Sunderland Vaux Site Analysis
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Transcript of Sunderland Vaux Site Analysis
Alexander WilsonNewcastle
Produced on: Produced for:
Feb 03, 2010 12:45:53Scale 1:2500EDINA National Data CentreUniversity of EdinburghCausewayside House160 CausewaysideEdinburgh EH9 1PRUK
Market SquareStaSub
GILHURST GRANGE
32.3m
37.5m
WEST SUNNISIDE
RAIL
WAY
RO
W
Chur
ch L
ane
WATERWORKS ROAD
CROW
TREE ROAD
Car Park
Sloping masonry
39.6m32.9m
32.9m
Tunnel
WILLIAM
STREET
ST MARY'S WAY
EAST CROSS STREET
BEDFORD STREET
STREET
BACK BRIDGE STREET
BRIDGE
CUMBERLAND STREET
GALLEY'S G
ILL ROAD
Path
Subway
AirShafts
Air Shafts
ROWFARRINGDON
HAY STREET
41.4m29.3m
29.9m
31.7m
31.4m
Tunnel
WATERWORKS ROAD
FOYLE STREET
FREDERICK STREETFAWCETT STREET
JOHN STREET
ATHENAEUM STREET
BROUGHAM STREET
HOPE STREET
LOW ROW
HIND STREET
ST MICHAELS W
AY
TCBs
TCBs
TCBs
THE GREEN
WHARNCLIFFE STREET
WATERLO
O PLACE
Blandford Street
CLANNY STREET
CROW
TREE ROAD
El
Market Square
40.4m
32.3m
34.4m
34.1m
36.0m
35.7m
GILHURST GRANGE
FREDERICK STREET
ARCADE
KING STREET
SILKSWORTH ROW
WATERWORKS ROAD
South Street
JOHNSON STREET
WEST
HIGH STREET
Posts
Posts
FB FBFBFB
31.1m
STREET HIGH STREET WEST
JOHNSON
SILKSWORTH ROW
GILHURSTGRANGE Posts
SM
Scrap Yard
Car Park
SM
SM
SMBuilder's
Sloping masonry
Yard
Car Park
SM
Sloping masonry
SMSloping masonry
Allotment Gardens
Slopingmasonry
29.0m
Path
Path
Path
Path
Path
PathPath
Path
PathPath
Wearmouth JettyBridge
Bollard
DW
Bollard
DW
DWDW
JettyFB
Jetty
BollardBollards
Bollards
Mud and Shingle
Mud and Shingle
Mud and Shingle
Car Park
Car ParkEl Sub Sta
Car Park
40.2m
31.7m
31.1m
33.2m
30.5m
33.2m
Tunnel
NORFOLK STREET
JOHNSON STREET
RAIL
WAY
RO
W
MIDDLE STREET
STATION STREET
CHARMAN STREET
MIDDLE STREET
SOUTH STREET
JOHN STREET
ST THOMAS' STREET
FREDERICK ROAD
WEST SUNNISIDE
FAWCETT STREET
YORK STREET
PRINCE STREET
UNION STREET
PALEY STREET
Welw
orth Way
WEST STREETMIDDLE STREET
EDEN STREET WEST
CROW
TREE ROAD
GARDEN PLACE
High Street West
DUN COW STREET
ST MICHEALS W
AY
Posts
Path
TCB
TCBs
ETL
ETL
30.5m
32.3m
Posts
Post
Bollard
Bollards
Bollard
Bollard
Bollard
BollardsWearmouthBridge
Bollards
Bollards
Air Shaft
Slipway
Sloping masonrySM
Sloping
mas
onry
SM
Car Park
Sloping
mas
onry
Sloping masonry Sloping masonry
MP 90FARRINGDO
N ROW
Path
DWDW
Land
ing Stag
e
Bollard
BollardsBollards
Bollard
BollardsBollards
Bollard
Echo Building
Sloping masonry
Car Park
Car Park
SM
Sloping masonry
25.0m
32.6m
25.9m
30.8m
25.6m
31.7m
Galley's Gill
SL
MATLOCK STREET
EAST CROSS STREET
WEST WEAR STREET
CHARLESSTREET
BRIDGE CRESCENT
PANNS BANKPath
Posts
Path
Bollard(foot)Gill Bridge
SMSloping masonry
Slop
ing
mas
onry
Palmer's Hill Quay
Scrap Yard
Timber Yard
Sloping masonry
SM
SM
Sloping masonry
SM
ETL
ETL
25.9m
26.5m
21.3m
17.4m
8.2m23.8m
30.2m
SHEEPFOLDS ROAD
SHEEPFOLDS NORTH BONNER'S FIELDPALMER'S HILL ROAD
FARRINGDON ROW
STREET
EASINGTON
Subway
Subway
Path
Path
Path
Path
Posts
Posts
Posts
LB
Bol
LB
Bol
DWBollard
DW
DW
DW
DW
Mud and Shingle
BISHOPWEARMOUTH 28.0m
STREETNILE
Green Street
PANN LANE
Lambton Street
Playground
40.5m30.8m31.4m
32.9m
31.1m
33.5m
Market Cross(site of)
SILKSWORTH ROW
FARR
INGDO
N RO
W
HIGH STREET WEST
STREET
PRESS LANE
LITTLE VILLIERS
CUMBERLAND STREET
QUEEN STREET
HighStreet West
CASTLE ST MARY'S WAY
LIVINGSTONE ROAD
AYRE
'S Q
UAY
ROAD
STREET
Post
Posts
PathLB
TCB
TCB
TCBs
LB
LB
El Sub
Sta
Dale Building
32
29
Mean Low Water
Mean Low Water
Mean L
ow W
ater
Ward Bdy
23
2
3
118116
1
97 98
19 5
5
13
9
51
31
Bank
51
52
Planet House1 to 91
241
Exchange
Bank
44
13
69
60
18
2
56
11
3
58
Bank
Job Centre
1
6
1 to 23
5
94
Depot
11
7 to 1
0
4
17
58
Planet House
Bridge House
24 to 29
1 to 3
1 to 91
11
Telephone
28
3
223
15
(PH)
3
6
17
The Bridges
133
33
58
10
53
214
103 to 105
2
110 112107 108
96
(PH)
99 11a
Central Hotel
Buildings
FB
243 to 246
187 to 193
205
202
68
21
216
47
198
217
Central
200
48
Custom
67
Warehouse
House
59
56
59
219
Phoenix
194 to 197
43
Bank
211
10
222
Club
34
2
St Mary's RC
Presbytery
242
Bank
16
Church
12
52 7
1
28
54
29
1
64 6
5 6
6
77 to 79
250
248 247
62
32 3
4
57
4
29B
18
2 1
House
229
PC
240
14
86 87 90 92
58
61
100
230
53
Roof Car Park
230a
1a
1b
35 t
o 42
SunderlandStation
43
46
49
MHW
8
6
Roof Car Park
Street
The Bridges
El Sub Sta
Roof Car Park
262
61
62
263264
66to
Gilb
ridg
e Hou
se
(PH)
Londonderry
287
(Gov
t Offi
ce)
Crowtree Leisure Centre
Wear View House(Govt Office)
Maritime Terrace
Roof Car Park
The Bridges
1 to 91Solar House
5
Maritime
Terrace
91010
59
Welw
orth W
ay10
58
68
ChurchMinster
St Michael's
76
Multi-storey Car Park
Market Hall
251254
253
12
14
2015
13
22b2221
131211
22a
10
35 34 33 3228 2627
2325 1522.5
17
16
18
14
PH
48
50
57
Ban
k
51 to 4
2a
4142
Maritim
e
The Bridges
259a
Sub Sta
260 261
259258
255 256
67 to 71 72
El
Ward Bdy
CCLW
Ward Bdy
5
1
Warehouse
MaltingCottage
1
2
Hart Court
1 to 18
19 to 2
0
St.Peter'sStation(Metro)
Bonners Raff
El Sub Sta
MHW
MHW
Mean High & Mean Low Water
River Wear
Mean Low WaterMean High Water
Mean High Water
River Wear
Mean Low Water
MLW
MLWMLW Mean High & Mean Low Water
Ward BdyCCLW
Mean High Water
Mean High Water
MLW
MHW
12
11
MLW
Warehouse
River Wear
Mean Low Water
MLW
10
9
23
40
El Sub Sta
7 9
3
1
8
El Sub
Shelter
5
1
PO
13
2
Hall
Sta
Darw
in Building
37
17
2
4544
1
38 to 43
22
Gilhurs
t Hou
se
4
8
1
40
1 to 17
Mean Low Water
9
39
12
3738
34
PH
10
3536
27
El Sub Sta
33
PH
18
15
University
Pasteur Building
20 to 2526
Shackleton House
Sub
(Govt Office)
26
Silksworth Row
PH
El
27
Sta
Mean High Water
MLW
6
1
12
8
4
25
19
14
21 to 25
3
28
Works
El Sub Stas
Ward Bdy
14
12
16
19a
18
15
17
5
278 to 284
6 to 1
0
19a
18
17
1415
Mean Low Water
29b
11
29a
29
Astral HouseThe Bridges
55
Roof Car Park
52
12
53
Buildings
3
Refuge
3 t
o 5
56
22a 22
17
23
28
16
13
44
Lynas
House
12
40
Warehouse
Old Post O
ffice
ThePlace
31
32
39
43
42
PH
Crowtree Leisure Centre
4
Magistrates' Court
308
Mean High Water
3
Almshouses
1
1
Mowbray
PH
Police Station
El Sub Sta
313312
PH
Buildings
1 to
6
1
(PH)
Victoria
El Sub Sta
Empire Theatre
21
PH
Hotel
El Sub Sta
1 t
o 3
Hutton Building
215
12
212
11
47
45
48
CountyCourt
Bank
Bank
Gillespies
220 218
27
28 to 3
2
23
23.5
24
6 5
26 4
PH
1 to 6The Athenaeum
2
28
27
26
25
19
18a
17
18
2
19
2
Digimap© Crown copyright/database right 2009. An Ordnance Survey/EDINA supplied service
1
1
2
3
4
5
32
5
4
Noise pollution from Metro and Wearmouth Bridge. This will have to be addressed within the development.
1
The area surround the site is heavily gratified and vandalised. These areas will reduce the impact of any development if
they are not improved.
2
Steep slopes towards the North make access difficult. Innovate design and access will be used to
overcome these problems, and make the riverside
accessible to wheelchair and push-chair owners.
Due to this, the area is currently under-used.
3
The views to the West are somewhat unattractive, with a large retail park
containing a B&Q Warehouse, PC World and Currys. The development will also be visible from these developments, and
across the area.
4
The existing road surrounding the site is undesirable. Large amount of traffic, including a number of lorries, make the A183 Livingstone Road very difficult to
cross for pedestrians. A architecturally high quality footbridge or a newly designed traffic flow will have to be considered.
5
Weaknesses
‧There are large amounts of derelict buildings surrounding the site, in the city centre, and on the North side of the River. These may reduce the impact of any development.‧Areas of the land could be contaminated by its previous land use as a brewery. Measures will have to be taken to ensure this is not a problem.‧Railings along the river bank are unstable and would require the application of safety measures.‧The development is overlooked from the North, East and West; therefore careful consideration will have to be taken.‧The buildings surrounding the site lack continuity.‧Access to the city centre from the site is unattractive. Work will have to be done to ensure the transition from the development to the city centre is a pleasant one.
Sunderland Vaux Site Analysis
Jennifer Bunce, Danuta Gewald & Alexander Wilson
Site Boundary and surrounding area
Scale: 1:2500 when poster printed at A1
N
Opportunities and ThreatsOpportunity Possible Threats
A blank canvas, meaning the site can offer things unique to the North East and Sunderland.
Create highly attractive waterside locations, and a café culture on the waterside, with the potential to support
Farmers/Sunday markets.
Strong local opposition to proposed site usage, therefore proceeds do not obtain planning permission. Strong legal
action from Tesco could also be a problem.
Nationwide planning president set by the developments. Because of the precedence it sets, no development is considered good enough, therefore no proposals are favorable with local and national planners alike.
To expand urban quarter of city, with new shops, entertainment and cultural aspects, and connect river, city
and Stadium of Light.The amount of public and private investment does not
occur, meaning plans have to be shelved.
Creation of attractive mixed use housing, providing student accommodation and affordable housing, as well as office
space.Too few house buyers, no companies willing to rent office
space.
Meet the policy aspirations of the area, including the Core Strategy and Urban design strategy.
Existing land owners (Tesco) do not agree to sell land, and enter legal battle with Sunderland Council
Create jobs in the local area. Especially needed for professionals to keep them in the area, due to lack of
professional jobs in the area, possible expansion of University of Sunderland, creating upto 3,000 jobs.
Lack of professionals to take up jobs in area, meaning workforce required does not materialise.
Regeneration of riverside and area surrounding it, meaning the area is now used, and becomes an integral part of the
regeneration
Site expansion is not allowed, and the surrounding area reduced impact of development, and needed
maintenance of area surrounding site does not occur.Increases International profile of Sunderland Site is contaminated through its previous use as a brewery.
★10.44 hectares to the North of the centre of Sunderland
★Former brewery site, close to Wearmouth Bridge and opposite bank of the River Wear to the Stadium of Light
★2 minute walk into Central Sunderland, with shopping, theaters, and a museum.
★5 minute walk/500m from Sunderland Railway Station, close to bus links, and 3 minute walk to closest Metro station.
★Attractive Riverside location, with great views to the North.
★Fully supplied with services, including High-speed Broadband, Water, Waste and Electricity.
★Large amounts of investment in the area.
★Sunderland and Newcastle Gateshead have recently won the bid to host the 2018 Football World Cup, and the Aquatic Centre has been selected as a potential training camp for the 2012 Olympics.
★In 2007, Outline Planning Permission was given, securing 167,250m² of developable floor space for office, residential and hotel uses with ancillary leisure and retail along with 1,970 car parking spaces.
Fact File
Strengths
The site offers great views, especially to the North, overlooking the river and large amounts of green space surrounding the
site. The development will take advantage of this.
1
Its proximity to the city centre allows it to extend the city centre of Sunderland,
attracting people, and adding to the city. It is also located between the city and the stadium of light, which holds 49,000.
2
3
The site is easily accessible by the current road and pedestrian network, either
along the South, or West.There is currently nothing on the site,
meaning any developers will find the area attractive to develop. The site is within a prime location within Sunderland.
4
Public transport to the site already exist, in the form of metro, bus and train links. Metro and bus links can easily be added to the site, as they run very close.
5
‧Use of the river in any developments, further attracting tourists. The river...‧Local support for the area to be improved.‧There are already large amounts of regeneration in the area, with Farringdon Row, Stadium Village Area, The Stadium of Light, Sunderland Aquatic Centre, Sunniside, Holmeside, City Centre, Former Glassworks and Sunderland Strategic Transport Corridor.‧High rate of broadband coverage in the area, attracting business.‧A number of other companies in the area, including Nissan and Nike.‧The main site is very flat, with only a 1meter change across the whole site.‧Extension of the site possible
Sunderland
A
B
1975 Vaux Brewery Opens1999 Vaux Brewery Opens
2001 Tesco buys former Vaux Site
2002 Tesco submits the application for new Store
2004 Tesco revises their plans to include mixed use
2005 Tesco appeals on grounds of non-determination
2006 Local Unitary Development Plan (UDP) is revised
2007 SoS grants outline permission for Sunderland Arc
There are many ideas about what to do with the development site. Some of them include using a facade on old buildings to improve the look of them (left), and a microbrewery and visitor centre on the site, to keep the heritage of the site, and create an attraction for Sunderland. Other ideas include:
★Entertainment square★Restaurants & Cafes along riverside★Civic buildings★Hotels
Showing how the site is connected by Metro, train and cycle routes. Sunderland is also well connected by many bus routes. This shows the site is places within an ideal location, and will be easily accessible by all.
Local Connections Map Principal Road NetworkNorth East England
Map showing major roads surrounding Sunderland, with key routes into Sunderland being A690, which links into
the A1(M), to London.
Wards within Suderland
Location of Vaux Site within Central Sunderland
Cross section of Site A-B
This cross section (shown on map) shows the site is very flat, meaning any developments will be constructed easily. Although there are slopes to the North, these could add to the
site.
Cross Section of site A-B
20
22
24
26
28
30
32
34
0 51 138 200 274
Distance from A towards B (Meters)
Heig
ht
(Mete
rs)
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Cross section of Site C-D
Cross section showing flat site, and drop towards River Wear.
C
D
These local policies are relevent to the Vaux Site:‧ CS – Core Strategy‧ LDS – Local Development Scheme‧ UDP – Unitary Development Plan‧ SCI – Statement of Community Involvement‧ AMR – Annual Monitory Report‧ SPDs – Supplementary Planning Documents‧ HADPD – Housing Allocations DPD‧ SHLAA – Strategic Housing Land Availability Assessment‧ SFRA – Strategic Flood Risk Assessment
9.4.11 Too much of the city centre is still occupied by unrealised regeneration sites, and the symbolic Vaux Brewery Site, the key to any vision of Sunderland re-born, has now been vacant for over a decade.
Core Strategy
Vaux- The development of the former Vaux brewery site is of fundamental importance to the regeneration and status of the central area. This dramatic site offers a unique opportunity to link the central area to the river and to establish high quality spaces and buildings of national and international architectural importance.
Sunderland Central Area Urban design strategy, p.122
Relevant Policies
Site History