6. PART II: INTRODUCTION AND GENERAL DEVELOPMENT POLICIES

INTRODUCTION

6.1 The Part II policies are of a more detailed nature and seek to implement the Part I strategic policies. The development control policies and planning obligations policies are intended to be applied across all the topic headings in Part II and to a wide range of developments. Together, they provide a “checklist” to be considered before submission and during the consideration of planning applications. The mixed-use policies apply to a variety of sites, listed mainly from west to east across the Borough, and relate to sites that have experienced or could shortly experience pressure for development. They are considered suitable for accommodating a combination of uses.

DEVELOPMENT CONTROL POLICIES

DC1: Environment

Planning permission will be granted for new development where it:

1. retains and incorporates landscape and natural and historic features into the design and layout of the scheme and does not have a negative impact on them or their setting;

2. would not result in the loss of or harm to open spaces or individual or groups of trees;

3. achieves an improved landform, landscape or more beneficial after-use;

4. does not have an adverse impact on statutorily protected species;

5. takes opportunities to undertake advance planting/screening;

6. incorporates adequate open space and landscaping within its design and layout, including the incorporation of natural habitats that are beneficial to wildlife;

7. is located and designed to conserve energy and be energy-efficient, and uses sustainable building techniques in construction, so that they achieve BREEAM and Eco-Homes “very good” or “excellent” ratings;

8. does not significantly pollute the environment with dust, noise, light, emissions, out-fall, or discharges of any kind;

9. would not give rise to unacceptable harm from flood risk, or risk of flooding elsewhere;

10. has no adverse impact on the substrata drainage or the quality of water in watercourses, lakes, ponds or groundwater;

11. provides adequate foul and storm water drainage within and away from the development site, not exceeding the capacity of the existing or planned sewerage and drainage system;

12. includes a waste audit or site waste management plan, where large volumes of waste or secondary aggregates are likely to be produced during development;

13. incorporates appropriate recycling facilities, including a suitable store for wheeled bins and recycling bins for individual properties, and where possible, facilities for the sorting and storage of waste in both residential and commercial settings;

14. improves public access, where required, providing adequately for the elderly, disabled and people with children;

15. reduces the opportunities for crime by virtue of its design and layout;

16. addresses the issues of potential land contamination, derelict land, hazardous substances and ground stability;

17. contributes to the provision of mineral, energy or other resources at local, regional and national levels;

18. contributes to the local economy, tourist attractions and employment opportunities; and

19. would not endanger or damage important national, regional or local wildlife habitats or have a detrimental impact on the ecology or geology.

DC2: Residential Amenity

Planning permission will be granted for new development where it:

1. does not have an adverse impact on amenity or character of an area, and does not cause undue disturbance to nearby residents or conflict with other adjoining uses;

2. safeguards the enjoyment of light and privacy for existing residential properties;

3. ensures a high quality of design and amenity for existing and future residents;

4. is not within 50 metres, in the case of residential buildings, or 10 metres, in the case of residential gardens, of the boundary of a landfill site producing, or with the potential to produce, large volumes of methane gas unless, following investigation, the applicant can safeguard the future users or occupiers of the site.

DC3: Advertisements

Advertisement Consent will be granted where the advertisement would not be prejudicial to amenity or public safety.

DC4: Highways and Transport

Planning permission will be granted where development:

1. secures safe access to the site by all modes of transport and provides adequate servicing and cycle parking facilities, as set out in Interim Policy Advice note 10, approved by the Council as draft SPG 14;

2. would not have a significant adverse impact on the safe and efficient operation of the road network, would not create significant additional congestion and have an unacceptable impact on the environment or amenity of areas nearby;

3. the site layout incorporates adequate links to public transport systems;

4. gives priority to pedestrians and cyclists, provides links into the local pedestrian and cycle networks, and, where deemed necessary, provides improvements to them;

5. does not disturb, or result in an inadequate replacement of, public rights of way or the core cycle network;

6. limits car parking to that necessary to secure the safe and effective operation of the development, as set out in Interim Policy Advice note 11: Levels of Car Parking in New Developments, approved originally by the Council as draft SPG 15; and

7. in the case of development adjacent to a major transport corridor, safeguards or improves the environment of that corridor.

DC5: A1/A194(M)

The Council will work with the Highways Agency, developers and other interested parties to ensure that:

1. the regeneration potential of land identified along the main trunk road corridors is maximised; and

2. the impacts of generated traffic on the trunk road network are minimised.

Measures to support the above will include:

• the development of effective travel plans for all developments which could have a significant effect on the trunk road network; and

• requiring appropriate financial contribution from developers to provide sustainable transport improvements, in line with Policy PO1.

6.2 Highways Agency concerns about the very high traffic levels on the A1 and increasingly the A194(M) coupled with the Agency’s power to direct refusal on planning applications poses a threat to the effective development of a large number of sites within Gateshead. While the impacts of development on the trunk road network are also of concern to the Council, the implications of not developing in these locations are of much wider concern, particularly in relation to:

• undermining the successful regeneration of Gateshead, and the provision of increased employment in sustainable locations;

• preventing the re-use of brownfield sites in accessible locations;

• adding to overall car dependence as development locates to other, less sustainable sites on less heavily trafficked parts of the network.

6.3 These issues are of major strategic importance to Gateshead, and represent a significant challenge to the Borough in securing its sustainable long-term regeneration. In response, the Council is working with the Highways Agency to develop new approaches to dealing with development proposals that will impact on the trunk road network within the Borough. The Council will prepare a transport- related Supplementary Planning Document, in partnership with the Highways Agency and other interested parties, in respect of new development adjacent to the Gateshead Western Bypass strategic road corridor. This document will seek to facilitate such development, as proposed in the UDP, whilst better managing traffic flow and wider highway capacity, in order to relieve congestion, secure improvements to highway safety and promote sustainable travel patterns. The Council will expect developers to demonstrate that due regard has been given to this Advice when considering site-specific proposals against the provisions of Policy DC5.

6.4 The Council and Highways Agency jointly commissioned a study to determine the likely traffic generation of development sites in the MetroCentre area and look at how this generated traffic can be managed to minimise impact on the trunk road. Similarly, both bodies are working with landowners and businesses at Team Valley to address the same issues.

6.5 While these two processes will feed into the development of the Supplementary Planning Document, there is also a need to look at a more generalised approach for other proposals impacting on the road network. For example, within the agreed zone of influence, travel plans should be developed for all but the most minor of planning applications.

6.6 In addition to these approaches, the Tyne and Wear Local Transport Plan partners have made a successful bid to the Government’s Transport Innovation Fund for pump- priming funding to meet the cost of an in-depth study of how a more radical approach to demand management than is currently set out in the Local Transport Plan could be applied to Tyne and Wear. It is hoped that this study will also help to further develop the approaches outlined above to address both congestion and development pressures in the trunk road corridors.6.7 The Council will deem any application to be invalid, and will not commence consideration of such an application, if it considers that further information, plans or drawings are necessary for the determination of the application. Clarification should be sought from Development Control about what information is required with a particular application in terms of the validation checklist.

6.8 The Town and Country Planning (General Development Procedure) (Amendment) (England) Order 2006 requires the submission of a Design and Access Statement with most planning applications. Appendix 15 outlines further guidance on the purpose and components of Design and Access Statements.

PLANNING OBLIGATIONS

FACILITIES AND INFRASTRUCTURE

PO1 Financial contributions will be sought from developers to meet needs created by their developments, but which cannot be satisfied on site, or which the developer does not directly provide for, or which need to be provided or maintained over a longer timescale. The totality of contributions required will be proportionate to the size and nature of the development in question. Such contributions may include, but will not be limited to, the following infrastructure, services and amenities:

1. affordable housing;

2. transport infrastructure, public transport services, travel plans and residents'/controlled parking schemes;

3. education;

4. recreational facilities including public open space and children’s play areas;

5. nature conservation benefits;

6. environmental improvements;

7. the provision of public art works;

8. provision of flood defences; and

9. water supply and sewage treatment infrastructure.

In determining applications for planning permission, the local authority will have regard to the extent to which any such needs are met.

6.9 The above are examples of the most commonly negotiated elements of planning obligations. These are not the only aspects of planning obligations and applicants will need to discuss with the Council the type of facilities or services to be provided in the light of the nature of the proposed development and prevailing circumstances. Provision of the required infrastructure, services, or amenities will be expected to be made on-site where this is feasible and reasonable.

6.10 Planning obligations may also be an effective method of securing preservation and enhancement of the historic environment where this would be adversely affected by a development, or where the historic environment is an important element of a wider regeneration scheme. However, any adverse impact will not become acceptable simply because the proposal in question cannot generate a sufficiently large-scale planning obligation to eliminate it.

TARGETED EMPLOYMENT AND TRAINING OBLIGATIONS AND AGREEMENTS

PO2 The Council will seek, in appropriate circumstances, Section 106 obligations or agreements to support targeted employment and training opportunities for the unemployed and underskilled and to ensure that construction materials are delivered by the most sustainable means.

6.11 This will apply in circumstances where the scale and nature of the development proposed would justify a recruitment and/or training scheme and ensure that the proposed development follows sustainability principles identified in Government policy, notably in PPS1. In the case of materials used in appropriate construction projects, the Council’s intention is to ensure that, where alternative sources of materials exist, the most sustainable means of delivery is used.

6.12 The Council intends to prepare a Supplementary Planning Document or Documents that will refer to cost per square metre/cost per unit. This will allow transparency and consistency in the approach between different developments.

MIXED-USE POLICIES

6.13 The policies in this section are specific to each site and their objectives are contained in the explanatory text that follows each policy. The uses listed for each site are those that the Council considers to be appropriate should there be any change from the present uses. In some cases existing uses may be retained.

6.14 As with the rest of the document, this section of the plan is informed by a variety of other policies.

6.15 Except for MU16 (south of Pelaw Way) the Council requires a mix of uses from among those stated, as mixed-use development is generally beneficial in achieving the most efficient use of land. Opportunities should be explored for promoting different proportions of uses within different schemes.

6.16 Given the spatial focus upon regenerating previously-developed land along the river corridors a number of the mixed use sites are identified by the Environment Agency’s Flood Zone Map as high and moderate risk areas. Regard should be had therefore to Policy ENV57. Residential development on these sites is also likely to increase foul sewage flows, and regard should be had to Policy DC1(k).

MU1 FORMER BLAYDON COMPREHENSIVE SCHOOL

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Development will be permitted for the following uses:

• business (B1);

• residential institutions (C2);

• residential (C3);

• non–residential, including cultural, institutions (D1); and

• leisure (D2);

provided that:

• the residential element will account for no more than 75% of the total floorspace of any development;

• none of the existing greenfield part of the site will be used for built development, except for a sports facility in association with the adjoining outdoor pitches, and

• any residential proposal forms part of a scheme that generates employment activity.

6.17 The site is vacant and the alternative uses set out would enable a mixed-use scheme, which could provide employment opportunities.

MU2 HANNINGTON WORKS AREA

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Development will be permitted for the following uses:

• business (B1);

• general industrial (B2);

• storage or distribution (B8);

• hotels (C1); and

• residential (C3);

provided that:

• any proposals should be properly integrated with the MetroCentre shuttle bus service for which a financial contribution will be sought;

• the residential element accounts for no more than 50% of the total floorspace of any development; and

• proposals for the enhancement of the pedestrian and cycle network in the locality as required by DC4 should pay particular attention to the provision of a link across the River Derwent to the Derwent West Bank site;

• to the River Tyne Corridor recreational route;

• to the Keelman’s Way;

• to the Derwent Valley and

• to the MetroCentre.

6.18 There are known remediation issues at the main Hannington Works site though the scale and associated costs are currently unknown. Housing at this site would bring greater diversity of land uses to the area. The range of acceptable uses should enable a viable mixed-use scheme. A transport package is particularly important here to ensure integration with surrounding services.

MU3 FIFE ENGINEERING, LONG RIGG

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Development will be permitted for the following uses:

• business (B1); and

• residential (C3)

provided that:

• the residential element accounts for no more than 50% of the total floorspace of any development, given the site development constraints.

6.19 Any proposal will need to take into account integration with, and impact on, neighbouring land uses.

MU4 DERWENTWATER ROAD, TEAMS

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Development will be permitted for the following uses:

• residential (C3)

• business (B1)

• general industrial (B2)

provided that:

• the residential element is located on land to the east of the River Team, and accounts for no more than 60% of the total floorspace of any development;

• general industrial uses are restricted to the area to the west of the River Team; and

• an area of land between the Brama Teams Industrial Park and the new residential development shall be developed for business uses.

6.20 The River Team bisects this site. Housing will be permitted only on the part of the site east of the River Team (2.5ha) and with employment use to the west of the River Team (1.2 ha).

6.21 The site is located within the Bridging NewcastleGateshead HMR Pathfinder area and any development of this site should meet the objectives of the programme. Given the known traffic noise from the A1114 and the A184 and from the employment uses to the north of the site, any development will need to incorporate design and mitigation measures to ensure acceptable external and internal noise levels for the residents of the housing development. This will need to include a buffer of business uses (B1) between the Brama Teams Industrial Park and the new residential development to create a noise barrier to screen the residential development.

6.22 The western part of the site should be developed for employment use, which could be business (B1) and/or general industrial (B2) uses.

6.23 The site is located within flood zone 2 (medium risk) and flood zone 3 (high risk). Any development will need to address the flood risk in accordance with PPS25.

MU5 ASKEW ROAD (WEST), BENSHAM

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Development will be permitted for the following uses:

• business (B1);

• hotels (C1);

• residential (C3);

• leisure (D2) (ancillary only); and

• restaurants and cafes (A3) (ancillary only)

provided that:

• the residential element accounts for no more than 80% of the total floorspace of any development; and

• the scale and design of any proposals reflects the high-profile nature of the site.

6.24 This is a ‘gateway site’, which is visually prominent from both road and rail. The profile of the site necessitates a creative design response, whilst the mix of uses permitted should promote the potential for development to a variety of heights (see the Tyne Gorge Study). Any hotel development should be small-scale, consistent with the site’s edge of centre location.

MU6 ASKEW ROAD (EAST), BENSHAM

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Development will be permitted for the following uses:

• business (B1);

• hotels (C1);

• residential institutions (C2);

• residential (C3);

• leisure (D2) (ancillary); and

• restaurants and cafes (A3) (ancillary)

provided that:

• the residential element accounts for no more than 80% of the total floorspace of any development.

6.25 The location of a ventilator shaft for the Tyne and Wear Metro and the Metro tunnel alignment under the site will act as a constraint on the location and scale of development on the site.

MU7 TYNE BRIDGE TOWER

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Development will be permitted for the following uses:

• retail (A1);

• restaurants and cafes (A3);

• drinking establishments (A4);

• business (B1);

• residential (C3);

• hotels (C1);

• non-residential, including cultural, institutions (D1); and

• leisure (D2);

provided that:

• the residential element accounts for no more than 80% of the total floorspace of any development;

• retail and leisure elements (A1, A3, A4 and D2 uses) do not dominate the scheme and are each no greater than 250 square metres gross floor area; and

• active ground floor frontages are included around the full perimeter of the site.

6.26 The site lies within a strategic and prominent location within the Bridges conservation area. Redevelopment could occur at a relatively high density, whilst residential uses should be restricted to upper floors. The site provides a link between Gateshead Quays and the Primary Shopping Area. Church Street and a pedestrian route along Brandling Street will be enhanced by the provision of small-scale A1, A3 and A4 uses.

MU8 HILLGATE, GATESHEAD QUAYS RIVERSIDE

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Development will be permitted for the following uses:

• retail (A1);

• restaurants and cafes (A3);

• drinking establishments (A4);

• business (B1);

• hotels (C1);

• residential (C3);

• non-residential (including cultural) institutions (D1); and

• leisure (D2);

provided that:

1. the residential element accounts for no more than 25% of the total floorspace of any development;

2. a distinctive built form is created that is consistent with the special character of the locality, including listed buildings and conservation area status;

3. A1/A3/A4 and D2 uses do not dominate the scheme and are each no greater than 250 square metres gross floor area;

4. both the riverside and South Shore Road/Hillgate elevations (which are at different levels) should be complemented by active ground floor frontages;

5. building height is limited to a maximum of 4-5 storeys (approx. 14-18 metres) from the quayside level, although 2.5 storeys (approx. 9-10 metres) will be the maximum allowed in front of The Sage Gateshead;

6. provision is made for a clear 5 metre wide route in the public domain along the river edge;

7. provision is made for a small-scale public open space; and

8. any development should be in accordance with Policy ENV26 and Interim Policy Advice Note 4 Tyne Gorge Study, approved originally by the Council as Draft SPG 6.

6.27 Further guidance has been produced for this site, with the intention of creating a distinctive premier riverside destination within Gateshead Quays that offers a diverse and lively mixed-use development to complement both Gateshead Quays and Newcastle Quayside.

MU9 HAWKS ROAD/SOUTH SHORE ROAD

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Development will be permitted for the following uses:

• retail (A1);

• financial and professional services (A2);

• restaurants and cafes (A3) (ancillary);

• drinking establishments (A4);

• business (B1);

• hotel (C1);

• residential (C3);

• non-residential institutions (D1); and

• leisure (D2);

provided that:

• the development mix would both enhance the visitor experience and help to meet the requirements of people who live and work within the area;

• a high standard of construction, design, materials and detailing is incorporated within both the built form of the development and the public realm areas;

• the introduction of higher buildings is considered in the context of permeability, views and the wider townscape and any development should be in accordance with Policy ENV26 and Interim Policy Advice Note 4 Tyne Gorge Study, approved originally by the Council as Draft SPG 6;

• appropriate public open space provision is incorporated to meet the needs of the site and neighbouring area, including large-scale formal public spaces within the Gateshead Quays Phase 2 site. Developers should explore the potential for formal green space and water features within the layout;

• an integrated approach towards public art is adopted and installations are incorporated at appropriate locations;

• the residential element accounts for no more than 50% of the total floorspace of any development; and

• retail and leisure elements (A1, A3, A4 and D2 uses) complement the scheme and are each no greater than 250 square metres gross floor area.

6.28 This site includes Gateshead Quays Phase II and Hawks Road former industrial site. This area continues to have potential for tourist and cultural facilities. Other uses would be appropriate as indicated. Interim Policy Advice 21 has been produced for the site.

6.29 In order to manage the existing and potential level of congestion on the local road network, there is a particular need to promote sustainable alternatives to the car. The Council has already embarked on the preparation of a transport framework for this central Tyneside area. A Section 106 planning obligation must include provision to support the following:

• the QuayLink bus service

• pedestrian/ cycle route improvement

• localised traffic management

• travel plan co-ordination

• variable message signs relating to traffic management and parking.

MU10 GRANGE ROAD, RYTON

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Development will be permitted for (non-commercial) public or community facilities in the following use classes:

• professional services (A2); and

• non-residential institutions (D1)

6.30 The clinic currently on this site is expected to be replaced in due course by the new health care site, which has been identified at Parsons Drive (see policy CFR9). The site is small and unsuitable for any use which would generate significant extra traffic. Loss of public open space would result from the development of the new facility at Parsons Drive, and because this site is close to the centre of Ryton and may be the best opportunity to meet other community needs, it should be reserved for public or community facilities, which may include public open space.

MU11 ANN STREET

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Development will be permitted for the following uses:

• shops (A1);

• financial and professional services (A2);

• restaurants and cafes (A3);

• drinking establishments (A4);

• hot food takeaways (A5);

• business (B1);

• hotels (C1);

• residential (C3);

• non-residential (including cultural) institutions (D1); and

• leisure (D2)

provided that:

• an active ground floor frontage to the High Street is included; and

• the residential element accounts for no more than 40% of the total floorspace of any development.

Appropriate public open space provision will be required to meet the needs of the site and the neighbouring area.

Provision of public car parking facilities may be required as part of any development.

6.31 Redevelopment would complement the existing (secondary) retailing activity on this part of the High Street.

MU12 GO-GATESHEAD BUS DEPOT, SUNDERLAND ROAD

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Development will be permitted for the following uses:

• business (B1);

• residential institutions (C2);

• residential (C3)

• non-residential (including cultural) institutions (D1); and

• leisure (D2);

provided that:

• nearby residential and educational amenity are safeguarded;

• the residential element accounts for no more than 80% of the total floorspace of any development; and

• a pedestrian, cycle and bus link is provided between Sunderland Road, at the western end of the site, and High Street.

6.32 The site may be suitable in the longer term for other forms of development though in the short term there are other sequentially preferable sites available.

MU13 TYNEGATE PRECINCT

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Development will be permitted for the following uses:

• food and drink (A3);

• business (B1);

• hotels (C1);

• residential institutions (C2);

• residential (C3);

• non-residential institutions (D1); and

• leisure (D2);

provided that:

1. a comprehensive development of the site is promoted;

2. provision is made for a intimate public open space;

3. any scheme incorporates a high-quality landmark building or structure;

4. the residential element accounts for no more than 25% of the total floorspace of any development; and

5. a pedestrian, cycle and bus link is provided between Sunderland Road, at the western end of the site, and High Street.

6.33 This site is a gateway to Gateshead Town Centre, where a comprehensive approach to development is required.

MU14 GATESHEAD COLLEGE, DURHAM ROAD

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Development will be permitted for the following uses:

• restaurants and cafes (A3);

• business (B1);

• hotels (C1);

• residential institutions (C2);

• residential (C3); and

• non-residential (including cultural) institutions (D1);

provided that:

1. ideally the residential element accounts for no more than 75% of the total floorspace of any development;

2. a comprehensive and integrated scheme is prepared, consistent with the character and appearance of the Saltwell Conservation Area;

3. the height and massing of buildings are limited, reflecting the sloping nature of the site and visual amenity from Saltwell Park;

4. the landscape character of the site is improved;

5. local car parking problems are relieved; and

6. any restaurants and cafes (A3) and/or modest hotel (C1) elements should be confined to the conversion of North Dene, located within the south of the site, and limited new buildings on its east side.

6.34 Further guidance has been prepared for the site due to its high-profile location within Saltwell Conservation Area and adjacent to Saltwell Park, which is a Grade II Park and Garden of Special Historic Interest. Redevelopment will provide the opportunity to improve visual amenity and enhance the character of the conservation area.

MU15 FORMER AUCTION MART SITE, CRAWCROOK

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Development will be permitted for the following uses:

• housing (C3); and

• non-residential institutions (D1) (health centre)

6.35 The site, which in addition to the former Pattinson’s Auction Mart has been drawn to include several adjoining areas of land which are either underused or may be needed to ensure access or the comprehensive redevelopment of the site, is the only apparent practicable site for development by the Primary Care Trust to house GPs’ surgeries and other local health facilities needed to serve Crawcrook. It could also help to meet local needs for car parking to serve the shops and other facilities in the village centre. Remaining parts of the site can be used for housing. Interim Policy Advice 19 has been prepared for the site.

MU16 SOUTH OF PELAW WAY

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Development will be permitted for the following uses:

• business (B1); and

• residential (C3)

provided that:

• the residential amenity of the site and neighbouring area are not adversely affected; and

• the residential element accounts for no more than 35% of the total floorspace of any development.

6.36 The site has been considered in the Urban Housing Capacity Study as possibly contributing to housing supply. The site is accessed via the industrial estate, though it is bounded on two sides by houses: either use would be beneficial. The Council will accept 100% business use.

MU17 SOUTH OF PELAW METRO STATION

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Development will be permitted for the following uses:

• business (B1);

• residential (C3); and

• public surface car parking

provided that:

• residential amenity and recreational use in the locality are not adversely affected; and

• the residential element accounts for no more than 35% of the total floorspace of any development, given the expansive area required for car parking.

6.37 This site has been considered in the Urban Housing Capacity Study as having potential for housing development, whilst there has been no interest in the site for employment purposes. The site is located adjacent to Pelaw Metro Station and therefore has potential to provide a park and ride facility in accordance with Policy T12c.

6.38 If vehicular access is proposed from the south, the impact on residential amenity, and maintaining the function of the recreation corridor, will need careful consideration.

MU18 LAND AT HUDSON STREET/HALF MOON LANE

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Development will be permitted for the following uses:

• shops (A1);

• financial and professional services (A2);

• restaurants and cafes (A3);

• drinking establishments (A4);

• business (B1);

• hotels (C1);

• residential (C3); and

• leisure (D2)

provided that:

• B1 and C3 uses are limited to upper floors in order to create an urban form that will have active ground floor uses along what will become a more attractive and well-used pedestrian route; and

• the residential element accounts for no more than 50% of the total floorspace of any development.

6.39 This site is within the Bridges Conservation Area and is also subject to the Gateshead Bridges Townscape Heritage Initiative (THI) regeneration programme, which aims to revitalise the area by encouraging the repair and reuse of neglected historic buildings. The site is currently under-utilised and therefore there is opportunity to create a high quality development that contributes to the local character of the area.

6.40 The site is prominent on all sides. Any development should look to reinstate the frontage along Wellington Street and create frontages elsewhere on the site, which are attractive and in keeping with the character of the area. Attention will need to be paid to the scale and layout of any redevelopment to ensure that it enhances the current historical elements of the site whilst addressing the current constrained access issues.

MU19 PIPEWELLGATE

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Development will be permitted for the following uses:

• restaurants and cafes (A3);

• drinking establishments (A4);

• office and research and development (B1a/B1b);

• hotels (C1);

• residential (C3); and

• leisure (D2)

provided that:

• the residential amenity of the site and neighbouring area and recreational use of the neighbouring area are not adversely affected;

• any development should be in accordance with Policy ENV26 and Interim Policy Advice Note 4 Tyne Gorge Study, approved originally by the Council as draft SPG 6;

• the pedestrian and cycle routes that form the Keelman’s Way, along the southern boundary of the site, are retained and enhanced;

• drinking establishments do not dominate or adversely affect the amenity of the area; and

• the residential element accounts for no more than 50% of the total floorspace of any development.

6.41 This site is an important and prominent linear river-fronted site, within the Bridges Conservation Area of central Gateshead, which currently accommodates Brett Oils’ industrial premises. It is located on the south bank of the River Tyne, at the bottom of the Tyne Gorge slope, and to the north of the Riverside Sculpture Park and former Greenesfield railway works that is currently being redeveloped for residential and commercial uses (Ochre Yards).

6.42 It provides a redevelopment opportunity for an innovative and high quality designed development that takes account of the site’s sensitive location, including adjoining uses and historic Tyne Gorge setting.

6.43 If residential development is proposed it will be necessary to demonstrate that a satisfactory level of residential amenity can be achieved having regard to neighbouring uses. Similarly, given the existing level of activity from nearby existing drinking establishments, similar establishments that attract large evening crowds would be discouraged. Leisure uses such as health clubs would be considered acceptable in principle. Traffic generation will be an important consideration in determining acceptable uses given the narrowness of the site, and any development should not undermine the operation of the CentreLink.

MU20 DERWENT WEST BANK

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Development will be permitted for the following uses:

• business (B1);

• general industrial (B2);

• storage or distribution (B8);

• hotel (C1); and

• crèche (D1)

provided that:

• any development involves a significant element of business, industrial and/or distribution uses (a minimum of 70% of the total floorspace); and

• proposals for the enhancement of the pedestrian and cycle network in the locality as required by DC4 should pay particular attention to the provision of a link:

  • across the River Derwent to the Hannington Works Area;

  • to the River Tyne Corridor recreational route;

  • to the Keelman’s Way;

  • to the Derwent Valley; and

  • to the MetroCentre.

6.44 This site provides an opportunity for an integrated and well-designed office led mixed use development. Developers should have regard to Interim Policy Advice Note 15, Derwent West Bank.

MU21 GATESHEAD STADIUM

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Development which supports and/or complements the role and functioning of the sports facilities associated with Gateshead International Stadium, and which fall within the following use classes, will normally be permitted:

• restaurants and cafes (A3) (ancillary);

• hotels (C1);

• residential institutions (C2);

• non-residential institutions (D1); and

• leisure (D2).

6.45 The site is located adjacent to Gateshead International Stadium and the Regional Performance Centre, and has potential to provide additional sports-related development, including a hotel, education and training centre and leisure uses.

MU22 BILL QUAY RIVERSIDE

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Development will be permitted for the following uses:

• shops (A1);

• restaurants and cafes (A3);

• business (B1);

• general industrial (B2); and

• residential (C3)

provided that:

• the residential element accounts for no more than 80% of the total floorspace of any development;

• A1 and A3 do not dominate the scheme and retail elements should each be no greater than 250 square metres gross floor area;

• the residential amenity of the site and existing residential area are not adversely affected;

• developers contribute through a planning obligation and/or conditions to highway and transport improvements to the area;

• any development accommodates the River Tyne Corridor recreational route for pedestrians and cyclists;

• any development safeguards and enhances the riverside setting;

• the integrity of the green corridor is retained; and

• the public transport accessibility of the site is enhanced.

6.46 This key riverfront site of underused land provides a redevelopment opportunity for housing interspersed with light business or live/work units, small-scale retailing and restaurants and cafes, which would support a sustainable mixed community. It will be important that any development is integrated with the existing housing areas and safeguards and enhances the riverside setting. As Bill Quay has a single route access, development that would generate large volumes of traffic and adversely affect the neighbouring residential areas will not be permitted.

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