost of £12.7m assuming 450 affordable dwellings.
Delivery
3.83 At its peak it is anticipated that the site will deliver approximately 315 new homes pa. The 15% affordable housing target would therefore result in the delivery of up to 47 affordable dwellings pa. This is therefore a cost to the developers of around £1.31m per year.
Landscaping and Green Infrastructure
3.84 The accompanying Masterplan Document sets out a visionary landscape strategy for the site which will create new areas of green infrastructure, such as wildlife corridors, woodlands, open space and wetlands. Callerton Park will create a strong network of spaces and links within the valued landscape character of the site for the benefit of local residents, wildlife and visitors.
3.85 These green spaces will function individually and as part of a wider collection of spaces, bringing added value in terms of biodiversity, amenity and recreation.
Cost
3.86 Until the landscape strategy is designed in detail and the precise extent of the green infrastructure to be provided is identified, it is difficult to provide an accurate estimate of the cost of providing such infrastructure. However, at this stage it is considered that an allowance of £5.4m is a reasonable assumption and will guarantee the provision of high quality green infrastructure for existing and future residents.
Delivery
3.87 The landscaping strategy for the site would be delivered in parallel with the new homes, across the lifetime of the development, commencing in Phase 1.
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4.0 Off-Site Transport Improvements
4.1 This Section sets out the various off-site transport infrastructure improvements which have a clear and direct relationship with Callerton Park, they are:
• new bus services;
• improvements to the local road network; and
• improvements to the A1.
4.2 The above schemes differ from those described later in Section 5.0 because it is envisaged that the above schemes would be funded at least in part by Callerton Park due to their close relationship with the site and their role in mitigating for the traffic growth from the site.
4.3 The schemes in Section 5 are ones where the Callerton Park developers will simply make a contribution to a city-wide “pot”.
Bus Services
4.4 The existing bus services in the west of Newcastle are some of the best used and most viable in the UK. We have discussed the public transport service provision for Callerton with Nexus and Stagecoach, who provide most of the bus services in the area. Stagecoach advise that Lower and Middle Callerton can be served by diversion/ extension to existing services and that Upper Callerton will need a new bus service between the site and the city centre. Stagecoach has advised that to serve the whole allocation the additional bus services and enhancements would cost £1m per year. However development of each site proceeds there will be a progressive enhancement of the services and fares from the additional uses of the buses. At this stage a £3.2m fund for bus services is reasonable.
Cost
4.5 Until the proposed new and upgraded bus routes have been designed and agreed with the relevant service providers, it is not possible to provide an accurate estimate of the cost of delivery. However, £3.2m is considered, at this stage, to give real confidence that an appropriate level of bus provision, to serve existing and new residents, can be provided.
Delivery
4.6 It is estimated that the new bus services would be delivered across the lifetime of the development, commencing in Phase 1. Delivery would be focused towards the front end of the development period, in Phases 1 and Phase 2.
Local Road Improvements
4.7 Traffic generated by the Callerton allocation will have an effect on the local road network and the site could contribute towards a range of improvements to
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the highways network. Such improvements would ensure that the new traffic arising from the development can be accommodated and help to ease the existing level of congestion in the local area. In addition to improvements at a number of junctions, comprehensive improvements along Stamfordham Road to reduce congestion, manage speeds and maintain or enhance safety are also considered to be important.
4.8 Further a suspended steel footbridge over the A69 to provide access Walbottle School may be delivered.
Cost
4.9 Until the schemes required to deliver improvements to various junctions and Stamfordham Road have been designed in detail it is difficult to assign an accurate cost to those schemes.
4.10 However, based on similar route improvement studies of similar roads, it is considered that a cost of approximately £2m is a reasonable estimate for improvements to Stamfordham Road to ensure delivery.
4.11 An assumed cost of £1m has been included for a steel footbridge over the A69 to provide safer access to Walbottle Campus from Lower Callerton.
Delivery
4.12 The Stamfordham Road improvements would be frontloaded and delivered in Phase 1 (Short Term: 2013 – 2020). This will ensure that any increase in congestion from the traffic generated by Callerton Park is mitigated early in the build period.
A1 Improvements
4.13 In order to improve access to the Strategic Road Network during peak hours, the capacity of key junctions would be improved .The junctions on the A1 at which such works would be undertaken to mitigate the development at Callerton Park are as follows:
• A1/A69 Denton Burn ;
• A1/B6324 Stamfordham Road; and
• A1/A696 Kingston Park.
4.14 The A1 mainline also suffers from congestion and the HA is developing a scheme to provide on-line widening of the A1 between Blaydon Bridge and A1/A19 Seaton Burn Interchange from 2 lanes in each direction to 3 lanes.
Cost
4.15 A cost of £3m is included for A1 interchanges for works to accommodate the generated traffic.
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4.16 The Highways Agency (HA) has estimated that the cost of the A1 widening at £100m and has indicated that may be requested from Callerton is £15m, as the upper limit as part funding may be available from the North East Local Enterprise Partnership (LEP) and/or central government. It is anticipated that this could be split approximately £9.45m in Phase 1, £5.32m in Phase 2 and £0.25m in Phase 3.
4.17 Clearly any contribution to trunk road improvements from the development needs to be proportional to the mitigation required due to the impact of the development itself, rather than to simply address existing issues. Notwithstanding, more work is being undertaken by the Consortium’s Transport Consultant, in liaison with NCC and the HA to understand how the overall £100m is being funded.
Delivery
4.18 It is estimated that the A1 junction improvements would be frontloaded and delivered in Phase 1 and 2. This will ensure that any increase in congestion from the traffic generated by Callerton Park is mitigated early in the build period.
Summary
4.19 Current proposals for new necessary off-site transport infrastructure to mitigate the impacts of the development are:
• new bus services;
• improvements to junctions and to Stamfordham Road
• A69 footbridge and
• A1 improvements.
4.20 With a maximum total cost estimated at £23.2m, this equates to approximately £7,733 per dwelling. This is obviously in addition to the social and environmental infrastructure costs described, costed and phased in Section 3.0.
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5.0 Other City-Wide Strategic Transport Infrastructure
5.1 It is envisaged that most or all of the schemes in this Section will be delivered from a central “pot” funded by the Community Infrastructure Levy. The schemes are:
• Scotswood Bridgehead Improvement;
• Improvements to Cowgate roundabout and immediate area to prioritise bus movements; and
• Urban Core Traffic Relief Study.
5.2 The delivery of these elements is obviously highly uncertain in the absence of a phased city-wide Infrastructure Delivery Plan and the absence of a defined CIL Levy. In this context the developers anticipate extensive discussions with the Council framed around the following: 1 the extent of funding available from external sources such as the DfT, the HA and the LEP, the Council and other sites in Newcastle; 2 the relationship between and/or impact of Callerton Park on particular schemes above; 3 the Council’s priorities for investment; and 4 the anticipated timing of delivery in relation to the phasing and delivery programme for Callerton Park.
5.3 At this stage, a sum of £4m has been considered as a potential contribution to the “pot” from Callerton Park. It is clearly a matter for the Council to decide where its priorities lie in relation to wider infrastructure and planning gains.
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6.0 Conclusion
6.1 The new infrastructure which would be delivered by Callerton Park is:
Infrastructure at the site
• Lower, Middle and Upper Callerton Link Roads (£10.4m);
• 1 new 1FE primary school (extendable to 2FE) with facilities to be used as a community centre (£3.31m);
• Contributions to extend primary schools near Lower and Upper Callerton (£6.68m)
• Contributions toward secondary education (£8.09m)
• Local retail services with the potential for new health provision (no cost associated);
• New sport pitches (no cost included at this stage);
• up to 450 affordable homes (£28,333 per dwelling / £12.7m in total);
• a range of new landscaping and green infrastructure (£5.4m).
Off-Site Transport Improvements
• new bus services (£3.2m);
• junction improvement (£2m) & Stamfordham Road improvements (£1m);
• A69 footbridge (£1m);
• A1 Interchanges (£3m); and
• A1 mainline improvement (£15m).
6.2 In addition, the Callerton Park development will likely provide a £4m contribution towards a range of other City-Wide Strategic Transport Infrastructure, schemes including:
• Scotswood Bridgehead Improvement;
• Improvements to Cowgate roundabout and immediate area to prioritise bus movements; and
• Urban Core Traffic Relief Study.
Delivery Mechanisms
6.3 Given the present uncertainty over CIL, it is currently envisaged that all infrastructure would be secured through s106 agreements. Should a CIL charging schedule be approved, wider infrastructure improvements, including A1 junction improvements, could be funded through CIL. Should such infrastructure be funded by CIL, this would not therefore be funded through s106.
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Summary
6.4 The total potential estimated cost to Callerton Park of the above is currently approximately £60m (excluding contribution to affordable housing provision and sport pitches and including contributions to primary and secondary education), which equates to approximately £20,000 per dwelling (This equates to approximately £70m including affordable housing which equates to approximately £23,500 per dwelling including affordable housing).
6.5 This Statement sets out our client’s intentions for the infrastructure to be delivered at and by Callerton Park. As the CIL Charging Schedule and IDP process progresses this may need to be reassessed both in terms of the scale and infrastructure that Callerton Park will deliver. We welcome continuing discussions with the Council regarding these issues.
6.6 It is clear that Callerton Park will result in the creation of a high quality, sustainable and inclusive community. It can and will deliver the infrastructure needed and will significantly reduce the need to travel by private car. It will deliver significant benefits to existing residents in the local area by increasing the local social and environmental infrastructure and by easing congestion on the local road network.
6.7 It must be noted that until the proposal has progressed to a point where a full viability appraisal can be undertaken, the infrastructure discussed in this document, including the associated costs and delivery estimates, is indicative. We look forward to working proactively with the Council to identify what infrastructure should be prioritised for delivery; and to what extent the site can and should contribute towards its provision. When NCC defines its proposed CIL rate this will obviously be of major assistance in underpinning those discussions.
6.8 Further work will be required with the Council to define exactly what is and is not needed, to identify the Council’s key priorities for investment and to align the phasing of the development with those priorities.
6.9 When complete the new homes at Callerton Park will deliver approximately £5.5m of additional Council Tax every year. Further, it should be noted that 3,000 new homes at Callerton Park will result in a New Homes Bonus (NHB) payment from the Government to the Council of approximately £33m. The Council and the local community may wish to direct much of the NHB monies arising from Callerton Park towards the delivery of infrastructure.
6.10 As is normal much of this can be used to maintain and manage the new infrastructure delivered in association with the development.
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Appendix 1 Hall and Partners Cost Estimates
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CALLERTON PARK : INFRASTRUCTURE WORKS
Introduction
Hall and Partners offer a range of construction related services relevant to the challenges of delivering projects that are well designed, of the highest quality and environmentally sustainable.
- Project Management - Cost Management - Building Surveying - CDM Co-ordination - Regeneration Consultancy - Independent Certification
We work with built environment specialists to help shape local areas. Throughout all stages of the feasibility, design and construction process our management philosophy is dedicated to responsive and effective control of all aspects of the project in an accountable manner.
The core of the business is within the the Residential Sector working with the majority of national housing developers in both the public and private sectors. With over 30 years of experience providing construction consultancy services and specialising in the procurement and delivery of large scale residential developments our aim is to ensure that our clients receive maximum value from the development process.
Purpose of the report
To provide an estimation of the level of cost that may be required from house sales (in terms of £ per dwelling) in order to finance the requisite infrastructure works.
Caveats to value of infrastructure contributions
i) Subject to a detailed viability assessment ii) The programming of the Infrastructure Works is subject to negotiation/ prioritisation.
SP3110/Cost Study/Infrastructure/Report 1 WEST NEWCASTLE INITIATIVE
CALLERTON PARK : INFRASTRUCTURE WORKS The infrastructure works relating to Callerton Park are detailed in this report on the proceeding pages and assume the construction of 3,000 dwellings.
£ £/ House [1] The following items are to be provided at Callerton Park:
A) Highway Works: Outer Orbital Route Page 5 10,400,400 3,467
B) Education Facility. (Enhancement For Communal Page 6 3,306,450 1,102 Facility Excluded From Study ~ Pending Advice From NCC)
C) District Centres (Retail Units Only). Page 7 1,397,250 466
D) Recreation/ Sports Facilities (Excluded From Study ~ Page 8 - - Pending Advice From NCC)
E) Health Facilities (No Longer Proposed) Page 9 - -
F) Countryside Landscaping Page 10 5,400,000 1,800
G) Affordable housing (15% of total dwellings) Page 11 12,749,850 4,250
[2] Off-Site Transport Improvements:
A) Off-Site Transport Improvements Page 13 23,200,000 7,733
[3] City-Wide Strategic Transportation:
A) City-Wide Strategic Transportation - Contribution Page 15 4,000,000 1,333
TOTAL INFRASTRUCTURE CONTRIBUTION 60,453,950 20,151
SP3110/Cost Study/Infrastructure/Report 2 WEST NEWCASTLE INITIATIVE
CALLERTON PARK : INFRASTRUCTURE WORKS
Basis of Estimate General infrastructure information has been provided by NLP. plus Public transport and city wide strategic transport costs have been provided by Crowd Dynamics.
Exclusions The above costs are construction costs at current tender price datum levels and specifically exclude the following: a) Professional fees. b) Planning fees. c) Building Control fees. d) Survey/ Site Investigation costs. e) Unforeseen abnormal ground conditions. f) Reinforcing/ upgrading of utility services. g) Diversion of major service mains. h) Works associated with old mine workings i) Ecological issues associated with the highway works. j) Specialist installation costs associated with the proximity to Newcastle International Airport. k) Inflation. l) Phasing. m) Project contingency. n) Land & property purchase costs. o) Legal fees - covenants/ easements/ oversailing issues etc. p) Finance charges. q) Value Added Tax.
SP3110/Cost Study/Infrastructure/Report 3 WEST NEWCASTLE INITIATIVE
[1] Items To Be Provided at Callerton Park
SP3110/Cost Study/Infrastructure/Report 4 WEST NEWCASTLE INITIATIVE
A Highway Works: Outer Orbital Route:
£
a Callerton Link Road - Upper Callerton it 4,039,200
b Callerton Link Road - Middle Callerton it 2,754,000
c Callerton Link Road - Lower Callerton it 3,607,200
Total £ 10,400,400
SP3110/Cost Study/Infrastructure/Report 5 WEST NEWCASTLE INITIATIVE
B Education Facilities:
Primary Schools £
Brief description: 1 no. 1FE Primary School with 7 no. classrooms and 30 no. pupils per classroom.
a Assumed total GIA of Primary Schools (two) 1,680 m2 1,675 2,814,000 (based on 8m2 per pupil)
b Enhancement for use as a Community Facility Excluded
c External Works ) ) 17.50% 492,450 d Grass Playing Fields/ Sports Pitches )
e Furniture, Fittings and Equipment it Excluded
Total £ 3,306,450
SP3110/Cost Study/Infrastructure/Report 6 WEST NEWCASTLE INITIATIVE
C District Centres
£ Community Centres
a Community Centres are no longer being proposed as the Primary School will function as a Community Facility. -
Retail Shells
b Shells for 2 no. local retail units (750m2/ unit) 1,500 m2 810 1,215,000
c External Works 15 % 182,250
d Furniture, Fittings and Equipment it Excluded
Total £ 1,397,250
SP3110/Cost Study/Infrastructure/Report 7 WEST NEWCASTLE INITIATIVE
D Recreational/ Sports Facilities
Recreational/ Sports Facilities £
a No costs in this Infrastructure and Delivery Study pending the results of the Playing Pitch and Built Facility Strategy being undertaken by NCC. -
SP3110/Cost Study/Infrastructure/Report 8 WEST NEWCASTLE INITIATIVE
E Health Centres
Health Centres £
a Local Health Centres are no longer being proposed as there is capacity in the surrounding areas. -
SP3110/Cost Study/Infrastructure/Report 9 WEST NEWCASTLE INITIATIVE
F Countryside Landscaping
Countryside Landscaping £
Brief description:
a As latest proposals by Landscape Architect it 5,400,000
Total Allowance £ 5,400,000
SP3110/Cost Study/Infrastructure/Report 10 WEST NEWCASTLE INITIATIVE
G Affordable Housing
Affordable Housing £
Brief description: affordable housing to comprise 15% of the total number of dwellings provided: i.e. 3,000 dwellings x 15% equates to 450 dwellings
Contribution is based on £28,333 per affordable dwelling.
a Contribution 450 no 28,333 12,749,850
Total Contribution to Affordable Housing £ 12,749,850
SP3110/Cost Study/Infrastructure/Report 11 WEST NEWCASTLE INITIATIVE
[2] Off-Site Transport Improvements
SP3110/Cost Study/Infrastructure/Report 12 WEST NEWCASTLE INITIATIVE
A Off-Site Transport Improvements
£ The following Off-Site Transport Improvements are to be fully funded by the West Newcastle Initiative:
a Strategic bus service improvements it 3,200,000
b A1 Interchanges (capacity maximisation and bus priority) it 3,000,000
c Stamfordham Road West - Traffic Calming it 1,000,000
d Mitigating impact on A1 mainline it 15,000,000
e Suspended steel footbridge over A69 to access Wallbottle School, allowing for overnight closures and sensitive traffic management it 1,000,000
TOTAL CONTRIBUTION £ 23,200,000
SP3110/Cost Study/Infrastructure/Report 13 WEST NEWCASTLE INITIATIVE
[3] City-Wide Strategic Transportation
SP3110/Cost Study/Infrastructure/Report 14 WEST NEWCASTLE INITIATIVE
B City-Wide Strategic Transportation
City-Wide Strategic Transportation Contribution Provided By The contribution provided by Callerton Park is not Callerton allocated to any specific measures: Total Cost Park £ £
a Scotswood Bridgehead Improvement it 5,000,000
b Cowgate Area Bus Priority it 6,000,000
c Shields Road Bus Priority it 8,000,000
d Urban Core Traffic Relief Study it 200,000
AGGREGATE CONTRIBUTION BY CALLERTON PARK it £ 4,000,000
SP3110/Cost Study/Infrastructure/Report 15 WEST NEWCASTLE INITIATIVE
[4] Infrastructure Works - Cashflow
SP3110/Cost Study/Infrastructure/Report 16 WEST NEWCASTLE INITIATIVE CALLERTON PARK, GREEN BELT RELEASE
CALLERTON PARK: INFRASTRUCTURE WORKS
CASHFLOW Period 1 Period 2 Period 3 Total
[2013 - 2020] [2020 - 2025] [2025 - 2030] [2013 -2030)
A CONTRIBUTION GENERATED FROM DWELLINGS
Number of Dwellings Completed (Nr) 1,500 1,500 - 3,000 Return per dwelling (£) 20551.3535714 20,151 20,151 20,151 20,151 TOTAL RETURN: £ £30,226,975 £30,226,975 £0 £60,453,950
B EXPENDITURE ON INFRASTRUCTURE £ £ £ £
C STRATEGIC COSTS Educational Facility (Enhancement for Commual facility a Excluded from Study ~ Pending Advice from NCC) - 3,306,450 - 3,306,450 b District Centre (Retail Only) - 698,625 698,625 1,397,250 Recreational / Sports Facilities (Excluded from Study ~ Pending c Advice from NCC) - - - - d Health Centre ( No longer proposed) - - - 0 e Countryside Landscaping 1,800,000 1,800,000 1,800,000 5,400,000 f Affordable Housing (15% of Total Dwellings) 6,374,925 6,374,925 - 12,749,850
D HIGHWAYS a Outer Orbital Route 3,466,800 3,466,800 3,466,800 10,400,400
E OFF SITE TRANSPORT IMPROVEMENTS a Stamfordham Road Traffic Calming 333,333 333,333 333,333 1,000,000 b A1 Interchanges 1,000,000 1,000,000 1,000,000 3,000,000 c Mitigating Impact on A1 Mainline 9,450,000 5,325,000 225,000 15,000,000 d A69 Park and Ride (Excluded) ---- e Metro Station Woolsington (Excluded) ---- f Strategic Bus Service Improvements 1,066,667 1,066,667 1,066,667 3,200,000 Suspended Steel Footbridge over A69 333,333 333,333 333,333 1,000,000
F CITY WIDE STRATEGIC TRANSPORTATION a Aggregate Callerton Park Contribution 1,333,333 1,333,333 1,333,333 4,000,000
B EXPENDITURE ON INFRASTRUCTURE TOTAL CONTRIBUTION: £ 25,158,392 25,038,467 10,257,092 60,453,950 A CONTRIBUTION GENERATED FROM DWELLINGS TOTAL RETURN: £ 30,226,975 30,226,975 - 60,453,950 C (A - B) FUNDING VARIANCE TOTAL VARIANCE: £ 5,068,583 5,188,508 - 10,257,092
D CUMULATIVE VARIANCE TOTAL: £ 5,068,583 10,257,091 - 1
EXCLUSIONS:
New Homes Bonus
SP3110/CostStudy/CashFlow/Report Revision : March 2014 V3 Callerton Park : Revised Infrastructure and Delivery Report
Appendix 2 NCC Forecast Demand and Pupil Place Capacity at School Level
6337407v4 P35
Net Forecast1 Net Forecast2 Net Forecast3 Net Forecast4 Net Forecast5 Net Forecast6 Net Forecast7 Net SchoolName Capacity 2013/14 Capacity 2014/15 Capacity 2015/16 Capacity 2016/17 Capacity 2017/18 Capacity 2018/19 Capacity 2019/20 Capacity ALLSAINTSCOLLEGE 1065 443 0 390 0 319 0 277 0 259 0 272 0 273 0 ARCHBISHOPRUNCIEC/EFIRST 140 147 140 149 140 148 140 153 140 155 140 155 140 156 140 ARCHIBALDFIRST 295 295 295 304 295 305 295 310 295 315 295 318 295 317 295 ATKINSONROADPRIMARY 432 399 432 417 432 419 432 431 432 432 432 435 432 436 432 BEECHHILLPRIMARY 352 349 412 359 412 374 412 391 412 392 412 400 412 401 412 BENFIELD 1197 634 1197 585 1197 520 1197 489 1197 459 1197 427 1197 417 1197 BENTONPARKPRIMARY 315 293 315 302 315 318 315 325 315 330 315 336 315 339 315 BRIDGEWATERPRIMARY 251 212 315 227 315 236 315 241 315 243 315 245 315 242 315 BROADWAYEASTFIRST 225 224 225 227 225 227 225 231 225 234 225 237 225 236 225 BROADWOODPRIMARY 420 258 420 270 420 288 420 285 420 282 420 271 420 264 420 BRUNTONFIRST 300 217 300 237 300 267 300 298 300 300 300 300 300 300 300 BYKERPRIMARY 398 297 420 318 420 358 420 393 420 403 420 426 420 425 420 CANNINGSTREETPRIMARY 420 419 420 431 420 439 420 442 420 440 420 442 420 443 420 CentralWalker 480 366 480 365 480 369 480 373 480 373 480 378 480 371 480 CHEVIOTPRIMARY 210 159 210 157 210 149 210 150 210 154 210 154 210 155 210 CHILLINGHAMROADPRIMARY 210 187 210 198 210 206 210 209 210 212 210 215 210 217 210 CHRISTCHURCHC/EPRIMARY 140 90 140 94 140 98 140 100 140 99 140 95 140 92 140 CRAGSIDEPRIMARY 406 404 406 412 406 425 406 432 406 435 406 441 406 447 406 DINNINGTONFIRST 150 148 150 148 150 155 150 156 150 157 150 160 150 159 150 ENGLISHMARTYRSPRIMARY 420 423 420 430 420 439 420 440 420 446 420 450 420 453 420 EXCELSIORACADEMY 1800 1137 1800 1112 1800 1112 1800 1124 1800 1135 1800 1133 1800 1150 1800 EXCELSIORPRIMARYACADEMY 60 50 210 75 210 100 210 125 210 150 210 175 210 200 210 FARNEPRIMARY 210 205 210 206 210 208 210 209 210 209 210 210 210 210 210 GOSFORTHCENTRALMIDDLE 504 513 504 528 504 553 504 586 504 596 504 608 504 609 504 GOSFORTHEASTMIDDLE 468 479 468 501 468 511 468 556 468 563 468 567 468 586 468 GOSFORTHHIGH 1703 1630 1703 1619 1703 1600 1703 1556 1703 1534 1703 1522 1703 1508 1703 GOSFORTHPARKFIRST 225 220 225 225 225 226 225 229 225 233 225 235 225 235 225 GOSFORTHJUNIORHIGH 480 473 480 487 480 504 480 533 480 556 480 583 480 580 480 GRANGEFIRST 150 151 150 154 150 156 150 159 150 162 150 163 150 163 150 HAWTHORNPRIMARY 210 198 210 201 210 211 210 211 210 212 210 213 210 213 210 HEATONMANORCOMPREHENSIV 1928 1934 1928 1911 1928 1951 1928 1984 1928 2015 1928 2043 1928 2080 1928 HILTONPRIMARY 420 388 420 402 420 424 420 431 420 439 420 447 420 451 420 HOTSPURPRIMARY 420 369 420 380 420 394 420 409 420 413 420 422 420 426 420 KENTONBARPRIMARY 270 240 270 248 300 267 300 271 300 282 300 289 300 289 300 KENTONTECHNOLOGYCOLLEGE 2144 1974 2144 2012 2144 2005 2144 2036 2144 2063 2144 2078 2144 2095 2144 KINGSTONPARKPRIMARY 419 405 419 414 419 416 419 417 419 421 419 424 419 424 419 KNOPLAWPRIMARY 420 398 420 386 420 387 420 391 420 388 420 393 420 392 420 LEMINGTONRIVERSIDEPRIMARY 210 141 210 141 210 140 210 155 210 147 210 155 210 154 210 MILECASTLEPRIMARY 298 239 298 238 298 232 298 231 298 219 298 224 298 227 298 MOORSIDECOMMUNITYPRIMARY 417 426 417 396 417 392 417 405 417 408 417 412 417 421 417 MOUNTFIELDPRIMARY 210 188 210 191 210 195 210 198 210 200 210 202 210 203 210 NEWBURNMANORPRIMARY 210 201 210 200 210 205 210 211 210 214 210 217 210 219 210 NORTHFAWDONPRIMARY 210 146 210 160 210 173 210 185 210 197 210 207 210 210 210 OURLADYANDSTANNESR.C.PRI 210 211 210 213 210 214 210 216 210 214 210 214 210 215 210 RAVENSWOODPRIMARY 630 521 630 539 630 542 630 557 630 563 630 572 630 580 630 REGENTFARMFIRST 300 269 300 281 300 280 300 287 300 289 300 292 300 292 300 SACREDHEARTHIGH 1385 1361 1385 1420 1385 1425 1385 1442 1385 1473 1385 1491 1385 1508 1385 SACREDHEARTPRIMARY 204 210 204 212 204 215 204 214 204 217 204 219 204 220 204 SIMONSIDECOMMUNITYPRIMAR 315 178 315 190 315 202 315 212 315 218 315 226 315 221 315 SOUTHGOSFORTHFIRST 245 205 245 210 245 208 245 213 245 216 245 218 245 218 245 STALBANSR.C.PRIMARY 297 205 297 207 297 210 297 209 297 214 297 212 297 212 297 STBEDESR.C.PRIMARY 210 211 210 214 210 215 210 216 210 214 210 215 210 215 210 STCATHERINESR.C.PRIMARY 210 201 210 210 210 214 210 222 210 223 210 224 210 227 210 STCHARLESR.C.PRIMARY 210 203 210 207 210 207 210 210 210 212 210 214 210 216 210 STCUTHBERTSCATHOLICPRIMAR 210 207 210 207 210 207 210 206 210 209 210 209 210 210 210 STCUTHBERTSHIGH 1178 1174 1178 1144 1178 1164 1178 1203 1178 1217 1178 1240 1178 1258 1178 STCUTHBERTSR.C.PRIMARY 126 153 126 159 126 171 126 180 126 189 126 189 126 198 126 STGEORGESR.C.PRIMARY 120 86 120 93 120 103 120 111 120 121 120 123 120 126 120 STJOHNVIANNEYR.C.PRIMARY 210 209 210 211 210 210 210 213 210 213 210 213 210 214 210 STJOHNSPRIMARY 205 207 205 212 205 215 205 218 205 218 205 217 205 219 205 STJOSEPHSR.C.PRIMARY 205 205 205 206 205 211 205 213 205 211 205 214 205 214 205 STLAWRENCE'SR.C.PRIMARY 180 185 180 183 180 193 180 188 180 186 180 185 180 180 180 STMARKSR.C.PRIMARY 210 191 210 194 210 202 210 201 210 203 210 204 210 204 210 STMARYSR.C.COMPREHENSIVE 1200 1075 1200 1074 1200 1079 1200 1069 1200 1048 1200 1026 1200 1021 1200 STMICHAELSPRIMARY 210 194 210 197 210 202 210 201 210 201 210 202 210 202 210 STOSWALDSR.C.PRIMARY 210 211 210 213 210 214 210 216 210 218 210 220 210 222 210 STPAULSC/EPRIMARY 219 224 219 229 219 232 219 231 219 231 219 229 219 227 219 STTERESASR.C.PRIMARY 210 216 210 224 210 228 210 232 210 235 210 238 210 242 210 STVINCENTSR.C.PRIMARY 209 179 209 183 209 181 209 179 209 181 209 180 209 179 209 STOCKSFIELDAVENUEPRIMARY 420 418 420 421 420 428 420 427 420 433 420 437 420 440 420 THOMASWALLINGPRIMARY 420 393 420 406 420 417 420 426 420 432 420 435 420 436 420 THROCKLEYPRIMARY 315 210 315 213 315 236 315 246 315 261 315 263 315 266 315 TYNEVIEWPRIMARY 210 187 210 194 210 202 210 203 210 210 210 204 210 203 210 WALBOTTLECAMPUS 1885 1801 1885 1885 1885 1988 1885 2064 1885 2103 1885 2158 1885 2193 1885 WALBOTTLEVILLAGEPRIMARY 134 119 134 126 134 144 134 158 134 176 134 185 134 190 134 WALKERTECHNOLOGYCOLLEGE 1254 1035 1254 1049 1254 1069 1254 1081 1254 1095 1254 1111 1254 1115 1254 WALKERGATEPRIMARY 630 566 630 584 630 631 630 642 630 645 630 673 630 668 630 WAVERLEYPRIMARY 315 288 315 291 315 292 315 308 315 298 315 303 315 300 315 WELBECKPRIMARY 420 300 420 297 420 286 420 277 420 274 420 271 420 267 420 WESTDENTONPRIMARY 315 273 315 262 315 279 315 279 315 287 315 285 315 287 315 WESTJESMONDPRIMARY 630 575 630 601 630 608 630 626 630 633 630 639 630 647 630 WESTNEWCASTLEACADEMY 28 28 196 56 196 84 196 112 196 140 196 168 196 196 196 WESTWALKERPRIMARY 280 184 280 189 280 195 280 200 280 210 280 218 280 217 280 WESTERHOPEPRIMARY 420 369 420 375 420 379 420 384 420 383 420 385 420 387 420 WESTGATEHILLPRIMARY 573 433 933 507 933 548 933 578 933 610 933 642 933 661 933 WINGROVEPRIMARY 420 408 420 407 420 412 420 414 420 419 420 421 420 424 420 WYNDHAMPRIMARY 210 194 210 189 210 194 210 193 210 196 210 196 210 197 210 Callerton Park : Revised Infrastructure and Delivery Report
Appendix 3 Primary Schools – 20 minute walking catchment plans
P36 6337407v4