7. JOBS, EMPLOYMENT AND ECONOMY

INTRODUCTION

7.1 The vitality and diversity of the economy are fundamental concerns in the future development of the Borough. It is essential that employment sites provide accessible employment opportunities, provide better quality jobs, assist in the creation and retention of wealth and help to accommodate existing and new businesses to start up, grow and develop.

7.2 Gateshead’s urban areas are located at the core of the Tyne and Wear City Region, the main economic driver of the North East region. The polycentric city region is based on flows of people around the Tyne and Wear city region. As identified within the Tyne and Wear City Region Development Programme (CRDP), Gateshead’s sphere of economic influence reaches beyond its administrative boundaries. Commuters from outside the borough access jobs within the main employment centres along the River Tyne and at the Team Valley and Birtley. NewcastleGateshead provides an important employment centre along the Quayside. These should accommodate the increasing pace of economic growth.

7.3 Planning policy seeks to assist the retention of existing businesses, the continued transition to the service sector economy, the attraction of new employment investment and the development of tourism, by permitting opportunities for industrial and commercial development on a range of sites. The River Tyne Corridor provides the focus for regeneration activity and employment land designations, to maximise competitiveness and sustainability. This encompasses Felling, East Gateshead, Teams, Team Valley, Dunston and Blaydon/Derwenthaugh Primary Employment Areas (PEAs) as well as the mixed-use sites of Gateshead Town Centre, which incorporates Gateshead Quays. These locations will encourage sustainable economic growth within core urban areas that are connected to public transport nodes and cater for business growth close to some of the most disadvantaged communities. Central Gateshead, including the mixed-use allocations of the Quays and the Primary Shopping Area and East Gateshead PEA, will provide high quality sustainable environments for business to flourish, particularly for Small to Medium Enterprises (SMEs) and flagship projects. This will build upon the success of the International Business Centre and strengthen NewcastleGateshead as an employment centre. Peripheral PEAs such Portobello, Durham Road (Birtley), Team Valley and Follingsby, with access to the strategic road and rail networks, provide better locations to accommodate manufacturing. Follingsby PEA’s strategic location, adjacent to A194(M) and outside the built-up urban area, gives it potential for storage and distribution. Retail and commercial leisure also provide a significant amount of employment, focused around the Borough’s centres, MetroCentre and Retail World.

7.4 The designated PEAs and Secondary Employment Areas (SEAs) and employment land designations promote sustainable and inclusive patterns of urban and rural development. They need to be safeguarded in order to help maintain and maximise the level of jobs, provide accessible employment to adjacent existing residential areas, and minimise commuting and the need for economic development on green field sites. In addition, they will support the polycentric development of the Tyne and Wear City Region, the delivery of the Tyne and Wear Economic Strategy and Regional Economic Strategy and Draft Regional Spatial Strategy’s aspirations for accelerated GVA growth of 2.8% per annum in the regional economy.

7.5 Within Tyne and Wear there is a need to increase the amount of higher value- added and knowledge-driven activity. The following sectors are specifically identified in the Tyne and Wear Economic Strategy (2005), the Draft Regional Economic Strategy (2005) that was subsequently finalised in 2006 and the Tyne and Wear City Region Development Programme (2005):

• energy including renewable energy

• environmental industries

• healthcare and health sciences including biotechnology and pharmaceuticals

• process industries including electronics and chemicals

• engineering

• automotive

• offshore/marine

• construction

• food and drink

• digital and telecommunications including ICT

• creative industries

• high value contact centres

• tourism

• business and financial services

• nanotechnology

• scientific/research based activities

PRIMARY EMPLOYMENT AREAS

JE1 In order to protect and maximise employment uses and development opportunities, Primary Employment Areas, shown on the proposals map, are identified in the following locations:

1.1 Addison

1.2 Blaydon/Derwenthaugh

1.3 Dunston

1.4 Teams

1.5 Team Valley

1.6 East Gateshead

1.7 Felling

1.8 Follingsby

1.9 Portobello, Birtley

1.10 Durham Road, Birtley

Within Primary Employment Areas, subject to satisfying the criteria set out in policies DC1, DC2, DC3, DC4 and DC5, development of, and changes of use to, the following uses are considered acceptable:

• research and development, business and light industrial (B1);

• general industrial (B2); and

• warehousing, storage and distribution (B8).

Development of, and changes of use to, the following uses will not normally be permitted:

• retailing;

• residential (including residential institutions);

• leisure; and

• other non-employment uses.

Exceptions may be made for complementary supporting uses A1, A2, A3, A5 and D1 (less than 200 square metres) where local need is demonstrated.

Exceptions may be made for hotels within East Gateshead PEA.

Exceptions may be made for car showrooms within PEAs:

• demonstrating that the proposal cannot be accommodated on alternative edge of centre sites;

• locating in the vicinity of the main road network;

• integrating within an existing cluster of car showrooms; and

• being accessible by a choice of means of transport.

7.6 Policy STR2 states the strategic objective of continuing to focus economic investment within Primary Employment Areas (PEAs). Most of the Borough’s manufacturing, industrial and warehousing activities and development sites are within PEAs, where the established land-use activities provide a range and intensity of local job opportunities close to where many people live and are accessible by public and private transport.

7.7 Policy JE1 identifies the ten PEAs and indicates the acceptable and unacceptable land use classes for the purpose of ensuring that these areas retain their vitality and function.

7.8 Small-scale community facilities such as newsagents, creches, convenience retail outlets and cafes, that meet the needs of the employment areas’ workers, may be acceptable where demand is demonstrated. Provision of these small-scale community facilities should reduce the need to travel, develop linkages between uses and improve the vitality of the employment areas. However, such facilities should be developed at a scale that would not divert investment and undermine the vitality and viability of existing centres, and therefore individually should be less than 200 square metres. Non-residential training facilities that are used by employees who work within the PEA may be acceptable.

7.9 There has been pressure to introduce retail elements into the Borough's employment areas, and in particular within manufacturing and warehouse units. Whether a use is ancillary (thus not requiring planning permission) will differ in each case, and will depend on whether the proposed use would be functionally linked but subordinate to the primary use, and limited in scale. Proposals for non-ancillary retailing from such premises will not normally receive planning permission.

7.10 Planning Policy Statement 10 (see Appendix 12) has highlighted the importance of the provision of waste management facilities to support waste recycling and recovery. A number of waste management activities fall within B1, B2 and B8 and could be suitably located on existing primary and secondary employment sites, subject to compliance with DC1, DC2, DC3, DC4 and DC5 and other environmental considerations.

7.11 Car showrooms should be located primarily on edge-of-centre sites and only on sites within PEAs, where there is an existing cluster of car showrooms, which are in the vicinity of the main road network, and accessible by a choice of means of transport. It may be necessary for existing car showroom clusters to grow. Car showrooms that are located close to one another will benefit the consumer by reducing the need to travel.

7.12 South Tyneside’s Local Development Framework removed the designation of the Tyne Wear Park prestige employment site, following the Regional Spatial Strategy Panel Report recommendations on the Submission Draft. In the short to medium term, the Secretary of State’s Proposed Changes to the Draft Revision Regional Spatial Strategy (May 2007) require Tyne and Wear planning authorities to meet any shortfall of employment land supply through the intensification of sites around transport hubs and on previously developed land (Policy 18 e).

PROVISION OF EMPLOYMENT LAND

JE2 Provision is made for 69.78 hectares of land for employment development within Primary Employment Areas, both to meet local employment needs and to attract major inward investment.

7.13 It is essential for the economic well-being of the Borough to have a range of sites in terms of size, physical characteristics, availability and location, throughout the plan period. In accordance with STR2, these sites are located primarily within PEAs (69.78 hectares available) and further potential provision is made within the SEAs (1.77 hectares) and on mixed-use sites which support wider regeneration objectives (maximum indicative employment land allocation is estimated at 26.54 hectares). A list of allocated employment sites within Primary Employment Areas, Secondary Employment Areas and Mixed-Use Sites can be found in Appendix 1. The employment provision comprises 52.25 hectares of general employment land within the PEAs and SEAs and a 19.3 hectares prestige employment site, which, with the addition of the indicative mixed-use site allocation of 26.54 hectares could supply a maximum available total of 98.09 hectares of employment land. 88.61 hectares of the available employment allocation is previously developed land.

7.14 Gateshead’s Prestige Employment site is the Baltic Business Quarter. It will attract regionally significant investment and will make a substantial contribution towards the delivery of the Regional Economic Strategy. The site is located within the East Gateshead PEA to the south of Gateshead Quays and to the east of the existing town centre, strengthening the heart of NewcastleGateshead as an employment base. The Baltic Business Quarter will provide a focus for design and product innovation and will have strong linkages with further and higher education institutions and will complement the Newcastle Science City initiative.

7.15 Baltic Business Quarter will include:

• the prestigious Design Centre for the North supporting business growth through innovation; and

• a core facility for Gateshead College.

7.16 A masterplan has been prepared for the Baltic Business Quarter. It establishes an overall design concept that provides a framework for development. The masterplan includes the creation of a high-quality urban public realm incorporating a new matrix of landscaped streets and boulevards based on a layout of two east/west axes and one single north/south axis. These will be fronted by a strong urban built form of development, which in turn encloses a series of semi-private courtyard areas. These will comprise a mix of soft landscaped and timber decked seating areas together with surface and undercroft car parking related to the office use. It also includes guidance and principles relating to building heights and massing; topography and microclimate; pedestrian links to the town centre and Gateshead Quays; integration with existing public transport modes; new routes to maximise accessibility; links to the road network; and a development methodology for phasing, new utilities infrastructure and drainage.

7.17 The Secretary of State’s Proposed Changes to the Draft Revision Regional Spatial Strategy (May 2007) Policy 18 requires that Gateshead should make the appropriate employment land provision of 100 hectares towards the regional employment land portfolio of 3,185 hectares. Research undertaken for the emerging Regional Spatial Strategy suggests that the majority of economic growth will be in Tyne and Wear and the main urban centres. There are indications that a potential shortfall of employment land exists in Tyne and Wear to 2021. The North East Assembly and One NorthEast are preparing a further comprehensive Regional Employment Land Assessment.

7.18 A qualitative assessment of employment sites with potential for housing development was undertaken as part of Gateshead’s Urban Capacity Study. Consequently, a number of former employment sites have been re-allocated for housing or mixed use. In order to meet and manage future employment land requirements, the Council will undertake an Employment Land Review. The review will provide the evidence to safeguard employment allocations from other higher value uses and ensure that the quality and range of employment land and property accommodates the demands of Gateshead’s future economy. The review will have regard to the Department for Communities and Local Government’s guidance note on employment land reviews, incorporate a local need assessment for office floorspace and the capacity of Gateshead town centre and other centres to accommodate office development. The assessment should take account of the economic function of the Tyne and Wear City Region and the Council will work with appropriate stakeholders and partners.

SECONDARY EMPLOYMENT AREAS

JE3 In order to protect employment uses and development opportunities, Secondary Employment Areas, shown on the proposals map, are identified in the following locations:

3.1 High Spen Industrial Estate

3.2 Stargate Industrial Estate

3.3 Whinfield Industrial Estate

3.4 Sands Industrial Estate

3.5 Whickham Industrial Estate

3.6 Fairfield Industrial Park

3.7 Pelaw Industrial Estate

Within Secondary Employment Areas, subject to satisfying the criteria set out in policies DC1, DC2, DC3, DC4 and DC5, development of, and changes of use to, the following uses are considered acceptable:

• research and development, business and light industrial (B1);

• general industrial (B2); and

• warehousing, storage and distribution (B8).

Development of, and changes of use to, the following uses will not normally be permitted:

• retailing;

• residential (including residential institutions); and

• other non-employment uses.

7.19 Although the key focus for economic investment in the Borough as a whole is in Primary Employment Areas, it is recognised that the smaller industrial estates provide important facilities for small-scale local needs for sites and premises and help to provide a range of local jobs. To ensure that these areas retain this function, Policy JE3 identifies seven Secondary Employment Areas and indicates the acceptable and unacceptable land uses within them.

SUSTAINABLE ECONOMIC DEVELOPMENT

7.20 National planning policy and Gateshead’s Local Agenda 21 Strategy requires that development should contribute to the delivery of sustainable growth through the pursuit of a sustainable, innovative and productive economy. This will deliver high levels of employment and promote social inclusion, sustainable communities and personal well being, in ways that protect and enhance the physical environment and optimise energy and resource use.

JE4 Economic development proposals should support sustainable development principles through:

1. the prioritisation of the renewal and reuse of previously developed land and buildings, subject to DC1, DC2, DC3, DC4 and DC5 of this plan;

   • within established industrial and commercial estates, including extension and intensification within the curtilage of a site, and

   • within town centres for office development;

2. the application of a sequential approach to office development (B1a) with consideration given to locations firstly within town centres, secondly to edge of centre locations well connected to a centre, thirdly to edge of centre locations, and fourthly out of centre locations;

3. the inclusion of high quality, sustainable and inclusive design;

4. accessibility through a choice of means of transport;

5. the incorporation of ICT infrastructure;

6. the provision of local employment opportunities.

7.21 Town centres provide sustainable, inclusive and accessible locations for commercial and public office development, promoting diversity and vitality. Consequently, it is important that a sequential approach is taken to office development. The re-development and diversification of the commercial heart of Gateshead town centre, and at the edge of the centre, will provide opportunities for office development connected to Gateshead Interchange. There are opportunities to convert previously developed land and premises, to strengthen Central Gateshead’s employment function and to maximise economic growth within the core of the Tyne and Wear City Region. Office development within the town centre will be supported provided that it is in accordance with the Gateshead Town Centre Planning Strategy and Policies RCL3, RCL4 and RCL5. Within the area that contains the town centre’s primary retail frontages, office development will be restricted to upper floors. Office development in locations outside the town centre but within 500 metres of a public transport interchange, including railway and bus stations, within the urban area, will be considered as edge-of-centre locations.

7.22 The Council will support the re-use and adaptation of existing sites and older premises on industrial estates in order to bring them back into beneficial use, ensure that modern user requirements are accommodated and ensure that employment opportunities are intensified and sustained, subject to DC1, DC2, DC3 DC4 and DC5. Any subsequent intensification should not adversely impact upon local amenity, open space or landscape provision. New development should be compatible with existing industrial and commercial activities.

7.23 The design of development should be high quality and inclusive, with buildings and settings that are attractive, usable, durable, adaptive and accessible. A design and access statement will be required with most submitted planning applications.

7.24 The links between economic growth and increased energy and resource use should be minimised. Economic development proposals should have regard to policy MWR35 and, where feasible, utilise renewable energy technologies and ensure efficient use of water resources.

7.25 It is essential that local job opportunities are made available to the local workforce and barriers to accessing jobs for the most disadvantaged communities are removed wherever feasible. Developers may be required through planning obligations to support public transport provision where the existing provision is deemed inadequate.

7.26 The availability of high standard ICT facilities to support e-business is important for retaining existing businesses, securing investment and creating new employment. ICT infrastructure should be incorporated into new economic development proposals at an early stage and during the refurbishment of existing sites and premises. The environmental impact should be minimised through sharing of facilities where practicable.

7.27 Given the spatial focus upon regenerating the previously developed employment land along the river corridors a significant proportion of the employment sites are identified by the Environment Agency’s Flood Zone Map as high and moderate risk areas. Economic development proposals should incorporate Sustainable Drainage Systems (SuDS) where applicable. Regard should therefore be had to Policy ENV57.

7.28 The A1 is the major strategic road artery through Gateshead and suffers from extensive congestion problems. Any development proposal in the vicinity of the A1 or A194(M) must pay specific regard to Policy DC5.

TOURISM DEVELOPMENT

JE5 The sustainable development of new and improved tourist attractions and facilities will be supported, subject to the following considerations:

1. intensively used footloose urban tourism attractions and facilities (main town centre uses of the arts, culture and tourism including theatres, museums, galleries and concert halls, hotels and conference facilities; and leisure entertainment facilities, and more intensive sport and recreation uses) should be located sequentially, having regard to the appropriate scale of development;

   • firstly within Gateshead Town Centre, or other mixed-use sites as specified in policies MU1 to MU22;

   • secondly sites located on the edge of Gateshead Town Centre, with priority given to well connected sites,

   • thirdly district and local centre sites in close proximity to existing or proposed public transport facilities,

   • fourthly out-of-centre sites close to, and with the potential for linkage to, Gateshead Town Centre, and

   • finally only other out-of-centre sites where need is demonstrated and there are no alternative sites;

2. tourist and visitor facilities in rural areas should be located in or next to service centres and villages wherever possible;

3. tourist attractions and facilities should be accessible by a choice of means of transport;

4. proposals should optimise the potential for re-use/adaptation of existing buildings and use of previously developed land;

5. proposals should protect, enhance and maintain the natural environment having regard to ecological and landscape sensitivities, particularly countryside recreational facilities including the Derwent Valley;

6. development should benefit the local economy, people and environment without diminishing the attractiveness of the place, countryside or importance of the feature;

7. proposals should protect, enhance and maintain the built heritage; and

8. proposals should satisfy the criteria set out in policies DC1, DC2, DC3, DC4 and DC5 of the UDP.

Proposed development that would reduce the appeal to visitors of existing tourist assets will not be permitted.

7.29 Tourism is a key growth sector both locally, regionally and nationally as identified by the North East England Tourism Strategy 2005-2010. It can bring the benefits of extra employment, improved facilities and increased spending to the local economy and benefit local residents by bringing about environmental improvement. The resulting enhancement of the image of Gateshead to outsiders can in turn help to stimulate other forms of economic development. Tourism already makes a significant contribution. The International Passenger Survey estimates that there were 350,000 international visitors to Tyne and Wear in 2004, which resulted in £129m of expenditure. The Council seeks to support sustainable tourism through the preservation and enhancement of the Borough’s existing tourist assets, including landscapes, nature conservation areas, historic buildings and townscapes, and to prevent development that would have a detrimental impact upon their appeal to visitors. It is essential that tourist facilities are accessible to everyone by all modes of transport, particularly by public transport, walking and cycling.

7.30 The Borough’s tourism sector has grown extensively with major attractions such as The Angel of the North, Gateshead Millennium Bridge, The Baltic Centre for Contemporary Art and The Sage Gateshead. The cluster of culture-related development located on Gateshead Quays has, in conjunction with Culture10 and the NewcastleGateshead Initiative, supported NewcastleGateshead’s international and national profile and attractiveness as a visitor and conference destination. The development of the Regional Performance Centre at Gateshead Stadium will further raise the region’s sporting profile. NewcastleGateshead has enjoyed increasing success as a city-break destination, which has resulted in a significant increase in the number of tourist visitors. The Borough also has a number of arts and cultural attractions such as the Shipley Art Gallery, the Riverside Sculpture Park, Saltwell Park and the Little Theatre.

7.31 Many of the intensively used attractions and facilities such as entertainment, recreational uses, leisure, intensive sports uses, arts, cultural and tourism uses are defined by national planning policy as town centre uses. Consequently, a sequential approach to the development of these uses within non-designated sites should be applied. Chapter 6 identifies a range of mixed-use sites, predominantly within Gateshead Town Centre, but also edge-of-centre and out-of-centre sites suitable for tourism attractions and facilities. The provision of new and improved tourist attractions will be supported within Gateshead Town Centre where they contribute towards its regeneration and integrate with a diversity of uses including existing attractions. The Council seeks to improve the gateways to Gateshead Quays and the physical environment of the Primary Shopping Area, and diversify the uses in the Town Centre, in order to enhance the visitor experience. A Planning Brief (IPA21) has been prepared for Hawks Road/South Shore Road (MU9). This is a strategic site, located between the Sage and the Baltic, set within a dramatic townscape and identified as an urban quarter for visitors and the local community. The site has scope for a mix of uses, including a high quality hotel, small-scale leisure use, specialist retailing, cafes and restaurants, small-scale offices and residential uses. Development should support a family-friendly visitor experience with active ground floor frontage uses, and incorporate a high standard of design and layout with lively urban spaces. The Hillgate (Gateshead Quays) site (MU8) is located between Baltic Square and the Swing Bridge and is a premier riverside area suitable for redevelopment that offers potential for a diverse and lively mixed-use urban environment.

7.32 The rural areas of the Borough provide an attractive destination for visitors to enjoy countryside activities, and can support the diversification of the rural economy. Appropriate facilities needed to enhance visitors’ enjoyment, and/or to improve financial viability of a particular countryside feature or attraction, will be supported, provided they do not detract from the attractiveness of the countryside or the importance of features, or the surrounding countryside. Wherever possible tourist and visitor facilities should be housed in existing or replacement buildings, particularly those located outside existing settlements. Facilities requiring new buildings in the countryside may be justified where they are needed in conjunction with a particular countryside attraction, and there are no suitable existing buildings or developed sites available for re-use. The Derwent Valley, including Derwent Walk Country Park and Derwenthaugh Park, provides a mix of natural woodlands, meadows and former industrial sites, all linked by the Derwent Walk. Although there are two existing visitor centres, at Thornley Woods and Swalwell, the Council will support appropriate new or improved tourist facilities which take account of the environmental sensitivities of the Derwent Valley. The Northern Kites project, to reintroduce the red kite to the Derwent Valley, will further increase this tourism potential. There is also potential to attract visitors to other countryside sites for informal recreation. Such areas include Burdon Moor, Lamesley Pastures, Watergate Forest Park and other parts of the Great North Forest. Recreational access to the countryside is supported through a range of cycleways and pathways including the Bowes Railway Path, Great North Forest Trail, Tyne–Wear Trail and Consett and Sunderland Railway Path, with upgrades proposed to the Bowes Railway Path to become part of the National Cycle Network in accordance with the River Team Catchment Plan.

7.33 There is a cluster of heritage-based attractions in the south of the Borough which should be preserved and enhanced, including the Gibside Estate, the Bowes Railway and Tanfield Railway. Tanfield Railway, the oldest existing railway, runs between Sunniside, Causey Arch and East Tanfield, and there is potential to extend the line between Marley Hill and Byermoor along the route of the Bowes Railway, which should be safeguarded.

7.34 Hotel and visitor accommodation in the Borough has continued to improve with the establishment of the Hilton Hotel on Gateshead Quays. However, there is still a shortage of budget, niche and 4 star hotels to service the growing demand from business and leisure tourists and conference visitors particularly on the Quays. National planning policy establishes that hotels are town centre uses and therefore a sequential approach to development should be applied to non allocated hotel sites and regard should be had to Chapter 10 of this plan. New hotels are identified as a possible form of development on some of the mixed use sites identified in Chapter 6, primarily within Gateshead Town Centre. East Gateshead Primary Employment Area may also provide suitable edge-of-centre locations for hotel development to accommodate tourists and conference visitors to the Quays. Hotels and serviced accommodation in rural areas should re-use or adapt existing rural buildings where possible in accordance with ENV42. Static holiday and touring caravan parks and holiday chalet development should avoid being located prominently in the landscape.

FREIGHT AND RAIL FREIGHT DEVELOPMENTS

7.35 Tyne Marshalling Yard is made up of an established engineering depot utilised by Network Rail and freight operating companies, and the Regional Ballast Recycling and Supply Centre. The Council does not seek to compromise existing operations and recognises the permitted development rights of the railway undertakers. The following policy only applies to ancillary activity that is not included within the permitted development powers.

JE6 The development of land at the Tyne Marshalling Yard for rail-related purposes will be supported. Whilst it is recognised that a large number of activities can be carried out under Network Rail’s permitted development powers, in instances where planning permission is required for rail-related development it will be expected to justify why exceptions should be made to the Green Belt policies that apply to the area.

The development of land at the Tyne Marshalling Yard will not be permitted unless it is rail freight-related and providing that:

• it is clearly demonstrated that the rail freight facilities to be provided cannot be satisfactorily accommodated on a site which serves Tyne and Wear and is not in the Green Belt;

• its development does not have a significant impact on the openness of the Green Belt;

• the development contributes to the achievement of the objectives for the use of land in Green Belts;

• the height of proposed buildings does not exceed existing buildings and structures;

• the proposals include a strong landscape framework; and

• the proposals do not have a detrimental impact on residential amenity.

7.36 The movement of freight is essential to the working of the economy. It can, however, cause environmental damage. This can be limited by ensuring that freight-generating developments are well located in relation to the strategic route network and, where possible, that facilities are provided for the transfer of long-haul freight from road to rail. The East Coast Main Line railway is a Regional Transport Corridor that passes through the Borough, providing an opportunity to develop freight facilities linking Tyneside to the rest of Britain and mainland Europe. ‘Just-in-time’ deliveries are increasingly important, particularly due to the move towards an economy based on higher value, time-sensitive sectors. The provision of a wide range of delivery options is required and measures to improve the viability of modal shift of freight from road to rail will be important in the future.

7.37 The Tyne Marshalling Yard, a major developed site in the Green Belt at Lamesley, has, because of a general reduction and regional reorganisation of the transportation of goods by rail, and the electrification of the East Coast Main Line, undergone considerable rationalisation. There is a considerable amount of surplus land within the marshalling yard and the site would potentially be very suitable for activities requiring rail access. The Tyne Marshalling Yard is a major resource, which may have potential for development of a freight terminal with a road/rail interchange and rail-linked distribution and warehouse facilities. However, it has become something of a focal point for aggregate recycling activity. If rail-related, these types of activities may be acceptable, subject to environmental considerations, on a temporary basis whilst long-term rail related development emerges. But the Council does not wish to compromise the potential of the site to attract sustainable freight development, i.e. distribution and warehouse uses that are dependent upon rail access, reduce long haul road freight movement and can make best use of the existing rail infrastructure. The potential for rail freight-related development within this yard should not be lost, but any development must take full account of the site's location in the Green Belt and the Government's objectives for the use of land in Green Belts.

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