Feasibility Study for the Industrial Area - Part 1 (PDF 5 MB)
Feasibility Study for the Industrial Area - Part 1 (PDF 5 MB)
Feasibility Study for the Industrial Area - Part 1 (PDF 5 MB)
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Walker Riverside<br />
<strong>Feasibility</strong> <strong>Study</strong><br />
Final Report<br />
Colin Buchanan<br />
in association with<br />
Gavin Black and <strong>Part</strong>ners<br />
Wardell Armstrong<br />
Turner and Townsend<br />
June 2005<br />
TRANSPORT TRAFFIC PLANNING DEVELOPMENT URBAN DESIGN ECONOMICS MARKET RESEARCH
WALKER RIVERSIDE FEASIBILTY STUDY<br />
Project No: 91021<br />
June 2005<br />
Newcombe House<br />
45 Notting Hill Gate<br />
London W11 3PB<br />
Telephone: 020 7309 7000<br />
Email : london@cbuchanan.co.uk<br />
Prepared by:<br />
Approved by:<br />
____________________________________________ ____________________________________________<br />
Martina Juvara<br />
Michael Wrigley<br />
Status: final Issue no: 2 Date: 16 June 2005<br />
(C) Copyright Colin Buchanan and <strong>Part</strong>ners Limited. All rights reserved.<br />
This report has been prepared <strong>for</strong> <strong>the</strong> exclusive use of <strong>the</strong> commissioning party and unless o<strong>the</strong>rwise agreed in writing by Colin Buchanan and <strong>Part</strong>ners Limited, no o<strong>the</strong>r party may copy, reproduce, distribute, make use of, or<br />
rely on <strong>the</strong> contents of <strong>the</strong> report. No liability is accepted by Colin Buchanan and <strong>Part</strong>ners Limited <strong>for</strong> any use of this report, o<strong>the</strong>r than <strong>for</strong> <strong>the</strong> purposes <strong>for</strong> which it was originally prepared and provided.<br />
Opinions and in<strong>for</strong>mation provided in this report are on <strong>the</strong> basis of Colin Buchanan and <strong>Part</strong>ners Limited using due skill, care and diligence in <strong>the</strong> preparation of <strong>the</strong> same and no explicit warranty is provided as to <strong>the</strong>ir<br />
accuracy. It should be noted and is expressly stated that no independent verification of any of <strong>the</strong> documents or in<strong>for</strong>mation supplied to Colin Buchanan and <strong>Part</strong>ners Limited has been made.
Section 1: Baseline Audit...............................................................<br />
1.Introduction..................................................................... 3<br />
2.In<strong>for</strong>mation Ga<strong>the</strong>ring and Initial Consultation................ 5<br />
3.Property and Development:<br />
Overview of Current Situation............................................ 9<br />
4.Regeneration Initiatives.................................................15<br />
5.Planning Policy Audit.....................................................19<br />
6.Transport and Movement Audit..................................... 29<br />
7.Urban Design Audit....................................................... 35<br />
8.Baseline Key Issues...................................................... 43<br />
Section 2: Strategic Options..........................................................<br />
9.Economic Strategy......................................................... 51<br />
10.Strategic Options......................................................... 59<br />
Section 3: Project Packages..........................................................<br />
11.Project Packages......................................................... 69<br />
12.Delivery........................................................................ 95<br />
Contents
Section 1<br />
Baseline Audit
Fig. 1.1 - <strong>Study</strong> <strong>Area</strong><br />
N<br />
A&P Tyne<br />
Fisher Street<br />
White Street<br />
Station Rd<br />
N<br />
Shepherd Offshore<br />
Walker Road<br />
Duco<br />
Wellstream<br />
Wincomblee Road<br />
<strong>Study</strong> area boundary<br />
Individual site boundary<br />
2<br />
Colin Buchanan
www.cbuchanan.co.uk<br />
1. Introduction<br />
1.1 The <strong>Study</strong><br />
Newcastle City Council (NCC) Economic Development Division<br />
appointed Colin Buchanan in November 2004 to carry out a<br />
feasibility study <strong>for</strong> a Newcastle industrial area, Walker Riverside.<br />
Specialist consultants have joined Buchanan:<br />
- Wardell Armstrong, <strong>for</strong> desk-top investigation of ground<br />
conditions<br />
- Gavin Black, <strong>for</strong> property advice and financial viability<br />
- Turner and Townsend, <strong>for</strong> project cost analysis<br />
The objectives of <strong>the</strong> overall study were agreed through <strong>the</strong> initial<br />
brief, our response to it and <strong>the</strong> initial project meetings. They are:<br />
- Definition of key parameters and recommendations <strong>for</strong> <strong>the</strong><br />
future of <strong>the</strong> area in relation to <strong>the</strong> current offshore/marine<br />
cluster vision.<br />
- Improvement of <strong>the</strong> interface with <strong>the</strong> adjacent residential<br />
area, taking into account <strong>the</strong> proposals of <strong>the</strong> Places <strong>for</strong><br />
People Walker Riverside Masterplan (2004).<br />
- Revision of access arrangements to <strong>the</strong> area and, in<br />
particular, to some poorly served sites.<br />
- Definition of measures to streng<strong>the</strong>n <strong>the</strong> identity and image<br />
of <strong>the</strong> area and promote local pride.<br />
- Preparation of “packages” of urban design, infrastructure<br />
and property improvements, which will enhance <strong>the</strong><br />
economic prosperity of <strong>the</strong> area.<br />
1.2 The Report<br />
1.2 The <strong>Area</strong><br />
The area covered by <strong>the</strong> study is <strong>the</strong> Newcastle Walker<br />
Riverside, which is <strong>the</strong> 70 hectare industrial area located at <strong>the</strong><br />
eastern boundary of <strong>the</strong> city of Newcastle between <strong>the</strong> Tyne and<br />
Walker Road.<br />
The study area is a narrow strip of land running along <strong>the</strong> river on<br />
a north/south axis and has an overall river frontage of 2.8 km.<br />
There are major differences in level within <strong>the</strong> strip, which in<br />
some cases (Wincomblee Road south) shelter <strong>the</strong> industrial<br />
sites from <strong>the</strong> residential neighbourhoods. In o<strong>the</strong>r cases,<br />
however, steep slopes restrict local access to sites: this is<br />
particularly severe along White Street and east of Fisher Street.<br />
The site is located 10 miles from Newcastle International Airport,<br />
4 miles from Newcastle Central Railway Station, <strong>the</strong> A1(M) and<br />
A19. The ferry terminal to Scandinavia is also a few miles<br />
downstream, at North Shields.<br />
The area is a Strategic Site within Competitive Newcastle, <strong>the</strong> ten<br />
year economic development strategy launched by <strong>the</strong> City<br />
Council in 1999.<br />
Located in <strong>the</strong> area are a cluster of companies active in <strong>the</strong><br />
marine, offshore and engineering sectors. “Anchors” to <strong>the</strong> area<br />
are three companies: Duco and Wellstream (global offshore<br />
manufacturers) and Sheperd Offshore, a marine logistics<br />
company who also manage <strong>the</strong> public deep water quay on behalf<br />
of <strong>the</strong> Council.<br />
A key site is that of A&P Tyne, which was part of <strong>the</strong> North<br />
Tyneside shipbuilding cluster including Swan Hunter and AMEC,<br />
and which has recently closed.<br />
This report is <strong>the</strong> final outcome of <strong>the</strong> study and comprises <strong>the</strong><br />
reports of <strong>the</strong> previous stages of work. Accordingly it is<br />
subdivided in <strong>the</strong> following main sections, which correspond to<br />
<strong>the</strong> study main stages:<br />
- Section 1: Baseline Assessments<br />
- Section 2: Strategic Options<br />
- Section 3: Project Packages<br />
Each section is <strong>the</strong>n subdivided in chapters, according to<br />
different topics.<br />
Associated reports are <strong>the</strong> Ground Condition Report, as part of<br />
Stage 2 of <strong>the</strong> study, produced by Wardell Armstrong, <strong>the</strong> Cost<br />
Estimates <strong>for</strong> <strong>the</strong> project packages (produced by Turner &<br />
Townsend and summarised in Section 3) and a Colin Buchanan<br />
report on <strong>the</strong> feasibility of transferring freight traffic on Fossway,<br />
which in<strong>for</strong>med <strong>the</strong> Strategic Options.<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong> Section 1 - p. 3
4<br />
Colin Buchanan
www.cbuchanan.co.uk<br />
2. In<strong>for</strong>mation<br />
Ga<strong>the</strong>ring and Initial<br />
Consultation<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 5
2. Consultation Meetings<br />
As part of <strong>the</strong> in<strong>for</strong>mation ga<strong>the</strong>ring stage, a series of meetings<br />
were held with Council officers, local businesses and<br />
organisations active in <strong>the</strong> regeneration of <strong>the</strong> area. A brief<br />
summary of <strong>the</strong> outcomes is included in this section, while <strong>the</strong><br />
body of in<strong>for</strong>mation has been incorporated in <strong>the</strong> relevant audits.<br />
2.1 Council Officers<br />
The following officers from Newcastle City Council had a<br />
continuous input in <strong>the</strong> progress of <strong>the</strong> study:<br />
- Brian Leay – Strategic Property Manager, Economic<br />
Development Division<br />
- Mick Firth - Group Manager (Dev. Planning), Planning and<br />
Transportation Division<br />
- Liz Bray – Landscape and Ecology Officer, Planning and<br />
Transportation Division<br />
- Peter Aviston - <strong>Area</strong> Director (East), Regeneration<br />
Directorate<br />
- Anne Tavernor - Senoir Transportation Officer, Planning &<br />
Transportation Division<br />
- Derek Ord - Highways<br />
- Brian Kingham - Highways<br />
- Bryan Mullan - Highways<br />
A summary of <strong>the</strong> issues from <strong>the</strong> discussions and related to <strong>the</strong><br />
area is provided below.<br />
Port and Employment Issues<br />
Substantial investment in enhancement works to <strong>the</strong> port area<br />
has recently been completed. The port is a strategic resource<br />
which represents one of <strong>the</strong> few facilities in Newcastle (and <strong>the</strong><br />
north east) capable of accommodating substantial port uses.<br />
Within <strong>the</strong> remainder of <strong>the</strong> industrial Walker Riverside <strong>the</strong>re is<br />
opportunity to accommodate additional employment and<br />
business growth. There is also opportunity to facilitate <strong>the</strong><br />
relocation of existing employers in Newcastle to Walker. This<br />
will create new jobs in <strong>the</strong> area, and ensure jobs are retained in<br />
Newcastle. Such development will enable vacated sites to be<br />
redeveloped, ei<strong>the</strong>r as employment or as o<strong>the</strong>r uses.<br />
If parts of <strong>the</strong> Walker Riverside site are developed as B1 (and<br />
also possibly B2 and B8 uses), which are higher value uses, <strong>the</strong>n<br />
<strong>the</strong>re is a danger that traditional marine/ offshore uses will be<br />
gradually pushed out. Policy may, <strong>the</strong>re<strong>for</strong>e, need to protect land<br />
uses. It should be observed that <strong>the</strong> land available with access<br />
to port facilities is limited.<br />
The opportunity <strong>for</strong> non-employment uses on <strong>the</strong> site, such as<br />
leisure or residential, is considered to be limited. Some retail<br />
facilities to serve day to day eating needs could, however, be<br />
accommodated. Public access to <strong>the</strong> water is included in <strong>the</strong><br />
Places <strong>for</strong> People Master Plan (see Chapter 4) but <strong>the</strong>re are<br />
concerns about safety of visitors and <strong>the</strong>creation of spaces that<br />
are difficult to defend and about retention of riverside industrial<br />
activity .<br />
The provision of a new technical or training facility on Walker<br />
Riverside is planned to upskill residents in Walker and elsewhere<br />
in Newcastle and to ensure that any job opportunities could be<br />
accessed by local people. Notably <strong>the</strong>re is a lack, within <strong>the</strong><br />
younger generation, of traditional marine construction and port<br />
skills, related to <strong>the</strong> offshore industry. Such a facility could also<br />
promote inward investment and job creation, if training schemes<br />
can be linked to new (or potential) employer requirements. Also<br />
it is important that training courses should be closely linked to<br />
<strong>the</strong> development strategy <strong>for</strong> <strong>the</strong> area and thus reflect long term<br />
employment aims.<br />
The Interface with <strong>the</strong> Regenerating Neighbourhood<br />
There is support <strong>for</strong> <strong>the</strong> Places <strong>for</strong> People regeneration<br />
programme <strong>for</strong> residential Walker (Draft <strong>for</strong> Consultation January<br />
2004 - see Chapter 4) and <strong>the</strong>re is a need to identify cross<br />
benefits and integration opportunities between <strong>the</strong> industrial area<br />
and <strong>the</strong> neighbourhood.<br />
Some proposals might generate conflicts and need careful<br />
management. These include <strong>the</strong> Cambrian estate redevelopment<br />
(<strong>the</strong> first step in <strong>the</strong> regeneration programme, and thus very<br />
important to create confidence), which could create difficulties <strong>for</strong><br />
heavy traffic movement on Malaya Drive, <strong>the</strong> proposed<br />
“boulevarding” of Station Road/ Walker Road and <strong>the</strong> creation of a<br />
western gateway at <strong>the</strong> nor<strong>the</strong>rn end of Station Road. <strong>Part</strong>icular<br />
consideration needs to be given to <strong>the</strong> future of <strong>the</strong> scrap yards,<br />
which clearly constitute a bad neighbour <strong>for</strong> <strong>the</strong> regenerating<br />
neighbourhood but are never<strong>the</strong>less viable businesses.<br />
There is support <strong>for</strong> <strong>the</strong> concept of a training facility as interface<br />
between <strong>the</strong> residents and <strong>the</strong> employers of <strong>the</strong> industrial estate.<br />
Highways and Transport<br />
The A186 Station Road/Bath Street <strong>for</strong>ms a route of strategic<br />
importance. Any significant downgrading of this route, to a<br />
primarily residential road (as suggested by <strong>the</strong> Places <strong>for</strong> People<br />
Master Plan), would require de-classification from a primary route<br />
and reallocation of <strong>the</strong> designated freight route to Fossway.<br />
The A187 Fossway has less residential frontage than <strong>the</strong> A186<br />
and could <strong>the</strong>oretically carry a higher proportion of HGVs.<br />
However, this has been found to create significant disbenefits to<br />
Fossway and it would, also, be very difficult to discourage HGVs<br />
from using <strong>the</strong> A186 without appropriate physical measures. A<br />
compromise solution is likely to be <strong>the</strong> only viable option. Fur<strong>the</strong>r<br />
investigation of <strong>the</strong> viability of Fossway as a freight route is<br />
provided in a separate report.<br />
Due to a high accident rate, a road safety scheme was<br />
implemented along Walker Road in 2002, including traffic<br />
management measures and improved pedestrian facilities.<br />
There is a need <strong>for</strong> improved linkage between <strong>the</strong> study area and<br />
<strong>the</strong> National Cycle Route 72.<br />
O<strong>the</strong>r Issues<br />
O<strong>the</strong>r issues include <strong>the</strong> need to preserve <strong>the</strong> ecological<br />
resources of <strong>the</strong> industrial estate, <strong>the</strong> potential to fur<strong>the</strong>r exploit<br />
<strong>the</strong> cultural, historic and industrial heritage of <strong>the</strong> area, <strong>the</strong><br />
provision of woodland areas and <strong>the</strong> opportunity to create better<br />
amenities <strong>for</strong> <strong>the</strong> workers. The poor identity of <strong>the</strong> area (including<br />
poor signage, clutter and derelict fencing) was a particular issue<br />
on which <strong>the</strong> Council would like to see improvements.<br />
6<br />
Colin Buchanan
www.cbuchanan.co.uk<br />
2.2 Regeneration and Community<br />
Organisations<br />
Meetings were held with <strong>the</strong> following:<br />
- Anne Mulroy – Places <strong>for</strong> People<br />
- Nicola Woodward – Llewelyn-Davies, project manager of<br />
<strong>the</strong> Places <strong>for</strong> People Master Plan<br />
- Inspector Peter Fay – Northumbria Police, Community<br />
Liaison Officer <strong>for</strong> <strong>the</strong> area<br />
The meetings provided an understanding of <strong>the</strong> regeneration<br />
programme <strong>for</strong> <strong>the</strong> area, both in terms of proposals and in terms<br />
of potential phasing. Key issues of relevance are:<br />
- <strong>the</strong> importance of providing a new environment <strong>for</strong> <strong>the</strong> main<br />
spine through Walker, through <strong>the</strong> densification and<br />
improvement of Walker Road, and <strong>the</strong> consequent<br />
improved management of heavy lorry traffic;<br />
- <strong>the</strong> aspiration <strong>for</strong> radical change in <strong>the</strong> Church Walk area,<br />
with new housing, limited retail and a broad range of mixed<br />
use as interface with <strong>the</strong> industrial area, with limited lorry<br />
traffic (currently mainly generated by <strong>the</strong> scrap yards and<br />
Territorial Army);<br />
- <strong>the</strong> changes in <strong>the</strong> educational facilities in <strong>the</strong> area and<br />
<strong>the</strong> desire <strong>for</strong> a training facility in ship building and marine<br />
engineering , possibly on Neptune Yard.<br />
Jointly with <strong>the</strong> Pathfinder Programme, a Community Safety<br />
Team was set up in October 2004 and a strategy <strong>for</strong> crime<br />
prevention is being prepared. However, overall crime levels in <strong>the</strong><br />
area are in sharp decline, <strong>for</strong> burglary, car crime, drugs and Anti<br />
Social Behaviour. This is possibly due to <strong>the</strong> increased security<br />
of industrial premises and open spaces (CCTV and security<br />
guards). There are no recently reported assaults or o<strong>the</strong>r violent<br />
crimes in <strong>the</strong> industrial area and on Hadrian’s Way, despite its<br />
isolation. It is possible, however, that this is due to low usage<br />
due to fear of crime. The main concern of <strong>the</strong> Community Safety<br />
Team is <strong>the</strong> management of <strong>the</strong> housing renewal period, when<br />
dwellings are progressively emptied and demolished prior to<br />
reconstruction. Training facilities and rise in local employment is<br />
seen as very beneficial <strong>for</strong> <strong>the</strong> future safety and stability of <strong>the</strong><br />
area.<br />
2.3 Businesses<br />
Meeting were held with with a sample of businesses in <strong>the</strong> area,<br />
as follows:<br />
- The Business Club Meeting (December 2004)<br />
- Andrew McFarlane – Blackett Charlton<br />
- Peter Curry – Dickie Formet<br />
- Neil Morrow – Duco Ltd.<br />
- Peter Fraser – Fraser Hydraulic Power Ltd.<br />
- David Mitten – Houghton International<br />
- Philip Kenney – Jebb Metals (Newcastle Ltd)<br />
- Stewart Wild – NIM Engineering Ltd.<br />
- Bruce Shepherd – Shepherd Offshore<br />
As a result of <strong>the</strong> interviews, it was concluded that, by and large,<br />
<strong>the</strong> active businesses have a positive outlook, with <strong>for</strong>ecasts of<br />
moderate to strong growth. This poses <strong>for</strong> many <strong>the</strong> problem of<br />
expanding <strong>the</strong> premises without moving. It was also apparent that<br />
many businesses in <strong>the</strong> marine/ offshore sector have some<br />
degree of interaction and that <strong>the</strong> main “anchor” companies,<br />
Duco and Wellstream, are indispensable <strong>for</strong> <strong>the</strong> prosperity of <strong>the</strong><br />
area. For <strong>the</strong>se, <strong>the</strong> presence of <strong>the</strong> quay and <strong>the</strong> services of<br />
Shepherd Offshore are necessary requirements. The quay, and<br />
<strong>the</strong> way it is managed, however, does not appear to provide<br />
business advantages to <strong>the</strong> smaller companies, mainly because<br />
of cost.<br />
The area, <strong>the</strong>re<strong>for</strong>e, seems to be operating as a cluster, even if<br />
<strong>the</strong>re is no proactive management and marketing strictly in <strong>the</strong><br />
offshore/ marine sector.<br />
The overwhelming concern of <strong>the</strong> businesses appear to be<br />
access and movement within <strong>the</strong> area, and many pointed out<br />
inappropriate traffic management measures, particularly on<br />
Fisher Street. Parking <strong>for</strong> staff was also a concern, as most<br />
yards are not spacious enough to accommodate both car parking<br />
and lorry movement.<br />
A secondary concern was <strong>the</strong> image of <strong>the</strong> area, particularly<br />
because it does not reflect <strong>the</strong> international role, and high<br />
technology, of <strong>the</strong> companies located <strong>the</strong>re. Crime was not a<br />
concern beyond <strong>the</strong> financial burden of maintaining an<br />
appropriate security system.<br />
There was general support <strong>for</strong> <strong>the</strong> programme of improvements <strong>for</strong><br />
residential Walker, partly seen as an improvement of <strong>the</strong> image of<br />
<strong>the</strong> Walker Riverside, and partly because <strong>the</strong>re is a small but<br />
significant percentage of local employees.<br />
The potential provision of local training facilities is seen as a<br />
positive move by most of <strong>the</strong> medium and small companies (<strong>the</strong><br />
large ones provide in house training), as long as <strong>the</strong>re is close<br />
attention to <strong>the</strong> actual needs f <strong>the</strong> local companies, ra<strong>the</strong>r than<br />
<strong>the</strong> provision of standard technical training.<br />
A table summarising <strong>the</strong> responses is shown overleaf.<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong> Section 1 - p. 7
Fig. 2.1 - Business Interviews Summary<br />
Global company 1<br />
Global company 2<br />
Marine medium 1<br />
Marine medium 2<br />
Marine medium 3<br />
Non marine medium<br />
Marine small<br />
Non marine small<br />
Outlook<br />
Ability to expand<br />
locally<br />
N/A<br />
N/A<br />
Locational advantages<br />
Interaction with local<br />
businesses<br />
Quay<br />
Local work<strong>for</strong>ce<br />
Council support<br />
Local colleges<br />
Training<br />
Future on site facility<br />
In house training/<br />
apprentiship<br />
Access to area<br />
Access to site<br />
Yard size/ parking<br />
Issues<br />
Public transport<br />
Neighbouring yards<br />
quality<br />
Quality of residential<br />
area<br />
Cost of safety<br />
Crime<br />
Very positive<br />
Positive<br />
Indifferent<br />
Negative<br />
Very negative<br />
8<br />
Colin Buchanan
www.cbuchanan.co.uk<br />
3. Property and<br />
Development: Overview<br />
of Current Situation<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 9
3. Property and<br />
Development: Overview of<br />
Current Situation<br />
An analysis of property supply and market trends is outside <strong>the</strong><br />
scope of this study. The following overview, providing background<br />
in<strong>for</strong>mation, is based on <strong>the</strong> March 2003 Walker Riverside –<br />
Supply and Demand <strong>Study</strong>, updated by <strong>the</strong> in<strong>for</strong>mation provided<br />
by <strong>the</strong> businesses interviewed as part of <strong>the</strong> in<strong>for</strong>mation ga<strong>the</strong>ring<br />
stage (see Chapter 2).<br />
A strategic assessment of <strong>the</strong> potential future position of Walker<br />
Riverside is included, in addition, in Section 2 of this report, to<br />
provide a foundation to <strong>the</strong> development of strategic options <strong>for</strong><br />
<strong>the</strong> <strong>the</strong> area.<br />
3.1 Summary Market Outlook<br />
The Walker Riverside has <strong>the</strong> ambition of developing as a cluster<br />
of marine and offshore industries (see Chapter 5, Planning Policy<br />
Audit). This sector of <strong>the</strong> industrial market is a global one, with<br />
very strong competition, with countries that can manufacture<br />
products cheaper (<strong>the</strong> Far East <strong>for</strong> instance) winning large<br />
portions of <strong>the</strong> market share.<br />
Moreover, traditional, labour intensive sectors (shipbuilding, oil<br />
and gas production) are in long term decline, with virtually only<br />
MOD commissions still available in <strong>the</strong> UK. O<strong>the</strong>r newer, and<br />
knowledge intensive, industries in <strong>the</strong> offshore and renewable<br />
sectors are, however, still growing.<br />
- Shipbuilding: Japan, South Korea and China share around<br />
76% of <strong>the</strong> global market, while <strong>the</strong> EU captures about<br />
10%, particularly in high value/ small scale production. Of<br />
this <strong>the</strong> UK has only around a (progressively decreasing)<br />
1%. The sector, however, is a major employer (approx.<br />
423,000 jobs in 2002, including <strong>the</strong> Royal Navy, compared<br />
<strong>for</strong> example with 297,000 jobs in agriculture).<br />
- Offshore oil and gas: despite <strong>the</strong> fact that <strong>the</strong> UK is a<br />
major gas and oil producer, <strong>the</strong>re is a marked downward<br />
trend. Oil rig construction has virtually halted and has been<br />
supplanted by floating plat<strong>for</strong>ms. The sector supports<br />
104,000 jobs directly and 161,000 indirectly (2002 data).<br />
- Renewable energy: it is a small proportion of <strong>the</strong> energy<br />
market (around 3% in <strong>the</strong> UK), but an expanding one.<br />
Europe is <strong>the</strong> main market <strong>for</strong> renewable energy and <strong>the</strong><br />
UK Government has a target of 10.4% energy supplied by<br />
renewables by 2010/11. It is likely that UK production<br />
growth will concentrate on offshore sites.<br />
- Subsea cabling and technologies: fabrication of umbilicals,<br />
subsea piping, cables and o<strong>the</strong>r floorlines is global, with a<br />
limited number of companies with plants all over <strong>the</strong> world.<br />
The sector is much specialised and rapidly growing. There<br />
is a risk, however, of sudden over supply as happened with<br />
<strong>the</strong> collapse of subsea telecommunication cabling in 2000.<br />
3.2 Competitiveness of Walker Riverside<br />
Walker Riverside is predominantly occupied by companies of <strong>the</strong><br />
marine/offshore-related sector. The key industries of <strong>the</strong> sector<br />
have global operations and could advantageously locate in many<br />
o<strong>the</strong>r areas in <strong>the</strong> world.<br />
Tyneside, however, has a cluster of such industries and is one of<br />
<strong>the</strong> strongest of <strong>the</strong> UK. As such, it enjoys policy support.<br />
In <strong>the</strong> UK, competition is limited to few areas:<br />
- Teesside, mainly associated with Corus and<br />
petrochemical/ chemical industries and Teesport, a<br />
substantial container and bulk good terminal;<br />
- <strong>the</strong> Clyde, serving essentially BAE Systems shipbuilding;<br />
- Aberdeen, serving <strong>the</strong> oil and gas industries, but also<br />
developing in research, design and development in two<br />
Technology Parks;<br />
- Belfast, where <strong>the</strong> main yard, Harland and Wolff employs<br />
less than 500 people;<br />
- Portsmouth and Southampton, with storng connections<br />
with <strong>the</strong> Ministry of Defence, but increasingly diversifying<br />
into electronics, mechanical engineering and research; <strong>the</strong><br />
Regional Development Agency (SEEDA) has encouraged<br />
<strong>the</strong> creation of knowledge intensive enterprise hubs on <strong>the</strong><br />
South Coast;<br />
- Limited marine sector industries at <strong>the</strong> Firth of Forth,<br />
Barrow on Furness, Mersey.<br />
The main advantage of <strong>the</strong> Walker Riverside is its long history of<br />
marine and offshore industry, which is part of <strong>the</strong> Tyneside cluster<br />
and recognised by strategic policy. There is also an established<br />
image and working tradition. O<strong>the</strong>r more specific advantages<br />
identified by <strong>the</strong> 2003 Property <strong>Study</strong> and through <strong>the</strong> interviews<br />
with local businesses are:<br />
- The availability of a 1000m long deep water quay, with<br />
heavy lifting capacity, which is an essential requirement <strong>for</strong><br />
<strong>the</strong> large companies;<br />
- The presence of Duco and Wellstream, which generate a<br />
sizeable demand of supplies from o<strong>the</strong>r local<br />
manufacturers;<br />
- The presence of complementary and competing industries<br />
and <strong>the</strong> “cluster effect”;<br />
- The relatively good strategic accessibility;<br />
- The availability of sites capable of accommodating<br />
significantly sized businesses;<br />
- The availability of skilled work<strong>for</strong>ce within <strong>the</strong> Region (not<br />
always locally); and, very importantly,<br />
- The availability of grants and incentives in some instances,<br />
which counterbalanced <strong>the</strong> o<strong>the</strong>rwise relative expensive<br />
accommodation.<br />
10 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 3.1 - Industry Type<br />
N<br />
Marine/ offshore industries<br />
Marine/ offshore vacant/underutilised sites<br />
Non industrial uses<br />
Potential change to non industrial<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 11
The key limitation of <strong>the</strong> area appears to be <strong>the</strong> lack of specific<br />
support at <strong>the</strong> regional level (One NorthEast, Regional<br />
Development Agency) and <strong>the</strong> wavering promotion of <strong>the</strong> marine/<br />
offshore cluster concept:<br />
- lack of active marketing;<br />
- poor high level investment in enterprise, research and<br />
development and incubator poles, <strong>for</strong> example, by<br />
comparison with o<strong>the</strong>r UK areas.<br />
The effect appears to be that of not adding value to <strong>the</strong> industries<br />
of <strong>the</strong> sector that are located in Walker. The practice, however,<br />
equally unfavourable to industries of different sectors that are<br />
located in <strong>the</strong> area and feel <strong>the</strong>ir businesses are not valued.<br />
O<strong>the</strong>r disadvantages of <strong>the</strong> area are its poor local accessibility,<br />
<strong>the</strong> topographical constraints, <strong>the</strong> restricted yards, and <strong>the</strong> poor<br />
physical image of <strong>the</strong> core area.<br />
3.3 Current Property Situation<br />
site, which came on <strong>the</strong> market during <strong>the</strong> study, with a fur<strong>the</strong>r<br />
6.8 ha (16.8 acres) whose leases expire on or be<strong>for</strong>e 2011. There<br />
is a concentration of available or potentially available land in <strong>the</strong><br />
central part of <strong>the</strong> study area, where constraints (topography,<br />
access, different aspirations of <strong>the</strong> residents) are more acute.<br />
The availability of sites opens up <strong>the</strong> opportunity of upgrading<br />
parts of <strong>the</strong> area, improving <strong>the</strong> infrastructure (particularly<br />
access), and of reviewing land use / occupation policies.<br />
3.4 Site Marketing<br />
The City Council directly manages and markets <strong>the</strong> industrial<br />
Walker Riverside. The area is easily identified through a web<br />
search, in <strong>the</strong> Competitive Newcastle website, where appropriate<br />
contact details are given. Similar contacts are provided on site,<br />
on signposts. The area is well known in <strong>the</strong> industrybecause of<br />
its shipbuilding tradition.<br />
The City Council is freehold owners of approximately 75% of <strong>the</strong><br />
overall area, which is largely let out and subject to ground leases.<br />
The City Council, thus, has a degree of control over <strong>the</strong> area,<br />
particularly where <strong>the</strong> leases are about to expire.<br />
The March 2003 Supply and Demand <strong>Study</strong> descibed around<br />
50% of <strong>the</strong> premises as“pre World War 2”, and less than 30% as<br />
“Modern”. The proportion has slightly changed, with a few more<br />
premises recently developed and a few older ones cleared and<br />
demolished (see Fig. 3.3).<br />
Rental levels are in line with those achieved in o<strong>the</strong>r industrial<br />
locations across Tyne & Wear. However some units on Fisher<br />
Street achieve lower rents, and one recent scheme (UK Land)<br />
struggled to find tenants and none of its occupiers has<br />
associations with <strong>the</strong> marine/ offshore sector.<br />
From <strong>the</strong> site visits, however, it is evident that <strong>the</strong>re is a good<br />
proportion of active and growing industries in <strong>the</strong> Walker<br />
Riverside:<br />
- Duco and Wellstream are growing businesses;<br />
- Most medium and small sized industries of <strong>the</strong> sector have<br />
recently wea<strong>the</strong>red a contraction and are now <strong>for</strong>ecasting<br />
expansion within <strong>the</strong>ir premises or within <strong>the</strong> area itself;<br />
- The companies most closely linked with shipbuilding are<br />
experiencing a decline in activity and have reduced <strong>the</strong><br />
number of staff. They are, however, preparing <strong>the</strong>mselves<br />
<strong>for</strong> future diversification.<br />
- Most recently built units are fully occupied, even if taken<br />
up by businesses not related to <strong>the</strong> marine and offshore<br />
sector.<br />
Never<strong>the</strong>less, it is a time of change in <strong>the</strong> Walker Riverside: in<br />
2002 (prior to <strong>the</strong> suspension of work at A&P Tyne) 45% of<br />
businesses and 83% of <strong>the</strong> land had associations with <strong>the</strong><br />
marine/offshore sector. This proportion might change according to<br />
<strong>the</strong> future of <strong>the</strong> Neptune Yard and <strong>the</strong> A&P site (see Fig. 3.1).<br />
There is no high level marketing strategy at <strong>the</strong> international,<br />
national and regional levels. The Regional Development Agency,<br />
One NorthEast, has not included Walker Riverside on North<br />
Tyneside within its priority commercial areas (see Chapter 5).<br />
The Regional Economic Strategy refers to <strong>the</strong> Renewable Energy<br />
Centre <strong>for</strong> Excellence in Blyth and <strong>the</strong> AMEC offshore industry<br />
Visitor Centre. Closer links with <strong>the</strong>se initiatives could be<br />
developed <strong>for</strong> more effective marketing of <strong>the</strong> Walker Riverside.<br />
3.5 Likely Demand<br />
Manufacturing and shipbuilding are in decline in Tyneside. Many<br />
areas close to <strong>the</strong> city centre have been recently successfully<br />
converted into residential or leisure/ cultural areas.<br />
There are still large areas of <strong>the</strong> Tyneside River Corridor that are<br />
available <strong>for</strong> industrial development. The Property Supply and<br />
Demand <strong>Study</strong> had identified approximately 60 ha of available<br />
land on <strong>the</strong> north bank and 23 ha in <strong>the</strong> south bank (2002). This<br />
figure is likely to increase if <strong>the</strong> whole of A&P Tyne, Swan Hunter<br />
and AMEC sites came to <strong>the</strong> market.<br />
It also has to be remembered that <strong>the</strong> marine/ offshore sector is<br />
a global operation, and as such, <strong>the</strong>re is a global choice of<br />
potential sites.<br />
Incentives and political support are likely to be required to attract<br />
ei<strong>the</strong>r substantial marine work in <strong>the</strong> existing yards or ano<strong>the</strong>r<br />
global player of <strong>the</strong> scale of Duco or Wellstream to Walker<br />
Riverside. In this event, <strong>the</strong> established and well knit fabric of<br />
related industries of <strong>the</strong> area would be sufficient to generate<br />
momentum <strong>for</strong> <strong>the</strong> concept of cluster to come to life again.<br />
Clear branding, marketing and infrastructure investments are<br />
likely to be required, particularly given <strong>the</strong> long term weakness of<br />
shipbuilding activities in <strong>the</strong> area and <strong>the</strong> need to refocus <strong>the</strong><br />
sector (see Section 2).<br />
There are large vacant sites, a number of smaller ones, and<br />
some of <strong>the</strong> leases are about to expire (see Fig. 3.2). Vacant<br />
land amounts to a total of 24 ha (59 acres), including <strong>the</strong> A&P<br />
12 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 3.2 - Site availability<br />
N<br />
Vacant land<br />
Leases expiring on or be<strong>for</strong>e 2011<br />
O<strong>the</strong>r sites <strong>for</strong> potential change<br />
Council freehold<br />
Freehold o<strong>the</strong>rs<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 13
Fig. 3.3 - Building types<br />
N<br />
Recent buildings<br />
Post war buildings<br />
Older premises<br />
14 Colin Buchanan
www.cbuchanan.co.uk<br />
4. Regeneration<br />
Initiatives<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 15
4. Regeneration Initiatives<br />
There are a number of regeneration initiatives, and strategies,<br />
that are relevant to <strong>the</strong> study area. They are described below.<br />
4.1 Walker Riverside Draft Master Plan<br />
(Places <strong>for</strong> People/Llewelyn Davies, 2004)<br />
This document is also known (and referred to elsewhere in this<br />
report) as <strong>the</strong> Places <strong>for</strong> People Master Plan. It is one of six<br />
Regeneration <strong>Area</strong> Plans identified by Newcastle City Council.<br />
The draft master plan submitted to <strong>the</strong> City Council by it its<br />
regeneration partner, Places <strong>for</strong> People, covers a large part of <strong>the</strong><br />
East End of Newcastle and includes this study area. The master<br />
plan is one of a suite of documents including <strong>the</strong> Statement of<br />
Community Involvement, The Case <strong>for</strong> Change and a Design<br />
Code. The draft master plan is currently proceeding through <strong>the</strong><br />
Statutory Planning Process and will become, subject to <strong>the</strong><br />
preferred option process, <strong>the</strong> basis <strong>for</strong> <strong>the</strong> <strong>Area</strong> Action Plan <strong>for</strong><br />
Walker Riverside.<br />
A Walker Riverside Board has been established with<br />
representation from Newcastle City Council, Places <strong>for</strong> People,<br />
Bridging NewcastleGateshead, English <strong>Part</strong>nerships, One North<br />
East, Chamber of Commerce and <strong>the</strong> local community. This<br />
Board will oversee <strong>the</strong> implementation of <strong>the</strong> regeneration plan <strong>for</strong><br />
Walker Riverside.<br />
The nor<strong>the</strong>rn boundary of <strong>the</strong> master plan area is defined by<br />
Welbeck Road and a straight extension of <strong>the</strong> road down to <strong>the</strong><br />
Tyne towards Low Walker. The nor<strong>the</strong>rn riverside of <strong>the</strong> Tyne up<br />
to <strong>the</strong> residential development of St. Peter’s <strong>for</strong>ms <strong>the</strong> sou<strong>the</strong>rn<br />
boundary.<br />
The overarching approach of <strong>the</strong> Draft Master Plan is driven by<br />
<strong>the</strong> following principles: “To make Walker more sustainable in<br />
every sense: environmentally, economically and socially” and<br />
“Staying ahead of <strong>the</strong> game” (i.e. building new be<strong>for</strong>e any major<br />
demolition takes place).<br />
As a priority <strong>the</strong> Draft Master Plan addresses issues and<br />
proposes change connected with <strong>the</strong> housing stock and<br />
community facilities, toge<strong>the</strong>r with open space and public<br />
transport provision. The key proposals to regenerate <strong>the</strong> area are<br />
as follows:<br />
- 2,500 new homes over a period of 15 years and located in<br />
a belt between Walker Road and <strong>the</strong> River Tyne, starting<br />
with Cambrian development and Pottery Bank.<br />
- The Cambrian development (awarded “Minded to Grant”<br />
status in December 2004) is <strong>the</strong> first step of <strong>the</strong><br />
implementation of <strong>the</strong> master plan, and very important to<br />
increase confidence in <strong>the</strong> area.<br />
- Community and retail cores with a range of services: in <strong>the</strong><br />
west around <strong>the</strong> junction of Walker Road/Pottery Bank and<br />
in <strong>the</strong> east at Church Walk.<br />
- A network of enhanced open spaces, including Walker<br />
Riverside Park, Walker and Harbottle Park, Hadrian’s Way,<br />
Allotments Gardens and Green Fingers connecting <strong>the</strong><br />
considerable quantity of existing scattered open spaces.<br />
- A range of proposals targeting a considerable enhanced<br />
public transport provision and street enhancement<br />
schemes including a tram linking <strong>the</strong> area with <strong>the</strong> Metro<br />
network (subsequntly abandoned on financial grounds), <strong>the</strong><br />
trans<strong>for</strong>mation of Walker Road into an attractive boulevard<br />
and <strong>the</strong> consequent designation of a preferred freight route<br />
entering <strong>the</strong> industrial area from Fisher Street/ Low Walker.<br />
It is expected that that <strong>the</strong> proposed enhancements will<br />
contribute to a better quality of life <strong>for</strong> <strong>the</strong> neighbourhood and<br />
improve <strong>the</strong> overall image of Walker as place to live and work. In<br />
this respect, <strong>the</strong> delivery of <strong>the</strong> Places <strong>for</strong> People Plan would<br />
have indirect benefits <strong>for</strong> <strong>the</strong> industrial area (improved urban<br />
setting, better quality of local life, social stability, improved local<br />
schools and public transport, etc.), which could help supporting<br />
its long term prosperity.<br />
However, as <strong>the</strong> Places <strong>for</strong> People Master Plan also comprises<br />
approximately two thirds of <strong>the</strong> Walker Riverside industrial area,<br />
it also makes suggestions <strong>for</strong> change that will directly affect <strong>the</strong><br />
businesses located alongside <strong>the</strong> river:<br />
- Designation of mixed uses (business, industry, retail,<br />
residential and leisure) in <strong>the</strong> central part of <strong>the</strong> industrial<br />
area<br />
- The identification of Walker Road as a key public transport<br />
route and urban corridor<br />
- The restriction of heavy lorry traffic to <strong>the</strong> Fisher Street /<br />
Fossway route<br />
- The proposals of introducing public access to <strong>the</strong> river<br />
through green links and fingers in <strong>the</strong> south and <strong>the</strong> central<br />
part of <strong>the</strong> area<br />
- The creation of landmark building at <strong>the</strong> sou<strong>the</strong>rn edge of<br />
<strong>the</strong> area.<br />
These proposals reflect an aspiration of better integration<br />
between residential and industrial area and a future of<br />
modernisation and diversification of <strong>the</strong> overall business portfolio<br />
in <strong>the</strong> area, which was not tested in terms of long term viability.<br />
4.2 Newcastle Plan (2004) and Outer East <strong>Area</strong><br />
Regeneration Plan (Draft Version 1.7 – 2003)<br />
These two documents set <strong>the</strong> scene <strong>for</strong> <strong>the</strong> Places <strong>for</strong> People<br />
Master Plan.<br />
The Newcastle Plan is <strong>the</strong> joint document containing <strong>the</strong><br />
Community Strategy and <strong>the</strong> Neighbourhood Renewable Strategy<br />
and sets <strong>the</strong> agenda <strong>for</strong> improving <strong>the</strong> most deprived areas of <strong>the</strong><br />
city and guide <strong>the</strong> allocation of over £13m of Neighbourhood<br />
Renewal Fund.<br />
The Outer East <strong>Area</strong> Regeneration Plan is one of three<br />
regeneration plans <strong>for</strong> <strong>the</strong> East End of <strong>the</strong> city.<br />
Both Plans recognise <strong>the</strong> industrial Walker Riverside as a<br />
strategic site <strong>for</strong> employment in <strong>the</strong> engineering, marine, offshore<br />
and renewables sector.<br />
16 Colin Buchanan
www.cbuchanan.co.uk<br />
The Outer East <strong>Area</strong> Regeneration Plan describes <strong>the</strong> current<br />
strategy as “…being <strong>for</strong>mulated to increase <strong>the</strong> amount of<br />
development land available and to encourage <strong>the</strong> development in<br />
conjunction with <strong>the</strong> private sector of new accommodation in<br />
support of <strong>the</strong> supply chain and clustering companies…”. It<br />
proposes an increase of 1,000 to 1,500 new engineering jobs by<br />
2020 as well as new 28.000 sqm of floorspace by 2010 <strong>for</strong><br />
industrial Walker.<br />
The plan also proposes <strong>the</strong> following:<br />
- Selective purchase of sites and buildings to assemble and<br />
create opportunities <strong>for</strong> new development on brownfield<br />
land;<br />
- Site preparation works to encourage potential investors<br />
e.g. at Neptune Yard;<br />
- Environmental and security works to improve <strong>the</strong> overall<br />
security and physical appearance of <strong>the</strong> area. This<br />
includes a heritage site between Malaya Drive and White<br />
Road/ Walker Road junction;<br />
- Conversion of Wincomblee Workshops to offices and a car<br />
park;<br />
- Supporting private sector partnerships in creating<br />
floorspace targeted at <strong>the</strong> sector e.g. development at Top<br />
Sheds (500 sqm);<br />
- Developing skills training requirements in conjunction with<br />
<strong>the</strong> major employers, colleges and o<strong>the</strong>r organisations;<br />
and<br />
- Develop a web site and a marketing tool <strong>for</strong> companies<br />
engaged in <strong>the</strong> sector (Tyne Offshore Suppliers).<br />
4.3 TyneWear <strong>Part</strong>nership – <strong>the</strong> sub-regional<br />
level<br />
The TyneWear <strong>Part</strong>nership is responsible <strong>for</strong> implementing <strong>the</strong><br />
Single Programme (and European programmes) of <strong>the</strong> Tyne and<br />
Wear sub-region, <strong>the</strong> metropolitan heart of <strong>the</strong> economy of <strong>the</strong><br />
north east. The <strong>Part</strong>nership includes key representatives from <strong>the</strong><br />
private, voluntary, community and public sector.<br />
The <strong>Part</strong>nership has aimed <strong>for</strong> a distinctive sub-regional response<br />
to <strong>the</strong> ONE North East Regional Economic Strategy (RES) on<br />
<strong>the</strong> base of <strong>the</strong> findings of <strong>the</strong> Tyne and Wear Economic Strategy<br />
(TWES).<br />
Schedule B of <strong>the</strong> Delivery Plan 2004/2005 indicates that <strong>the</strong>re<br />
are £650.000 approved <strong>for</strong> a scheme labelled as Walker Riverside<br />
Offshore Scheme.<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong> Section 1 - p. 17
Fig. 4.1 - Places <strong>for</strong> People Plan proposals affecting <strong>the</strong> study area<br />
N<br />
Church Walk local centre<br />
Residential redevelopment<br />
Redevelopment/ new attractive frontage<br />
Mixed use area<br />
Boulevard<br />
Green fingers<br />
Gateway feature<br />
18 Colin Buchanan
www.cbuchanan.co.uk<br />
5. Planning Policy<br />
Audit<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 19
5. Planning Policy Audit<br />
This section will identify <strong>the</strong> strategic significance of <strong>the</strong> area, <strong>the</strong><br />
development strategy and <strong>the</strong> regional context by reviewing<br />
Regional Planning Guidance <strong>for</strong> <strong>the</strong> North East and <strong>the</strong> Regional<br />
Economic Strategy <strong>for</strong> <strong>the</strong> North East; and provide a local<br />
context and site specific policy, by reviewing <strong>the</strong> Unitary<br />
Development Plan <strong>for</strong> Newcastle, <strong>the</strong> Local Economic<br />
Development Strategy and o<strong>the</strong>r related documents.<br />
5.1 Strategic Planning<br />
Strategic planning policies promote <strong>the</strong> development of a<br />
knowledge based economy, particularly <strong>for</strong> engineering and<br />
manufacturing. They support <strong>the</strong> establishment of clusters,<br />
including <strong>for</strong> offshore and marine industries. They do not,<br />
however, identify or promote <strong>the</strong> Walker Riverside area in any<br />
particular way.<br />
Moreover <strong>the</strong>y note <strong>the</strong> overprovision of employment land and<br />
seek de-allocation of employment sites, except where <strong>the</strong>re is a<br />
realistic potential of port related activity.<br />
5.1.1 Regional Spatial Strategy <strong>for</strong> <strong>the</strong> North<br />
East – RSS 1 (2002)<br />
The Regional Spatial Strategy (RSS) <strong>for</strong> <strong>the</strong> North East was<br />
adopted in 2002 and provides a spatial strategy <strong>for</strong> <strong>the</strong> North<br />
East up to 2021. The RSS is now under review and a<br />
consultation draft was published in November 2004. A summary<br />
of both Plans is provided below, including <strong>the</strong> Plan’s strategy<br />
along with policies that affect <strong>the</strong> Walker River side.<br />
The locational strategy identifies <strong>the</strong> following priority areas <strong>for</strong><br />
growth:<br />
- Majority of new development should be located within <strong>the</strong><br />
built up areas of <strong>the</strong> Tyne, Wear and Tees Conurbations;<br />
- A significant but smaller scale developments in Hartlepool,<br />
Darlington, and <strong>the</strong> main towns serving o<strong>the</strong>r regeneration<br />
areas; and<br />
- Enhance <strong>the</strong> role of market towns and o<strong>the</strong>r main rural<br />
centres.<br />
Employment Strategy<br />
The strategy aims to facilitate an economic renaissance by<br />
encouraging inward investment opportunities, <strong>the</strong> development of<br />
Small/Medium Enterprises (SME’s) and <strong>the</strong> growth of indigenous<br />
businesses. This will be promoted by providing good quality<br />
employment and business sites to meet <strong>the</strong> needs of<br />
businesses.<br />
The Strategy notes that <strong>the</strong>re is an overprovision of employment<br />
land in <strong>the</strong> region and <strong>the</strong>re<strong>for</strong>e a Regional Employment land<br />
survey is being conducted. However, an additional strategic<br />
employment site in <strong>the</strong> broad location of north of Sunderland is<br />
identified.<br />
Cluster development is also being promoted in <strong>the</strong> region. One<br />
NorthEast, <strong>the</strong> Regional Development Agency is promoting <strong>the</strong><br />
following clusters (two of which could be relevant to <strong>the</strong> study<br />
area, indicated by *):<br />
- Automotive;<br />
- Bio-sciences;<br />
- Chemicals;<br />
- Electronics;<br />
- Environmental industries*;<br />
- Food and drink;<br />
- Multi-media;<br />
- Offshore/marine/high value added engineering including<br />
energy*;<br />
- Rural clusters; and<br />
- Tourism and cultural industries.<br />
Sites adjacent to ports and deep water passages are quoted as<br />
being assets in <strong>the</strong> RSS and should be protected where <strong>the</strong>y<br />
have a realistic potential of port related purposes.<br />
Housing Strategy<br />
Housing provision <strong>for</strong> <strong>the</strong> North East Region is set at 5,050<br />
dwellings per annum <strong>for</strong> <strong>the</strong> period 2002-2006 (350 per annum <strong>for</strong><br />
Newcastle Upon Tyne) to reflect <strong>the</strong> RSS strategy of economic<br />
renaissance, reversing out-migration and stabilising population.<br />
An early review is required to reconsider this allocation due to <strong>the</strong><br />
problems of low demand and abandonment in <strong>the</strong> region.<br />
Specific Policy<br />
The following policies are pertinent to <strong>the</strong> Walker Riverside <strong>Area</strong><br />
and its development:<br />
Employment<br />
The policies below support <strong>the</strong> renewal and <strong>the</strong> development of<br />
<strong>the</strong> Walker Riverside area as an existing employment area and<br />
promote cluster development.<br />
- Policy EL3 promotes <strong>the</strong> renewal and modernising of<br />
existing employment areas through development plans and<br />
o<strong>the</strong>r strategies.<br />
- Policy EL5 promotes <strong>the</strong> creation and expansion of<br />
innovative business cluster areas. Development Plans<br />
should ensure that sites are well related to o<strong>the</strong>r<br />
development, accessible by a means of transport, priority<br />
is given to brown field sites, sites should make use of<br />
successful existing employment areas in <strong>the</strong> locality and<br />
<strong>the</strong> creation of necessary physical infrastructure and<br />
support networks.<br />
- Policy EL7 safeguards development sites adjacent to<br />
existing ports <strong>for</strong> industries and port related services that<br />
would benefit from <strong>the</strong>se locations.<br />
Environment<br />
The Walker Riverside area contains a number of environmental<br />
assets, particularly as it contains open space designations, a<br />
Site of Local Conservation Interest (SLCI), and is adjacent to <strong>the</strong><br />
River Tyne, which provides an important habitat <strong>for</strong> wildlife.<br />
- Policy ENV5 regarding biodiversity states that<br />
development plans and o<strong>the</strong>r strategies should aim to<br />
maintain and increase biodiversity.<br />
- Policy ENV10 on open space resists <strong>the</strong> unnecessary<br />
20 Colin Buchanan
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development on open space.<br />
- Policy ENV14 regarding <strong>the</strong> historic landscape seeks to<br />
preserve, in situ, Scheduled Ancient Monuments.<br />
- Policy ENV15 designates Hadrian’s Wall as a world<br />
heritage site and aims to protect <strong>the</strong> setting of <strong>the</strong> site<br />
from inappropriate development.<br />
Transport<br />
The Walker Riverside <strong>Area</strong> contains a deep water facilities and<br />
<strong>the</strong>re<strong>for</strong>e <strong>the</strong> following policy supports <strong>the</strong> protection of such<br />
sites.<br />
- Policy T16 promotes <strong>the</strong> safeguarding of sites adjacent to<br />
ports <strong>for</strong> associated development.<br />
Energy<br />
identified <strong>for</strong> restricted employment uses. It is likely that this<br />
provision will not be developed in its entirety by 2021. The plan<br />
identifies that Newcastle should allocate up to 165ha of<br />
employment land, including;<br />
- 25ha general employment land;<br />
- 10ha of mixed use allocation; and<br />
- 130ha of prestige employment sites.<br />
Even with <strong>the</strong> likely predicted increase in land requirements,<br />
<strong>the</strong>re remains an oversupply in Northumberland, County Durham<br />
and Tees Valley. However, a potential shortfall is identified in Tyne<br />
and Wear.<br />
Prestigious employment sites are identified within policy 21, and<br />
do not include Walker Riverside. The policy designates <strong>the</strong><br />
following sites:<br />
The RSS supports <strong>the</strong> development off-shore wind clusters which<br />
is reflected in <strong>the</strong> policy below and supporting paragraphs.<br />
- Policy EN2 on renewable energy states that development<br />
plans and o<strong>the</strong>r strategies should identify <strong>the</strong> general<br />
locations of Strategic Wind Resource <strong>Area</strong>s, including offshore<br />
locations.<br />
5.1.2 Regional Spatial Strategy <strong>for</strong> <strong>the</strong> North<br />
East – Consultation Draft - RSS 1 (2004)<br />
The RSS consultation draft was published in November 2004 and<br />
will replace <strong>the</strong> existing RSS (2002). The policies of <strong>the</strong> plan<br />
have an end date of 2021, however, some policies will guide<br />
development over a longer period. The strategy aims to reduce<br />
<strong>the</strong> economic and social disparities between <strong>the</strong> North East and<br />
o<strong>the</strong>r regions, by moving towards a more knowledge based<br />
economy and regenerating areas that have experienced high<br />
levels of socio-economic deprivation, urban dereliction and low<br />
demand.<br />
The locational strategy <strong>for</strong> <strong>the</strong> North East is based on ‘<strong>the</strong> two<br />
city regions concept - <strong>the</strong> Tyne and Wear and Tees Valley. The<br />
RSS supports <strong>the</strong> development of <strong>the</strong>se city regions in<br />
conjunction with developing vibrant rural areas (i.e. market towns<br />
and rural service centres).<br />
Employment Strategy<br />
The strategy builds upon <strong>the</strong> Regional Economic Strategy <strong>for</strong> <strong>the</strong><br />
Region, by supporting <strong>the</strong> continued restructuring of <strong>the</strong> economy<br />
to capture <strong>the</strong> growth potential of new innovative industries such<br />
as <strong>the</strong> renewable energy sector and <strong>the</strong> service and in<strong>for</strong>mation<br />
technology sector. At present, <strong>the</strong> economy of <strong>the</strong> region is<br />
changing with more emphasis on <strong>the</strong> service sector, knowledge<br />
based industries and closer links between universities and<br />
businesses. Employment in manufacturing is expected to<br />
decline. However, <strong>the</strong> Strategy stresses that it remains an<br />
important sector <strong>for</strong> <strong>the</strong> regions economy and provision should be<br />
made <strong>for</strong> fur<strong>the</strong>r developments within this sector.<br />
Following <strong>the</strong> Regional Employment Land Survey and Local Plan<br />
reviews, a number of sites designated <strong>for</strong> employment purposes<br />
have been de-allocated, however, <strong>the</strong>re still remains provision <strong>for</strong><br />
approximately 2,700 ha, which also takes into account sites<br />
- West Hart<strong>for</strong>d, Cramlington - This site is being marketed<br />
as a Bioscience Park, and comprises of 55ha of land with<br />
good transport accessibility.<br />
- Newcastle Great Park - Location <strong>for</strong> digital based<br />
businesses, with a focus on innovation and<br />
entrepreneurship, providing incubator units <strong>for</strong> start-up<br />
firms and facilities <strong>for</strong> technology transfer, financial and<br />
management support.<br />
- Newburn Riverside, Newcastle - Located on <strong>the</strong> north side<br />
of <strong>the</strong> River Tyne which has planning permission <strong>for</strong> B1, B2<br />
and B8 uses.<br />
- North of Sunderland - The site could potentially cross 3<br />
local authorities including Sunderland, Gateshead and<br />
South Tyneside. It will provide land <strong>for</strong> regionally<br />
significant emerging growth sectors and could support<br />
cluster/campus developments to support knowledge based<br />
industries.<br />
- Knowledge Campus, Baltic Business Park Gateshead -<br />
This is an international centre, providing workspaces,<br />
technology based products and on-line services to <strong>the</strong><br />
global product development community.<br />
- North East Technology Park, Sedgefield - Conceived as a<br />
regional centre <strong>for</strong> technology transfer.<br />
- Wynard Business Park – being developed <strong>for</strong> business<br />
purposes, including electronics’ and high tech sectors.<br />
Sites adjacent to ports and deep water passages are considered<br />
assets and should be protected where <strong>the</strong>y have a realistic<br />
potential of port related purposes.<br />
In terms of <strong>the</strong> renewable energy, on -shore wind schemes are<br />
being promoted in certain locations within Policy 44, that have<br />
<strong>the</strong> least environmental impact. With regards proposals <strong>for</strong><br />
offshore wind developments along <strong>the</strong> North East , <strong>the</strong> strategy<br />
supports <strong>the</strong>ir development in principle, subject to local<br />
assessment. The RSS also stresses that it is unlikely that<br />
fur<strong>the</strong>r commercial offshore wind site/wave energy generation will<br />
come <strong>for</strong>ward in <strong>the</strong> region be<strong>for</strong>e 2010, o<strong>the</strong>r than those already<br />
committed. It is also too early to consider <strong>the</strong> potential <strong>for</strong> future<br />
deep water offshore wind developments, although this will be<br />
reviewed in subsequent RSS reviews.<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong> Section 1 - p. 21
Housing Strategy<br />
Housing provision <strong>for</strong> <strong>the</strong> North East Region is set at 6,505<br />
dwellings per annum <strong>for</strong> <strong>the</strong> period 2004-2021 which corresponds<br />
to <strong>the</strong> provision of 790 dwellings per annum <strong>for</strong> Newcastle (350 in<br />
<strong>the</strong> previous strategy). New housing and improvements to<br />
existing stock is required to meet aspirations <strong>for</strong> better housing<br />
and to attract high skilled entrepreneurials. The increase<br />
provision will provide <strong>for</strong> improvement or replacement of dwellings<br />
concurrently with increasing dwelling stock which has been<br />
influenced by Housing Market Restructuring and economic,<br />
demographic and housing model projections.<br />
Specific Policy<br />
The following policies are pertinent to <strong>the</strong> Walker Riverside <strong>Area</strong><br />
and its development:<br />
Employment<br />
- Policy 15 regarding sustainable economic development<br />
promotes <strong>the</strong> majority of new economic development and<br />
investment in <strong>the</strong> main towns of <strong>the</strong> Tyne and Wear and<br />
Tees valley city region. Economic development proposal<br />
should prioritise <strong>the</strong> renewal and reuse of previously<br />
development land and buildings within towns and city<br />
centres and established industrial and commercial<br />
estates.<br />
Environment<br />
- Policy 13 designates Hadrian’s Wall as a World Heritage<br />
Site. Plans and strategies should incorporate <strong>the</strong><br />
principles of <strong>the</strong> Hadrian’s Wall Management Plan and<br />
seek to maintain and enhance <strong>the</strong> quality, diversity and<br />
local distinctiveness of landscape character and seek to<br />
preserve in situ, Scheduled Ancient Monuments.<br />
- Policy 36 seeks to conserve and enhance <strong>the</strong> historic<br />
environment of <strong>the</strong> region.<br />
- Policy 37 states that strategies, plans and programmes<br />
should ensure <strong>the</strong> region’s ecological and geological<br />
resources are protected and enhanced to return key<br />
biodiversity levels to viable levels.<br />
- Policy 38 states that strategies, plans and programmes<br />
should ensure that any development along river corridors<br />
takes account of pollution, flooding and climate change<br />
and <strong>the</strong> necessary mitigation measures incorporated into<br />
schemes.<br />
Energy<br />
- Policy 43 on planning <strong>for</strong> renewable energy states that<br />
development plans and o<strong>the</strong>r strategies should support and<br />
encourage renewable energy proposals and identify<br />
resources.<br />
5.1.3Regional Economic Strategy (2002)<br />
The Regional Economic Strategy (RES) <strong>for</strong> <strong>the</strong> North East was<br />
published in 2000 by One NorthEast - <strong>the</strong> Regional Development<br />
Agency. The RES identifies <strong>the</strong> need to develop a knowledge<br />
based economy, raise aspirations, develop a skilled work<strong>for</strong>ce,<br />
build an enterprise culture and raise employment rates.<br />
The strategy identifies six interlinked strategic objectives, which<br />
are as follows:<br />
- Create wealth and raising productivity of all businesses<br />
and to support <strong>the</strong> success of globally competitive<br />
clusters.<br />
- Establishing a new entrepreneurial culture to streng<strong>the</strong>n<br />
wealth creating capacity. The strategy aims to encourage<br />
new firms by creating an integrated business support unit.<br />
- Creating a healthy labour market, supported by a skilled<br />
work<strong>for</strong>ce by improving basic skills of adults and raising<br />
young peoples achievement level.<br />
- Recognising universities and colleges are at <strong>the</strong> heart of<br />
<strong>the</strong> region’s economy. It is anticipated that research and<br />
technology will be streng<strong>the</strong>ned.<br />
- Meet twenty-first century transport, communication and<br />
property needs to meet expectations of global companies<br />
and to make sites attractive to new companies.<br />
- Realising <strong>the</strong> renaissance of rural and urban communities.<br />
One of <strong>the</strong> key priorities of <strong>the</strong> strategy is to develop key<br />
business clusters and collaborative networks. This is linked to<br />
<strong>the</strong> region’s research and development strengths fostered in <strong>the</strong><br />
universities and individual firms. It defines ‘clusters’ as a<br />
concentration of competing, collaborating or independent<br />
companies or institutions connected to one ano<strong>the</strong>r by market or<br />
non-market links. This approach links learning and employment<br />
opportunities toge<strong>the</strong>r with <strong>the</strong> possibility of improved<br />
environments and accessibility.<br />
Clusters that are being promoted in <strong>the</strong> region include<br />
automotive, base chemicals, bioscience, clothing and textiles,<br />
creative industries, defence and precision engineering, digital,<br />
electronics, environmental industries, food and drink,<br />
nanotechnology, offshore, pharmaceuticals and speciality<br />
chemicals and tourism. With regards to offshore clusters, a<br />
business plan is in hand and is being developed in <strong>the</strong> context of<br />
<strong>the</strong> new Renewable Energy Centre of Excellence, in Blyth,<br />
Northumberland. The region is working with research and<br />
development specialists in Michigan State and in Denmark to<br />
provide research into wind turbine development. The strategy<br />
also identifies <strong>the</strong> Shell Bonga project which is a contract to refit<br />
<strong>the</strong> Hull of Bonga (floating production and storage vessel <strong>for</strong> <strong>the</strong><br />
Nigerian offshore oil and gas industry) at <strong>the</strong> AMEC yard in<br />
Wallsend, Newcastle. AMEC, in conjunction with One NorthEast,<br />
<strong>the</strong> DTI and Trade <strong>Part</strong>ners UK are creating a national visitor<br />
centre that will identify <strong>the</strong> national and regional strengths of <strong>the</strong><br />
offshore industry.<br />
22 Colin Buchanan
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5.2 Local Policy Context<br />
5.2.1Newcastle Unitary Development Plan (1998)<br />
The Newcastle Unitary Development Plan (UDP) was adopted in<br />
January 1998 and covers <strong>the</strong> period up to 2006. The review of <strong>the</strong><br />
UDP is about to commence and will involve its replacement with<br />
a Local Development Framework (LDF). A Key Issues Report<br />
was published in March 2004 to gain initial comments and<br />
feedback on areas where significant changes of policy or new<br />
issues that have arisen.<br />
Policies in <strong>the</strong> UDP clearly support <strong>the</strong> retention of Walker<br />
Riverside <strong>for</strong> employment uses and specifically support <strong>the</strong><br />
regeneration of <strong>the</strong> wider area.<br />
Employment<br />
With regards to economic development and employment, <strong>the</strong><br />
UDP states that economic revitalisation requires <strong>the</strong> economy to<br />
diversify into new sectors of employment, securing inward<br />
investment, retaining and providing <strong>for</strong> <strong>the</strong> expansion of existing<br />
businesses and assisting new business <strong>for</strong>mation<br />
Newcastle is dominated by <strong>the</strong> service sector and this will<br />
continue in <strong>the</strong> <strong>for</strong>eseeable future. However, <strong>the</strong> need to expand<br />
employment in manufacturing will create a broader economic<br />
base. The UDP states that existing industrial areas which are<br />
well located and close to areas of high unemployment are<br />
valuable and will contribute to <strong>the</strong> range and choice of economic<br />
development opportunities.<br />
Housing Strategy<br />
Land is allocated to allow <strong>for</strong> 10,000 dwellings to provide <strong>the</strong><br />
number, range and choice of dwellings during <strong>the</strong> plan period<br />
1988-2006 (556 per year) and stabilise <strong>the</strong> population.<br />
Site Specific Policies<br />
Employment<br />
The study area is defined within <strong>the</strong> adopted UDP <strong>for</strong> <strong>the</strong><br />
retention of industrial uses (ED3.1). The sou<strong>the</strong>rn end of <strong>the</strong><br />
study area is identified as an area of economic development<br />
(ED1.1), while <strong>the</strong> north of <strong>the</strong> study area is marked as an area<br />
<strong>for</strong> industrial and commercial improvement (See Fig. 5.1). The<br />
following strategic and local policies apply:<br />
Policy No<br />
Employment<br />
ED1<br />
ED1.1<br />
ED3<br />
ED3.1<br />
ED04<br />
ED4.1<br />
Policy Text<br />
Sufficient land will be provided to allow a range and choice of sites and<br />
opportunities by size, location and quality which can secure economic and<br />
employment growth <strong>for</strong> <strong>the</strong> benefit of <strong>the</strong> city and <strong>the</strong> region.<br />
Land is allocated <strong>for</strong> <strong>the</strong> following economic development uses in accordance with<br />
Policy ED1.<br />
Format: Site (<strong>Area</strong> in hectares) Category<br />
A) Offices, high technology industry, R & D (B1) and High Tech uses with clean<br />
industrial processes within use class B2<br />
1. Nor<strong>the</strong>rn development area (80.0) 1<br />
B) Business (B1)<br />
2. Collingwood Clinic (5.4) 2<br />
3. St. Silas, Shields Road (1.0) 4<br />
C) Business and general industry (B1, B2, B8)<br />
4. Newburn Haugh (75.0) 3<br />
5. Walker Riverside <strong>Industrial</strong> Estate (7.9) 4 – Good quality urban site<br />
6. Sandhills (2.7) 4<br />
7. Heaton Junction (5.2) 4<br />
8. Fowberry Road, Scotswood (0.5) 5<br />
D) Airport related uses<br />
9. Newcastle international Airport (203.0) N/A<br />
E) Essential services <strong>for</strong> trunk road users<br />
10.North Brunton (2.0) N/A<br />
Land and premises allocated <strong>for</strong> industrial and business use will be safeguarded <strong>for</strong><br />
primarily classes B1 (Light Industry, Offices, and Research & Development) B2<br />
(General Industry), and B8 (Storage and Distribution); development <strong>for</strong> o<strong>the</strong>r uses<br />
will not be allowed.<br />
In <strong>the</strong> following areas allocated <strong>for</strong> industrial and business use, development will be<br />
restricted to Classes B1, B2 and B8. This restriction does not apply to development<br />
of an existing use which is not B1, B2 or B8 and which does not involve a change of<br />
use:<br />
34) Walker Riverside <strong>Industrial</strong> Park<br />
35) Walker Riverside<br />
Planning permission will be granted <strong>for</strong> development which assists <strong>the</strong><br />
regeneration of older industrial area provided that any proposed scheme is<br />
appropriate having regard to <strong>the</strong> policies of <strong>the</strong> plan and o<strong>the</strong>r material<br />
considerations.<br />
Walker Riverside is identified <strong>for</strong> industrial and commercial improvement in<br />
accordance with Policy ED4.<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong> Section 1 - p. 23
Fig. 5.1 - UDP policy map<br />
Proposed cycle route<br />
Wildlife corridor<br />
Open space<br />
Site of Local Conservation Interest<br />
<strong>Area</strong> <strong>for</strong> industrial and commercial<br />
improvement<br />
Economic development<br />
<strong>Area</strong> retained <strong>for</strong> industrial use<br />
Hadrian’s Wall Strategic Recreational<br />
Route<br />
Secondary Distributor Road<br />
24 Colin Buchanan
www.cbuchanan.co.uk<br />
Environmental<br />
A number of o<strong>the</strong>r designations affect <strong>the</strong> Walker Riverside study area,<br />
including <strong>the</strong> following:<br />
- Open space; Hadrian’s Way Strategic Recreation Route;<br />
Existing Recreation Route; River Tyne Wildlife Corridor; Wildlife<br />
Corridor; Site of Local Conservation Interest (SLCI); Secondary<br />
distributor road; and Proposed cycling route.<br />
A summary of relevant strategic policies and <strong>the</strong> corresponding site<br />
specific policy is provided below which applies to <strong>the</strong> Walker Riverside<br />
<strong>Area</strong>.<br />
Policy No<br />
Environmental<br />
EN4<br />
OS1<br />
Policy Text<br />
Development closely related to <strong>the</strong> rivers and riverside will only be permitted if it:<br />
is appropriate, imaginative and sensitive to river settings;<br />
contributes to <strong>the</strong> renewal and improvement of <strong>the</strong> riverside corridors; and<br />
does not significantly detract from <strong>the</strong> amenity of a riverside corridor or reduce access<br />
to <strong>the</strong> riverside.<br />
The best possible standards in <strong>the</strong> range, amount, distribution, accessibility and quality<br />
of open space will be sought throughout <strong>the</strong> city by:<br />
preventing <strong>the</strong> loss of open space to development;<br />
maintaining and improving <strong>the</strong> existing open space;<br />
creating new open space where opportunities occur and in association with new<br />
development;<br />
promoting recreation in <strong>the</strong> countryside through schemes <strong>for</strong> environmental<br />
improvement, public access, and appropriate facilities; and<br />
pursing provision <strong>for</strong> all needs in <strong>the</strong> community, including those of children, <strong>the</strong> elderly<br />
and people with disabilities.<br />
0S1.4 Development which would cause demonstrable harm to any public open space or private<br />
open space <strong>for</strong> outdoor sport, will not be allowed. Harm includes <strong>the</strong> loss of <strong>the</strong> space in<br />
whole or part development, and will <strong>the</strong>re<strong>for</strong>e only be allowed in exceptional<br />
circumstances in accordance with policy OS1.5.<br />
OS1.5<br />
OS1.6<br />
OS2<br />
OS2.1<br />
NC1<br />
NC1.1<br />
NC1.3<br />
NC1.5<br />
NC1.6<br />
C4<br />
Development affecting an open space subject to policy OS1.4 may only be allowed if any<br />
of <strong>the</strong> following exceptional circumstances apply:<br />
it is <strong>for</strong> recreational purposes relevant to <strong>the</strong> use of <strong>the</strong> space;<br />
it is <strong>for</strong> new or improved essential local community facilities <strong>for</strong> which <strong>the</strong>re are no<br />
alternative sites;<br />
<strong>the</strong> only mean of retaining or enhancing <strong>the</strong> open space is through development of a<br />
small part; and<br />
alternative provision of equivalent community benefit is made available.<br />
Sites are identified as open space <strong>for</strong> <strong>the</strong> purposes of policies OS1, OS1.4 and OS1.5.<br />
This includes Walker Riverside Park – an area of countryside character.<br />
A recreation route network is defined which will:<br />
give safe, easy access <strong>for</strong> walkers, cyclists and horse riders to key open spaces,<br />
recreation sites and leisure facilities;<br />
be accessible to all neighborhoods;<br />
link <strong>the</strong> urban are with <strong>the</strong> countryside;<br />
allow recreation in <strong>the</strong> countryside subject to wildlife considerations;<br />
link with recreational routes in adjoining districts to create strategic routes of regional<br />
and national importance <strong>the</strong>reby widening recreation choice; and<br />
be accessible to all sections of <strong>the</strong> community.<br />
Hadrian’s Way - <strong>the</strong> designated route of Hadrian’s Wall Path National Trail will be<br />
developed as a strategic recreational route of regional and national importance.<br />
The nature conservation resources of <strong>the</strong> city will be maintained and enhanced by <strong>the</strong><br />
protection of habitats and features and a requirement on all new development to take<br />
account of <strong>the</strong> needs of wildlife.<br />
Development which would cause demonstrable harm to a site of Nature Conservation<br />
Importance (SNCI) or site of Local Conservation Importance (SLCI) will only be allowed:<br />
Where <strong>the</strong>re is a proven public interest which outweighs <strong>the</strong> harm to <strong>the</strong> site;<br />
Where it can be shown that <strong>the</strong> need <strong>for</strong> <strong>the</strong> development cannot be met in o<strong>the</strong>r<br />
locations where less harm to wildlife interests would be caused, or by reasonable<br />
alternative means; and<br />
Where it is possible to impose conditions, or where planning obligations have been<br />
entered into which prevent damaging impacts on wildlife habitats or important natural<br />
features.<br />
Walker Riverside is defined as a site of Local Conservation Interest (SLCI) <strong>for</strong> <strong>the</strong><br />
purpose of NC1.1:<br />
Development which would harm <strong>the</strong> nature conservation value of a wildlife corridor will<br />
be allowed only in exceptional circumstances.<br />
Wildlife corridors are identified <strong>for</strong> <strong>the</strong> purpose of Policy NC1.5 and include Walker<br />
Riverside.<br />
Development which would harm sites or areas of archaeological interest and <strong>the</strong>ir<br />
setting will not be allowed.<br />
C4.1 Hadrian’s Wall is identified as a Scheduled Ancient Monument <strong>for</strong> <strong>the</strong> purposes of Policy<br />
C4.<br />
Transport<br />
T5<br />
The needs of pedestrians, cyclists and horse riders will be acknowledged city-wide and<br />
in new developments.<br />
T5.4 The citywide network of cycle routes will be extended by development of <strong>the</strong> following<br />
routes shown on <strong>the</strong> proposal map which are designated as cycle routes.<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 25
5.2.2Local Economic Development Strategy<br />
The Local Economic Development Strategy was published in 1999. The focus of <strong>the</strong> economic<br />
strategy is <strong>the</strong> strategic business sites. The Council has identified 5 sites, including Walker<br />
Riverside which are being promoted <strong>for</strong> cluster development which are as follows:<br />
Strategic Sites Size (ha) Commentary<br />
Newcastle Great Park and<br />
Newcastle Airport<br />
Newburn Riverside<br />
Ouseburn Valley<br />
Newcastle Town Centre –<br />
including Grainger Town<br />
Walker Riverside Strategic<br />
Investment Site<br />
240<br />
92<br />
100<br />
3.6<br />
70<br />
Promoted as a mixed use site – earmarked <strong>for</strong> business,<br />
residential and commercial development and open<br />
parkland. The site has a business park and has attract<br />
international software companies including Sage.<br />
One of <strong>the</strong> largest land reclamation projects. New<br />
industrial and business park. The business park has<br />
planning consent <strong>for</strong> B1, B2 and B8 – office, general<br />
industrial and warehousing. Occupiers include One<br />
NorthEast and DEFRA.<br />
Allocated in <strong>the</strong> Newcastle UDP <strong>for</strong> mix use development<br />
– including industrial, leisure and recreational. It provides<br />
300 micro-businesses and is one of 3 cultural clusters<br />
Proposals <strong>for</strong> this area includes <strong>the</strong> provision of high<br />
quality office space and a range of o<strong>the</strong>r uses including<br />
residential, retail and leisure.<br />
The area is allocated in <strong>the</strong> UDP <strong>for</strong> economic<br />
development, industrial and business uses. The area is<br />
traditionally associated with shipbuilding and engineering<br />
and now focussing on offshore development. Major<br />
companies located here include Wellstream and Duco.<br />
The public quay provides <strong>the</strong> heaviest lift capacity on <strong>the</strong><br />
east coast and stretches <strong>for</strong> approx. 1000 metres. The<br />
focus of this area will be <strong>for</strong> primarily <strong>the</strong> marine, offshore<br />
and renewable sectors.<br />
Fig. 5.2 - Strategic sites location<br />
1<br />
2 5<br />
4<br />
3<br />
1. Newcastle Great Park<br />
2. Newburn Riverside<br />
3. Ouseburn Valley<br />
4. Grainger and City Centre<br />
5. Walker Riverside<br />
26 Colin Buchanan
www.cbuchanan.co.uk<br />
5.2.3 The Newcastle Biodiversity Action Plan<br />
(Oct 2001)<br />
The Newcastle Biodiversity Action Plan was published in October<br />
2001 and aims to protect, maintain and improve biodiversity or<br />
wildlife within <strong>the</strong> city. The guidance provided within this Plan is<br />
relevant to developing strategies <strong>for</strong> <strong>the</strong> Walker Riverside site, in<br />
terms of providing advice on wildlife and biodiversity which could<br />
be affected by its future development. The review of <strong>the</strong> UDP has<br />
identified that part of <strong>the</strong> study area is a site of Local<br />
Conservation Interest (SLCI)<br />
Habitat Action Plans<br />
A number of Habitat Action Plans are relevant to <strong>the</strong> Walker<br />
Riverside study area, including: <strong>Industrial</strong> land; manmade<br />
structures; Parks, Open Space and roadside verges; and <strong>the</strong><br />
Tyne Estuary and <strong>the</strong> Tidal Streams<br />
<strong>Industrial</strong> Land<br />
The action plan is concerned only with <strong>the</strong> management of ‘green<br />
areas’ within <strong>the</strong> boundaries of: industrial estates and business<br />
parks; o<strong>the</strong>r business premises; golf courses; vacant land;<br />
derelict land and railway lines, used and disused.<br />
The Plan notes that underused industrial estates within <strong>the</strong> city<br />
provide a valuable habitat, due to <strong>the</strong> succession of vegetation on<br />
vacant sites/underused sites and are classified as grassland or<br />
scrub. It also encourages wildlife friendly management of green<br />
space on all types of industrial land, audit council owned land<br />
and introduce biodiversity management plans on appropriate<br />
sites. All planning development briefs should include biodiversity<br />
terms and encourage sustainable management practices.<br />
Man Made Structures<br />
Man made structures provide important habitats <strong>for</strong> wildlife,<br />
principally <strong>for</strong> breeding and shelter. The plan aims to improve<br />
local knowledge of species using man made structures, establish<br />
mechanism to liaise with city ecologist, ensure that development<br />
proposals will not impact on species using a building, and that in<br />
new development, opportunities <strong>for</strong> habitat creation are taken.<br />
Parks, Open Space and Roadside Verges<br />
e.g. preventing salmon migration.<br />
- Diffuse pollution (agriculture, urban/road drainage) - may<br />
lead to toxic contamination and/or nutrient enrichment.<br />
- Contaminated land - large stretches of riverside are<br />
disused industrial sites (brownfield sites) and are affected<br />
by past activities on <strong>the</strong> site. The land may be<br />
contaminated requiring cleaning be<strong>for</strong>e redevelopment can<br />
progress or be<strong>for</strong>e ecological improvements can occur.<br />
Some sites are beneficial to wildlife, as <strong>the</strong>y can be<br />
relatively undisturbed in an o<strong>the</strong>rwise highly developed area<br />
- Estuarine sediment contamination – historical<br />
contamination is present and can affect <strong>the</strong> water quality<br />
or <strong>the</strong> interests of o<strong>the</strong>r river users<br />
- Navigation - navigation rights exist in <strong>the</strong> estuary and<br />
vessel activity may cause disturbance to wildlife and<br />
indirect damage to estuary habitats. Sub-tidal dredging is<br />
necessary to maintain navigation channels.<br />
- Impoundments/barrages – plans <strong>for</strong> <strong>the</strong> regeneration of <strong>the</strong><br />
Lower Ouseburn include investigation of <strong>the</strong> impoundment<br />
of <strong>the</strong> tidal stretch of <strong>the</strong> river. This will alter <strong>the</strong><br />
hydrophysical nature of <strong>the</strong> impounded stretch and<br />
<strong>the</strong>re<strong>for</strong>e <strong>the</strong> habitat.<br />
- Development - <strong>the</strong> decline in traditional riverside industry<br />
on <strong>the</strong> Tyne has made a number of development sites<br />
available. Increasing intensification of land use in<br />
- Newcastle puts pressure on <strong>the</strong>se sites, with potential<br />
loss of important riverine and associated habitat.<br />
- Climate change - increased storminess and sea level rise<br />
can affect <strong>the</strong> tidal heights within <strong>the</strong> estuary. The warming<br />
of <strong>the</strong> water is likely to extend <strong>the</strong> range of some marine<br />
fish species into <strong>the</strong> region’s estuaries.<br />
- Recreational pressure – <strong>the</strong> improvement of water quality<br />
in <strong>the</strong> Tyne will lead to an increase in recreational pressure<br />
with <strong>the</strong> potential to increase disturbance to wildlife and<br />
damage to habitat if not controlled.<br />
- Tri-Butyl-Tin (TBT) contamination from ship building<br />
industry and boating activities.<br />
Parks,open space and roadside verges are comprised of a range<br />
of habitats including trees and grassland, but also ponds and<br />
wetlands in some cases. Walker Riverside Park is designated as<br />
a countryside site and is managed by <strong>the</strong> Ranger Service.<br />
Tyne Estuary and <strong>the</strong> Tidal Streams<br />
The Tyne Estuary and <strong>the</strong> Tidal Streams provides a valuable<br />
habitat <strong>for</strong> both marine and terrestrial wildlife. Watercourses fulfil<br />
a variety of important socio-economic functions, including<br />
transport, pollution dispersal, amenity and as a biodiversity<br />
resource. The estuary is a very important habitat, incorporating a<br />
wide range of species. The reduction in industrial activity has<br />
improved <strong>the</strong> water quality of <strong>the</strong> River Tyne of <strong>the</strong> last 15 years<br />
and possibility contributed to <strong>the</strong> reappearance of otters on <strong>the</strong><br />
Tyne. Issues to consider include <strong>the</strong> following:<br />
- Point source pollution (sewage, trade, vessels) - can result<br />
in a deterioration in water quality leading to poor ecological<br />
health and may act as a barrier within <strong>the</strong> wildlife corridor<br />
A number of objectives are identified including: ensuring that river<br />
corridor and in-river development does not degrade <strong>the</strong><br />
conservation status of estuary, tidal streams and riparian<br />
habitats, and ensuring that dredging and development within <strong>the</strong><br />
estuary does not degrade <strong>the</strong> conservation status of mudflats and<br />
water quality amongst o<strong>the</strong>r things.<br />
Species Actions Plans have also been developed <strong>for</strong> a number of<br />
species including:<br />
- Red Squirrel ( Sciurus vulgaris)<br />
- Otter (Lutra lutra)<br />
- Brown Hare ( Lepus europeus)<br />
- Great Crested Newt ( Triturus cristatus)<br />
- Barn Owl ( Tyto alba)<br />
- Skylark ( Alauda arvensis)<br />
- Song Thrush (Turdus philomelos)<br />
- Grey <strong>Part</strong>ridge (Perdix perdix)<br />
- Tree Sparrow ( Passer montanus)<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong> Section 1 - p. 27
5.2.4 Walker Riverside Masterplan – Policies<br />
Consultation Draft (1998)<br />
A draft masterplan <strong>for</strong> <strong>the</strong> Walker Riverside <strong>Area</strong> was published in<br />
1998 <strong>for</strong> consultation. The masterplan was intended to guide <strong>the</strong><br />
development of <strong>the</strong> industrial estate <strong>for</strong> <strong>the</strong> next 5 years. This<br />
plan was not adopted. However, it provides a useful context<br />
paper.<br />
The masterplan rolls <strong>for</strong>ward <strong>the</strong> feasibility study which was<br />
undertaken in 1997 by Economic Research Services, and<br />
The policies of <strong>the</strong> draft masterplan concentrated on six <strong>the</strong>mes,<br />
which included <strong>the</strong> following:<br />
focuses on issues such as site preparation, landuse priorities, - Quay facilities<br />
environmental improvements, quay and access improvements<br />
and local skill development. The masterplan also notes <strong>the</strong><br />
success of <strong>the</strong> SRB programme on <strong>the</strong> riverside, which has<br />
resulted in <strong>the</strong> completion of a number of significant projects.<br />
The masterplan identified a number of opportunities in <strong>the</strong> area<br />
- Establishing an offshore and marine related cluster<br />
Priority should be given to establishing and promoting<br />
offshore and marine related cluster. This will be promoted<br />
through <strong>the</strong> provision of financial and non-financial support<br />
and appointment of a dedicated marketing officer.<br />
Improvement of quay facilities <strong>for</strong> those companies with<br />
quayside locations who wish to expand.<br />
Assess <strong>the</strong> current level of use of <strong>the</strong> public quay in order<br />
to consider <strong>the</strong> viability of an upriver extension.<br />
which are integrated into <strong>the</strong> policies. In particular, this includes - Availability of local labour pool and relevant skills<br />
<strong>the</strong> following:<br />
Provide a co-ordinated approach to <strong>the</strong> provision of an<br />
- The presence of an established offshore cluster that appropriately skilled local labour pool, to maximise local<br />
includes customers, suppliers and research and<br />
development competitors.<br />
employment opportunities <strong>for</strong> residents in <strong>the</strong> East End<br />
and Walker area.<br />
- The public quay is an asset to <strong>the</strong> Walker Riverside <strong>Area</strong> Provide support to residents of <strong>the</strong> East End through<br />
and provides a deep water berth of 8m minimum, 1000m in<br />
length and has a heavy lift capacity.<br />
- The area is largely council owned, so provides <strong>the</strong><br />
existing schemes <strong>for</strong> reskilling and upskilling to improve<br />
access to jobs opportunities within <strong>the</strong> Walker Riverside<br />
opportunity to guide development , ensure <strong>the</strong> - Creation of development opportunity sites<br />
implementation of <strong>the</strong> plan and provide an integrated<br />
approach to maintenance.<br />
area.<br />
Priority should be given to <strong>the</strong> creation of development<br />
opportunity sites that promote <strong>the</strong> marine and offshore<br />
- Provides access to <strong>the</strong> north sea and European markets, sector, focusing on Malaya Drive and Welbeck Road.<br />
thus offering locational advantages.<br />
Where existing occupiers of key sites within <strong>the</strong> area do<br />
- Opportunity to improve access and increasing <strong>the</strong> use of not fit into <strong>the</strong> marine or offshore related sector,<br />
<strong>the</strong> public quay<br />
- Availability of sites and premises provides <strong>the</strong> capacity <strong>for</strong><br />
future growth and expansion of new and existing<br />
businesses.<br />
- Regeneration of Walker Riverside provides <strong>the</strong> opportunity<br />
to enhance <strong>the</strong> marine and terrestrial environment of <strong>the</strong><br />
River Tyne <strong>for</strong> <strong>the</strong> benefit of both business, wildlife and <strong>the</strong><br />
image of <strong>the</strong> whole area.<br />
opportunities will be taken to make <strong>the</strong>se sites available<br />
<strong>for</strong> companies within <strong>the</strong> sector – this excludes well<br />
established firms and supply chain firms.<br />
The <strong>for</strong>mer Swan Hunter car park site will be brought<br />
<strong>for</strong>ward <strong>for</strong> development.<br />
Hadrian’s Way cycle path will be designed to avoid<br />
prejudicing <strong>the</strong> development of opportunity sites.<br />
- Highways and accessibility<br />
However, <strong>the</strong> plan identifies a number of problems including<br />
fragmentation of sites; topographical issues which makes site<br />
assembly difficult and costly to remediate; <strong>the</strong> quay wall has<br />
fallen into disrepair; poor accessibility, poor image regarding <strong>the</strong><br />
condition of individual buildings and <strong>the</strong> estate as a whole; few<br />
large available sites; prolonged vacancy/incompatible uses and<br />
crime and vandalism.<br />
Access within <strong>the</strong> Walker Riverside should be improved as<br />
current access arrangements are not appropriate to<br />
accommodate vehicles that service <strong>the</strong> marine industry.<br />
Neptune Road will be realigned and improved at its junction<br />
with Oil Mill Lane following <strong>the</strong> demolition of <strong>the</strong> railway<br />
bridge to improve access to <strong>the</strong> north of <strong>the</strong> site.<br />
The Council aims to promote cycling by developing <strong>the</strong><br />
cycle network and requiring new or expanding businesses<br />
to provide cycle parking.<br />
Improve public transport provision.<br />
Investigate <strong>the</strong> problems of on street parking and promote<br />
appropriate improvement measures.<br />
28 Colin Buchanan
www.cbuchanan.co.uk<br />
6. Transport and<br />
Movement Audit<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 29
6. Transport and Movement<br />
Audit<br />
6.1 Document Review<br />
6.1.1Local Transport Plan (2001-2006)<br />
The key objectives of <strong>the</strong> Tyne and Wear Local Transport Plan<br />
(LTP) 2001-2006 are to:<br />
- Improve access to services and facilities <strong>for</strong> all, particularly<br />
those with mobility problems;<br />
- Promote economic growth through regeneration and<br />
improved prosperity;<br />
- Improve links between public transport networks and<br />
improve integration of land use and transportation planning;<br />
and<br />
- Improve road safety and reduce <strong>the</strong> fear of transport related<br />
crime.<br />
The core strategies adopted to achieve <strong>the</strong>se objectives are:<br />
- Changing land use patterns to reduce <strong>the</strong> need to travel<br />
and to provide greater choice;<br />
- Increasing transport choice by providing alternatives to <strong>the</strong><br />
car and to road freight transport;<br />
- Managing traffic to inhibit growth and to reduce its adverse<br />
effects on safety and environment;<br />
- Providing increased road capacity but only where this is<br />
essential after allowing <strong>for</strong> <strong>the</strong> effects of <strong>the</strong> above traffic<br />
reduction measures; and<br />
- Safeguarding <strong>the</strong> historic investment in infrastructure by<br />
maintaining it in a safe and usable condition.<br />
Within <strong>the</strong> LTP District Annexe <strong>for</strong> Newcastle a number of major<br />
and minor schemes are outlined as part of <strong>the</strong> City Council’s<br />
implementation plan. Schemes relevant to <strong>the</strong> Walker Riverside<br />
area include:<br />
- Integrated transport: enhanced transport facilities are<br />
sought along Fossway, Shields Road and Walker Road,<br />
which are key corridors in <strong>the</strong> Going <strong>for</strong> Growth proposals<br />
<strong>for</strong> <strong>the</strong> City’s East End. The principal aims are safety<br />
measures, public transport priorities and facilities, access<br />
<strong>for</strong> pedestrians and cyclists, and environmental<br />
improvements.<br />
- Hadrian’s Way Cycle Route: development and improvement<br />
of this key cycle route into a high quality tourist cycle<br />
route. Works associated with this in <strong>the</strong> Walker area have<br />
been completed.<br />
6.1.2Towards 2016: The Challenge<br />
The Nexus report ‘Towards 2016: The Challenge’ sets out a<br />
fifteen year plan <strong>for</strong> developing public transport in <strong>the</strong> Tyne and<br />
Wear area.<br />
The report outlines a substantial extension of <strong>the</strong> current Metro<br />
network, known as Project Orpheus, using an extended light rail<br />
system toge<strong>the</strong>r with <strong>the</strong> best of bus technology. The Project<br />
Orpheus proposals <strong>for</strong> new LRT lines included a route from<br />
Walker to <strong>the</strong> city centre and beyond, potentially connecting to<br />
<strong>the</strong> existing network at Byker. The report shows an indicative<br />
route only <strong>for</strong> <strong>the</strong> extension.<br />
The Orpheus proposals are now being reviewed due to funding<br />
difficulties and lower-cost non-LRT schemes are likely to come<br />
<strong>for</strong>ward.<br />
6.1.3Walker Riverside Places <strong>for</strong> People Master<br />
Plan (Llewelyn Davies, 2004)<br />
The Places <strong>for</strong> People Master Plan identifies public transport as<br />
especially important to <strong>the</strong> area as <strong>the</strong>re is currently low car<br />
ownership and high bus use.<br />
As part of <strong>the</strong> study’s strategies and proposals, <strong>the</strong> following are<br />
recommended:<br />
- High quality public transport route, to run along <strong>the</strong> Walker<br />
Road corridor (A186) providing a dramatically improved<br />
level of accessibility, and good interchange with <strong>the</strong> Metro.<br />
Real time in<strong>for</strong>mation, high quality waiting areas and a<br />
bespoke livery are considered <strong>for</strong> this route.<br />
- Safe walk and cycle networks – well designed, attractive<br />
pedestrian links to encourage walking and clear, direct<br />
routes <strong>for</strong> cyclists that link into <strong>the</strong> existing network.<br />
- Speed and traffic management – to limit speeds in<br />
residential areas.<br />
- Parking management – a balance of on and off-street<br />
parking to be provided, considering security, safety, land<br />
economy and environment<br />
6.2 Strategic Network<br />
Despite its somewhat circuitous alignment <strong>the</strong> A186 Walker<br />
Road <strong>for</strong>ms a strategically important east-west corridor in<br />
Newcastle and is <strong>the</strong> ‘natural’ route <strong>for</strong> traffic heading east out of<br />
<strong>the</strong> sou<strong>the</strong>rn side of <strong>the</strong> city centre. The road connects with <strong>the</strong><br />
A167 (M) Central Motorway East, some four kilometres to <strong>the</strong><br />
west of Walker, which is a major distributor road built to urban<br />
motorway standards. To <strong>the</strong> north of Walker <strong>the</strong> A186 joins <strong>the</strong><br />
A187 in Wallsend.<br />
Toge<strong>the</strong>r with <strong>the</strong> A193 Shields Road by-pass, <strong>the</strong> A187 Fossway<br />
<strong>for</strong>ms a much more direct east-west route and also connects to<br />
<strong>the</strong> Central Motorway East. Just to <strong>the</strong> north of Fossway, and<br />
running broadly parallel to it, <strong>the</strong> A193 Shields Road offers an<br />
alternative east-west route, though it is generally fronted by more<br />
residential properties than Fossway.<br />
30 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 6.1 - Local highway network<br />
N<br />
Main roads (A 186 - A 187)<br />
Internal access road<br />
Inadequate highway alignments<br />
Access to individual sites<br />
Sites with difficult access<br />
Cycleway NCN Route 72<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 31
The Council’s preferred route to/from <strong>the</strong> spine road of <strong>the</strong> study<br />
area <strong>for</strong> abnormal loads is Malaya Drive. From Malaya Drive<br />
<strong>the</strong>re is a northbound route via Bath Street and Waverdale Drive,<br />
<strong>the</strong>n ei<strong>the</strong>r west via <strong>the</strong> A187 Fossway or east via Neptune Road.<br />
Notwithstanding <strong>the</strong> desire to reduce heavy vehicle traffic on<br />
Walker Road and thus facilitate <strong>the</strong> regeneration of active<br />
frontages, it appears that it will be inappropriate to re-route all<br />
heavy traffic on Fossway, as this will require substantial physical<br />
alterations to <strong>the</strong> carriageway and dramatically change <strong>the</strong> nature<br />
of that corridor.<br />
6.3 Local Transport and Movement Audit<br />
This section details <strong>the</strong> existing highways infrastructure, public<br />
transport and cycle provision.<br />
6.3.1 Existing highways infrastructure<br />
The study area is mainly served by a single north-south spine<br />
route consisting of Wincomblee Road/White Street/Fisher Street<br />
which is accessed from <strong>the</strong> A186 (currently a major arterial route)<br />
at four points. The entire study area is subject to a 30mph speed<br />
limit.<br />
A186<br />
The A186 Walker Road/Station Road/Bath Street is a 10.5 metre<br />
wide single carriageway road carrying some 11,000 vehicles per<br />
day. Along Station Road traffic flow is interrupted due to on-street<br />
parking, and a high number of junctions. Fur<strong>the</strong>r north along<br />
Bath Street, <strong>the</strong>re is less interruption to traffic flow.<br />
The A186 <strong>for</strong>ms priority junctions with Malaya Drive and Station<br />
Road, both of which have good visibility and adequate geometry<br />
to accommodate HGVs. Both also have right-turn ghost islands,<br />
although <strong>the</strong> one at Malaya Drive is narrow.<br />
At Welbeck Road <strong>the</strong> main road <strong>for</strong>ms a four-arm roundabout,<br />
with a small, kerbed central island, that is built to minimum<br />
design standards in terms of inscribed circle diameter and central<br />
island and has poor deflection in all directions.<br />
Internal study area<br />
The highway infrastructure in <strong>the</strong> area to <strong>the</strong> south of, and<br />
including, Malaya Drive is generally better than in <strong>the</strong> remainder<br />
of <strong>the</strong> study area, a reflection of <strong>the</strong> improvements already carried<br />
out <strong>the</strong>re. The carriageways and footways are in good condition,<br />
and <strong>the</strong> junctions appear to operate satisfactorily. However, <strong>the</strong><br />
route to <strong>the</strong> Walker Public Quay is convoluted due, in part, to <strong>the</strong><br />
steep topography of <strong>the</strong> area. A new link from this point north,<br />
perhaps through to Stai<strong>the</strong>s Street, would significantly improve<br />
accessibility to this area.<br />
Additionally, <strong>the</strong> straight road alignments encourages high<br />
speeds, and footways are present on <strong>the</strong> east side only of both<br />
Wincomblee Road and Nelson Road. The pedestrian link<br />
between Wincomblee Road and Nelson Road, via steps, is in<br />
need of maintenance, having overgrown vegetation, litter and<br />
broken street lighting. Fur<strong>the</strong>r, <strong>the</strong>re may be operational<br />
problems at <strong>the</strong> nor<strong>the</strong>rn end of Nelson Road/Swan Road when<br />
HGVs are off-loading. Malaya Drive has footway provision on <strong>the</strong><br />
sou<strong>the</strong>rn side only.<br />
North of Malaya Drive, Wincomblee Road narrows in width to<br />
around 5.5 metres in places, with footways on both sides of<br />
sub-standard width. The access junction to riverside frontages<br />
off Wincomblee Road, located approximately 85 metres south<br />
of <strong>the</strong> junction with White Street is currently an un-marked<br />
priority junction of very poor standard. The junction has poor<br />
visibility and a constrained geometry which creates operational<br />
difficulties. HGVs were observed struggling to negotiate <strong>the</strong><br />
junction and significantly affecting o<strong>the</strong>r traffic when doing so.<br />
A left-turn out of <strong>the</strong> junction would be difficult <strong>for</strong> cars and not<br />
possible <strong>for</strong> HGVs due to <strong>the</strong> junction layout. The steep<br />
topography in <strong>the</strong> vicinity of <strong>the</strong> junction means that<br />
improvements would be difficult.<br />
The junction of Wincomblee Road and White Street is priority<br />
controlled. Swept path analysis at <strong>the</strong> junction indicates that a<br />
FTA design articulated vehicle would have to encroach<br />
significantly onto opposing traffic lanes when turning at <strong>the</strong><br />
junction. White Street has a relatively straight, wide<br />
carriageway and wide footways on both sides, with relatively<br />
few frontages and junctions, with <strong>the</strong> potential <strong>for</strong> high traffic<br />
speeds.<br />
Stai<strong>the</strong>s Street provides access to riverside frontages, but<br />
currently has tight radii at three bends in <strong>the</strong> road, partly a<br />
result of <strong>the</strong> steep topography. The footways are in very poor<br />
condition. However, <strong>the</strong> road does have a good, wide priority<br />
junction with White Street, with a splitter island and <strong>the</strong>re<br />
appears to be space to improve <strong>the</strong> geometry of <strong>the</strong> road in <strong>the</strong><br />
vicinity of <strong>the</strong> junction.<br />
The junction of White Street/Welbeck Road/Fisher Street is<br />
currently a standard roundabout, with a central island built to<br />
minimum standard. The junction has very poor deflection in<br />
<strong>the</strong> north-south direction. Anecdotal evidence suggests that<br />
large articulated HGVs are unable to per<strong>for</strong>m a u-turn at <strong>the</strong><br />
junction. Swept path analysis confirms that a FTA design<br />
articulated vehicle would struggle to per<strong>for</strong>m a u-turn at <strong>the</strong><br />
junction. It is not, however, immediately apparent why u-turn<br />
manoeuvres would be necessary at <strong>the</strong> junction. Welbeck<br />
Road has a very wide, straight carriageway, with wide footways<br />
on both sides.<br />
Fisher Street has a reasonably wide carriageway, which has<br />
been narrowed in <strong>the</strong> vicinity of its junction with Ambrose<br />
Place. It has a relatively steep gradient in <strong>the</strong> vicinity of<br />
Welbeck Road. High levels of frontage activity and traffic<br />
calming measures interrupt traffic flow along this road. Fur<strong>the</strong>r<br />
north, at Neptune Road, <strong>the</strong> carriageway widens eventually<br />
<strong>for</strong>ming a standard roundabout junction with Maurice Road.<br />
Traffic calming<br />
Traffic calming has been implemented along Fisher Street in<br />
<strong>the</strong> <strong>for</strong>m of a single chicane, adjacent to Abingdon Road, and a<br />
mini-roundabout at <strong>the</strong> junction with Oil Mill Road. However,<br />
<strong>the</strong> implementations appear to have limited effect. The miniroundabout<br />
has been installed with no alteration to <strong>the</strong> existing<br />
geometry of <strong>the</strong> junction and with an over-runable central<br />
island. Observations suggest that vehicles are still negotiating<br />
<strong>the</strong> junction at inappropriate speeds. Swept path analysis<br />
indicates that two FTA design articulated vehicles could pass<br />
32 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 6.2 - Public transport and cycle facilities<br />
N<br />
Bus route 12<br />
Bus route 18/19<br />
Bus route 34<br />
Bus route 35A/ 35B<br />
Bus route 39<br />
Bus route 40<br />
Bus stops<br />
Cycleway NCN Route 72<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 33
each o<strong>the</strong>r whilst negotiating <strong>the</strong> junction.<br />
Additionally, road humps have been implemented along <strong>the</strong> roads<br />
surrounding <strong>the</strong> adjacent residential area - on Oil Mill Road,<br />
Abingdon Road, and Woodside Avenue.<br />
Parking<br />
Much of <strong>the</strong> study area has unrestricted parking and what<br />
restrictions are in place are generally poorly signed with faded<br />
road markings, indicating a need <strong>for</strong> a review of <strong>the</strong> parking<br />
arrangements in <strong>the</strong> area. There is ‘no waiting at any time’<br />
restrictions along both sides of Bath Street. There is also no<br />
waiting, Monday to Friday, 8am-6:30pm along much of Fisher<br />
Street.<br />
Significant on-street parking demand was only observed at White<br />
Street, on both sides of <strong>the</strong> road between Mitchell Street and<br />
Mary’s Place, and to a lesser extent on Station Road. Also, <strong>the</strong><br />
public car park off Abingdon Road was observed to be well used.<br />
Many of <strong>the</strong> businesses within <strong>the</strong> study area currently have only<br />
limited space <strong>for</strong> parking within <strong>the</strong>ir premises.<br />
6.3.2Public transport and cycle provision<br />
The study area is currently relatively well served by public<br />
transport ( see Figure 6.2) with high frequency services running<br />
along Walker Road/Station Road and White Street/Fisher Street<br />
that link <strong>the</strong> area to metro stations and <strong>the</strong> city centre. However,<br />
no services cover <strong>the</strong> area south of White Street, leaving <strong>the</strong><br />
sou<strong>the</strong>rn extreme of <strong>the</strong> study area around one kilometre from<br />
<strong>the</strong> nearest bus stop.<br />
Along White Street/Fisher Street, Superoute 12 offers four<br />
services an hour during <strong>the</strong> day and hourly services in <strong>the</strong><br />
evening between Wallsend metro station and Two Ball Lonnen,<br />
via <strong>the</strong> city centre and Byker metro station. There is also an<br />
hourly daytime service between Wallsend and Central Station<br />
along this route.<br />
north-south through <strong>the</strong> study area along <strong>the</strong> alignment of a<br />
dismantled railway. This is a long-distance, coast to coast cycle<br />
route, connecting <strong>the</strong> area with Newcastle city centre and<br />
beyond. Within <strong>the</strong> study area <strong>the</strong> route has wide, tarmac<br />
surfacing in good condition and is mostly lit. The route crosses<br />
Malaya Drive, Welbeck Road, and Neptune Road at-grade. At<br />
Neptune Road a toucan crossing is provided, with tactile paving<br />
and guard-rail. Similar facilities have been removed from Malaya<br />
Drive and Welbeck Road due to vandalism, with only <strong>the</strong> tactile<br />
paving and associated road markings remaining.<br />
The cycle route is accessible from a limited number of points<br />
only. From Malaya Drive, Welbeck Road it can be accessed atgrade<br />
via gradual, sloping paths, while at White Street it is<br />
accessed via steep steps. We understand that <strong>the</strong> route is well<br />
used by both leisure and commuter cyclists.<br />
6.3.3Accidents<br />
Accident data <strong>for</strong> <strong>the</strong> three-year period to 2004 have been<br />
obtained from <strong>the</strong> Tyne and Wear Traffic and Accident Data Unit.<br />
This indicated that <strong>the</strong>re were a total of 11 accidents within <strong>the</strong><br />
study area, none of which involved HGVs (although one record<br />
implicated a HGV as part of <strong>the</strong> cause of <strong>the</strong> accident).<br />
There was one fatal accident within <strong>the</strong> study area, at <strong>the</strong><br />
junction of Bath Street and White Street, involving a police car in<br />
pursuit of ano<strong>the</strong>r vehicle. A cluster of three serious accidents<br />
and one slight accident occurred at <strong>the</strong> junction of Malaya Drive<br />
and Station Road. Also, <strong>the</strong>re were two slight accidents at <strong>the</strong><br />
junction of Bath Street/Welbeck Road, and one slight accident at<br />
<strong>the</strong> junction of White Street/Wincomblee Road.<br />
‘Superoute’ is a network of high quality bus services across <strong>the</strong><br />
Tyne and Wear region, offering frequent, high quality services with<br />
modern buses, shelters and road improvements. Bus stops<br />
within <strong>the</strong> study area generally have a bus flag and timetable<br />
in<strong>for</strong>mation only, with only some having shelters and none having<br />
kassel kerbing, despite being on ‘Superoutes’. Fur<strong>the</strong>r, none of<br />
<strong>the</strong> stops have real-time in<strong>for</strong>mation provision.<br />
An additional four services per hour run along Station Road/<br />
Walker Road, all serving <strong>the</strong> city centre. 12 services an hour run<br />
along Bath Street (including Superoute 40) between Walker bus<br />
station or Wallsend metro station and Chapel House, via <strong>the</strong> city<br />
centre and Byker metro station. Waverdale Avenue, has six<br />
services an hour, served by Superoute 40.<br />
There are no railway lines in <strong>the</strong> vicinity of <strong>the</strong> site. However, <strong>the</strong><br />
St James-Whitley Bay metro line runs to <strong>the</strong> north of <strong>the</strong> area,<br />
with Wallsend Station (which also serves as a bus interchange)<br />
located some 700 metres from <strong>the</strong> nor<strong>the</strong>rn extreme of <strong>the</strong> study<br />
area. The line offers a 12 minute daytime service frequency<br />
Mondays to Fridays (10 minute on Saturdays) to <strong>the</strong> city centre.<br />
Route 72 (‘Hadrian’s Way’) of <strong>the</strong> National Cycle Network runs<br />
Fisher Street spine<br />
34 Colin Buchanan
www.cbuchanan.co.uk<br />
7. Urban Design Audit<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 35
7. Urban Design Audit<br />
7.1 General Environment<br />
The study area is located along <strong>the</strong> riverside within <strong>the</strong> area of<br />
Walker in <strong>the</strong> East End of Newcastle.<br />
Walker has a broadly level topography, with <strong>the</strong> exception of <strong>the</strong><br />
steep slopes of <strong>the</strong> Tyne gorge that are <strong>the</strong> key feature of <strong>the</strong><br />
study area itself. As <strong>the</strong> Tyne has been deepened and narrowed<br />
to accommodate shipbuilding, <strong>the</strong> industrial riverside has a<br />
combination of steep slopes and flat man-made waterside plots.<br />
<strong>Industrial</strong> growth was shaped by <strong>the</strong> railways and <strong>the</strong> river and a<br />
railway once ran along <strong>the</strong> top of <strong>the</strong> cliff and <strong>the</strong> route has now<br />
been adapted to provide part of Hadrian’s Way National Trail, <strong>the</strong><br />
off road recreational cycle and pedestrian route, which goes<br />
through <strong>the</strong> study area.<br />
Walker is predominantly residential, with homogeneous low rise<br />
and low density brick terraces and semis built in <strong>the</strong> 30s and<br />
50s, with occasional 1960s tower blocks and 1970s precincts of<br />
blocks and terraces. Cleared plots and boarded properties are a<br />
recurrent feature.<br />
The industrial riverside is a compact strip of industrial buildings of<br />
varying quality and very large and visible cranes. The area has no<br />
overall boundary demarcation, but generally occupies <strong>the</strong> slopes<br />
and riverbanks east of Hadrian’s Way, with <strong>the</strong> exception of <strong>the</strong><br />
central portion of Station Road/ Bath Street where a number of<br />
mixed industrial and trade activities are located in close proximity<br />
to <strong>the</strong> residential area. The nor<strong>the</strong>rn boundary is an administrative<br />
one and property one (Newcastle City boundary and limit of<br />
Newcastle City Council freehold ownership), with o<strong>the</strong>rwise no<br />
o<strong>the</strong>r physiscal demarcation. The sou<strong>the</strong>rn boundary is Walker<br />
Park, a traditionally laid out urban park built over disused<br />
shipyards and <strong>the</strong> only proper park of <strong>the</strong> East End. The opposite<br />
bank is by and large occupied by <strong>the</strong> Hebburn New Town<br />
Riverside Park and its sweeping grassed slopes.<br />
The river is quite active at this location: large cargo vessels are<br />
often moored at <strong>the</strong> public quay; <strong>the</strong>re is movement of people and<br />
goods on <strong>the</strong> riverbank in <strong>the</strong> south portion of <strong>the</strong> area and <strong>the</strong>re<br />
are small leisure boats moored all along <strong>the</strong> south bank.<br />
There is little mature planting in <strong>the</strong> whole area, ei<strong>the</strong>r as<br />
woodlands or street trees. Mixed scrub and lawns are <strong>the</strong> main<br />
landscape components of <strong>the</strong> industrial Walker Riverside.<br />
7.2 Approaches and Legibility<br />
Walker Riverside is approached from <strong>the</strong> city centre via Walker<br />
Road (A186) and from <strong>the</strong> A19 via Hadrian Road (A187).<br />
From Walker Road:<br />
- The route crosses run down residential areas, with many<br />
cleared sites, boarded properties and vacant shops. The<br />
street itself is relatively wide and featureless (it is however<br />
a prime target <strong>for</strong> change in <strong>the</strong> Places <strong>for</strong> People Master<br />
plan, see Section 3).<br />
- The approach to <strong>the</strong> study area is marked by <strong>the</strong> gas<br />
holder past Pottery Bank.<br />
- The arrival into <strong>the</strong> area is marked by <strong>the</strong> metal scrap yard<br />
of Station Road. Despite quite good fencing and landscape<br />
edging <strong>the</strong> scrap yards are very visible, with piles of scrap,<br />
lorry traffic, as well as noise.<br />
- There are no gateways or substantial signage that point<br />
out <strong>the</strong> Malaya Drive access to <strong>the</strong> area.<br />
- Once Wincomblee Road is reached <strong>the</strong> big yellow cranes<br />
of <strong>the</strong> quay are immediately visible and become a hallmark<br />
<strong>for</strong> <strong>the</strong> area.<br />
From Hadrian Road <strong>the</strong>re are two possible routes into <strong>the</strong> area.<br />
From Neptune Road into Fisher Street:<br />
- The route skirts all <strong>the</strong> major shipyards of Wallsend to<br />
arrive in front of <strong>the</strong> A&P Tyne site. It is clearly an<br />
industrial route, at present noticeably quiet.<br />
- The approach to <strong>the</strong> area is marked by Segedunum and its<br />
visitor tower.<br />
- There is no clear demarcation of <strong>the</strong> Walker Riverside,<br />
except <strong>the</strong> City boundary sign and a sharp bent into Fisher<br />
Street. Signage and features mainly relate to Hadrian’s<br />
Way cycle route.<br />
- The <strong>for</strong>est of cranes marks <strong>the</strong> arrival, with <strong>the</strong> pocket of<br />
housing and <strong>the</strong> playground somewhat at odds with <strong>the</strong><br />
area.<br />
From Waverdale Avenue and Welbeck Road:<br />
- The route, past <strong>the</strong> Wallsend shipyards and Segedunum,<br />
enters <strong>the</strong> Walker residential neighbourhood, in a location<br />
that has generally better housing than Walker Road.<br />
- There is nothing that marks <strong>the</strong> arrival at Welbeck Road,<br />
particularly with <strong>the</strong> Bath Street Workshops so well<br />
screened by planting.<br />
- Past <strong>the</strong> <strong>for</strong>mer railway bridge (Hadrian’s Way), brightly<br />
painted in blue, <strong>the</strong> cranes of <strong>the</strong> shipyards and <strong>the</strong><br />
Hebburn church spire open up in a sweeping view of <strong>the</strong><br />
area.<br />
36 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 7.1 - Landmarks, features and views<br />
N<br />
Landmarks<br />
Features<br />
Primary view corridors<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 37
7.3 Character<br />
The industrial Walker Riverside is decidedly different from <strong>the</strong> rest<br />
of Walker. This is because of topography, land use and building<br />
types. Despite being compact and and distinguishable, it is not<br />
an homogeneous area. The following character areas have been<br />
identified:<br />
Wincomblee Road <strong>Area</strong>, also known as <strong>the</strong> Walker<br />
Riverside <strong>Industrial</strong> Park<br />
This area is characterised by level topography (with <strong>the</strong> exception<br />
of <strong>the</strong> road itself, which reaches from <strong>the</strong> upper level) and a firm<br />
sloping boundary up to Hadrian’s Way, which shelters <strong>the</strong> area<br />
from <strong>the</strong> residential neighbourhood.<br />
It has its primary frontage onto <strong>the</strong> river, where a 1000m long<br />
quay with heavy lift cranes, which are visible from a considerable<br />
distance along <strong>the</strong> riverside.<br />
It is characterised by recent metal clad industrial units of various<br />
sizes: from <strong>the</strong> very large bespoke sheds of Wellstream to a<br />
group of speculative medium sized units. Massive reels of cables<br />
populate <strong>the</strong> yards.<br />
Roads are wide and quiet, with (we understand) <strong>the</strong> occasional<br />
burst of heavy vehicle traffic at times of unloading ships.<br />
The environment is very well cared <strong>for</strong>, with lawns and decorative<br />
planting, continuous well maintained blue security fencing <strong>for</strong><br />
most part of <strong>the</strong> area, recent lighting units, CCTV and coherent<br />
signage (in <strong>the</strong> City Council house style).<br />
Mixed scrub and young woodland planting is found on <strong>the</strong> slope<br />
up to Hadrian’s Way, where it constitutes an attractive<br />
background, an efficient barrier (doubled up by additional fencing)<br />
and an area of wildlife interest. The overall character of this area<br />
is that of a modern and efficient industrial estate, appropriate to<br />
<strong>the</strong> global role of <strong>the</strong> main players of <strong>the</strong> area.<br />
White Street <strong>Area</strong>, between Malaya Drive and Welbeck<br />
Road<br />
This area displays a radical change from <strong>the</strong> previous and<br />
adjacent one. It is characterised by several changes in level, with<br />
retaining walls and different plat<strong>for</strong>ms, from Hadrian’s Way level<br />
down to <strong>the</strong> riverside. Despite its riverside location, it has no<br />
direct river frontage or river use.<br />
It has a large majority of pre war buildings, generally unattractive,<br />
in red brick with, in many instances, metal clad roof additions.<br />
Notable exceptions are <strong>the</strong> Wincomblee Workshop, an attractive<br />
period building needing refurbishment, and <strong>the</strong> recently<br />
completed Shepherd Offshore development. Substantial retaining<br />
walls of various quality are present, and are generally in poor<br />
condition .<br />
The differences in level, retaining walls and progressive change<br />
have generated an intricate pattern of development, where<br />
access, vehicular manoeuvring and business expansion are<br />
particularly constrained. Access roads are convoluted and<br />
unattractive.<br />
Landscape is limited to self-sown scrub in abandoned or<br />
unusable parts of <strong>the</strong> area. Despite <strong>the</strong> difficulties in orientation,<br />
<strong>the</strong>re is no coherent signage system or lighting. The footways are<br />
in poor conditions at points and retaining walls have been<br />
patched up with unmatching materials.<br />
The overall appearance is that of an old industrial estate with very<br />
little quality. This is not always appropriate to <strong>the</strong> nature of <strong>the</strong><br />
businesses that occupy this area.<br />
Fisher Street shipyards<br />
This is a broadly flat and open area with direct frontage onto <strong>the</strong><br />
river.<br />
It is characterised by large open areas, where <strong>the</strong> land has been<br />
cleared (Neptune Yard is <strong>the</strong> largest cleared site in <strong>the</strong> Walker<br />
Riverside) or where slipways and dry docks lay currently empty.<br />
There are three building types: <strong>the</strong> large grey metal sheds of <strong>the</strong><br />
shipyard, two rows of brick terraced housing and <strong>the</strong> cranes. The<br />
frontage on Fisher Street is long and monotonous, also because<br />
of <strong>the</strong> lack of activity.<br />
There are very limited green areas, with <strong>the</strong> exception of an out of<br />
place playground and a few trees recently planted in <strong>the</strong> car park.<br />
There is no signage, except <strong>for</strong> site hoardings and very poor<br />
wooden fencing in proximity of <strong>the</strong> houses.<br />
This area has a lot of character, due to <strong>the</strong> views on <strong>the</strong> cranes<br />
and on <strong>the</strong> Hebburn river bend, but lies sadly silent and unused.<br />
Fisher Street industrial units<br />
This is <strong>the</strong> roadside row of post war and recent industrial units<br />
located between Fisher Street and Hadrian’s Way. There are<br />
some differences in levels as <strong>the</strong> units follow <strong>the</strong> gradient of <strong>the</strong><br />
road.<br />
The area is characterised by being very densely built with very<br />
limited yard space. The nor<strong>the</strong>rn part of <strong>the</strong> area is made up of<br />
mainly post war buildings, with a common office frontage <strong>for</strong> a<br />
part of it. There are several vacant units. The sou<strong>the</strong>rn part is<br />
made of recent units arranged around two small common yards.<br />
Vacant dilapidated buildings frame <strong>the</strong> area at ei<strong>the</strong>r end. This<br />
part of <strong>the</strong> study area offers accommodation to a very wide range<br />
of business sectors and has a limited marine character, despite<br />
enjoying impressive views on <strong>the</strong> river and <strong>the</strong> shipbuilding<br />
cranes.<br />
The Fisher Street frontage is of overall average quality, but<br />
generally well kept: appropriate fencing, tidy hoardings, etc.<br />
There are no street trees or o<strong>the</strong>r <strong>for</strong>ms of planting and <strong>the</strong>re is a<br />
need to rely on street parking, which sometimes can generate a<br />
messy appearance. The Hadrian’s Way frontage is of lower<br />
quality, with untidy and old backs of buildings exposed.<br />
The overall appearance is that of a densely developed<br />
employment area, which could easily accommodate a range of<br />
office/ research and small scale production businesses.<br />
Bath Street/Station Road between Malaya Drive and<br />
Welbeck Road<br />
This is a broadly flat area, at <strong>the</strong> western side of <strong>the</strong> ridge of<br />
Hadrian’s Way and it is surrounded by residential<br />
neighbourhoods.<br />
38 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 7.2 - Character areas<br />
N<br />
Fisher Street shipyards<br />
Fisher Street industrial units<br />
White Street <strong>Area</strong><br />
Bath Street/Station Road<br />
Hadrian’s Way<br />
Wincomblee Road <strong>Area</strong><br />
Recent buildings<br />
Post war buildings<br />
Older premises<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 39
It has a variety of building types, from <strong>the</strong> recent small units on<br />
Bath Street, to a cash&carry metal shed, a traditional style brick<br />
hotel, to <strong>the</strong> metal scrap yards. These are <strong>the</strong> single largest<br />
occupiers and <strong>the</strong> most visible ones: <strong>the</strong>ir high levels of activity<br />
tends to generate high level of lorry traffic and local noise. O<strong>the</strong>r<br />
sites in this area are vacant or underutilised.<br />
A number of mature trees and attractive landscape edges are<br />
present and soften <strong>the</strong> impact of <strong>the</strong> built development.<br />
The overall appearance is that of an unsightly and inappropriate<br />
low grade mixed commercial area.<br />
Hadrian’s Way<br />
This is a pedestrian and cycle corridor, part of <strong>the</strong> National Cycle<br />
Network and linking <strong>the</strong> centre of Newcastle with Roman sites<br />
and <strong>the</strong> Scandinavian ferry. At this location it follows <strong>the</strong><br />
alignment of <strong>the</strong> <strong>for</strong>mer railway line on <strong>the</strong> ridge of <strong>the</strong> gorge. It is<br />
<strong>the</strong>re<strong>for</strong>e relatively flat, with <strong>the</strong> exception of <strong>the</strong> access points<br />
and <strong>the</strong> areas where <strong>for</strong>mer bridges have been removed.<br />
The corridor is simply paved in tarmac and is flanked by grass<br />
strips and natural mixed vegetation. For most part of its Walker<br />
Riverside stretch, <strong>the</strong> trail passes behind industrial premises.<br />
This fact raises a number of issues: <strong>the</strong> path is often secluded<br />
and poorly overlooked, <strong>the</strong>re have been reports of vandalisms,<br />
and <strong>the</strong> unsightly backs of industrial buildings are exposed to<br />
view. <strong>Part</strong>icularly poor is <strong>the</strong> open view onto <strong>the</strong> piles of scrap<br />
metals of <strong>the</strong> two Station Road yards. The landscape buffer at<br />
this location is also thinner than elsewhere.<br />
7.4 Culture and Tourism<br />
The area is very close to Hadrian’s Wall and <strong>the</strong> archaeological<br />
remains of <strong>the</strong> <strong>for</strong>t of Segedunum in Wallsend. The<br />
archaeological potential of <strong>the</strong> area is addressed in <strong>the</strong> Stage 2<br />
report of this study, on ground conditions.<br />
Never<strong>the</strong>less, <strong>the</strong> area has a complex and interesting landscape<br />
and industrial archaeology. The river corridor, <strong>the</strong> vegetated<br />
slopes and banks, <strong>the</strong> industrial structures (bridges, cranes,<br />
walls and buildings) could all contribute to a rich cultural<br />
experience of <strong>the</strong> area. Tourism and heritage do not appear to be<br />
considered as valuable resources and <strong>the</strong>y could be fur<strong>the</strong>r<br />
exploited in terms, at least, of interpretation and image.<br />
7.5 Crime<br />
The industrial Waker Riverside does not appear to have serious<br />
crime problems in recent years. Anecdotal reports of burglary and<br />
intimidation appear to belong to <strong>the</strong> past, with all interviewd<br />
businesses and <strong>the</strong> Police confirming major improvements in<br />
recent years.<br />
This could be due to <strong>the</strong> introduction of CCTV systems or<br />
security guards in most premises.<br />
Today, vandalism and flytipping are <strong>the</strong> main cause <strong>for</strong> concern.<br />
A Police report and strategy <strong>for</strong> <strong>the</strong> wider Walker area is currently<br />
in preparation and will be made available when ready.<br />
The trail, however, incorporates <strong>the</strong> very attractive old stone<br />
railway structures and on well designed paving and art pieces at<br />
<strong>the</strong> approaches. It is pepper potted with industrial remains, but it<br />
has no interpretation panels.<br />
The trail offers a valuable recreational link, but has long stretches<br />
of poor frontages, which will take a long time be<strong>for</strong>e <strong>the</strong>y can be<br />
progressively improved.<br />
Nature and culture at Walker Riverside<br />
40 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 7.3 - Public realm<br />
N<br />
Railings in good condition<br />
Railings in poor condition<br />
Masonry in good condition<br />
Masonry in poor condition<br />
Wooden fencing<br />
Landscape<br />
Poor state of repair<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 41
42 Colin Buchanan
www.cbuchanan.co.uk<br />
8. Baseline Key Issues<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 43
8. Baseline Key Issues<br />
This section summarises <strong>the</strong> key issues of <strong>the</strong> report and<br />
highlights <strong>the</strong> potential way <strong>for</strong>ward, which will in<strong>for</strong>m <strong>the</strong><br />
development of a strategy.<br />
8.1 Property and Development<br />
- The area works as a “de facto” cluster of marine/offshore<br />
industries, at least in part of <strong>the</strong> site. More than half <strong>the</strong><br />
sites are occupied by customers, suppliers and<br />
competitors of <strong>the</strong> sector.<br />
- The marine/ offshore sector has global operators, with very<br />
stiff competition and an unlimited choice of sites on a<br />
global scale. Incentives are normally offered to attract large<br />
companies, which generate many direct and indirect jobs.<br />
- There is no pro-active marketing of <strong>the</strong> area, at <strong>the</strong><br />
international or national level. However, <strong>the</strong> City Council<br />
(landowner of most of <strong>the</strong> area) have been very active in <strong>the</strong><br />
past 10-15 years and attracted two major global players to<br />
<strong>the</strong> area and SRB funding <strong>for</strong> <strong>the</strong> construction of high<br />
quality units.<br />
- Very recent speculative units could not be let to<br />
companies of <strong>the</strong> sector and achieved very low rents.<br />
- Many companies of <strong>the</strong> offshore and engineering sector<br />
seem to have stable or growing business. There are also<br />
pockets of low value occupiers.<br />
- There is a good number of sites that are vacant or have<br />
leases expiring in <strong>the</strong> near future. Some of <strong>the</strong>se sites<br />
have access, topographical and ground condition<br />
constraints. Many, however, have quay access. A<br />
comprehensive approach to <strong>the</strong> improvement and<br />
occupation of <strong>the</strong>se sites is necessary.<br />
8.2 Regeneration<br />
- The study area is located in predominantly residential<br />
Walker, an area included in <strong>the</strong> government Pathfinder<br />
Programme, <strong>for</strong> which a master plan <strong>for</strong> regeneration has<br />
been recently prepared (Places <strong>for</strong> People Master Plan).<br />
- It is <strong>the</strong> early days of <strong>the</strong> implementation of <strong>the</strong> master<br />
plan, with a first set of redeveloped housing near <strong>the</strong><br />
industrial Walker Riverside being awarded “minded to<br />
grant” planning status in December 2004.<br />
- Ultimately <strong>the</strong> master plan will create a much improved<br />
neighbourhood, reversing <strong>the</strong> trend of population loss and<br />
general decline. Homes, schools, shops, community<br />
facilities and public transport will be improved and will, at<br />
least indirectly, positively affect <strong>the</strong> study area.<br />
8.3 Planning Policy<br />
- Regional policies support <strong>the</strong> development of some<br />
specific clusters, including <strong>the</strong> marine/ offshore/ high value<br />
added engineering. Walker Riverside, however, is not<br />
included in any of <strong>the</strong>ir “prestige” employment sites.<br />
- They seek to protect wharves and deep water quays,<br />
where <strong>the</strong>re is a realistic prospect of port related activities.<br />
- Regional policies stress <strong>the</strong> importance of developing<br />
knowledge based industries and indicate that <strong>the</strong>re is<br />
overprovision of general employment land and seek deallocation<br />
of industrial sites.<br />
- Local policies identify <strong>the</strong> Walker Riverside <strong>for</strong> retention of<br />
industrial uses (B1, B2, B8) and particularly identify <strong>the</strong><br />
sou<strong>the</strong>rn end of <strong>the</strong> study area <strong>for</strong> economic development,<br />
and <strong>the</strong> nor<strong>the</strong>rn section <strong>for</strong> industrial and commercial<br />
improvement.<br />
- The environmental potential of <strong>the</strong> study area is identified<br />
by <strong>the</strong> UDP and Biodiversity Action Plan, which seek to<br />
protect and enhance <strong>the</strong> environmental and wildlife<br />
potential of <strong>the</strong> area.<br />
- The (un-adopted) Walker Riverside master Plan (1998)<br />
identifies a vision <strong>for</strong> <strong>the</strong> area as a cluster of marine/<br />
offshore businesses.<br />
8.4 Transport and Movement<br />
- The area has good strategic links to <strong>the</strong> motorways and<br />
city centre. The current freight route to <strong>the</strong> centre (A186,<br />
Walker Road) needs re-evaluation in <strong>the</strong> light of <strong>the</strong> Places<br />
<strong>for</strong> People Master Plan. The suitability of Fossway as an<br />
alternative freight route could not be confirmed.<br />
- Within <strong>the</strong> study area, <strong>the</strong> spine Wincomblee Road/ White<br />
Street/ Fisher Street could provide a suitable internal<br />
distributor road if improvements are carried out at specific<br />
inadequate stretches and junctions.<br />
- Access to <strong>the</strong> public quay is convoluted. Access to<br />
riverside sites between Malaya Drive and Welbeck Road is<br />
particularly difficult and potential infrastructure<br />
improvements should be evaluated.<br />
- There is no comprehensive parking management in <strong>the</strong><br />
area, which generate conflicts in certain portion of <strong>the</strong><br />
study area, particularly where individual sites do not have<br />
large yards and parking facilities within <strong>the</strong>ir premises.<br />
- The study area is relatively well served by public transport<br />
(with <strong>the</strong> exception of <strong>the</strong> sou<strong>the</strong>rn part), but bus waiting<br />
facilities and in<strong>for</strong>mation are poor.<br />
- Some specific proposals (boulevarding of Walker Road,<br />
access to <strong>the</strong> river <strong>for</strong> leisure, improved urban setting and<br />
pressures on <strong>the</strong> Station Road businesses) need careful<br />
and strategic management.<br />
- Proposals <strong>for</strong> a training facility on site (School of<br />
Technology), promoted by Newcastle College and <strong>the</strong> City<br />
Council, and seeking liaison with <strong>the</strong> local businesses<br />
could provide a valuable asset to <strong>the</strong> area.<br />
44 Colin Buchanan
www.cbuchanan.co.uk<br />
8.5 Urban Design and Environment<br />
8.6 Immediate Improvements<br />
- The area’s topography (<strong>the</strong> Tyne gorge and flat man made<br />
riverside plots) generate many differences in level, which on<br />
one hand shelter <strong>the</strong> area from <strong>the</strong> residential<br />
neighbourhood, but on <strong>the</strong> o<strong>the</strong>r make access and legibility<br />
particularly difficult.<br />
- There are few landmarks and features to help legibility and<br />
orientation and signage is inconsistent and of poor quality.<br />
- There are distinct character areas, with well defined<br />
boundaries: <strong>the</strong> sou<strong>the</strong>rn part of <strong>the</strong> site has a tidy<br />
appearance and well cared <strong>for</strong> environment, while <strong>the</strong> White<br />
Street <strong>Area</strong> and Bath Street/ Station Road <strong>Area</strong> have a poor<br />
image and little urban qualities: old and dilapidated<br />
buildings, confused access, poor environment. Fisher<br />
Street is ra<strong>the</strong>r dominated by cleared sites and <strong>the</strong> silent<br />
shipyard, although <strong>the</strong> inland sites are densely built and<br />
occupied.<br />
- Landscape is limited to Hadrian’s Way and a few road<br />
verges. Scrub vegetation has developed in a few abandoned<br />
sites. There is no mature planting. Additional and coherent<br />
landscape opportunities should be identified.<br />
- The landscape, industrial archaeology and cultural heritage<br />
of <strong>the</strong> area have not been built upon or exploited <strong>for</strong> <strong>the</strong><br />
promotion of <strong>the</strong> area.<br />
- There are no serious crime problems, and crime rates have<br />
sharply fallen in recent years. This is probably due to <strong>the</strong><br />
progressive installation of CCTV on <strong>the</strong> premises and <strong>the</strong><br />
employment of security guards.<br />
There are sets of potential improvement packages, which would<br />
greatly benefit <strong>the</strong> area, whatever its strategic role in <strong>the</strong> future.<br />
These are (subject to detailed feasibility and cost assessment)<br />
listed below.<br />
Functional improvements:<br />
- Improved junctions off White Street.<br />
- Improved bus waiting facilities within <strong>the</strong> area and on<br />
Walker Road/ Station Road. Introduction of “real time<br />
in<strong>for</strong>mation”, particularly at poorly frequented stops.<br />
- Evaluation of potential extension of buses to <strong>the</strong> sou<strong>the</strong>rn<br />
part of Wincomblee Road, in terms of infrastructure and<br />
potential patronage.<br />
- Development of comprehensive parking management <strong>for</strong><br />
<strong>the</strong> area.<br />
- Extension of CCTV to public spaces, and Hadrian’s Way in<br />
particular.<br />
Image and brand streng<strong>the</strong>ning:<br />
- Design and installation of a complete set of bespoke<br />
signs.<br />
- Repair to all broken and inadequate footways, steps and<br />
passages, even to sites awaiting redevelopment. Sacrificial<br />
and temporary work may be required.<br />
- Development of a programme of improvement of all edges:<br />
repairing railings, introducing see-through metal fencing<br />
(ra<strong>the</strong>r than blank wooden and masonry fencing) and<br />
landscape.<br />
- Introduction of interpretation panels on <strong>the</strong> cultural and<br />
natural heritage.<br />
- Clearance or cosmetic maintenance works to abandoned<br />
premises.<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong> Section 1 - p. 45
Fig. 8.1 - Issues<br />
N<br />
Old and dilapidated buildings<br />
Vacant land<br />
“Bad neighbours” to residential areas<br />
Inadequate highway alignments<br />
Difficult access to individual sites<br />
Sites with difficult access<br />
Poor property boundaries<br />
Public realm in poor state of repair<br />
46 Colin Buchanan
www.cbuchanan.co.uk<br />
Fig. 8.2 - Opportunities<br />
N<br />
Vacant land<br />
Leases expiring on or be<strong>for</strong>e 2011<br />
Neighbourhood improvements<br />
Landscape<br />
Landmarks and features<br />
View corridors<br />
Walker Riverside <strong>Feasibility</strong> <strong>Study</strong><br />
Section 1 - p. 47