Design and Access Statement - Sunderland 2.0 Site Context and Analysis . The Site . ... This design...

Design and Access Statement

On Behalf of:

Tesco Stores Ltd

In Respect of:

Sunderland Retail Park

Date:

February 2011

Reference:

422302-8/R001rfv3

Newcastle upon Tyne: 3-5 The Side, The Quayside, Newcastle upon Tyne, NE1 3JE

Tesco Stores Ltd, Sunderland

Ref: H:\Current Jobs\04223 NEW Tesco Sunderland Retail Park Vaux Site\04223 8 SRP D&A Statement Reserved Matters\Documents

Contents

Executive Summary

1.0 Introduction

2.0 Site Context and Analysis

The Site Surrounding Area Planning History Accessibility Pedestrian Links Public Transport Vehicular Links Environmental Quality Planning Policy Development Constraints and Opportunities Community Consultation

3.0 Design Vision

Design Objectives Original Outline Scheme (2008) Revised Outline Scheme (2010) Assessment Against Related Design Policy

4.0 Access

Pedestrian Access Cycle Public Transport Vehicular Access Inclusive Access Servicing Emergency Summary Assessment Against Related Design Policy

5.0 Sustainability

Sustainable Location Visual Appearance of the Site Job Creation Improved Retail Facilities for Local Community Sustainable Methods of Transport

6.0 Summary

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This document has been produced by:

Development Planning Partnership

Apsley House

78 Wellington Street

Leeds

LS1 2EQ

In conjunction with:

WA Fairhurst and Partners

1 Arngrove Court

Barrack Road

Newcastle upon Tyne

NE4 6DB

Mouchel

4 Matthew Parker Street

London SW1H 9NP

Cyril Sweett

20 Collingwood Street

Newcastle upon Tyne

NE1 1JF

3D Reid

12 Caroline Street

Birmingham

B3 1TR

On behalf of:

Tesco Stores limited

PO Box 400

Cirrus Building

Shire Park

Welwyn Garden City

Hertfordshire

AL7 1AB



Executive Summary

This Design and Access Statement has been prepared to support a reserved matters application

submitted to Sunderland City Council for the erection of a modern Tesco eco store (A1 retail), four new

retail units, refurbishment of one unit to accommodate a Netto Supermarket, car parking (including

disabled and parent and child parking), and landscape improvements at Sunderland Retail Park,

Newcastle Road, Sunderland.

This scheme has taken into the account the following design and access considerations:

To deliver a well designed development which will help to create a new image and focal point for

Sunderland Retail Park.

To incorporate the latest energy saving technologies in order to ensure that the store minimises its

impact on the environment.

To fully integrate the design of the development with the surrounding built environment.

To regenerate Sunderland Retail Park to accommodate a range of retail units providing shops, and

other facilities together with a new superstore.

Residents of Southwick will no longer have to travel as far to undertake main food shopping trips and

therefore reduce the carbon emissions associated with such trips.

To provide active frontage along Newcastle Road which will create a high degree of prominence.

To incorporate a series of carefully designed public spaces within the site, linking together the individual

retail units.

Offer further choice to local residents through the redevelopment of four additional retail units.

To redevelop a site that no longer suits the business requirements of its current occupants, and once

developed can meet the local need for improved retail provision.

To include suitable access arrangements for pedestrians, cyclists, public transport users and motorists

which integrate with existing roads, paths and surrounding development.

To maximise the potential for wider regeneration benefits by providing an opportunity for significant

inward investment, facilitating the provision of local jobs and aiding social, economic and physical

regeneration.

This design and access statement demonstrates that the scheme meets all of the above objectives and

would deliver a high quality, and accessible foodstore for the residents of Southwick. The application

also seeks to improve the visual and environmental quality of the site.

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3D Visual of Sunderland Retail Park



1.0 Introduction

1.1 This Design and Access Statement has been prepared on behalf of Tesco Stores Ltd to support a

reserved matters application submitted to Sunderland City Council in relation to erection of a new

superstore (Use Class A1), four new retail units, refurbishment of one unit to accommodate a Netto

Supermarket, car parking (including disabled and parent and child parking), and landscape

improvements at Sunderland Retail Park, Newcastle Road, Sunderland. The proposed superstore will be

constructed to reflect Tesco‘s eco store concept, making the store more energy efficient and reducing

CO2 output.

1.2 This Design and Access Statement will address the scale, appearance and landscaping of the proposed

development. This statement does not attempt to address the principle of development or details on

siting and access which were established with the grant of outline planning permission in 2010 (LPA ref:

08/03336/OUT) .

1.3 The proposed superstore will provide a net sales area of 8,378m2 and will be constructed to reflect

Tesco‘s eco store concept. Further elements of the proposal are the refurbishment of an existing unit

to accommodate a Netto Supermarket, and the development of four new retail units totalling 2,661 sqm

gross. The application also seeks to retain an existing McDonalds Drive Thru Restaurant, together with

an existing Farmfoods and Blockbuster.

1.4 The proposal will create approximately 411 new jobs within the local area whilst also providing an

opportunity for the redevelopment of the site. The site currently contains several vacant units, which

contribute to the site‘s poor visual appearance. The proposed redevelopment will clear these units and

significantly improve the appearance and environmental quality of the site by providing a number of

landscape improvements.

1.5 The statement is provided as a consequence of the requirements of Section 42 of the Planning and

Compulsory Purchase Act 2004 and has been prepared in accordance with advice set out in DCLG

Circular 01/2006. The document has also been prepared taking account of the CABE guidance

indicated overleaf.

1.6 This statement has been prepared by DPP in conjunction with 3DReid architects and Mouchel, and

should be read in conjunction with the reserved matters application documentation including all

drawings and supporting information.

1.7 This Statement is structured as follows:

Section 2: Site Context and Analysis

Provides a summary of the background to the application proposals. This includes an assessment of

the site, its setting and policy considerations. It also provides an analysis of the site‘s form,

permeability and legibility and it also reviews the constraints and opportunities affecting the site.

Section 3: Design Vision

Provides a discussion of the design principles of the scheme in respect of the use, amount, layout,

scale, landscaping and massing.

Section 4: Access

Provides a summary of the principles of the proposed development for securing good access by

pedestrians, cyclists and vehicles.

Section 5: Social and Economic Considerations

Provides a summary of the social and economic benefits brought by the scheme.

Section 6: Sustainability

Provides a summary of the sustainable construction methods and energy saving technologies to be

incorporated into the store under the Tesco ‗Eco

Store‘ concept. Further details can be found in the

accompanying Sustainability Statement.

Section 7: Conclusion

Provides a brief conclusion on the previous chapters.

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This Design & Access Statement has been written

in accordance with guidance from The

Commission of Architecture and the Built

Environment (CABE). It explains how design

statements can help ensure that high-quality

places are successfully created. This guide

encourages everyone to think about how

inclusive, practical and attractive a place will be

once it is built.



2.0 Site Context and Analysis

2.1 This section demonstrates that the application proposals are informed by a clear understanding of the

site‘s characteristics and its context. Context relates to environmental, social and economic

characteristics of the area, together with the policy context insofar as it relates to design and access

arrangements.

The Site

2.2 The site of the Sunderland Retail Park extends to an area of 6.23 ha and is located approximately 1km

to the north of Sunderland City Centre off Newcastle Road. At present the site comprises of 12 retail

units, a fast food restaurant and Drive Thru (currently occupied by Mc Donalds), a former car

showroom and a bowling alley.

2.3 The retail units are constructed of red and cream breeze blocks at the lower level, arranged in

horizontal rows. The upper level of the retail units comprises of metal cladding with a brushed steel

effect. The units are approx 7.5m in height, each unit has a separate entrance and area for signage

above the entrance. The bowling alley is a large building designed on stilts with the car parking area

underneath. It is constructed of facing brickwork and metal cladding, and has a dated appearance.

The former car showroom is a three storey building with external cladding and large panels of glazing

which are currently boarded up for security purposes. The McDonalds restaurant is a modern single

storey building with a high level of glazing to the northern elevation, the remainder of the building is

constructed of facing brickwork.

2.4 Vehicular access into the site can be taken from Newcastle Road to the west of the site, and from Roker

Avenue/Shore Street to the south of the site. Delivery access to the units is taken from the east of the

site from Portobello Lane. Pedestrian access into the site can be taken adjacent to the vehicular access

points along pedestrian walkways and via a footpath which is taken from Portobello Lane.

2.5 Only seven of the retail units are currently occupied, the remaining units and the former car showroom

are vacant. The visual appearance of the site is poor due to the high level of vacant units within the

park and also due to the vandalism that has occurred on site.

Surrounding Area

2.6 The application site is bounded to the west by Newcastle Road. Beyond this lies traditional terraced

housing, both single storey Sunderland Cottages and traditional two storey terraced housing can be

found. There are also two multiple storey residential blocks located within the area of terraced housing.

To the south west of the site is the Stadium of Light and the small retail centre of Monkwearmouth.

2.7 To the north of the site is the Stadium of Light Metro station and Portobello Lane beyond the Metro line

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is a further area of car parking.

2.8 Wearmouth Street, Roker Avenue and Shore Street provide physical boundaries to the south of the

application site. There is a small industrial estate towards the south west of the application site.

Beyond Roker Avenue are two large retail units one containing a furniture store and one containing a

flooring store.

2.9 The west of the site is bounded by Portobello Lane. Beyond this there is a mix of one, two and three

storey residential properties, retail and trade units, a listed church and vicarage and a removal storage

warehouse.

Planning History

2.10 An outline application with details of siting and means of access not reserved (LPA ref: 08/03336/OUT)

was originally submitted by Mountview Securities to Sunderland City Council in August 2008. The

application sought permission for the erection of superstore (A1), four retail units (A1) and petrol filling

station (sui generis). Alterations to existing vehicular accesses and creation of new vehicular accesses.

Associated landscaping, car parking and ancillary development. The named operator was Tesco.

2.11 In June 2010, a revised scheme was submitted to the Council for:

‗Erection of superstore (A1), alterations to existing vehicular accesses and creation of new vehicular

accesses. Alterations to vehicular rights on Portobello Lane (part) and stopping up of highway,

associated landscaping, car parking and ancillary development. Scheme amended to reduce superstore

to 16,140 sq.m. gross external floorspace (8,378 sq m. net) to retain and reclad the existing Farmfoods/

Blockbuster unit, retain and reclad one other existing unit together with the erection of four additional

retail units (3,829 sq m gross external floorspace 3,063 sq metres net for the five units)‘

2.12 The application was approved at planning committee in October 2010 subject to 39 conditions, the first

of which required;

‘Application for approval of the following reserved matters shall be made in writing to the Local Planning

Authority before the expiration of three years from the date of this permission; Appearance, Scale and

Landscaping application should be submitted to the Council within a three year period including details

on appearance, scale and landscaping. The development hereby permitted shall be begun before the

expiration of two years from the date of final approval of the last of the reserved matters to be

approved.‘



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Summary Site Analysis

Key for Photographs

1. View to the south west of the site, along Roker Avenue (taken within the car park area to the

south of the site).

2. View of the Stadium of Light Metro stadium to the north of the site.

3. View to the east of the site along Portobello Lane facing onto the Low Fell Removals building.

4. View to the west of the site facing onto the Metro line, within the photo the multi storey resi-

dential blocks can be viewed.

5. View to the west of the site (taken from a central point within the site).

6. View of the bowling alley building to the western boundary of the site (taken from the north-

ern car park area of the site).

1

1

2

2

3

3

4

4 5

5

6

6



Accessibility

2.13 The application site lies within an urban area of Southwick approximately 1km from Sunderland City

Centre. The site is surrounded by large areas of residential development making it an accessible

destination for a large number of people as detailed in the following sections.

Pedestrian Links

2.14 Pedestrian access into the site can be taken adjacent to the vehicular access points from Newcastle

Road and Shore Street/Roker Avenue. A pedestrian walkway is also provided from the east of the site

linking the retail units and Portobello Lane. This walkway runs between the northern retail block and

southern retail block and is partially covered by a canopy.

2.15 Within the site there are pedestrian walkways that run adjacent to the retail units, these walkways link

the retail units to the car park where pedestrian crossings are provided to allow for a safe flow of

pedestrians within the car parking area.

Public Transport

2.16 The site lies adjacent to major bus routes and has good public transport accessibility to the surrounding

areas. The nearest bus stops to the site for travel to the south (into Sunderland city centre) are located

adjacent to the western boundary of the site on Newcastle Road and there are also bus stops located to

the south of the site on North Bridge Street.

2.17 For travel to the north of the site the nearest bus stop is located on North Bridge Street. There are also

bus stops to the south and east of the site which provide bus links to the residential areas to the north

and east.

2.18 To the north of the application site is the Stadium of Light Metro station which links the site to the wider

Tyne and Wear region. At present there is no direct link from the Metro station into the site. Access to

the Metro Station is taken via Portobello Lane to the east of the site.

Vehicular Links

2.19 The main vehicular access into the site is from Newcastle Road and this access is controlled by traffic

signals. There is a smaller junction that provides access into the retail park from Shore Street/Roker

Avenue to the south of the site. Service access for the retail units within the site is taken from Portobello

Lane.

2.20 Car parking on the site is available for the customers of the retail park. At present there are 463 car

parking spaces including the provision of disabled customer parking bays. There is no car park

management scheme currently used on this site.

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Environmental Quality

2.21 The quality of the retail park is dominated by medium to large commercial units of which only seven of

the twelve retail units on the site are occupied.

2.22 The site currently shows signs of vandalism. This combined with the high level of vacant units decreases

the perception of safety within the site.

2.23 To the west of the site is the car parking associated with these units. The existing vegetation within this

part of the site is minimal comprising a number of small trees of limited amenity value.

View of Graffiti within Retail Park View of Graffiti within Retail Park

Vacant Building within Retail Park Metro Station



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Planning Policy

2.24 A full review of planning policy relevant to the proposed development is provided in the Planning State-

ment and Retail Assessment which accompanied the outline planning application. A number of key

policy considerations are however set out below:

National Planning Policy

2.25 The following national policies are relevant to the development.

Planning Policy Statement 1 (2001) - Delivering Sustainable Development

Planning Policy Statement - Planning and Climate Change:

Planning Policy Statement 4 (2010) - Planning for Sustainable Economic Development

Planning Policy Guidance 13 (2011) - Transport

Planning Policy Statement 22 (2004) - Renewable Energy

Planning Policy Statement 23 - Planning and Pollution Control

Planning Policy Guidance 24 - Noise

Planning Policy Guidance 25 (2006) - Development and Flood Risk

Development Plan

North East Regional Spatial Strategy

2.26 The North East of England Plan Regional Spatial Strategy was adopted in July 2008. The relevant poli-

cies are summarised below:

Policy 2 ‗Sustainable Development‘: seeks to tackle social, economic and environmental impacts of mul-

tiple deprivation.

Policy 3 ‗Climate Change‘: seeks to mitigate climate change and promotes the use of sustainable tech-

nologies.

Policy 6 ‗Locational Strategy‘: supports the redevelopment of the Tyne and Wear City Region which in-

cludes Sunderland.

Policy 9 ‗Tyne and Wear City Region‘: states that planning proposals should support the polycentric de-

velopment and redevelopment of the Tyne and Wear City Region.

Policy 12 ‗Sustainable Economic Development‘: Encourages the development of brownfield sites in es-

tablished commercial areas.

Local Planning Policy

Sunderland Unitary Development Plan (1998)

2.31 The Sunderland Unitary Development Plan (UDP) is the adopted development plan that, together with

UDP Alteration No. 2, guides new development and planning applications in Sunderland. UDP Alteration

No. 2 (Central Sunderland) was adopted in September 2007. Sunderland Retail Park is identified as an

out-of-centre retail development in the UDP. The following policies have been saved beyond September

2007 and relate to this development:

Policy NA44 ‗Sunderland North‘

Policy EC1 ‗Economic and Social Deprivation‘

Policy EC3 ‗New and Economic Activity‘

Policy B2 ‘Built Environment‘

Policy S1 ‗Retail Development‘

Policy S6 ‗Large Scale Retail Development‘

Policy S7 ‗Design‘

Sunderland City Council‘s Core Strategy Alternative Approaches (2009)

2.32 The strategy promotes four development options for the region, all of which promote the provision of

additional retail offer within Sunderland.

Other Material Considerations

Sunderland City Council—Sunderland Retail Needs Assessment (2009)

2.33 The above document will form part of the evidence base for the retail policies and proposals in the

emerging Local Development Framework (LDF) and states:

‗A planning application for a new Tesco store at Sunderland Retail Park is currently pending considera-

tion, and, if approved, would meet the qualitative need for additional food and grocery provision in the

area towards the north of the City, and would reduce the leakage of convenience expenditure to the

Asda store at Boldon Colliery‘.



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Community Consultation

2.35 The design of the proposed development has been informed by consultation responses from the outline

scheme.

2.36 This consultation process provided stakeholders and the community with a comprehensive update on

the differences between the two outline schemes. Engagement with the public had established a two

way dialogue between all respective stakeholders.

2.37 Issues raised during the consultation process were addressed through further negotiation with the com-

munity, the Council and other stakeholders. A point of contact was also established to create a rela-

tionship with local residents. Please find below visuals from the community consultation event.

Extract from public

consultation leaflet.

Development Constraints and Opportunities

2.34 An analysis of the site highlights a number of factors which represent both constraints and opportuni-

ties which should be addressed in the development of the detailed design proposals for the site. These

factors are considered below:

Constraints

Existing road network around the site: Which influences where the vehicular access can be taken from.

There is currently a one way system on Fulwell Road which restricts access into the site, particularly

from the East.

Contamination: An area to the south east of the application site is contaminated, currently this area is

grassed over and it is proposed to be retained; therefore no development shall be affected by the are

of land which is contaminated.

Archaeology: A small part of the site is designated within the Sunderland UDP as an area of potential

archaeological interest. A desk top Archaeological Survey has been undertaken which concludes that

although there may have been potential for archaeological excavation in the past, the extent of previous

development works on the site have severely impacted and truncated any archaeology. Consequently,

the site has negligible potential for surviving remains.

Opportunities

Retail need: Opportunity to better provide an increased food offer to meet local needs.

Improved security on the site: The proposal will provide a safe, well lit and secure site that will aid the

prevention of vandalism in the future. It is understood that cars are driven at speed across the site on

some evenings. The proposed car park layout and landscaping would prevent this occurring in the fu-

ture.

Poor quality of the existing buildings: Providing an opportunity for substantial redevelopment and im-

proved landscaping which will improve the visual appearance of the site. The proposal also includes the

refurbishment of five existing buildings on site.

Regeneration opportunity: Presented by comprehensive redevelopment of a brownfield site in an acces-

sible location. The proposed development will be a marked improvement in quality over the existing

structure regenerating the site. The use of the site will create investment potential to further regener-

ate the area.

‗Eco-store‘: Opportunity to provide a more sustainable building, which uses Tesco‘s low carbon design

which aims to reduce the carbon footprint of new store by at least 50% when compared to stores built

in 2006.

Providing employment opportunities: The proposed development will provide a number of job opportu-

nities aimed at the local population.



3.0 Design Vision

3.1 The outline application for the site granted permission for a A1 retail Superstore (Use Class A1),

refurbishment of two existing units and the erection of four additional retail units together with car

parking facilities. Matters of detail including siting and means of access were not reserved.

Notwithstanding this an indicative layout was provided for consideration with the application.

Design Objectives and Principles

3.2 A number of factors have influenced the shape and form of the current proposal. Through concept

development and consultation with the Local Authority and wider stakeholders, issues relating to the

landscaping and the scale of the development were considered. Principles were established to

maximise the efficient use of the existing site, and promote a number of environmental improvements

within the site and surrounding area. These matters have guided the design responses for the site.

3.3 In light of the detailed analysis of the site, and discussions with Sunderland City Council‘s planning

officers and other stakeholders, a number of key motivating principles have guided the design process

that has resulted in the application scheme. These principles are:

1. To provide a high quality food superstore that meets the needs of its customers;

2. To improve the quality of the local built environment;

3. To make best use of the existing Netto and Blockbuster buildings whilst producing a scheme that

attracts development to the remainder of the site.

4. To provide an ‗Eco-store‘ which reduces the store‘s carbon footprint;

5. To provide significant contribution to job creation objectives and maximise the potential for new

jobs to be retained locally;

6. To improve amenity of surrounding residential properties;

7. To provide a store design which is appropriate in scale to its surroundings; and

8. To provide high quality access to the site for all users.

9. Provide active frontage onto Newcastle Street.

10. Provide a range of active uses that provide surveillance through the day and into the evening.

11. To encourage investment in the area, thereby decreasing the vacancy rates within the Retail Park.

Scheme 1: Original Outline (2008)

3.4 The design philosophy of the original scheme was to ensure that visitors to the site felt comfortable to

walk, in a safe and clean environment. Therefore the proposed development included the following key

elements:

A large superstore of 22,355 square metres gross;

Four additional retail units providing 2,036 square metres gross floorspace;

Bus stop;

Service areas;

Car parking; and,

Petrol filling station.

3.5 The layout of the original scheme comprised a superstore, with undercroft car parking to the north of the

site and four retail units to the south of the site. Additional car parking was proposed to the north and

south of the site, next to the superstore and retail units, allowing easy access to the site from all

directions.

3.6 Landscaping was also proposed

along the main vehicle routes

through the site, around the

boundary of the site, the entrance

of the foodstore and at the rear

of the retail units.

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Scheme 1—Ground Floor Plan

Scheme 1—First Floor Plan



Scheme 2: Revised Outline (2010)

3.7 Following discussions with the Council the outline scheme was revised in 2010, to reduce the volume of

retail floorspace on the site. The development sought to provide a store on stilts with a net floorspace

of 8,378m². This is a reduction of 3,882 square metres net and 6,215 square metres gross external.

The named operator for the foodstore was Tesco. The application also sought planning permission for

the following elements:

Retention and recladding of an existing retail unit to accommodate Netto;

Erection of four additional retail units;

Retention and recladding of the existing Farmfoods/ Blockbuster Unit;

Car parking;

New vehicular access;

Reopening of a section of highway to vehicles; and,

Resurfacing/ landscaping.

3.8 Consent was granted by the Council in October 2010. Details of siting and means of access were also

agreed.

Siting

3.9 The proposed superstore is located to the south western corner of the site with car parking located

underneath. The existing Farmfoods and Blockbuster unit will remain adjacent the proposed entrance

to the superstore. A row of five adjoining retail units will be located to the north eastern section of the

site with separate car parking facilities. This will include four new retail units and the redevelopment of

an existing retail unit to accommodate Netto. The existing Mc Donald‘s Restaurant and Drive Thru will

remain close to the south eastern boundary of the site. Plans are provided on the this page which

show the agreed layout of the scheme.

Means of Access

3.10 The internal layout has been realigned within the site to provide separate access points for the

superstore, the terrace of retail units and McDonalds and Farmfoods / Blockbuster. The revised layout

also enables additional car parking to be provided to the north and south of the site, allowing easy

access to the site from all directions. A recycling point and bus stop has also been included into the

scheme adjacent to the superstore.

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Scheme 2: Approved Block Plan

Scheme 2: Approved Ground Floor Plan



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Scheme 3: Final Scheme (Reserved Matters)

Amount of Development

Proposed Superstore

3.11 The new superstore created will provide a store on stilts with a single trading floor that allows for an

appropriately scaled sales area and customer circulation space. In addition to the store there will be

the associated bulk storage area, service yard, home delivery facility, customer facilities such as café

and toilets, as well as staff accommodation at first floor level. The Gross External Area of the store will

be 16,140 m², whilst the net sales area of the store will be 8,378m². To accommodate the proposed

superstore a row of existing retail units and bowling alley will be demolished. The proposed develop-

ment will secure the redevelopment of a large portion of Sunderland Retail Park, and attract further in-

vestment to the remainder of the site and surrounding area. Located along the southern boundary of

the site fronting Newcastle Road will be a proposed atrium which seeks to maximise views into and out

of the site. Customer entrances will be provided at either side of the atrium through the use of glazed

lobbies.

3.12 The service yard will be located at first floor level to the northern elevation of the store. The service

area will also accommodate DOT COM facilities including 6 parking spaces, DOT COM area, and cage

marshalling area. A further 15 DOT COM parking spaces will be provided within the car parking area at

ground floor level. Tesco.com enables customers to order their shopping via the internet and is

amongst the largest internet based home shopping services in the world. Also at first floor level front-

ing Newcastle Road will be café facilities including kitchen and customer toilets.

3.13 The development proposes 693 car parking spaces for the proposed superstore, including 28 parent

and child spaces and 26 disabled spaces which is in line with national and local planning policies. In

addition 4 reserved bays will be provided with charging points for electrical vehicles, given the North

East Green Imitative.

Proposed Retail Units

3.14 A row of five retail units is proposed to the north eastern section of the site. Of the five retail units, four

will be new build totalling 2,661 sqm gross. The final retail unit will be refurbishment to accommodate

a Netto.

3.15 Car parking facilities will be provided on site, with a total of 111 spaces including 6 disabled bays. Lo-

cated to the rear of the building will be a new service yard for the use by all parties.

Existing Retail Unit

3.16 An existing small foodstore and video store will remain in its current location, adjacent the main super

store, but will be refurbished in the interest of visual amenity.

Scale

3.17 The scale of the proposed development seeks to meet the local quantitative and qualitative demand for

new retail facilities. Condition 2 on the outline approval limits the entire development permitted for re-

tail trading to 11,916sqm for convenience goods sales and comparison good sales including any mezza-

nine floorspace.

3.18 In relation to the proposed superstore, conditions 3 and 4 state that development will not exceed

8,378sqm including any mezzanine space, of which 4,189sqm will be reserved for convenience space

and 4,189sqm for comparison. Therefore the development proposal accords with conditions 3 and 4,

and does not exceed the threshold set by the Council. The associated facilities which would be pro-

vided with the store such as the service yard and CHP unit are considered to be of an appropriate size

and scale to support the function of the proposed store.

3.19 In design terms, the relationship with the site and the existing urban area is important to ensure that

the proposed development is in scale to the neighbouring developments and surrounding residential

properties. The existing commercial buildings on site extend to two storeys in height.

3.20 Extracts from the proposed elevations and site sections for both the superstore development and asso-

ciated retail development are provided below and on page 13.

Elevations of Existing

Retail Unit Currently

Occupied by Farm

Foods/ Block Buster



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Proposed Elevations of Foodstore

Proposed Site

Sections of

Foodstore

Elevations of Proposed Retail Units



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Appearance

Proposed Tesco Store

3.21 The overall design of the site is heavily influenced by the ‗eco-store‘ concept. The design of the store

seeks to incorporate features that will improve the energy efficiency of the store and reduce carbon

emissions.

3.22 As such the building will be constructed using a timber frame, which will be visible internally. The tim-

ber frame will reduce the amount of material which is required to construct the store. Due to the de-

sign of the structure a deep, sheltering canopy will be created at the front of the store, this will provide

solar shading.

3.23 The elevation of the stores will be constructed from Larch cladding panels with areas of large glazing

which will maximise the natural light which enters the building and will reduce the amount of artificial

light required. As a result the overall energy demand of the store will be reduced.

3.24 Visual linkages will also be maximised by the proposed atrium and shop lobbies at either side. Overall

the lobbies will provide a positive customer experience and are an effective link between the store and

the car parking areas. The external appearance of the proposed lobby will also help direct customers

between the site and the remainder of the retail park, whilst the glazed frontage will provide views into

and out of the development, again directing the customers to the entrance/exit of the store and the

convenient pedestrian links into it.

3.25 The proposed store, with its modern form will provide a significant enhancement to the overall appear-

ance of Sunderland Retail Park.

3.26 A significant element of the car parking on the site is proposed to be provided in an undercroft car park-

ing facility, which will minimise the visual impact of car parking on the site. This undercroft car parking

will take advantage of the raised level of Newcastle Road, to provide a design which is in keeping with

the scale of its surroundings.

Proposed Retail Units

3.27 The design of the proposed retail units will have a modern and contemporary style which will provide a

welcoming and active frontage for customers to the store. The use of module cladding panels will visu-

ally separate the individual retail units. Each retail unit will have a separate signage zone located above

the store‘s entrance. A large canopy will run along the length of the retail units to protect shoppers

from adverse weather conditions. Overall the retail units will be finished in aluminium and light grey

and blue cladding. The refurbished retail unit will be refurbished to incorporate the same materials.

Existing Retail Unit

3.28 The existing retail unit currently occupied by Farmfoods and Blockbuster will be refurbished through the

use of cladding and aluminium, with a render finish. This will give the store a modern appearance and

improve the visual quality of the site in line with the proposed retail units. Areas for signage will also

be provide on all elevations of the store.

Summary

3.29 The redevelopment of the Sunderland Retail Park site would substantially improve its appearance,

which currently has several vacant units and suffers from vandalism. Increased occupancy and the pro

vision of a new external lighting scheme on the redeveloped site would reduce perceptions of crime.

The proposed development would provide an attractive retail environment of a contemporary design,

which would improve the public perception of the area and stimulate economic growth.

Landscaping

3.30 The proposal will incorporate a high quality design which responds and contributes positively to the sur-

rounding street scenes. The use of high quality materials and innovative design creates positive eleva-

tions which will ensure visual interest, and ensure that the proposals are integrated into the localised

street scenes.

3.31 The existing trees within the site are currently in a poor condition. The small number of trees on site

are of limited value and do not contribute to the visual quality of the site. Therefore this development

proposal seeks to enhance the landcape value of the site through the use of mature and semi mature

trees and areas of green wedges.

3.32 The visibility of vehicles entering and leaving the site onto Roker Avenue has also been considered.

Therefore, boulevard style planting will be incorporated along the internal access roads. The use of

landscaping in this area will maintain the integrity of this boundary, vehicle visibility and views into the

site.

3.33 To the north eastern boundary of the site to the rear of the row of retail units, two large areas of land-

scaping with good quality tree planting will screen the development from the surrounding land uses. In

addition, the use of landscaping in this area will mitigate activities within the service yard.

3.34 On the southern site boundary, additional tree, shrub and hedge planting is proposed. This proposed

vegetation will enhance this boundary, and soften the interface between the site and Newcastle Road.



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3.35 The proposal also seeks to incorporate a mixture of hard and soft landscaping to complement the recy-

cling areas.

3.36 Within the proposed car park for the five retail units, existing Mc Donalds and refurbished retail unit,

rows of tree planting are proposed within the parking runs to further break up the scale of the proposed

parking. The inclusion of these trees will improve the visual quality of the scheme, whilst filtering views

of the proposals and breaking up the scale of the proposed built form.

Crime Prevention Measures

3.37 A key objective of PPS1 is to secure high quality places that people will choose to use. To achieve this,

the Government recognises that much greater emphasis needs to be placed on the quality of design

and planning. Designing for community safety is a central part of this and the core principles outlined

in the guidance apply to all forms of development.

3.38 Commercial sites can become a focus for anti-social behaviour and indeed commercial crime. This can

be caused by poor natural surveillance and ineffectual site management. Mitigations to reduce crime,

and the fear of crime, can be delivered through careful design and into operation through appropriate

site management. On this basis, Secured by Design principles have been considered.

3.39 The shop is orientated towards the existing car parking area which provides added security through

natural surveillance. Having regard to pedestrian safety, the existing pedestrian routes throughout the

site are visible and comprise a series of well lit pathways which direct customers into and out of the

store.

Assessment Against Related Design Policy

3.40 Review of the scheme against policy objectives set out in Section 2.0

Design Policy Objectives Comment

TO PROMOTE A HIGH QUALITY TOWNSCAPE WITH A POSITIVE

APPROACH A HIGH STANDARD OF DESIGN WITH AN ACCEPT-

ABLE SCALE AND MASSING (PPS1 AND UDP POLICY B2 AND

S7)

THE PROPOSED DEVELOPMENT WILL BE OF A SCALE AND MASSING THAT

IS APPROPRIATE TO THE EXISTING BUILT ENVIRONMENT AND IN LINE

WITH CURRENT PLANNING POLICY.

THE PROPOSED LAYOUT WILL ALSO SEEK TO RESPECT AND ENHANCE THE

BEST QUALITIES OF NEARBY PROPERTIES BY RETAINING ACCEPTABLE

LEVELS OF PRIVACY, AND CREATING A POSITIVE IDENTY FOR SUNDER-

LAND RETAIL PARK. THIS WILL RAISE THE ASPIRATIONS OF THE LOCAL

AREA AND REDUCE ANTI SOCIAL ACTIVITY WHICH IS CURRENTLY PRESENT

ON SITE.

THE DEVELOPMENT WILL ALSO PROVIDE ADEQUATE SERVICING FOR ALL

RETAIL UNITS, AND A SAFE AND SECURE PEDESTRIAN ENVIRONMENT

THROUGH THE USE OF CCTV CAMERAS.

FIVE RETAIL UNITS WILL ALSO BE REFURBISHED TO PROVIDE A MORE

MODERN SHOP FRONT WHICH WILL BE MORE VISUALLY APPEALING TO

LOCAL SHOPPERS.

RECYCLING FACILITIES WILL BE PROVIDED AND AN AREA OF PUBLIC RE-

LAM. THIS WILL CREATE A USER FRIENDLY ENVIRONMENT AND PROMOTE

A SUSTAINABLE WAY OF LIVING.

Proposed Landscaping



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4.0 Access

4.1 This section sets out how the proposed development will respond to its location in terms of access to

and within the site. Details on means of access have been agreed at outline stage. However a brief

summary is provided below.

Pedestrian Access

4.2 A key design principle of the scheme is to provide a safe and comfortable pedestrian environment,

which improves pedestrian access to the site, and ensures ease of movement for pedestrians within the

site. The scheme intends to encourage pedestrian access and the use of public transport, in order to

reduce the impact of the development on levels of vehicle congestion and pollution.

4.3 The site currently benefits from close proximity to the Stadium of Light Metro station, to the north of

Sunderland Retail Park. However, in order to gain access to the site from the Metro Station, pedestri-

ans currently have to walk along Portobello Lane and access the site via the walkway. The proposed

scheme addresses this issue by providing a new pedestrian access route which will link the site directly

with the adjacent Stadium of Light Metro station. A real-time passenger information (RTPI) display

would be located within the main store, and would replicate the information being shown at the Sta-

dium of Light Metro station.

4.4 Pedestrian walkways which run alongside existing access points from Newcastle Road to the west, and

Roker Avenue/Shore Street to the south will be retained in the proposed scheme. Pedestrian crossings

will improve access at junctions around the site. Within the proposed development, pedestrian cross-

ings facilities will enable safe, convenient and direct pedestrian movement around the site. The im-

provements to the Newcastle Road/Southwick Road (Wheatsheaf) roundabout would also facilitate pe-

destrian movement in the vicinity of the site.

Cycle

4.5 The Sunderland Retail Park site is within 500m of National Cycle Route 7, which runs to the west of the

site. Directional signs will be provided in the vicinity of the site to guide cyclists to the west of the site.

This will promote cycle accessibility to the site.

4.6 Bicycle parking racks will be provided on-site, as part of efforts to encourage the use of transport

modes other than the private car. The cycle racks will be provided in accordance with Sunderland City

Council standards for use by customers and staff, and will be positioned close to the store entrances.

Public Transport

4.7 Several bus routes provide access to Sunderland Retail Park, providing links to the wider area, including

Sunderland city centre, and nearby residential areas. Bus stops are located to the south and east of the

site. The site also benefits from being in close proximity to the Stadium of Light Metro station, located

to the north of the site.

4.8 The Transport Assessment which accompanied the outline application identifies that the current bus

services are sufficient to accommodate the increase in bus patronage which the proposed development

would produce. However, in addition to the existing bus stops, located at the edge of the site, the

scheme proposes to incorporate a bus stop in a central location with the site, allowing for direct access

to retail units.

4.9 As noted earlier in this statement, the application proposes to improve access from the Stadium of Light

Metro station into Sunderland Retail Park by providing a pedestrian access route which will link the site

directly with the Metro station. This will significantly improve accessibility. Metro services to and from

Sunderland run every 12 minutes from around 6:00am to 11:30pm Monday to Saturday, and every 15

minutes from around 7:00am to 11:30pm on Sundays.

Vehicular Access

4.10 The application proposes the site‘s primary access point is from Newcastle Road to the west of the site,

at approximately the same location as the existing access. Improvements at the Wheatsheaf junction

will reduce congestion at this access point.

4.11 The proposed development will provide a total of 900 car parking spaces (693 superstore, 111 terrace

of retail units, 34 Farmfoods, 9 Blockbuster and 30 McDonalds). This number of car parking spaces is

less than the PPG13 permitted maximum provision, and is intended to encourage the use of transport

modes other than the private car. These numbers include 45 disabled users bays and 28 parent and

child bays.

4.12 The car park will be managed as a free short-stay car park. A free-phone service will be available

within the store to enable customers to call a local taxi firm to travel home.

Inclusive Access

4.13 Parking spaces for disabled customers and parents with children will be provided close to the customer

entrances. The number of disabled parking bays provided will be in accordance with Traffic Advisory

leaflet 5/95, and the Council‘s adopted UDP. Similarly, a customer pick-up point will be located adja-

cent to the main store atrium.



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4.14 All pedestrian routes will have dropped kerbs at crossing points, or be raised to footway level, and will

be suitable for customers using wheelchairs or with pushchairs. Tactile paving will be provided at

crossing points in accordance with appropriate standards.

Servicing

4.15 Access for service vehicles will be provided from Portobello Lane and Fulwell Road, to the east of the

site, allowing access to a dedicated service yard area. The timing of deliveries to the foodstore will be

managed to coincide with times when the service yard is free.

4.16 The row of five retail units at the south-east of the site will have a rear service yard, accessed from Ful-

well Road. Service access to the superstore will be taken from Portobello Lane. The McDonald‘s Res-

taurant will be serviced from the car parking area or from Wearmouth Street.

Emergency

4.17 Emergency access arrangements for the proposed development have been designed in accordance with

current practices, with emergency vehicles being able to access both the car park and servicing areas as

necessary. Means of escape and other appropriate facilities will be provided in accordance with building

regulations for all users of the proposed development.

Summary

4.18 The proposed development at Sunderland Retail Park will provide safe and convenient access for all,

which encourages access by sustainable modes of transport. Access to public transport services will be

improved by the incorporation of an access route from Sunderland Retail Park to the Stadium of Light

Metro station, and the provision of a centrally located bus stop.

4.19 Safe, convenient and direct access for pedestrians will be established throughout the site, while walk-

ways and crossings will be suitable for use by all customers.

4.20 Vehicular access to the site will be significantly enhanced by junction improvements at access points

around the site. These improvements will minimise the impact of the development on congestion

around the site. The incorporation of signalised pedestrian crossings at road junctions will also improve

pedestrian access to the site. Car parking spaces will be provided in accordance with national and local

policy.

Assessment Against Related Access Policy

4.21 Review of the scheme against policy objectives set out in Section 2.0

Proposed Vehicle Routes and Access

Access Policy Objectives Comment

TO ENCOURAGE AND PROMOTE A GREATER USE OF PUBLIC

TRANSPORT, ESPECIALLY FOR JOURNEYS TO WORK (PPG13

AND UDP POLICY S1).

THE DEVELOPMENT WILL INCORPORATE LINKS TO THE EXISTING PUBLIC

TRANSPORT NETWORK; AND WILL ENHANCE ENVIRONMENTAL QUALITIES OF

THESE LINKS IN THE IMMEDIATE SURROUNDING AREA.

TO IMPROVE THE SAFETY, CONVENIENCE AND ATTRACTIVE-

NESS OF FOOTPATHS AND PEDESTRIAN AREAS TO FORM A

PEDESTRIAN-FRIENDLY NETWORK (PPS1 AND POLICY UDOP

POLICY S7)

THIS DEVELOPMENT PROVIDES IMPROVED PEDESTRIAN ROUTES INTO THE AP-

PLICATION SITE AND SOURROUNDING LAND USES. THE PEDESTRIAN ROUTES

WILL BE SAFE AND ARE CLEARLY MARKED. .

TO MAKE PROVISION FOR CAR-PARKING WHICH WILL MEET

THE OPERATIONAL NEEDS OF BUSINESSES AND BE ESSENTIAL

FOR THE VIABILITY OF NEW DEVELOPMENT (PPG13)

THE LEVELS OF CAR PARKING ARE IN ACCORDANCE WITH THE STANDARDS

PRESCRIBED BY LOCAL AND NATIONAL PLANNING GUIDANCE. THE LEVELS OF

CAR PARKING PROPOSED WOULD SERVE THE PROPOSED STORE AND ADDI-

TIONAL RETAIL UNITS.



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Wind Catchers

5.6 Additional features to the Eco Format Store include ‗wind-catchers‘ on the roof of the store which will

allow warm air to escape, but draw in cool air as and when required. The ‗wind catchers‘ add unique

visual interest to the roof-scape and provide a functional method of reducing the energy required for air

conditioning. Roof lights are also proposed which provide natural daylight to filter down to the sales

floor. Lightweight panels are used that are filled with a gel that allows light through without over-

heating the store.

Sustainable Location

5.7 The store is located within an established retail area. Therefore the site benefits from a frequent bus

service and good pedestrian linkages to the surrounding commercial and residential areas.

5.0 Sustainability

5.1 Tesco recognises the role it can play as a leading developer. On the 18th January 2007 Sir Terry

Leahy, Chief Executive of Tesco Stores Limited said:

―Our [Tesco] verified carbon footprint includes all our existing stores and distribution centres worldwide.

We [Tesco] will reduce emission from these buildings by at least 50% by 2020. We will ensure that all

new stores built between now and 2020 will emit, on average, at least 50% less carbon than an equiva-

lent store built in 2006.‖

5.2 Tesco is committed to reducing energy consumption and greenhouse gases and integrates what it rec-

ognises as its corporate responsibilities into its day to day management decisions. A number of sustain-

able initiatives have been incorporated into the design to meet wider sustainability standards including:

Energy efficient lighting, with external Passive Infra Red (PIR) sensors and time switch controls so that

lights are only used when required;

Low energy LED lighting to reduce energy consumption;

Clerestory glazing to allow an influx of additional daylight;

Improved efficiency mechanical services and controls across the whole store;

Improved monitoring & metering to optimise running energy consumption.

Rainwater harvesting – rainwater collected from the roof for use in flushing toilets;

Entrance lobby to reduce heat loss and prevent cold draughts entering the building;

Combined Heat and Power (CHP) plant to generate electricity using renewable fuel.

5.3 Overall the development will result in a total carbon reduction of 10%, which is achievable for this type

of development. The North East of England Regional Spatial Strategy sets a target of 10%.

Combined Heat and Power (CHP)

5.4 Gas fired Combined Heat and Power (CHP) is Tesco‘s current preferred option for on-site low carbon

energy generation.

5.5 CHP is the simultaneous generation of usable heat and power (electricity) in a single process. CHP sys-

tems perform well and offer optimum carbon and cost savings when matched to the site electricity and

heat load profiles such that the units see a high utilisation and make a significant contribution to the

site‘s annual energy demands.

Examples of timer frame structure, roof lights and wind catch-

Proposed Roof Plan with Location of Wind Catchers



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6.0 Summary

6.1 This Design and Access Statement has been prepared on behalf of Tesco Stores Ltd to support a re-

served matters application submitted to Sunderland City Council for details of appearance, scale and

landscaping in relation to erection of a new superstore (Use Class A1), four new retail units, refurbish-

ment of one unit to accommodate a Netto Supermarket, car parking (including disabled and parent and

child parking), and landscape improvements at Sunderland Retail Park, Newcastle Road, Sunderland.

6.2 This Design and Access Statement seeks to address the scale, appearance and landscaping of the pro-

posed development. This statement does not attempt to address the principle of development or de-

tails on siting and access which was established with the grant of outline planning permission in 2010

(LPA ref: 08/03336/OUT) .

6.3 Overall the proposal will comprehensively transform the site with significant private sector investment to

provide a high quality retail destination in an area that lacks main shopping provision to serve the local

community.

6.4 Proposals for the redevelopment of Sunderland Retail Park have been prepared with frequent and com-

prehensive contributions from key stakeholders, including representatives from Sunderland City Council

and members of the local community.

6.5 The scale and layout of the site is in keeping with the surrounding area, and provides a large superstore

of a sufficient scale to reduce the loss of retail expenditure from the area, and stimulate economic

growth.

6.6 The appearance of the new Sunderland Retail Park will be of a modern and contemporary style through

the use of a palette of material. In addition, through the use of enhanced landscaping the visual ap-

pearance and appeal of the site will be improved and encourage pedestrian activity within this location.

6.7 Overall, careful thought has been given to the design, layout, massing and landscaping of the proposed

development. It is considered that the design of the proposal is appropriate, given the context of the

site and will bring about considerable regeneration improvements over and above the existing situation.

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