Farringdon Row Development Framework - Interim Planning Policy - Sunderland City Council
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Farringdon Row Development Framework Interim Planning Policy July 2006
1.0 Introduction 1 Overview 3 Purpose of the Development Framework 3 Scope of the Framework 4 2.0 Site context 6 Baseline Position 6 Opportunities and Constraints 10 3.0 Vision statement 14 4.0 Development principles and parameters 16 Introduction 16 Mix of Uses 17 General Development Principles 20 Built Design 20 Scale and Massing 21 Layout 21 Public Realm and Open Space 22 Infrastructure, Servicing and Security 23 Sustainable Development 23 Accessibility / Connectivity 24 Gateways, Landmarks, Views and Vistas 27 Relationship with Surroundings 27 5.0 Phasing 30 The Need for Phasing 30 Building Sustainable Communities 32 Managing Housing Supply 33 Prematurity 33 6.0 Delivery and implementation 34 Delivery Vehicle 34 Role of Sunderland arc 34 Next Stages 34 Planning Application Requirements 34 Review 38 Appendix 1.0: Policy context 39 Appendix 2.0: Consultation Statement 49
If you require this document in an alternative format (i.e. braille, large print, audio tape etc) or in your own language, please contact The Planning Implementation Section on 0191 5531714 or by emailing implementation@sunderland.gov.uk Si vous avez besoin de ce document dans une autre langue que l’anglais, veuillez contacter “The Planning Implementation Section” (Département de Planification) au 0191 553 1714 ou en envoyant un message à implementation@sunderland.gov.uk.
Development Framework If you require this document in an alternative - i.e. braille, large print, own language, please contact Dan Hattle, Telephone (0191) 5531744 of Fax (0191) 5537893 e-mail Daniel Hattle@sunderland .gov.uk July 2006
1.0 Introduction
1.1 This Development Framework has been 1.3 Upon adoption of Alteration No. 2
prepared to assist in the proper planning as a Development Plan Document,
and redevelopment of land to the east of it is intended that this Development
Farringdon Row in Central Sunderland. Framework will be used as the basis
for the preparation of a Supplementary
1.2 The Development Framework has Planning Document for the Farringdon
been prepared to add detail to a land Row area.
use allocation set out in the Draft UDP
Alteration No. 2 (Central Sunderland)
Development Plan Document. It has been
approved as Interim Planning Policy and
will be used as a material consideration in
the determination of planning applications
for the redevelopment of the Farringdon
Row site.
River Wear
ear
Stadium
of Light
Wearmouth
armouth
uth
dge
Bridge
The Bridges
Figure 1.1Site Context Plan
11.4 The land to the east of Farringdon 1.5 The City Council and Sunderland’s Urban
Row forms part of a larger strategic Regeneration Company - Sunderland
regeneration area, which includes the arc - envisage that the comprehensive
Vaux site and Galley’s Gill/Festival Park. A redevelopment of this wider area will
location plan that identifies the Farringdon deliver a prestige mixed-use development.
Row development site, to which this
Development Framework relates, is
provided at Figure 1.2.
River Wear
B&Q
Main Farringdon Row Site
vehicular
route West Galley’s Gill/
Festival Park
Retail
Units Vaux Site
City Centre
Figure 1.2 Development Site Plan
21.6 The overall mixed-use redevelopment of
1.11 Policies in Alteration No.2 identify
Farringdon Row will be led by residential
Farringdon Row as part of a
and office uses, together with a hotel and
‘Comprehensive Development Site’ to
will include extensive public realm and
be redeveloped to deliver a mix of land
open space improvements.
uses. Draft Policy SA55A.2 supports a
residential and employment-led mixed
1.7 It is envisaged that the redevelopment of
use development, with retail, restaurant,
Farringdon Row will play a key part in the
leisure and hotel uses also being
overall achievement of the Sunderland
acceptable.
Strategy, 2004-2007, prepared by the
City of Sunderland Strategic Partnership,
1.12 Policy EC5A of Alteration no. 2 requires
and particularly the aims and targets for
that development proposals for the
improving the quality, choice and range of
designated ‘Comprehensive Development
housing in Sunderland.
Sites’, such as Vaux / Galley’s Gill/Festival
Park/Farringdon Row, should conform
Overview
with a comprehensive Masterplan for the
1.8 Historically, Farringdon Row has been
whole development area to be agreed
mainly occupied by business and
with the City Council. Sunderland arc
industrial uses. The adopted UDP policy
prepared the Vaux / Galley’s Gill/Festival
for the site, (Policy SA55) in essence,
Park/Farringdon Row Masterplan Strategy
seeks to maintain it for mixed commercial
in March 2004, which was endorsed
development including business use and
by the City Council in May 2004. The
other commercial uses such as hotel and
Masterplan Strategy provides an
leisure / restaurants.
appropriate framework for the preparation
and consideration of site-specific master
1.9 However, significant changes in the
plans and the determination of planning
centre of the City and the formation of the
applications for constituent parts of the
Urban Regeneration Company, along with
Vaux / Galley’s Gill / Farringdon Row
changes in Government policy, resulted
area. It also provides broad design and
in the UDP policies for the Central
phasing principles for the achievement of
Sunderland becoming out-dated, and
the comprehensive redevelopment of the
gave rise to the need to provide a robust
area.
planning framework for the regeneration
activities of Sunderland arc.
1.13 The Strategy Diagram, which relates to
the overall ‘Comprehensive Development
1.10 As a result, the City Council has moved
Site’ is shown at Figure 1.3. The
forward with preparing new policies,
Masterplan Strategy provides the strategic
which allocate appropriate land uses
development principles that have formed
on key regeneration sites within Central
an appropriate basis for the preparation of
Sunderland, including Farringdon Row.
this Development Framework.
These new policies are contained within
the Alteration No. 2 to the adopted UDP.
Purpose of the Development
Once adopted, Alteration No.2 will replace
Framework
certain policies of the UDP, including the
1.14 This Development Framework has been
Policy SA55 relating to land at Farringdon
prepared to provide interim policy that will
Row.
be applied when determining planning
applications for development proposals at
Farringdon Row.
3Scope of the Framework
1.15 The Development Framework has 1.19 The remainder of this Development
been prepared in the context of the Framework sets out:
emerging policies in UDP Alteration
No. 2 (Central Sunderland). Upon ▪ a description of the site and its
adoption of the Alteration No.2 as a setting, and a summary of constraints
Development Plan Document, the City and opportunities (Section 2.0);
Council will commence the conversion ▪ the strategic vision and objectives
of the Development Framework into a for the site (Section 3.0);
Supplementary Planning Document, ▪ the development principles and
in accordance with the requirements parameters which will ensure the
of Part 5 of The Town and Country proper planning and comprehensive
Planning (Local Development) (England) redevelopment of Farringdon Row,
Regulations 2004. In the meantime the including the mix of uses, design/
Development Framework will provide public realm, movement/accessibility
interim policy and will be treated and the relationship with the
as a material consideration in the surrounding areas (Section 4.0);
determination of planning applications. ▪ guidance on the phasing of the
overall development of Farringdon
1.16 In accordance with the Regulations, the Row, and the need for it to be rolled
City Council will record their intention forward sequentially from south to
to prepare a Supplementary Planning north, in order to create sustainable,
Document for the Farringdon Row area inclusive communities and achieve
in the City Council’s Local Development the comprehensive redevelopment
Scheme. of the area (Section 5.0); and
▪ the means of delivery and
1.17 This Development Framework sets out the implementation of development
parameters and development principles at Farringdon Row, and the
which are necessary and appropriate in procedural requirements to be
order to achieve the proper planning and followed in any planning application
redevelopment of Farringdon Row. These proposals (Section 6.0).
development principles and parameters
respond to economic/regeneration, 1.20 Appendix 1.0 contains a review of
planning and design policies at the the planning policy relevant to the
national, regional and local level, which redevelopment of the Farringdon Row
are summarised in Appendix 1.0. site, including the requirements of
current and emerging planning and
1.18 The Development Framework has economic development policy. It also
been subject to extensive consultation, includes relevant adopted and emerging
and finalised in accordance with the Development Plan policies, which have
City Council’s Statement of Community formed the basis for the preparation of this
Involvement (SCI). Details of this Development Framework.
consultation are set out in Appendix 2.0 to
this Development Framework.
4Figure 1.3 Masterplan Strategy
52.0 Site context
2.1 This section sets out the baseline position, 2.5 Building upon this permission, and in
including the development history of the line with adopted and emerging land use
site, its setting, and its existing features, policy for the area, detailed proposals for
as well as its accessibility and land Area A, to include residential and office
ownerships. It also provides a summary uses together with a hotel, are now being
of development opportunities and progressed by a private developer. This
constraints. A plan, identifying the site in first phase of development will provide
the context of its surroundings is set out at a high quality, landmark scheme, on the
Figure 1.1. most prominent part of Farringdon Row,
and act as a clear ‘signal of intent’ for
Baseline Position the redevelopment of the later phases.
Consequently, the detailed design of
Site History this development proposal will reflect its
2.2 Historically, Farringdon Row has been ‘gateway’ location and be determined
an area dominated by industrial and through the detailed planning application
commercial uses, with a coal depot, submission.
railway sidings, a forge, scrap yard and
rail workings having all been present. The Setting
legacy of these uses continues today, 2.6 As illustrated on the Site Context Plan
with such operations as a timber yard at Figure 1.1, Farringdon Row occupies
and vehicle scrapyard occupying sites a highly prominent location, between
within the development site, together Sunderland City Centre to the south-
with allotment gardens and areas of east and the River Wear to the north.
public open space which connect into the It is located to the north of the A1231
adjacent Galley’s Gill/Festival Park. (Silksworth Row) and to the immediate
east of Farringdon Row itself, and covers
2.3 Farringdon Row occupies a prominent an area of approximately 7.0ha.
‘gateway’ location into the City Centre,
overlooking the River Wear. Its 2.7 To the east lies Galley’s Gill/Festival Park,
redevelopment for a range of appropriate and the site of the former Vaux Brewery,
uses that support and enhance the which is now cleared for redevelopment.
Central Area will significantly contribute A number of commercial and community
towards achieving high quality urban uses, including a Police Station, the
regeneration. Magistrates Courts and office buildings,
are all located on the south side of the
2.4 As a first stage in the redevelopment A1231, to the south / south east of both
process, that part of Farringdon Row, the Farringdon Row and former Vaux
which fronts Silksworth Row and is closest Brewery.
to the City Centre, has now been cleared
for redevelopment, subject to the removal 2.8 A roundabout junction connecting the
of the remaining mobile phone shop from A1231 (Trimdon Street) and Farringdon
the site. Outline planning permission was Row lies to the immediate south of the
granted in November 2004 to Sunderland development site. The residential area of
arc for office and residential uses on this Millfield is located beyond this roundabout,
site (referred to in this Framework as and the University of Sunderland campus
‘Area A’ and illustrated on Figure 1.4). is further to the south, some 0.5km away.
62.9 Farringdon Row forms the western 2.10 The development site extends as far as
boundary of the development site, with a the cliff-top edge to the north, with the
retail warehouse park occupied by B&Q, River Wear located below. Sunderland
Halfords, PC World and Currys located Football Club’s ‘Stadium of Light’ and the
to the west. Further to the north-west, Sheepfolds industrial area are located
Ayre’s Quay and Deptford industrial uses on the northern side of the river, with the
dominate on land adjacent/close to the Wearmouth Bridge and Monkwearmouth
River Wear. Bridge to the east.
River Wear
AREA D
B&Q AREA C
Main Farringdon Row Site
vehicular
Galley’s Gill/
route West
Festival Park
AREA B
Retail
Units Vaux Site
AREA A
City Centre
Figure 1.4 Character Areas A-D
7Site Description
2.11 The site contains four areas of differing 2.13 There is extensive mature vegetation
characteristics. These areas, referenced on the eastern and northern slopes of
‘A-D’ on Figure 1.4, contain a mixture of the area. Existing pedestrian routes
primarily unrelated uses, as follows: run across, and adjacent to, the site,
connecting with the south bank of the
▪ Area A: (c. 1.39ha) the majority of the River Wear, as well as to the land to the
area has been cleared and levelled east (the former Vaux Brewery site) by
in preparation for redevelopment. way of a high level pedestrian footbridge
Whilst the area is relatively level, across Galley’s Gill/Festival Park.
there is a considerable drop along its
eastern side, down to Galley’s Gill; Accessibility
▪ Area B: (c.1.25ha) the area is 2.14 Farringdon Row lies in an accessible
roughly triangular in shape and is location, adjacent to a main arterial route
predominantly occupied by a vehicle into Sunderland City Centre and in close
dismantling business, with vegetation proximity to public transport facilities.
on the eastern boundary, sloping down
towards Galley’s Gill/Festival Park; 2.15 The development site, particularly at its
▪ Area C: (c.2.12ha) abuts the River southern end, is conveniently accessible
Wear along its north-eastern edge, on foot from the City Centre, and the
which comprises a vegetated sloping surrounding residential and commercial
bank, with a footpath and steps areas, via a network of pedestrian
leading down to the riverside and footways. The proximity of the site to the
Galley’s Gill/Festival Park. The south City Centre in particular ensures that it
eastern part is currently occupied by is highly accessible to a range of shops,
allotments, with landscaped public open services and recreation/leisure facilities.
space to the west. Overhead power
lines cross the area in a north-south 2.16 There are two cycle paths in close
direction, over the River Wear; and proximity to the development site, which
▪ Area D: (c.2.27ha) a linear area of link into the strategic cycle routes for
land, running from north-west to south- Sunderland, and, therefore, connect the
east, with the westernmost part in use area to South Tyneside, Washington and
as a timber yard and with a car repair Newcastle. There are also emerging
garage and storage premises beyond. proposals for a new pedestrian/cycle
The north-eastern part comprises a bridge linking the adjacent Vaux Site
10 metre high slope, falling away to with the north side of the River, including
a public footpath, which runs along Sheepfolds and Stadium Park.
the bank of the River Wear. A mobile
telephone mast is located within the 2.17 Vehicular access to the existing
area, adjacent to Farringdon Row. An commercial uses is from Farringdon
entrance to a disused rail tunnel is Row, which links to a roundabout junction
located along the southern boundary, with the A1231 Trimdon Street/Silksworth
where this area abuts Area C. Row, Hylton Road and Railway Row. The
A1231 is the main east-west transport
2.12 The majority of the Farringdon Row corridor on the south side of the River
site lies at a significantly higher level to Wear into the City Centre, and forms
Galley’s Gill/Festival Park (of around part of the main highway network in
30 metres at its highest point), as well Central Sunderland. As such, it connects
as the River Wear. It is, therefore, a Farringdon Row to the wider Sunderland
highly prominent and visible location, area via a number of other arterial
offering views itself of the wider area and routes and the Queen Alexandra and
particularly the river corridor. Wearmouth Bridges, as well as to the
A19 further to the west.
82.18 The Sunderland Strategic Transport and Wearmouth bridges and the A19
Corridor (SSTC) which will comprise a Hylton Bridge. In particular, the A1231 will
joint public transport/highway corridor, be upgraded and a new bridge provided
will also enhance access between key over the River Wear, at Claxheugh,
development sites, such as Farringdon approximately 2km to the west of
Row, the A19, and the wider Tyne and Farringdon Row.
Wear conurbation. The SSTC will upgrade
this existing route into the City, and
reduce traffic on the Queen Alexandra
River Wear
Main
B&Q Farringdon Row Site
vehicular
Galley’s Gill/
route West
Festival Park
Retail
Units Vaux Site
City Centre
Bus Stand
Figure 1.5 Location of Bus Stands
92.19 Within five minutes walk of the centre more specific opportunities in relation to
of the site (approximately 400m), there the redevelopment of Farringdon Row
are seven bus services, with a total will also need to be taken into account.
frequency of 24 buses per hour during These opportunities will be a material
the working week. Services provide consideration in the determination of
access to a variety of destinations planning applications at Farringdon Row
across Sunderland. The location of bus and are set out below in Policy FR1.
stands is shown on Figure 1.5.
FR1
2.20 Metro services are available from
Sunderland Central Station, the Park
2.24 The City Council will support proposals
Lane Transport Interchange and
for the redevelopment of Farringdon
Millfield Station on Hylton Road, which
Row where they are in accordance
lies less than 600 metres from the
with this development framework and
southern end of Farringdon Row. The
the applicants have demonstrated
Metro provides frequent services to
that the proposals incorporate and/or
destinations within Sunderland, as well
account for, the following site-specific
as destinations further afield, including
opportunities, where applicable:
Newcastle, Gateshead and South
Tyneside.
▪ The visibility of the site from both the
northern and southern approaches to
Opportunities and Constraints
the city centre;
2.21 The changes in planning policy
and economic strategies which are
▪ The prominence of the site from the north
bank of the river wear and from within
designed to achieve the renaissance
the Galley’s Gill / Festival Park parkland
and regeneration of Sunderland, the
areas;
visual prominence of the site on the
southern bank of the River Wear, its
▪ The site’s role as a ‘gateway’ to the city
centre from the west, and the potential to
location at the north-western gateway
reinstate a higher urban density;
to the City Centre, coupled with
the closure of existing businesses,
▪ The frontage to Farringdon Row, which
requires a street edge of an urban scale
have combined to present a major
and quality which properly defines this
opportunity to regenerate Farringdon
key route and creates a streetscape
Row.
that is mainly residential in character,
(particularly as developments come
2.22 Its location at the heart of Sunderland
forward on land towards the northern
makes the redevelopment of
end of the Farringdon Row site);
Farringdon Row and the nearby Vaux
site, along with the proposals for the
▪ The proximity of the Galley’s Gill / Festival
Park parkland and the amenity provided
environmental enhancement of Galley’s
by this green open space;
Gill/Festival Park, key to the delivery
of the urban renaissance of the City. It
▪ The existing public footpaths which
run through, and adjacent to, the site,
also presents the opportunity to assist
particularly east-west from the Galley’s
in the creation of sustainable new
Gill footbridge, that links to the former
communities and, on a wider scale, an
vaux site, and those down to, and along,
enhanced ‘City Region’.
the south bank of the River Wear;
2.23 The strategic vision set out below in
▪ Potentially dramatic long views into
farringdon row, which will be afforded to
Section 3.0, taken forward through the
those travelling along hylton road; and
application of the detailed development
principles set out in Section 4.0,
▪ Connections into and across the site,
which will enhance access to Galley’s
will ensure that this opportunity is
Gill / Festival Park and the visual amenity
maximised. However, a number of
of the river and views beyond.
102.25 A plan, illustrating these site-specific 2.26 Whilst presenting a number of important
opportunities, is included at Figure 1.6. opportunities, the redevelopment of
Farringdon Row must also have regard
to a number of local and site-specific
constraints, as set out in Policy FR2.
Stadium
Views up river of Light
Visual link
Aspect
to site
Visual link
River Wear
B&Q Rock outcrop
Main Farringdon Row Site Views down river
vehicular
Cliff
route West Galley’s Gill/
edge
to site Festival Park
(to be redesigned)
Pedestrian link to
Retail Vaux site and City Centre
Units
Vaux Site
Aspect Aspect
to site City Centre
Views to
City Centre
Aspect
Visual link
Figure 1.6 Opportunities Plan
11FR2 2.28 A plan, illustrating these constraints, is
included at Figure 1.7.
2.27 The City Council will support proposals
for the redevelopment of Farringdon 2.29 The opportunities set out above in Policy
Row where they are in accordance FR1 enable the formulation of high quality
with this Development Framework development proposals which contribute
and where the applicants have towards achieving a step change in
demonstrated that the proposals the quality of the urban environment
overcome, or account for, the following in Central Sunderland. However, the
constraints, where applicable: constraints which have been identified in
▪ The planned future improvements to Policy FR2 are to be taken into account
the A1231 Farringdon Row / Silksworth in these development proposals, and
Row junction, as part of the Sunderland have also informed the more detailed
Strategic Transport Corridor (SSTC); development principles set out in Section
▪ The significant change in land levels 4.0.
across the area, particularly along the
northern (river side) and eastern (Galley’s
Gill/Festival Park) edges, and between
the timber yard (Area D) and the adjacent
raised plateau, currently occupied by
open space and allotments (Area C);
▪ The ecological value of the area,
particularly the designated site of nature
conservation importance and wildlife
corridor, which run along the River Wear,
within the northern part of Farringdon
Row, and the need to ensure appropriate
mitigation against any adverse effects
arising from development;
▪ The mix of land ownerships, including the
scrap yard, allotments and timber yard
and the need to assemble this land and/
or work with the owners of these sites to
achieve comprehensive redevelopment;
▪ The overhead power lines which
currently cross through the development
site, including Area C, and span the
River Wear, and which will need to be
satisfactorily relocated;
▪ The disused railway tunnels, which run
beneath farringdon row and under areas
C and D; and the need to account for
these tunnels, both in terms of ground
conditions (building layout) and potential
heritage value;
▪ The mobile telephone mast located
within Area D, adjacent to Farringdon
Row; and
▪ The routes of existing utilities and
services which currently run through and
across the site.
12Stadium
of Light
River Wear
B&Q
Main Farringdon Row Site
vehicular
route West Galley’s Gill/
Festival Park
Retail
Units
Vaux Site
City Centre
Figure 1.7 Constraints Plan
133.0 Vision Statement
3.1 The redevelopment of Farringdon Row 3.5 This vision will be delivered across
is a crucial part of the City Council’s and Farringdon Row through the application
Sunderland arc’s vision for a ‘step change’ of the development principles and
in the quality of the urban of Central parameters which are set out in the
Sunderland. following section. A Development Concept
Plan, which provides an interpretation of
3.2 The overall vision for Farringdon Row is this vision statement for Farringdon Row,
to provide an opportunity for investors/ is included at Figure 1.8. The plan is for
developers, who will develop and illustrative purposes only.
regenerate the area to create a high
quality, attractive and sustainable living
and working environment. This will, in
turn, project a new quality of design FR3
and image for Sunderland, add a new
dimension to city-living within Central The City Council will give favourable
Sunderland, and contribute towards the consideration to proposals which
renaissance of the City as a whole. demonstrate a clear contribution
towards the vision statement set out
3.3 The vision for Farringdon Row should in the Development Framework for
be viewed within the context of the the Farringdon Row comprehensive
wider Vaux/Galley’s Gill/Festival Park/ development site
Farringdon Row area. The mixed use
redevelopments of both the Farringdon
Row and the Vaux sites should be
designed to make full use of their unique
riverside setting, and include dramatic
public realm improvements that create
a new sense of place and identity. Along
with other projects in the Central Area
involving Sunderland arc, including the
Holmeside Triangle and Sunniside/old
Sunderland areas, these developments
will support an integrated strategy for the
regeneration of Central Sunderland.
3.4 At the heart of the vision is the need
to ensure that the redevelopment
of Farringdon Row connects and
complements neighbouring land uses
and developments (particularly the
planned improvements to Galley’s Gill
and the redevelopment of the Vaux site)
and responds, in scale and density,
to its proximity to the City Centre. The
development should also connect with,
and embrace, a revitalised waterfront, as
well as the complementary development
initiatives along the north bank of the
River Wear.
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Figure 1.8 Development Concept (for illustrative Purposes only)
154.0 Development principles and function to the required uses as
parameters stated above, unless justified against
the requirements of policy S2A)
Introduction A2 financial and professional
services and
4.1 In order to achieve the strategic vision set A3 (restaurants, snack bars, cafes)
out in Section 3.0, and within the context A4 (pubs and bars)
of the relevant policies of Alteration No. D2 assembly and leisure
2 to the UDP, this section provides a C1 hotels
series of development principles and
parameters which should be incorporated Unacceptable
into development proposals for
Farringdon Row. As well as establishing B2 general industry
design standards, these principles B8 storage and distribution
and parameters seek to influence the
pattern of uses, movement and activity, Proposals for land uses not referred
and the experience of those who will to above will be considered on their
live, work and visit the area. They will individual merits having regard to
ensure development of a high quality, as other policies of the UDP.
necessary for this important, prominent
site. Infrastructure and public realm
components
4.2 This section of the framework expands
upon the requirements of Policy SA55A.2 Redevelopment proposals for the
of the draft Alteration No. 2 to the UDP. former Vaux/Galleys Gill/Farringon
Until its adoption within a development Row site should incorporate the
plan document, draft Policy SA55A2 will following key components:
provide interim planning policy as part of I) proposals to integrate the
this Development Framework, in so far as development with the city centre
it relates to Farringdon Row. retail core including improved at-
grade connections;
SA55A2 Ii) improved public access to the
riverside via a choice of pedestrian
The City Council will support a routes leading from St.Mary’s way,
residential and employment-led mixed- through the Vaux site and through
use development on the former Vaux/ Galleys Gill and improved access
Galleys Gill/ Farringdon Row site. along the river;
Iii) a retained element of open space
Land use adjoining the river, which is easily
accessible to members of the public
The following uses will be: Iv) land should be safeguarded for the
route of the sstc and associated
Required facilities
V) retention and enhancement of
B1 business Galleys Gill/Festival Park as public
C3 housing – 1450 dwellings (subject open space
to the requirements of policy H5A) Vi) provision should be made for the
route of a pedestrian/cycle footbridge
Acceptable over the River Wear, linking the site
with Sheepfolds
A1 retail (of an ancillary scale and
16Design requirements 4.4 A detailed Design Code has already
been prepared in respect of Area A
Development proposals for the former and proposals for this first phase of
Vaux/Galleys Gill/Farrindon Row site development will be determined in
should demonstrate the following accordance with this Design Code,
design qualities: through the submission of a detailed
planning application. Proposals for
▪ i) the provision of a high quality constituent phases of development within
pedestrian environment with active the site should accord with the following
frontages along St.Mary’s Way principles and parameters. In addition,
and areas fronting public realm. Sunderland arc in consultation with the
Consideration should be given to City Council will also prepare detailed
the realignment of St.Mary’s Way, Design Codes, which expand upon these
in order to improve the pedestrian development principles and parameters,
environment and reduce traffic impact; for developments on Areas B, C and D.
▪ ii) development of an urban
scale, character and mass; 4.5 The principles and parameters include
▪ iii) on the former Vaux site, car parking requirements set out in adopted and
for all uses except disabled and emerging Development Plan policies and
essential operational requirements, Supplementary Planning Guidance Note
should be concentrated in integral multi- 3: Design, issued by the City Council in
storey or undercroft car parking blocks 2002.
on the former Vaux brewery site. Car
parking associated with developments Mix of Uses
on the Farringdon Row site will be 4.6 The overall vision for Farringdon Row
required to be integrated into the overall is to create a high quality, attractive
development of the area so as not to and sustainable living and working
lead to any detrimental visual impact environment. This can be achieved
when viewed from the surrounding area through the development of new dwellings
and approaches to the city centre. which promote city centre living and
extend choice in the city’s housing market,
thereby contributing to a reduction in out-
4.3 The principles and parameters provide a migration from the area. It can also be
framework for the formulation of detailed achieved through the development of new
planning application proposals for the office accommodation, which strengthens
Farringdon Row site and, in doing so, the economic function of Central
provide specific guidance in relation to: Sunderland and the provision of other
ancillary facilities to support those either
▪ the mix of uses considered residing in, working in, or visiting the area.
to be appropriate;
▪ urban design and physical form of
development, including scale, massing
and layout, as well as works to create
an integrated, high quality public realm;
▪ measures required in order to ensure
ease of accessibility and connectivity
to/from, and within, the site;
▪ measures to ensure high levels of
sustainability are achieved, both in the
construction of buildings and in their
future on-going use/operation; and
▪ the relationship of the development
with the surrounding areas.
174.7 In accordance with Policy SA55A.2 of
the draft Alteration No. 2 to the UDP, the
mixed-use development of the Farringdon
Row site as a whole should comprise the
following principal uses:
▪ Class B1 office floorspace; and
▪ Class C3 residential - 450 dwellings.
4.10 A range of other uses which support
the principal uses and serve the new
residential and working community in the
area are also acceptable. These uses
may include any of the following:
▪ Class A1 retail, to meet
day to day needs;
4.8 A hotel development (Class C1) within the ▪ Class A2 financial and
southernmost part of the site may also professional services, for
form a principal use at Farringdon Row. example banks, estate agents
▪ Class A3, A4 and A5 food and
4.9 The ultimate balance of residential and drink uses, including bars,
commercial uses across Farringdon Row restaurants and cafes; and / or
may vary as development proposals ▪ Class D2 leisure uses.
come forward, and respond to the uses
that are established in earlier phases of
development. The balance of uses will
also be largely determined by changing
market requirements and any changes to
planning and economic policy which may
occur within the lifetime of the build-out.
This Development Framework is designed
with the flexibility to accommodate such
changes.
18Residential Use
4.11 The dwellings to be developed on the
Farringdon Row site should comprise
a mix of townhouses, maisonettes and
apartments, of a high quality appropriate
to their riverside setting and in accordance
with the design standards set out below.
This will assist in meeting a variety
of housing needs, accommodating
residents from a varied socio-economic
background, and thereby contributing to
the regional objective of reversing out-
migration from the main urban areas.
Hotel Use
4.13 The provision of a hotel development on
the southern most part of Farringdon Row,
within Area A would be a key component
of the overall redevelopment of the site.
Office Use Other Acceptable Uses
4.12 The proposed office floorspace will need 4.14 It is important that other uses complement
to be of a high quality, in order to provide existing facilities located within the wider
accommodation for a range of multi- area, and do not result in any adverse
national, national and regional companies. impact upon the vitality and viability of
This will raise the profile of Sunderland as any existing centres. They should be of
a business location, and help to achieve a relatively small scale in the context
the economic renaissance of both the city of the principal uses, (residential, office
and the wider region more generally. It will and hotel), and not create a significant
also assist in the creation of a vibrant city destination in their own right. It is,
centre office market. therefore, important that they are justified,
where necessary, in the context of
relevant policies at national, regional and
local levels, including PPS6, and Policy
S2A of Alteration No. 2 to the UDP.
19FR4
The City Council will give favourable ▪ developments should create a series
consideration to proposals for of neighbourhood spaces or “home
Farringdon Row where they are in zones” within and between blocks.
accordance with this Development
Framework and where the applicants Built Design
have demonstrated that the proposals 4.16 In terms of the design of the scheme(s)
accord with the following development brought forward on the site, all
principles and parameters set out development proposals are required to:
within the development framework,
under the following headings: ▪ demonstrate a high level of
architectural standard;
▪ General development principles; ▪ form a strong street line along the
▪ Built design; Farringdon Row frontage, and,
▪ Scale and massing; wherever possible, have facades which
▪ Layout; incorporate windows or other features
▪ Public realm and open space; that introduce animation at street level;
▪ Infrastructure, servicing and security; ▪ reflect the importance of Farringdon
▪ Sustainable development; Row as a ‘Gateway’ to the City Centre;
▪ Accessibility / connectivity; ▪ be constructed in high quality, durable
▪ Gateways, landmarks, and aesthetically pleasing materials;
views and vistas; and ▪ be designed to minimise repair,
▪ Relationship and surroundings. maintenance, energy and security
costs. The design should take
account of all estimated costs over
General Development Principles the whole life of the building;
4.15 The following general development ▪ be accessible, easy to move
principles should be incorporated into around, flexible adaptable and
scheme proposals: comfortable, attracting a favourable
response from all its uses;
▪ development should be of an ▪ wherever possible, multiple
urban scale, character and entrances should be used to
mass (Policy SA55A.2); animate the streetscape and
▪ development should create a mixed provide residential units with
neighbourhood with homes suitable for individual main door entrances.
people of different ages and economic
status, and include an imaginative mix
of housing types and sizes, to create
a balanced community (SPG3);
▪ developments should respond to, and
work with, the local topography, and
any existing trees and hedges (SPG3);
▪ overall, developments should create
a strong sense of place, with a
commitment to quality and detailed
design right through to the completion
and handover of the scheme (SPG3);
▪ developments should achieve an
appropriate integrated physical
infrastructure, linked to the
neighbouring uses and the character
of the surrounding area; and
20Layout
Scale and Massing 4.18 In respect of layout, developments at the
4.17 In respect of scale and massing, it is a Farringdon Row site should:
requirement that:
▪ create a series of neighbourhood
▪ developments achieve a suitably high spaces, or ‘Home Zones’ within and
density which offers a new quality of between development blocks, and
city life and creates a sense of place; ensure that private courtyards are
▪ developments relate to the unique set back from routes through the site,
topography of the site, providing combining hard and soft materials, with
emphasis to the cliff edges, and planting to soften their appearance;
accentuating the drama of the site; ▪ provide a high quality landscaped
▪ within Area A, a landmark pedestrian boulevard along the
building of up to 10 storeys eastern boundary, overlooking
above ground is developed; Galley’s Gill / Festival Park, laid
▪ within Area B, buildings should out so as to encourage walking /
decrease in height towards Galley’s jogging. The boulevard should be
Gill and form a strong frontage a minimum of 4.5 metres in width
to Farringdon Row. In general, and no greater than 11 metres;
buildings which front Farringdon ▪ have street edges that are defined by
Row should be up to 6 storeys in built forms or walls/fences, avoiding
height, decreasing to a maximum of 3 dead spaces, and use building
storeys on the Galleys Gill frontage; facades, entrances and boundary
▪ within Area C, buildings should, in walls to clearly define the street;
general, decrease in height towards ▪ be laid out so that public and
Galley’s Gill. The height of buildings private areas are clearly defined,
should reflect the topography of the site potentially through the use of
and take advantage of views of the river hedges, walls and gates (SPG3);
corridor. Area C provides a location ▪ ensure a reasonable degree of privacy
for a significant landmark building and adopt separation distances which
of up to 11 storeys in height; and maintain residential amenity (SPG3);
▪ within Area D, buildings should, in ▪ be laid out so as to maximise
general, increase in height towards the daylight and sunlight to dwellings
river edge, up to 6 storeys in height. as far as possible (SPG3);
214.19 The overall layout of Farringdon Row 4.21 While acknowledging the need for
should therefore, be formulated to ensure appropriate urban density, developments
that it: will also include a significant proportion of
private amenity and public realm space.
▪ is flexible and adaptable and Specifically, developments are required
easy to move around; which:
▪ makes provision for attractive,
lively, safe and accessible
public spaces and routes;
▪ promotes accessibility, permeability
and legibility, through ensuring that the
different elements connect with each
other and are easily navigable; and
▪ relates to Galley’s Gill / Festival
Park, with appropriate pedestrian
links into the area.
▪ create lively and animated public space;
▪ where possible, provide access
to gardens or balconies from
the main living spaces;
▪ deliver attractive, safe and clearly
defined public and private open
spaces, landscaped to a high standard,
and punctuated by furniture, tree
planting and other features, with
exceptionally high standards of ground
textures to pedestrian routes;
Public Realm and Open Space
▪ create new squares and viewing
areas, integral to the commercial
4.20 In order to ensure that flagship
and residential areas, linked by
developments are delivered on the site,
ground level pedestrian crossings;
it is essential that proposals incorporate
a high quality public realm. This should
▪ embrace works of public art and
other local character features, which
be designed to create the image and the
enhance the image and attractiveness
reality of a vibrant city, where people who
of the overall development;
live, work, and visit will congregate. It
should also provide an important amenity
▪ provide a series of viewing areas
at strategic points on the public
to occupiers of the residential and office
walkway on the Galley’s Gill /
uses, as well as visitors to the hotel and
Festival Park boundary of the site;
other supporting facilities.
▪ provide for children’s play space
and other amenity open space in
a suitable off-site location; and
▪ enhance the natural environment
along the riverside corridor.
224.22 The City Council and Sunderland arc are ▪ a high level telecoms system should
committed to completing a masterplan be provided to all buildings;
for the upgrading and improvement of ▪ underground services and conduits to
Galley’s Gill/Festival Park, in order to all buildings should, wherever possible,
increase its usage and function as a be positioned so as to minimise
provider of formal and informal recreation future disruption to hard landscaping,
space for local residents. In lieu of and be of sufficient capacity to
providing play space within the Farringdon accommodate future services wherever
Row development, developers will be this can reasonably be defined;
expected to contribute to the provision ▪ security facilities and procedures
and / or improvement of playspace within (for example, CCTV) should
Galley’s Gill/Festival Park. be included in the scheme;
▪ external lighting should be designed
to minimise light pollution and energy
consumption, and be integrated
into the design of buildings and the
landscape. Facades on Silksworth
Row and Farringdon Row should
include floodlighting of buildings;
▪ service and delivery access to
the different elements of the
development, including the office,
hotel, leisure and retail elements,
should be incorporated into the
design and layout of the scheme;
Sustainable Development
4.24 In general, all design solutions should
strive for environmentally conscious,
energy conscious, sustainable and
‘greener’ architecture. Development
proposals should, therefore:
Infrastructure, Servicing and Security
4.23 The following measures are necessary, in
order to ensure appropriate servicing and
▪ be constructed in high quality, durable
and attractive building materials,
security requirements for developments at
using efficient and sustainable
Farringdon Row:
building techniques and sources;
▪ overall, development proposals
▪ be designed to minimise maintenance,
repair, energy and security costs
should promote a sense of safety
over the lifetime of the building(s);
and security and incorporate, where
possible, natural surveillance (SPG3);
▪ embrace the principles of the
Johannesburg Summit by cutting
▪ all service areas should be concealed
greenhouse gas emissions,
from view behind walls or gates,
reducing pollutants, conserving
while allowing ease of collection /
resources, encouraging recycling
delivery access and away from main
and allowing a prosperous and
entrances, avoiding odours and
secure economy to flourish;
noise affecting residents / visitors;
▪ building services should be located
▪ be designed so that their orientation
maximises solar gain, to provide
in visually impermeable, screened
protection from prevailing winds
enclosures, that are integrated into
and to respect the landscape
the design of the buildings, and refuse
and townscape context;
storage provision should be made
within buildings, with ease of access for
all users, in accordance with the City
Council’s waste disposal requirements;
23Accessibility / Connectivity
▪ be audited against sustainable 4.25 The vision for Farringdon Row is that the
assessment programmes such as comprehensive development benefits
BREEAM and Eco-Homes (English from a high level of connectivity, both
Partnerships). They must achieve a within the development area itself, and
“very good” rating or better. Energy with surrounding areas. The development
design advice should be sought should capitalise on the significant
early in the design process; improvements in public transport
▪ consideration should be given to the accessibility in the City Centre that
use of design materials from renewable have resulted from the opening of the
sources and should have a “low Sunderland extension to the Tyne and
embodied energy”. Materials should Wear Metro.
be sourced locally where possible;
▪ consider low energy solutions and 4.26 The detailed requirements to ensure the
alternative energy solutions, such connectivity and accessibility of the site
as CHP plants, solar panels, photo for those travelling on foot, by cycle, by
Voltaire cells, wind power or biomass public transport and by car are set out
heating, heat exchangers etc; below.
▪ minimise the heating demand
in the heating season by use
of solar gain principles;
▪ use daylighting or natural light (to Movement
minimise artificial lighting) through well ▪ developments should be integrated
designed windows and roof lights; with movement routes, and have
▪ incorporate recycling storage layouts that are well connected
facilities for waste; and and which do not restrict people’s
▪ consider the use of water conserving choice of how to travel (SPG3);
devices and rainwater recycling in ▪ development proposals should provide
order to reduce water consumption appropriate infrastructure within the
site, which affords priority to pedestrian
and cycle movements, and enhances
access to and along the riverside;
▪ connections should be provided from
the site to longer distance pedestrian
and cycle routes, and enhance linkages
to the City Centre across the A1231;
24Public Transport
▪ the use of public transport should be
encouraged, utilising the high levels
of accessibility by bus and metro/rail
available in the City Centre; and
▪ convenient pedestrian access should
be secured to bus stands which are
located along the A1231 Trimdon Street/
Silksworth Row, and other services
which run in the vicinity of the site.
▪ priority should be afforded to pedestrian
movement through the provision of
segregated, safe and secure pedestrian
routes linking the different phases of the
overall development area, as well as
the different elements of these phases,
with provision for the mobility impaired;
▪ provision should be made for improved
public access to the riverside from
the development area and the A1231
Trimdon Street/Silksworth Row to
the south, via a choice of routes;
▪ the existing footbridge linking
Farringdon Row with the Vaux Site to
the east, across Galley’s Gill/Festival Cycling
Park, should be retained and enhanced; 4.27 The aim of maximising accessibility
▪ enhanced pedestrian routes should be within and to/from the site on cycle will be
provided to the wider City Centre, as promoted through:
well as other areas surrounding the site,
including the residential area of Millfield ▪ the provision of an adequate number
and the adjacent retail warehousing and of cycle racks within each of the
commercial/industrial premises; and residential, office and hotel elements
▪ legible and attractive direction of the proposal, as well as the other
signs should be provided, in co- supporting retail/leisure facilities;
ordination with other public realm ▪ a cycle-friendly layout of the internal
features, such as street furniture. road through the development, with
segregated routes where appropriate;
▪ connections with the existing cycle
paths in the vicinity of the site, in
order to link with the City’s Strategic
Cycle Network, other multi-use routes,
and the National Cycle Network;
▪ enhancement of the existing
footbridge across Galley’s Gill/Festival
Park to cater for cyclists; and
▪ new and enhanced pedestrian
and cycle linkages to other public
transport facilities within Sunderland
City Centre, including Sunderland
Central station, and the Park Lane
Public Transport Interchange.
25▪ an average of 1 car parking space
per dwelling should be provided if the
development lies within 400 metres
of a Metro Station, whilst an average
of 1.25 car parking spaces should
be provided for dwellings that are
located between 400-800 metres of a
Metro Station. These standards are
maximum and are based on averages
over the development site area;
▪ one cycle storage space should
be provided per dwelling;
▪ one parking space per 50 sqm,
and one secured cycle storage
space per 200 sqm, of office
space should be provided;
▪ car parking provision should take
into account the needs of those
living in the dwellings, and be well
Vehicles and Car Parking integrated with the overall layout
4.28 The level of car parking provision and be secure, including on-street
should be in line with relevant national and/or communal parking (SPG3);
and local policy guidance and balance ▪ car parking should not be visibly
urban regeneration, environmental and intrusive, when viewed from Silksworth
accessibility factors within the context of Row or Farringdon Row, and any above
an integrated and sustainable transport ground car parking for commercial uses
system. Car parking provision for the should be designed into the scheme;
different phases of the Farringdon Row ▪ car park entrances should incorporate
development should reflect their location controlled access gates, and these
and proximity to the City Centre and and other elevational treatments
accessible alternative modes, particularly to car parks should, where
the Metro. In particular, it is essential that possible, be visually impermeable,
it reflects the need to promote use of non- in order to enhance security;
car modes of transport as far as possible. ▪ measures should be implemented to
reduce the level of non-essential traffic,
4.29 All developments will be required to avoid both along Farringdon Row and within
the establishment of an environment that the site itself, in order to improve the
is dominated by parked vehicles. quality of the pedestrian environment;
▪ access roads into the development
4.30 Specifically, area should be taken from a number
▪ car parking will be required to of priority junctions along Farringdon
be integrated into the overall Row, with no direct access from the
development of the area, so as not A1231 Trimdon Street/Silksworth Row;
to lead to any detrimental visual ▪ improvements should be made to
impact when viewed from the the junction of Trimdon Street and
surrounding area and approaches to Silksworth Row along the A1231,
the City Centre (Policy SA55A.2); as appropriate, to ensure that
the traffic generated through the
development can be accommodated;
26▪ all highway works should be
undertaken in a manner that integrates ▪ a high quality built form is achieved
with future plans for improving the at the frontage corner of Silksworth
Trimdon Street corridor into the City Row and Farringdon Row, reflecting
Centre (as part of the SSTC), with its ‘gateway’ location and creating
no direct access from the ring road. a major sense of arrival. This
▪ the operation of non-residential ‘landmark’ building must extend to
car parking will be the subject of at least six storeys but not be higher
arrangements to be agreed with the than 10 storeys above ground;
City Council, together with other ▪ landmark structures are provided at
measures identified by Travel Plans appropriate and visually prominent
as appropriate (see Section 6.0). locations elsewhere within the
development area, including the point
where Galley’s Gill/Festival Park
meets the River Wear corridor;
▪ visual links, as well as physical
connections, are reinforced by
the use of surface materials and
variations in finish and colour.
Relationship with Surroundings
4.32 Farringdon Row overlooks the Galley’s
Gill / Festival Park area, which is located
to the immediate west of the Vaux site.
Galley’s Gill / Festival Park is a heavily
planted area, which serves as a significant
green amenity space beside the River
Wear. The former industrial use of the
Gateways, Landmarks, Views and site, for loading coal onto barges, is still
Vistas evident from archaeological remains,
4.31 In order to ensure that the development particularly at the river’s edge.
potential of the site is maximised, it will
be important for the design and layout 4.33 The Vaux Site extends to about 10
to have regard to gateways, landmark hectares. A Master Plan for the site,
buildings, views and vistas. It will prepared by CZWG architects on
therefore, be necessary to ensure that: behalf of Sunderland arc, envisages tall
buildings edged by new gardens towards
the river, connecting to the existing
riverside parkland. At the heart of the
redevelopment of the Vaux Site will be
a lively commercial area including bars,
restaurants and other public facilities. The
Vaux development is planned as a lively
community within buildings of international
quality, on a site with superb views over
Sunderland and the River Wear and
connected to the north bank of the river by
a new footbridge.
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