SPENNYMOOR REGENERATION MASTERPLAN 2013 Draft 5 Vs 17 (Final)

Durham County Council will:

Support Spennymoor as a major employment centre including the Green Lane Industrial Estate and the Durhamgate development

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

Work with the private sector to bring about an effective sustainable solution for the future of Festival Walk; and

Encourage adaption and change for the town centre

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CONTENTS

PAGE(S)

Introduction ...... 3 1. Spennymoor - Town Profile ...... 4 2. County Durham Plan and Infrastructure Summary...... 13 3. Opportunities...... 16 4. Project Delivery ...... 21 5. DELIVERY PLAN ...... 28

APPENDIX1 – SWOT ANALYSIS...... 32

Spennymoor from Kirk Merrington

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Introduction This masterplan provides an overview of the programme of regeneration and investment activity that is taking place or is planned in Spennymoor with particular emphasis on the next 3-5 years. It provides the strategic context which underlies delivery and seeks to establish key principles to co-ordinate and focus investment in the town for housing, retail, leisure and employment.

The employment, retail and housing context for Spennymoor continues to change. This major town can develop further to increase its population. The town is in an excellent transport location, remains an employment centre and has expansion opportunities created through the Durhamgate development. It is a good place to live with access to employment and can act as a service centre for the settlements surrounding it. The town centre needs to adjust to changing patterns of retail provision to function in a challenging market.

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

 Support Spennymoor as a major employment centre including the Green Lane Industrial Estate and the Durhamgate development

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

 Work with the private sector to bring about an effective sustainable solution for the future of Festival Walk; and

 Encourage adaption and change for the town centre

Tackling these will help Spennymoor to be a major employment centre and residential area with a town centre changing to adapt to the needs of its residents. Including the longer term County Durham Plan proposals, the anticipated public investment in the town is £37 million with the potential to generate up to £276 million in private investment over the next 30 years.

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Spennymoor Location Plan1

Towns and Villages

1. Spennymoor - Town Profile

1.1. Summary The town has evolved from its industrial origins to emerge as a successful residential and commuter centre close to other major employment areas. It supports important employment opportunities and space for expansion is allocated at Green Lane Industrial Estate with more safeguarded should that be fully used. This has also been supported through the regeneration initiative at Durhamgate. This project and others have increased the town’s residential offer. New housing expansion on the

1 Adapted From Fig 2.1. DTZ/Tribal, Spennymoor Town Centre Development Framework, Durham County Council 2009 Fifth Draft Vs 17 - Page 4 of 32

former Merrington Lane factory sites is a substantial opportunity. The town centre has scope to improve its retail offer and the Festival Walk centre is an opportunity for future change.

1.2. Location Spennymoor is a major town in the south east of the county with a population of approximately 17,2002 or over 20,5003 in the wider AAP area. It serves a catchment of smaller surrounding settlements seven miles from Durham City and four miles from Bishop Auckland.

1.3. History The town’s origins date back to the mid-19th century when it developed as a centre for coal mining and iron production. The town has evolved to draw in Middlestone Moor and joined Tudhoe to form a substantial combined settlement. It now is much larger than the surrounding villages it serves.

Like many coalfield settlements it was badly affected by the decline and ultimate cessation of the mining and iron industries in the early twentieth century. The town’s economy successfully diversified through the development of a significant manufacturing employment based on a range of employment sites and anchored by satellite branches of multinational manufacturing concerns.

1.4. Employment The Merrington Lane site started as a Royal Ordnance factory in the Second World War. The 1960’s and 70’s saw substantial growth in electrical industries in Spennymoor.

The Green Lane Estate to the east of the town was first opened up for commercial use in the 1960’s. This was the site for Black and Decker that employed up to 2,000 people in 1964. Following recent relocation of most of its manufacturing operations overseas, it now concentrates on research and development and the return and repairs workshop.

Spennymoor is an established location for manufacturing and commercial users, as evidenced by the recent establishment of Thorn Lighting’s UK HQ and Academy of Light and ongoing major investment by “CAST”4 in the Durhamgate project at Green Lane. There are regional/international companies with a base in Spennymoor in addition to Thorn (600 jobs), Black and Decker (160 jobs) and Ness Furniture Ltd (160 jobs). Other manufacturing companies include Berco (tracked vehicle undercarriage), Tridonic (lighting) and D. S Smith Plastics and there are companies specialising in logistics equipment and document handling. The town is otherwise similar to others in Co Durham with its business community comprising of mostly small or micro businesses. Green Lane Industrial Estate remains a key focus for employment activity and offers expansion space for new business location.

1.5. Durhamgate Development

2 As used in County Durham Plan Settlements Study 2012. 3 As used in the AAP profile 2012 4 CAST is a joint venture between construction company Carillion and Arlington Real Estate of Hartlepool Fifth Draft Vs 17 - Page 5 of 32

This initiative will promote significant economic growth and social well-being in the Spennymoor area. It will deliver houses, offices, leisure and retail development based on improved highways access.

Durhamgate is the largest mixed-use regeneration scheme in the north east of England and lead developer CAST is investing over £100 million in the site which is recognised as having strategic importance for the region. The development offers major opportunities for headquarter facilities for commercial occupiers and hotel operators. Developers Taylor Wimpey is currently on site delivering the residential element of the scheme. ‘livin’ (the area’s major registered provider) is the first organisation to locate to new office premises within the scheme and now occupies a prominent site at the gateway into the development at the junction of the A688 with the A167.

To enable investment at Durhamgate and to facilitate further investment in the Green Lane area, Durham County Council has supported a £8.9 million scheme to improve the highway infrastructure, creating 5.2km of new roadway and improving existing road networks and public realm. This included construction of a new exit from the A167/A688 Thinford roundabout to create access into the development. It also involved construction of new access into Green Lane Industrial Estate off York Hill Road and further improvements to existing road networks and public realm works. The highways work and a new public house are complete, the first two phases of housing are approaching 50% completion and the first office building is complete and occupied.

Durhamgate – as proposed

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Durhamgate – as proposed

1.6. Transport and Connectivity Spennymoor is very well situated in the centre of the county and on good east/west and north/south routes and close to the A1 (M). It is also midway between the major employment areas in Newcastle/Gateshead and Teesside. The strong ‘A’ road network also creates easy connection to the market town of Ferryhill and the larger centres including Durham City to the north. The good transport connections generate opportunities to widen the labour market catchments and be part of complementary economic growth between the Tees Valley and South Durham. Recent housing development in and around the town also reinforces Spennymoor’s status as an expanding commuter town.

1.7. Retail Centre The town remains a service centre within the county serving a growing residential catchment and adjacent villages. The majority of the retail core is compact and closely supported by car parks, adjacent major food retailers and leisure centre. There is good representation from budget food retailers including Farm Foods, Aldi, and Lidl. A Cooperative supermarket shares a building with an Iceland store but the major presence is ASDA. Alongside retail provision on the High Street, Cheapside and the Festival Walk shopping centre, there are a wide range of other activities and users. Festival Walk occupies a significant area of the town centre and is an outdoor shopping mall with car parking and servicing to the rear.

There is car parking at public car parks including the Leisure Centre, Festival Walk and a time limited Iceland store car park. The council started civil parking enforcement in spring 2013 to ensure appropriateness and balance of parking provision within the town centre.

A bandstand and a hard landscaped market area form a central meeting place and focal point. Notable occupiers within the centre in addition to the food retailers are Boots and M&Co.

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Town Hall and High Street Bandstand and Festival Walk

1.8. Town Centre Uses In comparison to national trends, Spennymoor has a diverse range of uses in the centre and although statistics show a slight increase in vacant units the impact of this is primarily in Festival Walk. As seen by the use class survey below, other than Festival Walk, there is relatively little vacancy, noting that the pattern has changed since this survey. High Street and Cheapside demonstrate some relative resilience by the small number of independent traders and smaller stores. There is local transfer of occupancy and this has resulted in two larger single storey units becoming vacant on the High Street opposite Festival Walk. There is a minor retail cluster along Whitworth Terrace towards Middlestone Moor and, although separated by the town centre roundabout, this also has relatively few vacancies. The 2012 town centre survey shows the use pattern but not all current vacancies.

Spennymoor Town Centre Use Survey (2012)

Whitworth Terrace Shops

(Vacancies)

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The centrally prominent former bingo hall has been recently refurbished by J. D. Weatherspoon as the Grand Electric Hall bar and restaurant. This complements the Leisure Centre improvements and establishes a new use in a very visible central location broadening the range and attractiveness of Spennymoor’s leisure offer.

Weatherspoon - The Grand Electric Hall Rear - Vacant Kwiksave Unit (Festival Walk)

1.9. Retail Performance

Based on an existing performance assessment by property consultants GVA5, Spennymoor has an opportunity to improve its performance as a retail centre, serve a local catchment including Ferryhill and recapture trade lost to surrounding towns. In terms of leisure provision, aside from Spennymoor Leisure Centre and now the Grand Electric Hall, the town centre offer has previously been orientated towards traditional pubs around the High Street. There remains pressure on smaller businesses and the opportunity exists to boost trade from an expanding housing population and increased employment opportunities.

1.10. Public Sector Public sector services also add to local provision in the town centre and include Spennymoor Town Council, three health facilities, public library and a leisure centre with an international level gymnastics facility. The Spennymoor Town Council maintained Jubilee Park is close to the town centre and well provided with play areas and seating.

Jubilee Park Leisure Centre

5 GVA, Retail & Town Centre Uses, Durham County Council, 2009 Fifth Draft Vs 17 - Page 9 of 32

1.11. Housing In recent years, Spennymoor has been delivering new housing developments. There is potential to orientate the town centre provision and performance of local services to take advantage of housing growth and other development activity in and around the town. Sites under construction include Whitworth Park (with consent for 506 units 2-4 bed houses), the former Thorn Lighting complex, Merrington Lane (365 units, apartments and 2-4 bed houses) and Durhamgate (376 units, 3-4 bed houses).

Expansion of housing away from the town centre and over the A688 will both pose opportunities and challenges for Spennymoor as a local service centre. Merrington Lane benefits from a recent approval for the former Electrolux site for housing and a small commercial centre. This would generate a further 425 units and, potentially, a small local retail centre with elderly care and nursery facilities. Combined with the former Thorn site and a permission for the former greyhound stadium (100 houses), this could generate 890 homes, a significant expansion in this area.

‘livin’, the major social housing provider was established in March 2009 following stock transfer from Sedgefield Borough Council and primarily operates in the south of the county between Durham City and Darlington. It has a portfolio including 8,500 residential properties and there is a particularly high level of ownership in Middlestone Moor – approximately 40%. Current investment of £1.3 million is being made at Grayson Grange, Middlestone Moor where a former sheltered housing complex is to be demolished and replaced with 12 bungalows. livin is also looking at further development of 2 and 3 bed houses and bungalows at Hawthorn Road.

Durham County Council, as the strategic lead on all housing schemes within the County, has undertaken a number of interventions over recent years. These have included acquisition and demolition programmes, group repair programmes and selective licensing of private rented sector landlords. It is to begin an empty homes cluster programme looking at reducing the number of empty homes in localities with more than 10% empty property levels that will support the economic base of towns like Spennymoor. The DCC is also part of the north east councils consortium working as part of ‘Warm up North’ to intervene in localities around key town centres and identified regeneration areas to ensure energy efficiency measures and reduce fuel poverty in the private rented sector.

1.12. Education The creation of the new Whitworth Park School and Sixth Form centre will provide a good quality building for combined secondary provision in the town. It will also release the two former school sites at Durham Road and St. Charles Road for alternative use.

The project will also provide a replacement 4 court multi use games area (MUGA) to Sport England standards. The current community use will be maintained where possible whilst refurbishment and phasing is underway. There are future plans to increase and extend the community use of the facilities and site at the new school.

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Whitworth Park School and Sixth Form Centre Under Construction 15/04/13 New Buildings

1.13. Leisure, Tourism and Culture The leisure centre is a major attraction within the town centre and is a significant contribution to the town’s attractiveness as a residential area. It offers swimming and general fitness facilities. A new £2 million regional gymnastics centre was opened in 2006 adjacent to Spennymoor Leisure Centre. It was jointly funded by the former borough council, Sport England and Competition Line - a private investor.

Competition Line has also recently invested £1.5 million into a new fitness club at Spennymoor Leisure Centre. This has been complemented by Durham County Council’s investment of £30,000 in the pool and the commitment of a further £57,000 for redevelopment of the Capricorn Ballroom. Further development costing £40k and funded by the AAP and DCC has also been completed externally that showcases the facilities. A further phase will implement proposals to improve vehicle access to the leisure centre by creating a dedicated coach drop off point.

As part of Spennymoor Town Council’s £450,000 refurbishment of the town hall, Durham County Council has provided support towards the development of an art gallery through the AAP. This included housing the mining museum that was previously in Thornley.

Town Hall Town Hall

The art gallery opened in May 2011 and displays work from local artists including Norman Cornish, one of the most celebrated mining artists6 and a famous Spennymoor resident. The gallery has created opportunities for north east talent to showcase their art and has a robust programme of events. The Spennymoor Settlement and its Everyman Theatre have a notable record of support for workers education and drama. It nurtured the talents of Norman Cornish and also writer Sid

6 Source – www.normancornish.com/biography.html Fifth Draft Vs 17 - Page 11 of 32

Chaplin, whose stories provided the basis for Alan Plater’s ‘Close the Coalhouse Door’.

Everyman Theatre Spennymoor Settlement

Spennymoor has a key tourist attraction at Whitworth Country Park. This provides opportunities for outdoor recreation in historic parkland with resident deer, an ornamental lake, Victorian walled garden, Britain's most northerly vineyard, a children's playground and Grade II listed Hotel building. The ice house and parish church adjacent are both grade II listed, all are located within the Whitworth Conservation Area designated in 1993. The conservation area is significantly placed in a cluster of historic parks and woodlands stretching along the River Wear from Chester-le-Street to the Dales.

There are also cycling and walking opportunities in the surrounding area and the Auckland Walk connects Spennymoor to Bishop Auckland by a 4 mile route based on a former rail line.

1.14. Socio Economic Profile

The main characteristics informing Spennymoor’s potential for regeneration are as follows:

 More than four out of five (88%) of Spennymoor residents’ are satisfied with their local area as a place to live. This is in keeping with the results of similar surveys across the county.7

 Spennymoor has a working population of 13,3958. The area has a profile of comparatively low incomes which reflects the fact that the local employment base has historically been reliant upon the manufacturing sector. Developments such as Durhamgate and Green Lane’s continued employment focus are serving to raise the town’s profile to inward investors and to provide opportunities for indigenous small and medium enterprise (SME) growth.

 There are relatively low levels of people who both live and work in Spennymoor (40-60%). Of those commuting to work, 15-20% travel to Durham; 5-10% to Darlington and 5-10% are exchanged with nearby

7 Spennymoor Area Action Partnership, 2012 Statistical Profile, Durham County Council, Pg 8- section 6 8 ibid., Pg12 - Table 8 Fifth Draft Vs 17 - Page 12 of 32

Newton Aycliffe. This is from 2006 information based on the 2001 census and the pattern will have altered with major employer changes in Spennymoor9. There is greater pressure on the local population to travel to work and re-skill for alternative employment.

 The majority of businesses in Spennymoor are classed as small with 10 or fewer employees and despite a small fall in number of people employed within Spennymoor based businesses; there has been a slight increase in actual businesses (4.4% rise between 2005/07 and 2007/09), highlighting the town’s ability to foster SME growth10.

 Current and proposed housing developments will help to rebalance the town’s low value housing stock11.

 The county council profile for Spennymoor shows that there are greater than the national average numbers of older people in each of the groups between 40 and 80.12 The population is proportionately older than found elsewhere. However, Spennymoor Town does not currently have an ageing population profile but there is a probability of this emerging over the next 20 to 30 years.

 Educational attainment levels within Spennymoor are improving and the creation of the new school and 6th form centre will support this. The number of children achieving five or more A-C level GCSEs (inc. Maths and English) is 59%, below the County average but better than England and Wales13. Previously, 11 year olds were above the county average in maths and science but weaker at higher levels in English14.

2. County Durham Plan and Infrastructure Summary

2.1. 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, The Homes and Communities Agency 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 Spennymoor’s built environment.

2.2. County Durham Regeneration Statement

The strategic importance of Spennymoor is recognised within County Durham’s Regeneration Statement and aims to embed a “Whole Town”

9 North East regional Information Partnership (NERIP), Spatial Analysis of Economic Flows in North East England, 2006, Figure 4.3 Commuting Zones 10 Spennymoor Area Action Partnership op. cit., Pg10 - section 8 11 Spennymoor Area Action Partnership op. cit., Pg 19 – Table 15 12 Durham County Council, Spennymoor Major Settlement 2012 Statistical Profile, 2012 13 Spennymoor Action Area 2012 Statistical Profile, op. cit. 14 Durham County Council, Spennymoor Area Action Partnership Profile, 2009, Based on 2008 results Fifth Draft Vs 17 - Page 13 of 32

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.”15

The Regeneration Statement contains five ambitions16, of which three relate to Spennymoor:

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

2.3. County Durham Plan 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:

o Accommodate future employment growth over the next 20 years, 14.5 hectares of employment land has been identified. This is additional land at Green Lane Industrial Estate and a further 5ha is safeguarded south of Green Lane should that be fully used;

o Bring forward a series of sites, in a phased release to meet market demand and an identified target of 2,150 homes;

o Provide strong focus on the vitality and quality of the town centre together with the promotion of a number of key projects for mixed redevelopment and regeneration; and

o Support quantitative and qualitative retail improvements as part of the comprehensive redevelopment and regeneration of Festival Walk that will improve the retail offer in this area of the town centre.

2.4. 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

15 Quote from Regeneration and Economic Development Service Plan 2012-2016, p5. 16 The other ambitions are Thriving Durham City, and Sustainable neighbourhoods and rural communities Fifth Draft Vs 17 - Page 14 of 32

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 Durhamgate, public transport route improvements via Spennymoor from Durham City to Bishop Auckland (Transport 15), bus station and coach parking improvements and better cycling access.

County Durham Social Infrastructure Plan 2012

County Durham Physical Infrastructure Plan 2012

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2.5. Public Sector Health Care provision in Spennymoor has recently been improved with over £1million invested in replacing the previous building between Cheapside and the Leisure Centre. The doctor’s surgery was rebuilt following a fire in 2010. This investment ensures that provision is sufficient to meet the identified future needs of Spennymoor growing population.

Since August 2011 Spennymoor Police Station has been designated as a Joint Roads Policing/Firearms unit with Cleveland Police. This function raises the profile and importance of the asset within Durham Constabulary. These new services sit alongside the front counter and community beat facilities already provided from the building and increase personnel numbers operating from the site.

3. Opportunities

3.1. Town and Infrastructure The supporting work for the CDP recognises that the town must improve its physical infrastructure in order to make it work more effectively in order to strengthen its offer to potential investment

An analysis of the baseline studies has assessed Spennymoor‘s potential to respond to the wider agenda for growth across County Durham. Spennymoor is in an advantageous position given its location close to key road links and Durham City. It also benefits from ongoing major investment in employment and leisure space at Durhamgate and the town’s recent strong performance in supporting housing growth.

The challenge is to ensure that that growth in housing and population supports the town and its services.

3.2. Retail Environment

Catchment analysis shows that Durham and the MetroCentre rather than Darlington are likely to be the destination for major shopping trips.17 There is generally a lower level of self containment (those living and shopping in the same area) but this is similar to County Durham’s rural areas. This based on a 2006 survey and a later 2009 survey identified less than 20% (£11.6 million) of comparison shopping being retained in Spennymoor18. There is noticeably some loss (but also some small gain) to Bishop Auckland but Spennymoor services the Ferryhill area. Retention of trade within Spennymoor other than for food is low.

ASDA is the major retail presence and a significant employer in the centre. The town centre has budget food retailers and several independent household and electrical goods shops.

If Spennymoor is to achieve an improvement in the quantity and quality of retail provision then it is clear that extra expenditure linked directly to the town needs to be generated. 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

17 Experian, Study into retail and Leisure Flows , NERIP , 2006, Chapter 5 18 GVA Grimley, Retail and Town Centre Uses Study, Durham County Council, 2009. pages 63-67 & 106-108 Fifth Draft Vs 17 - Page 16 of 32

household income. This will make Spennymoor 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.

Under the emerging proposals for the County Durham Plan Festival Walk is identified as a key opportunity for the town centre.

Adaption of the town centre to meet the changing nature of retail and service requirements is needed and could lead to appraising changing uses as retail requirements reduce.

3.3. Potential Retail Development In terms of retail activity, the November 2009 analysis illustrates that there are key opportunity sites within the town centre to improve retail provision. These include the vacant site at Cheapside in addition to Festival Walk. It is recognized that the council needs to take a proactive approach to unlock some of the key opportunities for redevelopment in the town centre. This can include working with the Festival Walk managing agents to produce a development brief for the site to test for viable future change.

Within the scope of current planning legislation there may be an emerging need to appraise use for vacant buildings as patterns of vacancy levels and continuing retail use develop. An overview may be required to rationalise change in the town centre to help it adjust to new circumstances. As the markets strategy is implemented there may be further beneficial change for the town centre.

Reinforcement of the small store/independent sector would also help to protect Spennymoor’s relatively lower vacancy rate outside of Festival Walk.

3.4. Major Opportunities Festival Walk occupies a central well serviced and accessed 2.46ha site. Ownership has changed regularly over the last decade which has impacted upon the physical and environmental quality of the centre. It comprises approximately 95,000 sq.ft. of retail accommodation with further office and storage space and the 1960s timber framed flat roof design is outmoded. It has the greatest concentration of vacant units in the town and is not sustainable in its current form. The future of the site is a key issue for the town centre. The site’s car parks form a substantial part of the town’s parking provision an there is a well used pedestrian access through the Festival Walk buildings. Spennymoor 4

Festival Walk Rear Car Park Festival Walk (From Iceland Store Car Park)

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Its size and detrimental impact on the appearance of the town centre has led to it being recognised as a development opportunity. Development of Festival Walk would bring regeneration benefits to the town and also to existing retailers in the town. A sustainable solution to its use is needed and Durham County Council is considering how it might support private sector led redevelopment through assistance with redevelopment costs.

Cheapside The vacant site on Cheapside is an opportunity for new use but currently detracts from this otherwise busy area of town where major bus stops are located.

Library

Development Site Cheapside

This is a privately-owned, vacant 0 .05 Hectares (0.12 Acres) plot of land adjacent to the library and fronting Cheapside. The town centre is compact and this section of Cheapside has a relatively strong footfall due to the adjacent bus stops. There is scope for mixed use on the site and the council is keen to assist in encouraging the beneficial re-use of these sites. The site is next to the existing library building and Durham County Council will continue to work with the land owner to ensure that the site’s full potential is met.

3.5. Other Sites

Former Gasworks Site The site offers a significant opportunity to create a development that marks the entry point into the town centre that is currently obscured from the A688. Multiple ownership (including a small DCC area) and potential contamination from its previous use are factors in finding a developer. It represents an opportunity to achieve a good quality of gateway development and to connect to both the town centre and to urban extensions at Merrington Lane.

Former Gas Works Development Site Entrance

Edge of Centre and Other Sites On the periphery of the town centre there is some negative impact by the extensive vacant former depot on one of the main approaches along Villiers Street leading from the town centre to Victoria Park. This future of the site is under consideration by the owners - Home Housing Group. The North Eastern public house and former Vaux

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brewery office is closed and currently for sale. It is a prominent building and resolution of its future will secure one of the key entrance points into the town. Within the town the substantial former Cube dance hall and bar is vacant but is only visible from the street as the closed café/bar. The tyre depot on Barnfield Road is underused and may offer a potential opportunity close to the town centre.

Villiers Road Site The North Eastern

The Cube Barnfield Road Tyre Depot Site

3.6. Housing The current new housing developments connect well with the town centre and local services and this is continued by the Durhamgate development. The substantial housing proposals south of the A688 will expand the town centre catchment.

The development sites clustered at Merrington Lane represent a substantial opportunity for increased housing within Spennymoor town centre’s catchment and the scope for expansion concentrated here is substantial, the current approvals and applications are as follows:

 Former Electrolux site - 425 residential units, a local retail centre by elderly care and nursery facilities has been approved. The former Thorn site - permission granted for 365 units, apartments and 2-4 bed houses  The former greyhound stadium – a previous permission for 100 units has been recently extended.

The challenge will be to ensure that the town centre is seen as offering services with access for the new residents and specifically that the underpass connecting with the town centre is attractive to use. There may be pressure for out of town retail provision offering competition for the town based Asda store and the town centre itself19. There is also a need to achieve good quality design enhancing local distinctiveness green space and adequate infrastructure of this detached and growing area of the town.

19 Wilson Bowden Developments Ltd (Barrett Developments Ltd), County Durham Plan, Policy 27 Retail – response Mr David Ward (ID: 701340)

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Underpass to Merrington lane Area

3.7. Housing - Supporting Interventions DCC in partnership with the Homes and Communities Agency and a local registered provider is undertaking an empty homes cluster programme at Dean Bank, Ferryhill. This locality forms part of the wider catchment for Spennymoor town centre and therefore also impacts on the town. This area has suffered from a 10% empty homes rate for some time and has a selective licensing designation covering the private rented sector of the neighbourhood. This positive intervention will allow the Council to provide more choice and more appropriate housing opportunity for those in need and choosing to live in proximity to Spennymoor.

As Dean Bank is a priority regeneration area20 and also a CSCO (Carbon Saving Community Obligation) area, energy efficiency measures will be targeted in this and other CSCO/priority areas that link to town centres. The energy efficiency measures available are already making significant positive impacts, particularly in demand, in other localities in the County.

3.8. Leisure, Heritage and Visitor Accommodation The Durham Tourism Management Plan21 provides strategic level priorities based on the tourism economy’s weaknesses and strengths. It also demonstrates the role to be played by key towns and their centres in welcoming visitors, developing local distinctiveness and extending their stay. The recent accommodation study22 provides more detailed priorities including those relating to the corporate sector and business visitors.

The Durhamgate development includes proposals for an 80 bed hotel with potential for business use and acting as a convenient stop off point close to the A1.

Durham City and locally, Bishop Auckland, are more likely than Darlington to be the ‘big night out’ destinations for people from Spennymoor23. Additional leisure

20 Identified through the English Indices of Deprivation 2010 (Department for Communities and Local government, March 2011 and since updated) from the lower super output areas that are in the worst 15% 21 , Visit County Durham, This is Durham - Durham Tourism Management Plan 2012-2016, Published 2011

22 Hotel Solutions for Visit County Durham, County Durham Visitor Accommodation Futures, Executive Summary, Oct. 2012

23 Experian, Study into retail and Leisure Flows, NERIP , 2006, Chapter 7 Fifth Draft Vs 17 - Page 20 of 32

development and proposals that will enhance the evening economy could be supported given the existing relatively limited provision. The town centre development opportunities offer local potential for leisure uses as demonstrated by the recent Weatherspoon development.

The Town Hall art gallery and mining museum support the Tourism Plan’s priorities. Based on expansion through redevelopment within the town there is an opportunity for Spennymoor to strengthen its leisure offer. This could also support an increase in its events calendar, building on such events as the Big Brass Bash (Brass Festival), which would in turn support the art gallery. Such increases in activities and events have the capacity to support trade within the town centre and have been actively sponsored by the AAP.

Whitworth Hall and Park act as a significant attraction for hotel stays, events and local visits. The impact on perceptions of the area and attraction as a place to live are enhanced by this and the appearance of the conservation villages, notably Tudhoe and Kirk Merrington. Negative perceptions drawn from the area’s industrial past are countered by the town’s rural setting and the positive substantial grouping of historic estates, gardens and walks, mostly gathered along the River Wear.

4. Project Delivery

4.1. 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 £ 23 million. This will generate up to £300 million in private investment.

4.2. 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 Spennymoor. 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.  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.

The council is currently actively engaged with a range of partners such as CAST at Durhamgate in order to influence the pace and scale of development in Spennymoor and to lever in maximum private sector investment. It also strives to improve design quality and opportunity and enhance local distinctiveness. This is intended to ensure

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that Spennymoor enhances its supply of business properties in order to provide for wealth and job creation.

Delivery approaches include:  Business Durham (Durham County Council's business support team) will encourage inward investment and investor development by promoting Co. Durham as a suitable location for business;  Working with local employers looking to expand their businesses. Business Durham provides tailored advice and guidance to support the development and growth of businesses in the area and acts as the first point of contact for any business issues they may have;  Working with the private sector to develop a phased approach to delivery of new homes across a range of values and tenure types to support the resident population;  Working to identify development partners and deliverable development solutions for opportunities within the town centre; and  Working with registered providers and livin – a major local landowner and social housing provider. livin has produced community plans for its localities within the Spennymoor area and is currently refining its action plans for 2013-14.

4.3. Supporting Work The masterplan also draws upon previous work undertaken by the county council, professional consultants, Town Council and Spennymoor Area Action Partnership, livin, private investors and other public sector service providers.

4.4. Durham County Council Investment Durham County Council has continued to invest in Spennymoor and has committed substantial sums towards investments and interventions as follows:  Durhamgate highways works funding contribution £2,500,000  £93,000 towards town centre and business infrastructure improvements adding to £23,000 by the Town Council, securing private investment of £194,429 ;  £57,000 towards redevelopment of the Capricorn Ballroom at the Leisure Centre;  £40,000 investment in the leisure centre approaches; and  County council solar panel project including the Leisure Centre;

Other projects include:  Spennymoor Town Hall refurbishment - Spennymoor Town council funded – cost £450k  AAP – support for the art gallery in the Town Hall (£10k) and DCC focusing business improvement funding on the Town Hall retail units  Spennymoor Town Council – support for local events and facilities  A £24 million project to transform broadband speeds for businesses and residents across County Durham, Gateshead, Sunderland and Tees Valley. Digital Durham is a partnership of eight local authorities including Durham County Council and has agreed a deal with BT to deliver high-speed fibre

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broadband to around 94 per cent of premises by the end of 2016 and aims to provide a minimum of 2Mbps broadband speeds for all.

Other investment into the town includes the Leisure Centre and a Targeted Business Improvement Grant Scheme, delivering improvements to retail premises by grant- aiding property owners and tenants.

4.5. Targeted Business Improvement Scheme Building on an existing grant scheme, the council improved the offer in 2012 to include support for businesses beyond the physical fabric of their buildings and commissioned ‘Be Supplied’, a retail specialist company, to offer mentoring support. The scheme has improved 17 units since 2012.

The scheme ran to March 2013 with an allocation of £227k from the Town Centre Capital Programme and £41k from the AAP. Ten businesses were supported and gained access to training opportunities.

Targeted Business support – Shopfront example

43 High Street Before 43 High Street After

4.6. Other Investment These investments are supported by other funding sources, including:  One NorthEast (the former regional development agency)/Homes & Communities Agency/ERDF including £5.5million Durhamgate highway works;  Carillion Arlington Spennymoor Trust (CAST) – including £1.2 million Durhamgate highway works  Local Transport Plan  Local businesses

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

4.7. Spennymoor Town Council The council will continue with its provision of local services including maintenance of popular and well used open space such as Jubilee Park. It will also continue to support a range of local events.

4.8. Area Action Partnership (AAP) Spennymoor Area Action Partnership offers a way of engaging with local people and working in partnership with organisations that operate within the area. It covers a population of 20,452 including Spennymoor and the settlements of Tudhoe,

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Middlestone Moor, Tudhoe Village, Byers Green, Croxdale, Sunderland Bridge, Hett and Kirk Merrington.

Spennymoor AAP is working in the following priority areas:  Children and Teenage provision  Employment and Job Prospects  IT Communications and Technology (overarching priority)

It has now added Crime and Community Safety as a second overarching priority. The AAP has supported the regeneration of the town centre as a priority and invested in supporting the core retail business through marketing and promotional activities. This has included events and cultural programmes, town centre signage a community shop and the Shop Local campaign. In 2010/11, £132,000 from the AAP helped fund a range of priority related projects.

The successful Shop Local scheme was supported for two years (contribution £48k) and signed up 40 businesses and issued 2500 loyalty cards. It drew support from local businesses and the South Durham Business Network. The community shop brought back into use a prominent empty unit in Festival Walk. The funding contribution was £25k and the project (Number 15) was run with Creative Communities (NE) a community interest company supporting community arts.

AAP Budgets Spennymoor AAP has established a successful record of partnership working and attracting match funding to supplement its four core budgets, which are:  Area Budget of £120,000 annual allocation for local needs.  Neighbourhood Budget is an annual allocation of £20,000 to each of the eight Durham County Council elected members.  Highways Budget is an annual allocation of £6,000 per member to support the Local Transport Plan.  Members’ Initiative Fund is an annual allocation of £2,000 per member to support community and voluntary groups.

4.9. 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, wellbeing and aspirations for those living in Spennymoor. These include:  Implementation of Anti Social Behaviour Strategy - Joint agency approach to development of action plans to tackle anti social behaviour and low level crime  Developing a 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 National Drug Strategy 2010 - Addresses issues such as offending, employment and housing  Implementation of the Cultural Strategy through education - Delivery of outdoor arts events, and educational programme within communities; Fifth Draft Vs 17 - Page 24 of 32

 livin – providing a range of community support for its tenants.

4.10. Key Durham Council Actions The county council is involved in either leading or helping to shape the delivery of a number of priority projects across the town. The council is actively pursuing the following:

 The Durhamgate development - the highway infrastructure was completed in autumn 2012 and the remainder of the development is proceeding through private sector initiatives led by CAST. It has the potential through this masterplan period and beyond to create nearly 2800 jobs and over 370 homes. The county council will support its continuing delivery to ensure it fulfils its full regenerative potential  Working with the private sector as proposals emerge to ensure successful housing development with quality distinctive and sustainable design on the Merrington Lane cluster and other sites. Working on housing interventions in the Spennymoor catchment.  Working with the private sector to bring about an effective sustainable solution for the future of Festival Walk;  Exploring delivery options for the future use of the town centre development opportunity sites; and  Delivering coach drop off and related access improvement to the leisure centre.

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KEY OPPORTUNITIES

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5. DELIVERY PLAN

Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals Altogether Durhamgate Development Short to  440,000 sq ft B1 office space. Carillion plc Estimated Medium Term  31,000 sq. ft of A1 Retail and A3 £100 million Wealthier restaurant Arlington Real  80 bed hotel Estate Ltd Vibrant and  1 public house. Fox Cub Pub now CAST (private Successful trading.  376 dwellings. developer) Towns  145 jobs safeguarded  250 FTE construction jobs created DCC

 2,791 jobs created once scheme is fully Homes and occupied Communities  24.3 Ha of additional Brownfield land Agency redeveloped  Further Training and skills development provided during delivery works Durhamgate Highways Enabling Works Complete  5.2km of new highways of improvement to DCC (RED) LTP3 existing highway £9.2 million  1.7ha of Brownfield land redeveloped Homes and  6FTE construction jobs created Communities  Significant training and skills development Agency (One to be delivered trough the construction NorthEast) contract ERDF

CAST (private developer) Festival Walk Shopping Centre Medium to Private sector led development brief Private sector led Approach to be Long Term determined in Regeneration of the site to support retail Regeneration of a declining shopping mall. DCC support consultation with growth private sector Creation of retail infrastructure fit to attract DCC support up to inward investment £500,000 to be confirmed Employment and Skills Opportunities estimated private investment £15 million

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Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals Amalgamation of secondary schools to Autumn 2013 Creation of one school from the DCC £11 million establish Whitworth Park School and Sixth amalgamation of two schools to raise DfE grant funding Form College on the existing site of educational standards Inspiredspaces DCC Spennymoor Comprehensive School (LEP) Capital Receipt Town centre investment excluding Festival Ongoing Public/Private Public £0.13million Walk but including Cheapside site and other sector Private £7million vacant/gap sites identified in the masterplan Town Centre, Cheapside Development Site Medium Term Further work is required to identify and support future development. Private Sector Vacant plot of land – currently is 0.05 Hectares (0.12 Acres) adjacent to the library DCC and fronting Cheapside

Town Centre Medium Term DCC Altogether Watching brief on town centre uses and impact of retail change Wealthier See Whitworth Park School - creation of unified education provision raising standards Competitive and See Durhamgate Development– creating Successful employment and training opportunities People See Retail Improvements – also creating training opportunities

Altogether See Durhamgate and Festival Walk Above

Wealthier Market Review November Determine delivery of DCC Markets, DCC, N/A Evaluate the viability and activity of the 2012 including Spennymoor A Top Location Markets in County Durham for Business Altogether Housing investment totals – including sites Ongoing As below Private/Public Public £14.4million below and registered providers sector Private £123million Wealthier Whitworth Park Housing Development Ongoing New housing scheme approved for 506 units Private sector Sustainable and development underway Merrington Lane housing sites Medium – Significant new housing scheme already Private sector Neighbourhoods Long Term approved.

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Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals and Rural livin – New housing developments and a Short Term  New housing schemes at Grayson livin livin Range of community support resulting from Grange and Hawthorn Road Grayson Grange Communities community plans and revised 2012 action  Improvement across arrange of socio- 1.3 million plan economic targets Durham Road and St Charles Road Medium – Dependent on Market Disposal and Planning DCC – private Development School Sites Long Term Approvals: sector Briefs 2013 – Total 8 ha sites released as part of BSF Deliver up to 200 homes within service relocation to Whitworth Park School resources

Development of Spennymoor Leisure Short Term Increase opportunities for sustainable travel DCC DCC Centre coach drop off point use further work LTP3 required to confirm Utilise car parking facilities available and Notional estimate maximise available car parking spaces £50,000

Spennymoor Town Council Environmental Short Term  Improve the environment around existing Durham Wildlife Town Council Improvement Projects waterways Trust, £247,000  Improvement of the aesthetics of the Living Waterways Living Waterways Project town via new and improved planting Project , Includes external schemes Spennymoor funding Lottery, Jubilee Park  Provision of sensory garden in Jubilee Town Council, CEDENT and in Park, Improved Sports Facilities, Play Britain In Bloom, kind contribution Spennymoor in Bloom Area, all weather pitch, drainage and Voluntary Sector DCC public amenities, Crazy Golf. Cow Green Plantation Local Nature Reserve  Improved open spaces DCC  Improve the future sustainability and management of nature reserve Spennymoor Town Council Short Term -  Maintaining events for the town and town STC STC – town Continuing programme of events Ongoing centre Council resources

Town Centre Parking Management Short Term  Increased availability of parking spaces DCC Directorate Parking enforcement and ongoing  Improved access for pedestrians resources monitoring and adaption of restrictions to on- street parking

Dean Bank Cluster Programme Short term to  55 properties purchased repaired and let DCC Housing £51,000/property (Total programmed number of properties 120 2015 within Dean Bank, West Chilton, and Regeneration (£36k to purchase over 3 areas until 2015 as in funding bid Coundon Grange and Eldon Lane and £15k to when the scheme becomes self-sustaining refurbish) -

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Theme / Project activity Timescale Outputs / Outcomes Project Lead Budget details Strategy and Partners / proposals with recycled monies allowing DCC to move Countywide into other areas needing assistance to budget: £4,370,874 continue intervention into long term) (HCA £2.12m remainder: £2,250,874 DCC) Warm up North Medium term  2500+ Private rented sector properties to DCC Housing Resources from have improvements around energy Regeneration Energy Company efficiency measures focussed in CSCO and through ECO areas and Green Deal

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SPENNYMOOR REGENERATION MASTERPLAN - Appendices APPENDIX1 – SWOT ANALYSIS

STRENGTHS WEAKNESSES

 Sub-Regional Centre serving wider county  Lack of retail choice and quality within the town centre, exemplified by Festival  Excellent regional road links and proximity to major routes Walk.  Large and increasing catchment population within 1 hour drive  There is a pressing need to retain the existing population and attract new  Strong housing market and expanding housing provision households to develop a critical mass within the development plan area to support  Public transport accessibility its role in service, employment and housing terms.  Significant employment centre  There are pockets of worsening multiple deprivation within the development plan  Ongoing investment by CAST and others demonstrates Spennymoor’s strength area. and potential  There area high concentrations of unemployment, a weak skills base and a decline  Leisure centre within the local employment base alongside a high reliance on public sector  Ongoing County council support for regeneration and development employment.  Established economic links with South Durham and Teesside  The development plan area has only a partial framework of green spaces and  Whitworth Country Park linkages, which results in poor pedestrian links between the urban areas and the  Art gallery and mining museum countryside – particularly across the A688.  Independent retailers  There is a lack of high-quality housing choice in terms of type mix and tenure.  Lack of rail link.

OPPORTUNITIES THREATS

 Creating a more balanced socio-economic structure to the population to support  Wider economic weakness and low growth may undermine viability services to meet current and future residents’ requirements.  Lack of finance to support regeneration/property schemes  Revitalising the local economy by retaining the town’s existing major employers  Ageing population alongside the wider diversification of the local economy as an office location and  Dependent upon economic conditions, projected losses of public sector public sector employment hub (e.g. livin). employment may not be matched by expansion of private sector activity  Improving connectivity between residential areas, employment and key services,  Costs of land assembly may prove prohibitive and the wider region.  The town's potential to attract investment will face strong competition from across  Enhancing the role of the town centre through physical regeneration the region  The provision of an enhanced retail offer inclusive of the introduction of evening  Further pressure from out-of-town retailing & internet shopping uses.  Increased competition from regional centres  Delivering key regeneration opportunities at Festival Walk, Cheapside and the  Loss of shops to non-retail uses former gas works site.  Providing the housing to support a growing population and increasing number of households.

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