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SCIENCE CENTRAL

Planning StatementApril 2012

Enabling Works and Interim Uses Full Planning Application

295625 EVT EMS PL01 D

http://pims01/pims/llisapi.dll/open/1499068789

13 April 2012

Science Central Interim Site Uses and Enabling Works (including Diana Street) Planning Statement

April 2012

1NG

Mott MacDonald, St Ann’s Wharf, 112 Quayside, Newcastle Upon Tyne NE1 3DX, United Kingdom

T +44(0) 191 261 0866 F +44(0) 191 261 1100, W www.mottmac.com

2nd Floor, Citywall, Citygate, St James Boulevard, Newcastle upon Tyne. NE1 4JH

295625/EVT/EMS/PL01/D 13 April 2012 http://pims01/pims/llisapi.dll/open/1499068789


Chapter Title Page

1. Introduction 1

1.1 Outline ___________________________________________________________________________ 1

2. Site Description 2

2.1 Site Location _______________________________________________________________________ 2

2.2 Site Detail _________________________________________________________________________ 3

2.3 Surrounding Area and Character _______________________________________________________ 4

3. The Proposed Development 7

3.1 Outline ___________________________________________________________________________ 7

3.2 Project objectives ___________________________________________________________________ 7

3.3 Proposed works ____________________________________________________________________ 8

3.3.1 Enabling Works_____________________________________________________________________ 8

3.3.1.1 Site Access and Egress ______________________________________________________________ 8

3.3.1.2 Site Compounds ____________________________________________________________________ 8

3.3.1.3 Initial Enabling Works ________________________________________________________________ 8

3.3.1.4 Coal Extraction Works _______________________________________________________________ 8

3.3.1.5 Westgate Junction __________________________________________________________________ 9

3.3.1.6 Corporation Street___________________________________________________________________ 9

3.3.1.7 Establishment of the Interim Site Uses ___________________________________________________ 9

3.3.2 Interim Site Uses___________________________________________________________________ 10

3.3.2.1 Access Network ___________________________________________________________________ 10

3.3.2.2 Science Square____________________________________________________________________ 11

3.3.2.3 Knowledge Square _________________________________________________________________ 12

3.3.2.4 Parkland _________________________________________________________________________ 12

3.3.2.5 Community Garden_________________________________________________________________ 12

3.3.2.6 Reclamation Greening ______________________________________________________________ 12

3.3.2.7 Temporary Lighting and Furniture______________________________________________________ 13

3.3.2.8 Tree Planting______________________________________________________________________ 13

3.3.2.9 Opportunities for Public Art ___________________________________________________________ 14

3.3.3 Decommissioning __________________________________________________________________ 14

4. Planning History 15

4.1 Science Central____________________________________________________________________ 15

4.2 Other Developments ________________________________________________________________ 15

5. The Development Plan 16

5.1 Outline __________________________________________________________________________ 16

5.2 National Policy Context______________________________________________________________ 16

5.2.1 The Presumption in Favour of Sustainable Development____________________________________ 16

5.2.2 Definition of Sustainable Development __________________________________________________ 16

5.2.3 The Core Principles ________________________________________________________________ 17

5.2.4 Economic Activity __________________________________________________________________ 18

5.2.5 Good Design______________________________________________________________________ 18

5.2.6 Planning for Healthy Communities _____________________________________________________ 18

Content



5.2.7 Climate Change, Flooding and Coastal Change___________________________________________ 19

5.2.8 The Natural Environment ____________________________________________________________ 19

5.2.9 Historic Environment________________________________________________________________ 19

5.2.10 Minerals _________________________________________________________________________ 19

5.3 Regional Policy Context _____________________________________________________________ 22

5.4 Local Planning Policy Context_________________________________________________________ 24

5.4.1 Newcastle upon Tyne Unitary Development Plan__________________________________________ 24

5.4.1.1 Land Use Designations______________________________________________________________ 24

5.4.1.2 Mineral Extraction and Unstable Land __________________________________________________ 25

5.4.1.3 Opencast Coal Mining_______________________________________________________________ 25

5.4.2 Emerging Local Development Framework _______________________________________________ 26

5.4.2.1 Newcastle-Gateshead One Core Strategy 2030 – Consultation Draft January 2011 _______________ 27

5.4.2.2 Urban Core Area Action Plan – Preferred Options Report ___________________________________ 27

5.5 Other Relevant Strategies / Programmes ________________________________________________ 29

6. The Case for Approval 30

6.1 The Principle of Development_________________________________________________________ 30

6.1.1 Initial enabling works________________________________________________________________ 30

6.1.2 Excavation and coal extraction ________________________________________________________ 30

6.1.3 Levelling works ____________________________________________________________________ 31

6.1.4 Interim site uses ___________________________________________________________________ 31

6.2 Design, Townscape and Visual Amenity_________________________________________________ 31

6.2.1 Townscape _______________________________________________________________________ 31

6.2.2 Visual Impact _____________________________________________________________________ 31

6.2.3 Design___________________________________________________________________________ 32

6.3 Historic Environment________________________________________________________________ 32

6.4 Biodiversity _______________________________________________________________________ 32

6.5 Geology and Contaminated Land ______________________________________________________ 33

6.6 Flood Risk and Drainage ____________________________________________________________ 33

6.7 Noise____________________________________________________________________________ 33

6.8 Traffic and Transport________________________________________________________________ 34

6.9 Air Quality ________________________________________________________________________ 34

6.10 Conclusion _______________________________________________________________________ 34

Appendices 36

Appendix A. Consultation Statement______________________________________________________________ 37



1.1 Outline

This planning statement presents an assessment for the Science Central enabling works including coal

extraction and site interim uses.

Section 2 introduces the site and details the surrounding character. Section 3 sets out the context for this

planning application and the project objectives. Section 4 sets out the planning history of the site. Section 5

sets out the development plan for the application. Section 6 provides an assessment of the proposed works

against the development plan and planning history. The Consultation Statement for the scheme is

presented in Appendix A.

1. Introduction



2.1 Site Location

Figure 2.1 shows the location of the site within the city of Newcastle upon Tyne. The site is situated in the

city centre, to the west of the Newcastle United Football Club’s stadium, St James Park, and was formerly

the location of the Tyne Brewery. The site is approximately 10.17 ha in size and slopes west to east from

75m AOD to 57m AOD. It is bounded by Pitt Street to the north, partially by Corporation Street to the south,

Wellington Street to the east and Diana Street to the west. The site is surrounded on all sides by roads and

then business premises and some residential areas.

Figure 2.1 Site Location Plan

Source: Ordnance Survey © Crown copyright 2001 All rights reserved. Licence number 100026791

2. Site Description



2.2 Site Detail

Figure 2.2 illustrates the site in further detail and presents the red line site boundary of the proposed interim

site uses and enabling works. Coal extraction works will not cover the entirety of the site area depicted in

Figure 2.2; the approximate extent of the likely extraction is shown in Figure 2.3 overleaf.

Figure 2.2 Site Location Boundary

Source: Mott MacDonald Drawing Number MMD-283831-C-DR-00-XX-6008 Rev P3



Figure 2.3 – Anticipated Extent of Proposed Coal Extraction (shown in green shading)

Source: Mott MacDonald

2.3 Surrounding Area and Character

The site is bounded by a number of streets and different styles of buildings and uses; the southern

boundary adjoins the rear of Cross Villa Place and part of Corporation Street, west of the junction of those

two streets.

Cross Villa Place is characterised by three sets of three-storey terraces of houses, the rears of which face

the southern part of the site. Some of the dwellings have rooms set within the roof space and/or tenements

at the rear; all look north – north-east over the site, towards the Milburn Stand of St James Park. Some of

the houses are back-to-back in style and have commercial premises sub-divided at the front, facing

Westgate Road to the south.



Corporation Street dissects the south-east corner of the site and forms the western end of the southern

boundary of the site. It has four single-storey, gable ended workshops and a number of rear entrances to

properties on Westgate Road behind. Westgate Road slopes down from west to east. On the corner of

Westgate Road and Corporation Street, opposite Buckingham Street, is Westgate Hall, a triangular Grade

II listed building, built in 1902 as a mission hall in the Free Art Nouveau style in rock-faced sandstone. The

building is primarily four-storeys but has a five-storey tower on the primary corner with an octagonal cupola.

To the south of Westgate Road, is the Summerhills Conservation Area which is based around a late

Georgian residential suburb which contains a number of listed terraces centred on an informal open space

and garden plots. However, the site is not predominantly visible from the Conservation Area.

Buckingham Street runs along the southern part of the western boundary. There is a single-storey multi

flat-roofed building, opposite which is a terrace of two-storey converted commercial properties. There is an

area of open land between these commercial buildings and the next building on the corner, where

Buckingham Street becomes Diana Street, on the corner of Abinger Street. Through the area of open

space Todds Nook flats and two neighbouring tower blocks can be seen (each approximately twenty-

storeys), which are located on Mansfield Street and Vallum Way to the west.

Diana Street forms the western boundary of the site. It has two rows of two-storey terraced housing, again

some with rooms in the roof, which overlook the mix of commercial buildings opposite and the site beyond.

These commercial buildings are within the application boundary and are accessed from Colliery Lane and

Oakes Place, off Diana Street. To the north of the houses on Diana Street is another area of open land with

some mature trees growing on it. There are views through here to Mansfield Place to the west.

On the junction of Douglas Terrace and Diana Street is a two storey dwelling and to the north of that is a

single and two-storey building, home to Arthur’s Hill Clinic.

The north-west corner of the site is defined by the junction of Diana Street with Pitt Street. Opposite the

north-west corner of the site on Diana Street is the start of another terrace of two-storey dwelling houses,

some with rooms in the hipped roofs. At the western end of Pitt Street are some single storey commercial

units, which the houses on Diana Street back on to. Adjacent to the commercial units is the former pub

“The Greyhound”, set on the corner of Pitt Street and Spring Gardens Lane. Between Spring Gardens Lane

and Spring St is the rear of a block of maisonettes, which have views southwards over the site. The eastern

end of Pitt Street, adjacent to the site has a set of two-storey, low-roofed houses, with commercial uses at

on the ground floor and two sets of single-storey garages. To the north-east of these commercial units is

Leazes Park, which forms part of the Leazes conservation area. However, it is not readily visible from the

site.

Wellington Street forms the eastern boundary from the junction with Pitt Street and is lined with lime trees

(Tilia vulgaris). The three five-storey blocks of flats on Pitt Street (to the east of the junction) can be clearly

viewed from the site. Wellington Street slopes down to the south, towards the main entrance to the site.

Opposite the main entrance is the junction with Heber Street and the development site for the new

business school and university students’ accommodation. To the south are some two-storey commercial

premises with car parking, including the gable ended “People’s Kitchen” (a Grade II listed building) and tyre

garage. The tyre garage is on the northern side of the large, open, junction between Wellington Street,

Corporation Street, Bath Lane and Blenheim Street.

The length of Blenheim Street from the junction with Corporation Street and Wellington Street to the

junction with Cross Villa Place forms the south eastern side of the site. On the eastern side of the junction

of Blenheim Street with Bath Lane in City Gate, a seven-storey modern office block. To the south of that is



an eight-storey modern block of flats, finished in multi-stock brick. Opposite the junction with Cross Villa

Place are some two and three storey commercial premises, stepped below the level of the main road, on

the edge of Newcastle’s China Town area.

As described above, the site is very much on the fringe of the city centre, with commercial and dense

residential uses on the southern and eastern sides around Blenheim Street and Corporation Street,

changing into a high residential character area to the north and west, around Diana Street. The height of

buildings also falls from eight storeys to two-storeys from southeast to north-west, as the topography of the

land rises.



3.1 Outline

The applicant is proposing to submit a planning application to Newcastle City Council (NCC) for the

proposed interim site uses and enabling works for the Science Central site. This application differs from the

previous application, in that it includes additional land between Colliery Street and Diana Street, the

demolition of the Diana Street properties and extraction of coal in that area. It is intended that the proposed

interim site uses would encourage long term commercial growth on the parts of the Science Central site

which will not be developed as part of the Phase 1 works.

In addition, 1NG, is intending to extract coal from the near surface coal seams on the site as part of the

remediation and enabling works, prior to establishing the interim site uses, commencing Phase 1 works

and the future redevelopment of the Science Central site. Extracting the coal will allow the future use of

valuable coal resources and negate the requirement for the grouting of old mine workings. Following

compaction, the works will provide desired site development levels in line with the approved masterplan for

the subsequent developments, allowing the reuse of spoil already on site rather than it being sent to landfill.

It is likely that the enabling works will take place during normal office hours from Monday to Friday, with

excavation plant repairs and maintenance taking place on Saturdays. Access to the site will from

Corporation Street and onto Wellington Street / St James Boulevard during both the coal extraction phase

and the construction of the interim site uses. During operation of the interim site uses, access into the site

will be from the upgraded junction of Westgate Road and then off Corporation Street

The red line boundary for the proposed works, and therefore the planning application boundary for the

purposes of this application, is within the boundary of the site covered by the previous Science Central

Outline Planning Application (OPA) (as illustrated in Figure 2.2 above).

3.2 Project objectives

The objectives of the enabling works are to:

� remove buried obstructions, such as tanks and mine workings;

� extract up to approximately 66,250 tonnes of coal from two near-surface coal seams;

� backfill the resulting void, using newly excavated materials and existing demolition materials currently

stockpiled on site (there is not anticipated to be a requirement to bring in further fill material), to required

Masterplan levels; and

� provide a homogeneous surface at the required level for the proposed above ground development

works.

The objectives for establishing the interim site uses are to:

� create an attractive and useful interim landscape which provides opportunities for community

engagement, helps attract future developers and enables the site to be used as a temporary open

space;

� provide a focal point for visitors to give information on wider site activities; and

� provide access to and through the site to establish key linkages with the surrounding community, the

University, the football stadium and other city centre facilities and new developments.

3. The Proposed Development



3.3 Proposed works

3.3.1 Enabling Works

The exact construction methodology for the coal extraction works will be determined upon appointment of

the construction contractor, therefore a number of “worst case” assumptions have been made and these

are clearly stated in the following section.

It is estimated that the enabling works would be undertaken over a period of approximately 45 weeks. This

broadly includes the following activities:

� mobilisation works including establishing offices, working areas and securing the site;

� a maximum of 35 consecutive weeks of coal extraction;

� backfilling and levelling; and

� demobilisation.

It is assumed that the works will take place from Monday to Friday, 08.00 till 18.00 and Saturday 08.00 to

12.30. Any working on site on Saturday will be limited to repairing and maintaining equipment.

3.3.1.1 Site Access and Egress

As shown in the accompanying application drawings, the proposed site access/egress for staff and

deliveries, for the duration of the construction phase is via to entrances on Corporation Street. This will

allow site traffic then to travel on to the A189 St James’ Boulevard and the wider Tyne and Wear freight

network.

Upon completion of the enabling works and coal extraction works, the eastern end of Corporation Street

will be stopped up and removed as part of the establishment of the interim site uses.

3.3.1.2 Site Compounds

The site compound for the duration of the works is anticipated to be within the site boundary. However, if

the appointed contractor decides not to extract coal to the south of Corporation Street, then this area may

present an alternative site compound location.

3.3.1.3 Initial Enabling Works

Limited demolition works will be undertaken during the first phase of works, which will involve the

excavation, removal and crushing of concrete hardstanding at the site. Works will include demolition of the

electricity substation, the disused security booth and the Diana Street properties, some service diversions

mainly for site drainage, removal of concrete ground obstructions and remediation of contamination hot

spots.

3.3.1.4 Coal Extraction Works

The current programme indicates that the coal extraction works may correspond with Olympic football

matches due to be held at St. James’ Park between 26 July 2012 and 4 August 2012. Once the Contractor

has been appointed and the programme of works has been finalised, provision will be made for the site to

be shut down for the duration of this period, if required, to ensure minimal disruption to the Olympic events.



Following the site mobilisation period, it is proposed to excavate the site in strips, an indication of the coal

seams is provided in the accompanying application drawings. The location, orientation, sizing and timing of

the coal excavation strips are not known at this stage as it will be dependent on the working methodology

proposed by the appointed Contractor; however, it is assumed that the strips will be excavated to a depth

of approximately 15m.

It is assumed that the following activities will be required to extract the coal from a specific strip:

� remove overburden with bulldozers;

� remove the coal seam using bulldozers;

� the coal will be loaded into dumper trucks for transportation within the site boundary;

� coal will be shredded and processed on site; and

� processed coal will be loaded on to HGV’s to be transported off site.

The estimated recoverable quantity of up to 66,250 tonnes of coal is available on the site which will result in

the excavation of approximately 3,000 tonnes of coal per week which will be transported off site using 29t

wagons. It is assumed that there will be 10 transport movements per hour for the duration of the coal

extraction works, this includes transporting the coal off site and other site deliveries. Further details are

provided in the Transport Statement (Mott MacDonald, 2012), presented in Volume IV of the accompanying

Environmental Statement.

As the site is being worked in strips there will be minimal overburden stockpiles onsite. The overburden

extracted from the first strip will be stockpiled and stored for the duration of the coal extraction works and

used to backfill the final extraction strip. For all other strips, overburden from the new strips will be used to

backfill the previous one. Overburden may also be used to construct temporary noise bunding in the area

to the south of Corporation Street, should coal extraction be undertaken in this area. The current stockpile

of material located to the north of the site will also be used to backfill the excavations to achieve the desired

site levels, as detailed in the Science Central Masterplan.

3.3.1.5 Westgate Junction

Proposals for the Westgate junction have been developed by NCC Technical Services and Mott

MacDonald. These works are required to improve vehicular access to Corporation Street and the wider

Science Central site, from Westgate Road. The proposed works will therefore form part of the permanent

works for this junction. However, there is a likelihood of disruption and damage to footways from the future

developments, and from site traffic, therefore interim treatments are proposed for the footways. In the areas

where future disruption is expected bitumen macadam surfacing is proposed as an interim measure.

Permanent kerbing will however be introduced throughout this area.

3.3.1.6 Corporation Street

To assist in the preparation of Plots 1 and 8 for future development, the eastern end of Corporation Street

will be stopped up and removed as part of establishing the interim site uses. It is intended that the eastern

end of Corporation Street will be terminated at a turning ‘hammerhead’ and the former road corridor will be

re-graded and subject to reclamation greening.

3.3.1.7 Establishment of the Interim Site Uses

Upon completion of the coal extraction works and the site grading to the required level, works will

commence on establishing the interim site uses. Whilst these works are considered to be part of the



construction phase for the purposes of this application, it is considered that they will be relatively limited in

nature and will include establishing a pedestrian access network, a car park off Corporation Street, and

landscaping, tree planting and greening. This is shown on Figure 4 in Volume III of accompanying ES and

described in more detail below.

3.3.2 Interim Site Uses

For the purposes of this application, it assumed that the operational phase refers to the completed interim

site uses i.e. once all works to establish the interim site uses are completed. Details relating to the interim

site uses below are based on information prepared by Land Use Consultants in the Landscape Strategy.

Further details of the Landscape Strategy are provided in Section 6 of the accompanying Design and

Access Statement. The layout of the interim site uses and the soft landscaping plan, detailed sections of

the interim site uses and existing and proposed contours for the site, respectively are shown in the

accompanying application drawing pack.

3.3.2.1 Access Network

A network of paths within the site will be established to allow the local community and visitors to cross the

site, utilise the new spaces and view potential sustainability experiments which may be installed by

Newcastle University. These sustainability experiments will be subject to separate planning applications

where necessary. The path network will also provide links to the surrounding streets and to St. James’ Park

Stadium. It is proposed that these paths will follow the street pattern of the Masterplan and thereby allow an

early understanding of how the site will be laid out in the future.

As shown on Figure 3-1, these key access corridors will include ‘Knowledge Link’ located through the

centre of the site in a south-west to north-east direction, ‘Live Work Street’ is sited east to west and

‘University Street’ providing a north to south link between Live Work Street and Science Square. In

addition, ‘Pentangle Street’ will provide a north to south link between Live Work Street and Wellington

Street.



Figure 3-1: Access Network Diagram

Source: Land Use Consultants, 2011

The paths will be constructed of a recycled aggregate base-course with an applied wearing course of

coloured aggregate such as ‘Fibredec’ or similar. Crushed and graded overburden already present on the

site will be used as a base-course and sub-base for the paths thereby maximising the use of recycled

materials and reducing the need to import new materials for the interim landscape. The temporary hard

spaces and the main path runs will have timber edgings. Opportunities to use redundant kerbs salvaged

from the adjacent streets will also be taken.

The main footpaths such as Knowledge Link and Live Work Street will be 3m wide and other paths will be

2.5m wide. The paths will be framed by grass verges to create a network of green corridors through the

site. The main path corridors will also be defined by lines of trees and will have lighting and furniture. The

access corridors will be edged by plot boundary fences, hoardings or planting.

3.3.2.2 Science Square

The temporary path network will connect with Science Square, which is located adjacent to Wellington

Street and the temporary hard surface will form a margin to the area intended for permanent public realm

works as part of the Phase 1 development. The central part of Science Square will be given a temporary

treatment which will involve covering the compacted site material. The interim hard landscape margin to the

Square will accommodate future disruption and construction access during the development of adjacent



plots. As these plots are developed, the interim hard landscape will be replaced by the permanent public

realm works designed to correspond to the building designs and construction programmes in line with the

extant outline planning permission.

3.3.2.3 Knowledge Square

At the mid-point of the Knowledge Link footpath across the site, is an area defined in the Masterplan for a

future public space called ‘Knowledge Square’. The interim landscape design proposals acknowledge this

component of the Masterplan through the inclusion of an interim public space from which the adjacent

temporary parkland (referred to as Plot 10 in the Masterplan) to the east can be viewed, and at which the

Knowledge Link and Live Work Street footpaths join. In the Knowledge Square area the path corridor will

widen to include two triangular spaces: to the north of the path will be a triangular grassed space framed by

trees and in which seating will be situated; to the south of the path will be a change in level at the location

of the steps within the Masterplan. This change in level will be accommodated in the interim landscape by a

1:3 grassed embankment, at the foot of which will be the west end of the Live Work Street. A temporary

flight of steps will provide access to Knowledge Square from the lower level. The steps will be constructed

from timber sleepers and framed by planting.

3.3.2.4 Parkland

Temporary parkland will be introduced on Plot 10, which is adjacent to and immediately accessible from

Science Square, Knowledge Link and other interim footpaths. This will involve topsoiling and grass

cultivation to establish an amenity lawn for public activities. This area of parkland at the centre of the site

would operate in conjunction with the Science Square and Knowledge Square spaces to provide versatile

communal spaces at the heart of Science Central. They could accommodate outdoor events, passive

recreation, spectating and socialising in the interim period. These parkland areas would be open to public

access. The intended early development of the adjacent Plot 9 (to the east) would result in its future

building(s) overlooking the parkland area until such time as Plot 10 is developed. The parkland will

consequently contribute positively to the setting of the future buildings on Plot 9, and the attractiveness of

the site to developers.

3.3.2.5 Community Garden

An area of land to the south of Corporation Street (referred to as Plot 3 in the Masterplan) will be developed

as a community garden. The use of the gardens will be developed in consultation with the local residents.

Opportunities for the community garden include: garden demonstrations, production of fruit, vegetables,

herbs and flowers. It may also have amenity spaces for socialising and informal play. For practical

purposes, the garden elements would be built on top of the re-graded site material, using a variety of

containerised planting methods. It would present opportunities to utilise recycled materials in the

construction of planting containers and supporting structures. A water and electricity supply will be provided

together with temporary lighting for security and to allow evening activities. The garden will be enclosed by

visually permeable security fencing (coated wire mesh 2.5m high) or the existing hoardings will be retained/

re-used.

3.3.2.6 Reclamation Greening

The northern part of the site, together with Plots 1, 2, 4, 5, 6, 7b, 8 and 9, will be subject to ‘greening’ by

hydroseed, broadcast seeding and plant cell treatment onto the existing site material with minimal

cultivation to provide a fine tilth in the surface. This will allow experimentation of land reclamation



processes using pioneering and nitrogen fixing plants. Land reclamation seed mixes will be applied with

some variations in the cultivation process to provide differing conditions for meadow establishment. At this

stage it is proposed to recognise the Masterplan patterns in the cultivation and seeding treatments.

Through these variations a tapestry of vegetation including Rye Grass, Lupins, Clover and calcareous

meadow plants would potentially create striking visual effects and bring biodiversity value once established

and thereafter during the interim period.

The timescale for establishment will depend partially on the cultivation process and the extent to which the

site material is ameliorated by the addition of soil or compost. It is likely that the greening process will take

up to two years to provide effective coverage and through experimentation of reclamation techniques,

some areas will establish slower than others, with the potential for a patchwork pattern. The large northern

area may also be used for beehives, subject to the success of vegetation growth. These plots would not be

accessible to the public but would be visible from the path network, from adjacent roads and buildings

overlooking the site.

Plots 5, 6 and 7 have been identified as potential future areas for scientific and/or sustainability

experiments by Newcastle University over the interim period. Such uses would be subject to future

planning applications once the detail of the scientific uses has been established. Until such time these plots

would be maintained as reclaimed meadows. These meadows would require maintenance by occasional

cutting. The cuttings would be collected for the production of compost.

All the reclamation greening plots would be enclosed by security fencing which would be visually

permeable and constructed of coated wire mesh 2.5m high.

3.3.2.7 Temporary Lighting and Furniture

Lighting and furniture will be introduced along the paths and within the temporary car parks. A Lighting

Strategy has been produced (Speirs & Major, 2011) and it is possible that these interim fixtures will be in

use for several years (possibly up to 20 years); however, it is intended that this lighting will subsequently be

reused within the permanent public realm, where appropriate.

3.3.2.8 Tree Planting

Planting frameworks will be introduced to the car park areas and adjacent to Knowledge Link as a ‘green

buffer’. These will incorporate fast growing trees and shrubs with biodiversity value and food source value

for wildlife (including alder, willow, poplar, birch, thorns and cherry).

In addition, lines of standard trees will be introduced along the main footpath corridors and grown-on within

the interim landscape for future transplanting into the permanent public realm. These will be planted within

mesh containers and sited within raised verges and bunds to minimise excavations into the made ground of

the site. Standard trees will include robust species such as ash (Fraxinus excelsior), Norway maples (Acer

platanoides), cherry/ gean, (Prunus avium) and lime (Tilia cordata). Careful consideration will be given to

maintenance requirements and particularly water consumption needs. Tree species will be selected for

tolerance to urban conditions and resistance to air pollution, periodic drought and inundation. Opportunities

will also be investigated for rainwater collection and channelling into planting beds in order to reduce

requirements for irrigation.



3.3.2.9 Opportunities for Public Art

There are a number of public art opportunities within the interim landscapes. These include fixed

installations over the interim period, and short term installations or events. At this stage the main ‘fixed’

elements proposed within this application are the ‘Superhoardings’ as shown in the accompanying drawing

pack These represent an artwork treatment to the most visible site hoardings as a means of promoting

Science Central, establishing its brand image and exciting interest in the development. New hoardings will

be 2m high and constructed using timber posts with OSB sheet boarding. They are likely to be treated with

a coloured preservative stain and the ‘Superhoarding’ artworks will be fixed onto the hoarding boards as

pre-printed sheets of weather and graffiti resistant material. These works do not form part of this application

and will be consented separately, as necessary.

Once complete the interim site uses will provide the venue for a range of events including art, culture and

science themed activities. The precise nature of these cannot be determined at this time but ideas and

opportunities will be explored at a later date.

3.3.3 Decommissioning

As discussed with NCC, the definition of decommissioning for the purposes of this application comprises

the decommissioning phase of the coal extraction works (enabling works). Following the coal extraction

activities, the site will be prepared in accordance with the Masterplan requirements for subsequent

implementation of the interim site uses.

It is anticipated that the decommissioning phase of the coal extraction works will include the following

activities:

� stabilisation works;

� regrading and levelling to required Masterplan levels;

� compaction of site area;

� decommissioning of contractors compound.

Where appropriate, materials will be reused on site, including use of excavated materials for backfilling and

levelling works. The intention will be to avoid disposal of materials off site where feasible; this will be

controlled through implementation of a Site Waste Management Plan (SWMP).

The interim site uses are relatively limited in nature with little in the way of material requirements for their

establishment; it is therefore considered that decommissioning of the interim uses to make way for the

main Science Central development will not require significant works. The main decommissioning activities

will relate to the removal of the greening areas and other surfacing materials used for the interim site uses;

such activities can therefore be readily dealt with as part of the subsequent enabling works to prepare the

site for building construction. Given the types of materials to be used for the interim site uses, it is not

anticipated that excessive waste will be created and the aggregate used for the car parking areas is likely

to be reused on site where feasible. It is considered that decommissioning of the interim site uses can be

successfully controlled through implementation of the construction Environmental Management Plan (EMP)

which will be prepared for the Science Central works.



4.1 Science Central

This planning application relates to most of the same site as the submitted planning application reference

“2011/0110/01/OUT”, which is an outline planning application for the development known as “Science

Central”. The application formally applies for; employment (Class B1), university (Class D1), residential and

student accommodation (Class C3 and C4), hotel (Class C1), leisure / community (Class A3, A4, A5, D1

and D2), ancillary retail (Class A1 and A2), bike showroom (sui generis) and energy centre, with car

parking, including multi-storey car park, and associated landscaping and infrastructure works.

This is a new application for the Science Central site. It differs from the current application

2011/1838/01/DET for site enabling followed by creation of public open space, allotments, areas of basic

greening and public access routes, in that it includes the properties between Diana Street and Colliery

Street and the extraction of coal in that area.

4.2 Other Developments

There are also a number of other similar permissions in this area of the city for large scale redevelopment,

in line with the regional level plans for the regeneration of former industrial sites to provide research and

development space and mixed uses.

4. Planning History



5.1 Outline

This section of the statement provides a summary of the planning policy of relevance to the proposed

development. The application site is within the jurisdiction of Newcastle City Council. The Development

Plan for this planning application is set out in Table 5.1.

Table 5.1: The Development Plan

Planning Document

The North East of England Regional Spatial Strategy (RSS)

Newcastle City Unitary Development Plan (UDP)

Newcastle- Gateshead One Core Strategy – Consultation Draft January 2011

5.2 National Policy Context

On 27 March 2012, the Westminster Government published the National Planning Policy Framework

(“NPPF”) with an immediate effect. The NPPF forms part of the Coalition Government’s significant change

of emphasis in the planning system from a top-down approach to a system which focuses on localism and

the removal of regional planning in England. The NPPF sets out the Government’s national planning

policies for England and how it expects these to be applied strategically in the development plan system

and in the management of development.

It replaces a long list of previous guidance including all planning policy statements (PPS) (except PPS10

regarding waste), all planning policy guidance notes (PPG), all mineral planning statements (MPS), some

mineral planning guidance notes (MPG) (MPG4, 8, 9 and 14 remain in force) and some ministerial circulars

and letters. It is designed to reflect the Government’s Localism Agenda by “providing a framework within

which local people and their accountable councils can produce their own distinctive local and

neighbourhood plans”.

5.2.1 The Presumption in Favour of Sustainable Development

The first policy of the NPPF is a presumption in favour of sustainable development, which it states “should

be seen as a golden thread running through both plan-making and decision-taking”. Paragraph 14 sets out

what this means in each context. For plan-making it states that; local authorities should positively seek

opportunities to meet the development needs of their area; and local plans should meet objectively

assessed needs, with sufficient flexibility to adapt to rapid change. For decision-making, it states that; local

authorities should approve development proposals which accord with the development plan without delay;

and where the development plan is absent, silent or relevant policies are out-of-date, grant permission.

Both contexts have clauses giving additional protection to events when proposals would have an adverse

impact on areas where additional protections are in place, detailed later within the NPPF, e.g. National

Parks, AONB or Green Belt.

5.2.2 Definition of Sustainable Development

The NPPF gives, as a starting point, the United Nations General Assembly Resolution 42/187 definition of

sustainable development (aka the “Bruntland definition”) as “meeting the needs of the present without

compromising the ability of future generations to meet their own needs”. It also lists the UK Sustainable

Development Strategy’s five guiding principles of sustainable development, namely;

5. The Development Plan



� living within the planet’s environmental limits;

� ensuring a strong, healthy and just society;

� achieving a sustainable economy;

� promoting good governance; and

� using sound science responsibly.

However, these two definitions are only within a text box above the main commentary. The main

interpretation of these definitions is set out in paragraph 7 which concentrates on sustainable development

in three dimensions; an economic role; a social role; and an environmental role. Paragraph 7 states “there

are three dimensions to sustainable development: economic, social and environmental. These dimensions

give rise to the need for the planning system to perform a number of roles;

� an economic role – contributing to building a strong, responsive and competitive economy, by ensuring

that sufficient land of the right type is available in the right places and at the right time to support growth

and innovation; and by identifying and coordinating development requirements, including the provision

of infrastructure;

� a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing

required to meet the needs of present and future generations; and by creating a high quality built

environment, with accessible local services that reflect the community’s needs and support its health,

social and cultural well-being; and

� an environmental role – contributing to protecting and enhancing our natural, built and historic

environment; and, as part of this, helping to improve biodiversity, use natural resources prudently,

minimise waste and pollution, and mitigate and adapt to climate change including moving to a low

carbon economy.”

5.2.3 The Core Principles

The NPPF sets out 12 core planning principles that should underpin both plan-making and decision-taking.

These 12 principles set out in paragraph 17 are that “planning should;

1. be genuinely plan-led, empowering local people to shape their surroundings, with succinct local and

neighbourhood plans setting out a positive vision for the future of the area. Plans should be kept up-to-

date, and be based on joint working and co-operation to address larger than local issues. They should

provide a practical framework within which decisions on planning applications can be made with a high

degree of predictability and efficiency;

2. not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve

the places in which people live their lives;

3. proactively drive and support sustainable economic development to deliver the homes, business and

industrial units, infrastructure and thriving local places that the country needs. Every effort should be

made objectively to identify and then meet the housing, business and other development needs of an

area, and respond positively to wider opportunities for growth. Plans should take account of market

signals, such as land prices and housing affordability, and set out a clear strategy for allocating

sufficient land which is suitable for development in their area, taking account of the needs of the

residential and business communities;

4. always seek to secure high quality design and a good standard of amenity for all existing and future

occupants of land and buildings;

5. take account of the different roles and character of different areas, promoting the vitality of our main

urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of

the countryside and supporting thriving rural communities within it;

6. support the transition to a low carbon future in a changing climate, taking full account of flood risk and

coastal change, and encourage the reuse of existing resources, including conversion of existing



buildings, and encourage the use of renewable resources (for example, by the development of

renewable energy);

7. contribute to conserving and enhancing the natural environment and reducing pollution. Allocations of

land for development should prefer land of lesser environmental value, where consistent with other

policies in this Framework;

8. encourage the effective use of land by reusing land that has been previously developed (brownfield

land), provided that it is not of high environmental value;

9. promote mixed use developments, and encourage multiple benefits from the use of land in urban and

rural areas, recognising that some open land can perform many functions (such as for wildlife,

recreation, flood risk mitigation, carbon storage, or food production);

10. conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for

their contribution to the quality of life of this and future generations;

11. actively manage patterns of growth to make the fullest possible use of public transport, walking and

cycling, and focus significant development in locations which are or can be made sustainable; and

12. take account of and support local strategies to improve health, social and cultural wellbeing for all, and

deliver sufficient community and cultural facilities and services to meet local needs.”

5.2.4 Economic Activity

The previous guidance on delivering economic development in PPS4 is replaced by paragraphs 18-22 of

the NPPF. They state that local authorities should set out a pro-active economic vision for their area;

identify strategic sites for local and inward investment; support existing business sectors and identify

emerging sectors; plan for the location of knowledge driven, creative or high-technology clusters; identify

priority areas for economic regeneration and infrastructure provision; and facilitate working practices such

as encouraging live/work units.

5.2.5 Good Design

The NPPF gives significant weight to the promotion of good design in new development. It provides a

series of design principles, which should be used for all development. It also recognises that good design is

not just aesthetic and that it should “address the connections between people and places and the

integration of new development into the natural, built and historic environment”. The NPPF also refers to

the use of design codes but lets local authorities decide whether these would be appropriate to their areas.

5.2.6 Planning for Healthy Communities

As part of the wider proposed changes to the National Health Service in England, local authorities will

become responsible for public health in place of primary care trusts (under proposals in the Health and

Social Care Bill). As part of this change, health becomes a key aspect of national planning guidance in the

NPPF. The NPPF states that the planning system can play an important role in facilitating social interaction

and create healthy and inclusive communities. Local authorities are encouraged to provide places which;

provide opportunities for meeting between members of the community; have safe and accessible

environments; and high quality public space. This section on health also combines previous advice on open

space management and provision from PPG17 (Planning for Open Space, Sport and Recreation) and

retains the need for open space assessments and the protection of playing fields, rights of way and

encourages the protection of community open spaces and networks.



5.2.7 Climate Change, Flooding and Coastal Change

The NPPF states that local authorities should adopt pro-active strategies to mitigate and adapt to climate

change, taking into account flood risk, coastal change and water supply and demand considerations. Again

it encourages using building codes but does not specify a particular method. It also encourages the use of

decentralised energy supplies and states that local authorities should have a positive strategy to promote

energy from renewable and low carbon sources. Paragraph 99 encourages local plans to take account of

climate change and the need for adaptation.

Paragraphs 100-104 replaces the previous advice in PPS25 on flood risk. There is associated interim

technical guidance provided in a technical appendix to the NPPF, which retains the sequential test and

exception test. Little has changed with regard to the principles to flood risk but the detailed analysis and

guidance has been removed and will be reliant on Local Plans for local guidance. The interim period for

which the technical appendix will run is unknown, however, it is rumoured that it will be replaced by

guidance from the Environment Agency, in addition to any guidance published by local authorities in their

local plans.

5.2.8 The Natural Environment

Paragraphs 109-125 provide advice on biodiversity, contaminated land, land stability, geodiversity, air

pollution, noise pollution and water pollution.

Advice on contaminated land is set out in three main principles, relating to; the suitability of the site;

remediation of land to Environmental Protection act 1990 levels as a minimum; and the provision of site

investigation evidence with development proposals.

With regard to noise pollution, the NPPF seeks to protect areas of tranquillity, avoid noise from new

development and mitigate noise where it can’t be avoided. However, it seeks recognition for existing

established uses to continue without undue restrictions because of changes in nearby land uses, since they

were established.

On air quality, the NPPF states that planning policies should sustain compliance towards EU limit values or

national objectives for pollutants. Local authorities should also take into account the presence of Air Quality

Management Areas (AQMA) and ensure that any new development in AQMA is consistent with the local air

quality action plan.

5.2.9 Historic Environment

Paragraphs 126 -141 replace PPS5 (Planning for the Historic Environment) with regards to conserving and

enhancing the historic environment. The NPPF retains the assessment of significance for works on listed

buildings but adds a desirability to sustain and enhance the significance of heritage assets.

5.2.10 Minerals

Paragraphs 142 -149 replaces most of the existing MPG and MPS guidance for minerals. Technical advice,

which reflects that previously published in MPS2, is provided in the technical guide, which accompanies the

NPPF. MPG4 (Revocation, modification, discontinuance, prohibition and suspension orders), MPG8

(Planning and Compensation Act 1991 - Interim Development Order Permissions (IDOS): Statutory

Provisions and Procedures), 9 (Planning and Compensation Act 1991 - Interim development order



permissions (IDOS): conditions) and 14 (Environment Act 1995 - Review of Mineral Planning Permissions)

remain in place.

Paragraph 149 of the NPPF rationalises previous guidance on coal extraction and states “permission

should not be given for the extraction of coal unless the proposal is environmentally acceptable, or can be

made so by planning conditions or obligations; or if not, it provides national, local or community benefits

which clearly outweigh the likely impacts to justify the grant of planning permission.”

The “Technical Guidance to the National Planning Policy Framework” (the Technical Guidance) provides

the most up to date national advice on planning for minerals development, which replaces the majority of

previous guidance in the MPS and MPG.

Paragraph 20 of the Technical Guidance states “minerals planning authorities are expected to ensure that

plan proposals do not have an unacceptable adverse effect on the natural or historic environment or human

health. Residents living close to mineral workings may be exposed to a number of environmental effects

and particular care should be taken in respect of any conditions they attach to a grant of permission for

working in proximity to communities.” Paragraph 21 states “a programme of work should be agreed which

takes account, as far as is practicable, of the potential impacts on the local community over the expected

duration of operations.” Paragraph 22 states that in some circumstances, new permissions for minerals

extraction close to residential property may not provide adequate protection, so it may be justified to

consider adequate separation distances. It states “any such distance should be effective but reasonable,

taking into account; the nature of the mineral extraction activity (including its duration); the need to avoid

undue sterilisation of mineral resources, location and topography; the characteristics of the various

environmental effects likely to arise; and the various amelioration measures that can be applied.” “Working

in proximity to residential property may be necessary where there are clear, specific achievable objectives

such as the removal of instability and preparing land for subsequent development. Such working should be

for a limited and specified period.”

The NPPF makes it clear that unavoidable dust emissions are controlled, mitigated or removed at source

and that a dust assessment study should be undertaken. Table 6 in the Technical Guidance sets out key

stages of a dust assessment study. Table 7 gives broad categories of uses in terms of their sensitivity to

nuisance dust and states that residential areas would have a “medium” sensitivity.

Paragraph 27 retains advice previously given in MPS2, which states that additional measures to control

PM10 might be necessary if, within a site, the actual source of emission (e.g. the haul roads, crushers,

stockpiles etc.) is within 1,000m of any residential property or other sensitive use. Operators should follow

the assessment framework given (shown in 5.1 below) for considering the impacts of PM10 from a proposed

site. It also states that impacts can be assessed against two potential sources of information;

� site/community-monitored PM10 data; and

� any available air quality-monitoring network data.



Figure 5.1 Site Assessment Flowchart which MPAs should follow to assess dust impacts.

Source: The Technical Guidance to the National Planning Policy Framework (Figure 1.1)

Paragraph 28 of the Technical Guidance states that minerals planning authorities should ensure that

unavoidable noise emissions are controlled, mitigated or removed at source. Paragraph 29 requires a noise

emissions assessment, which should consider;

� the main characteristics of the production process and its environs, including the location of noise-

sensitive properties;

� proposals to minimise, mitigate or remove noise emissions at source;

� assessing the existing noise climate around the site of the proposed operations, including background

noise levels at nearby noise-sensitive properties;

� estimating the likely future noise from the development and its impact on the neighbourhood of the

proposed operations; and

� monitoring noise emissions to ensure compliance with appropriate environmental standards.

The Technical Guidance also provides details on land stability and aftercare. It states that applications

should be accompanied by a landscape strategy, which should include; defining the key landscape

opportunities and constraints; considering potential directions of working, significant waste material

locations, degrees of visual exposure etc; identifying the need for additional screening during operations;

identifying proposed after-uses and preferred character for the restored landscape.



5.3 Regional Policy Context

The document which currently sets out regional planning guidance for the North East is “The North East of

England Plan” (2008). The Localism Act 2011, enacted in November 2011, confirmed the government’s

intention to abolish RSS. However, RSS remain a material consideration in the determination of planning

applications, whilst a strategic environmental review of the impact of their abolition takes place. This was

confirmed by the Government in Command Paper 8103, dated 23 June 2011, which states “decisions on

planning applications and appeals must be made in accordance with the ‘development plan’ unless

material considerations indicate otherwise (s38 (6) of the Planning and Compulsory Purchase Act 2004).

The Government’s intention to abolish RSS is a material consideration – the weight to be given to it will be

a matter for the decision maker.”

If the Local Planning Authority is minded to take into account the RSS, then the following policies are

considered to be relevant:

� Policy 9 - Tyne and Wear City-Region;

� Policy 13 - Brownfield Mixed-Use Locations;

� Policy 14 - Supporting Further and Higher Education;

� Policy 42 - Overall Minerals Strategy; and

� Policy 44 – Open Cast Coal.

The North East of England Plan (July 2008) confirms that the North East Strategy for Success is

underpinned by ‘three pillars of innovation’:

� healthcare and life sciences;

� energy and environment; and

� process technologies and industries.

The RSS identifies that a key knowledge economy initiative to deliver these ‘pillars’ is the emerging

‘Science City Newcastle’, which will be at the heart of science and technological development within the

city-region. Paragraph 2.118 states that; “Initial activity will concentrate on the western area of Newcastle

City, in a triangle between the university campuses, the General Hospital and the Centre for Life,

incorporating the Discovery Quarter. It will include development of activities such as research, teaching,

translational research, incubation, support services, public engagement and related social interaction, and

the facilities to accommodate these, in a form which maximises work and information flows.”

The Science Central site lies within the Discovery Quarter. The key RSS policies that are of specific

relevance to the Science Central proposals are now considered.

Policy 9 – Tyne and Wear City-Region:

� Policy 9.1.a – prioritises regenerating Newcastle City Centre for appropriate mixed-use development;

� Policy 9.2.a – focuses the majority of new economic development on the city centres of Newcastle and

Sunderland;

� Policy 9.2.b – supports the Science City Newcastle initiative, which focuses development on the

western area of Newcastle for science and technological development;

� Policy 9.2.c – supports the influential economic role of the four universities in the city-region enabling

better links between universities and businesses, and campus extensions where appropriate;

� Policy 9.2.d – focuses new knowledge based Small Medium Enterprise accommodation and offices

within and adjacent to Newcastle and Sunderland city centres;



� Policy 9.2.g – seeks to broaden and better integrate the city-region’s tourism offer by building on the

success of the Newcastle-Gateshead initiative; and

� Policy 9.3.b – locates the majority of new retail and leisure development in the regional centre of

Newcastle and the sub-regional centre of Sunderland.

Policy 13 – Brownfield Mixed-Use Locations – eight schemes have been identified across the region with

the aim of delivering economic activity and providing development and investment opportunities that will

ensure the long-term development and regeneration of the North East (para. 3.12):

� Policy 13.2 – identifies central Newcastle for major mixed-use regeneration projects.

Policy 14 – Supporting Further and Higher Education:

� Policy 14.a – recognises their pivotal role in the transition to higher productivity and a more knowledge-

based economy;

� Policy 14.b – encourages greater links with local businesses; and

� Policy 14.c – supports the emerging Science City concept.

The RSS therefore supports the Science City initiative, which comprises the western area of the city,

including the Science Central site.

Paragraph 3.196 of the RSS describes the overall minerals strategy for the North East of England. It states

“the region is rich in mineral deposits and is a major producer of a variety of important minerals… However,

planning policy also has to balance these requirements and economic benefits with the impacts on the

environment and communities arising from the extraction, processing and transportation of minerals.”

Policy 42 states that planning proposals should:

a. ensure that land is made available to provide an appropriate contribution to local, regional and

national needs for minerals;

b. ensure the prudent use of minerals resources in line with sustainable development objectives;

c. ensure the effective environmental management of mineral extraction and processing sites, high

quality restoration and aftercare, and appropriate beneficial after uses;

d. promote the transport of minerals and minerals products by rail or water wherever practicable and

minimise the effects of transport by road;

e. identify and safeguard significant mineral resources from other types of development; and

f. include criteria based policies against which individual minerals proposals will be assessed.

Policy 44 (Opencast Coal) matches the policy found in the now cancelled guidance notes MPS1, MPS2

and MPG3, which has now been replaced by the NPPF. Policy 44 states that minerals authorities should

adopt a presumption against opencast coal extraction unless:

1. the proposal is environmentally acceptable, or can be made so by planning conditions or obligations; or

2. the proposal can provide local or community benefits which clearly outweigh the likely impacts.

It continues to state that where opencast coal extraction is acceptable, provision should be made for the

extraction, stockpiling, if necessary, and beneficial use of fireclay and that all extracted minerals should be

transported by rail whenever possible.

In light of the publication of the NPPF and the material consideration that the RSS is to be cancelled, it is

considered that the decision maker should apply more weight to the policy in the NPPF than to the RSS.



5.4 Local Planning Policy Context

5.4.1 Newcastle upon Tyne Unitary Development Plan

The Newcastle upon Tyne Unitary Development Plan (UDP) was adopted in January 1998, with the

intention that its policies would provide the planning framework up to 2006. However, the policies are now

over 13 years old and in many instances out-of-date given they could not take into account changes in

national policy and local circumstances, specifically closure of the Newcastle Brewery. The policies

mentioned in this section were saved by a direction given by the Secretary of State, so are considered to

be relevant to this application.

5.4.1.1 Land Use Designations

The site is subject to the following land use designations in the UDP:

� Policy ED3 – safeguards land and premises allocated for industrial and business uses for Classes B1

(light industry, offices and research and development), B2 (general industrial) and B8 (storage and

distribution). Development for other uses will not be allowed;

− Policy ED3.1 – Allocates the Newcastle Brewery site for industrial and business uses.

� Policy C4.1 – area of terraced housing on the southern site boundary fronting onto Westgate Road falls

within the City Centre area of archaeological interest;

� Policy C4 – prevents harm to sites or areas of archaeological interest and their settings; and

� The majority of the site lies within the defined City Centre boundary, except the area north of the

western section of Pitt Street.

The supporting text to Policy ED3 states; “Other uses such as housing or retailing are provided for

elsewhere, and will not normally be allowed on good quality industrial land. However, there may be

circumstances where comprehensive redevelopment schemes rely on a package of mixed uses including

retailing and housing. Such schemes may be considered appropriate where the primary aim is employment

creation through industry or business, and other uses are ancillary and small in scale”. (para. 3.42)

The above policy designations from 1998 reflect the previous Newcastle brewing facility and bottling plant

uses. It is recognised that the proposed Science Central application will comply with Policies ED3 and

ED3.1 of the UDP. The supporting text to ED3 supports mixed use redevelopment schemes including

retailing and housing, where the primary aim is employment creation with other uses being ancillary.

Science Central comprises a major mixed use regeneration scheme, which will deliver significant

employment opportunities.

Paragraphs 11 and 12 of the NPPF state that planning law (Section 38(6) of the Planning and Compulsory

Purchase Act 2004 and section 70(2) of the Town and Country Planning Act 1990) requires that

applications for planning permission must be determined in accordance with the development plan unless

material considerations indicate otherwise and that the NPPF does not change the statutory status of the

development plan as the starting point for decision making. Paragraph 12 goes on to state “proposed

development that accords with an up-to-date Local Plan should be approved and proposed development

that conflicts should be refused unless other material considerations indicate otherwise. It is highly

desirable that local planning authorities should have an up-to-date plan in place.”

In this case, the UDP policies which are over 13 years old and could not take into consideration the closure

of the Newcastle Brewery and the new Science City /Central initiative which is supported in the Council’s

emerging Local Development Framework and a range of other strategies as now discussed.



The site is adjacent to the Extended Newcastle City Centre Air Quality Management Area (AQMA) 1b.

Thus the site will be subject to stricter controls regarding the output of emissions.

5.4.1.2 Mineral Extraction and Unstable Land

The Newcastle UDP states that the entire Plan area lies within the shallow coal field, although the extent of

the built up area is one especially precluding constraint on extraction. There are no proposals for new deep

or drift mines within the City.

Policy MIN1 states that planning applications for mineral extraction, including opencast coal extraction,

must contain sufficient information to enable full consideration of the likely effects of the proposals on, and

mitigating measures as appropriate in respect of:

a. the amenity and environment of local residents and communities, particularly in respect of noise,

dust, vibration, traffic and visual intrusion;

b. the landscape, (both during and after working), including the effect on the general maturity of the

landscape, and the loss of particular landscape features, the visual impact of workings on

surrounding areas, important transport corridors and the major approaches and entrances to the city;

c. features of archaeological, historic or architectural importance, including listed buildings and their

settings; areas of nature conservation value including sites of special scientific interest (SSSIs) and

other sites of nature conservation value including wildlife corridors, or areas of recreational value;

d. the surrounding road network and the generation of traffic;

e. employment potential including economic development and tourism;

f. existing agricultural land quality; and

g. the general neighbourhood where no more than one such scheme should be in progress at any one

time and which should not suffer a continuous or nearly continuous series of such schemes.

Policy MIN2 states that where development is allowed, the site will need to be restored to an approved

scheme for an appropriate beneficial after-use and all areas of dereliction within the site will be reclaimed.

Where the proposed after-use is agricultural, forestry or amenity, the site will undergo a period of aftercare

to an agreed programme.

5.4.1.3 Opencast Coal Mining

Policy MIN3 states that applications for opencast coal extraction will be determined having regard to

Development Control Policy Statement 20 - Mineral Extraction.

Development Control Policy Statement 20 is published in the UDP and states:

“1. Where proposals are consistent with Policy MIN1 the following will be taken into account in determining

planning applications for mineral extraction, so far as material from a planning point of view:

� general nature of the locality;

� proximity of the site to residential and other sensitive development. (As a general rule the boundary of

the extraction area should normally be a minimum of 250 metres from any group of five or more houses

in the case of opencast coal sites and 300 metres for other extractive processes);

� phasing of extraction and progressive restoration of the site to a beneficial after use;

� operation of the site, including production, hours of operation, location and type of plant and machinery;

� stripping and storage of soils, overburden and other materials;

� impact of noise and dust emissions and blasting on the environment;

� control of lorry routes;



� drainage and other anti-pollution measures;

� impact of the development or features of archaeological interest, the ecology of the site and surrounding

area, the landscape and public rights of way;

� restoration of the site including soil management and reinstatement, site drainage, boundary treatment,

new and replacement planting including hedging, tree planting and provision of woodlands, nature

conservation and recreational opportunities, including the provision of new public rights of way;

� aftercare of the site, including the provision of management and maintenance plans;

� views of consultees and nearby occupiers; and

� impact on agricultural land and particularly on best and most versatile land.

2. Agreements under Section 106 Town and Country Planning Act 1990 may be required in the following

circumstances:

� to control lorry routes for both inward and outward journeys;

� to ensure the long term management and maintenance of woodlands, nature conservation areas and

recreational and community facilities. A minimum of 15 years total after care will usually be considered

appropriate;

� to control piecemeal working of sites; and

� to facilitate works outside the application boundary which are directly related to the application and

without which it would be refused.

3. The City Council will encourage applicants to submit Environmental Statements under the provisions of

the Town and Country Planning (Assessment of Environmental Effects) Regulations 1988.

4. The granting of planning permission for mineral extraction may include conditions relating to, inter alia:

� timing of commencement and completion of extraction and restoration;

� hours of operation;

� control of noise and dust emissions;

� blasting;

� drainage and anti pollution measures;

� stripping, storage and replacement of soils;

� location and removal of buildings, plant and machinery;

� restoration and aftercare; and

� planting including management and maintenance.”

Policy MIN6 states that the need to safeguard proven coal reserves against sterilisation by other forms of

development will be taken into account. The Council accepts that development can sterilise reserves of

coal, preventing their recovery from both the developed and adjacent land. It goes on to state that the

implications of the sterilisation of reserves will however have to be balanced against the environmental

impact of working the coal as set out in Policy MIN1.

5.4.2 Emerging Local Development Framework

The Council are in the process of preparing their Local Development Framework (LDF), which comprises a

collection of documents (Local Development Documents). In January 2011, the draft Newcastle-Gateshead

One Core Strategy 2030 and Urban Core Area Action Plan Preferred Options Reports were released.



5.4.2.1 Newcastle-Gateshead One Core Strategy 2030 – Consultation Draft January 2011

The vision for the draft Newcastle-Gateshead One Core Strategy states; “Our vision is that by 2030

Newcastle-Gateshead will be a more prosperous, attractive and sustainable place, with improved quality of

life and thriving communities. Our population will increase to 500,000 and we will create an additional

31,500 new homes in sustainable locations.”

The key draft policies within this emerging document are summarised as follows;

� Draft Policy 1 – Spatial Strategy – identifies the Urban Core as the most sustainable and accessible

location and should be the priority for major development including office, retail, commercial leisure,

culture and tourism.

� Draft Policy 7 – Economic Growth –advises that the economic prosperity of Newcastle-Gateshead will

be achieved by delivering a competitive portfolio of employment land that offers a range and mix of

employment uses and types in most appropriate locations. The majority of office development should be

focused in key development locations within the urban core.

� Draft Policy 8 – Leisure, Culture and Tourism – targets commercial leisure, major tourist and cultural

attractions / facilities in principally the Urban Core, whilst paragraph 9.25 of the supporting text identifies

opportunities to expand the business tourism sector, including high-quality hotels within the Urban Core.

� Draft Policy 13 – Promoting Good Place Making – requires development to contribute to good place

making through high-quality, innovative and sustainable design which creates a strong locally distinctive

sense of place.

� Draft Policy 15 – Minerals – states that Mineral resources within Newcastle-Gateshead will be

safeguarded to meet current and future supply needs in a way that supports the council’s environmental

and economic objectives. Appropriate provision for mineral extraction and safeguarding, including coal,

will be made within the forthcoming allocations Development Plan Document.

� Draft Policy 17 – Urban Core – states that the Urban Core’s role as a regional focus will be

strengthened and will be the spatial priority for major office, retail, leisure, culture and tourism

development. It identifies that major development will be concentrated at 6 sites which include Science

Central. Table 12.2 identifies Science Central for a comprehensive, high quality, science-led mixed use

development including a sustainability institute for Newcastle University, residential, university

accommodation and local facilities to create active frontages.

5.4.2.2 Urban Core Area Action Plan – Preferred Options Report

The Urban Core Area Action Plan (“AAP”) Preferred Options Report was published in January 2011. The

key objectives and preferred option policies that are of relevance to the Science Central proposals are

summarised as follows;

� Objective 1 – Improve our economic performance whilst focussing on improvements to the supply of a

range of quality office accommodation;

� Preferred Policy Option 1– Office Development – prioritises the urban core for offices and identifies

Science Central for science led office development;

� Preferred Option Policy 3 – Education, Health and Science – supports the universities, colleges and

health sector in their ambitions to develop knowledge and science in the Urban Core. Including

productive research-based activity;

� Preferred Option Policy Objective 4 – seeks to strengthen the cultural, leisure and tourism offer within

mixed used schemes;

� Objective 4 – Develop new urban neighbourhoods in appropriate locations to support urban living, an

expanding population with the services they require;



� Objective 5 – Attract and retain a skilled workforce by providing the right housing and social

infrastructure mix to serve their needs; and

� Preferred Option Policy 6 – Housing – promote the development of a choice of homes of varying types

and space standards while meeting the need for at least 5,000 new homes in the Urban Core.

Science Central lies within the Civic Quarter Sub Area as identified within the AAP. Paragraph 5.5 states;

“The former Newcastle Brewery site, which will be redeveloped as Science Central, part of the Science City

project, as the focus for science led mixed use regeneration, and a catalyst for major investment and

change. Science Central will be a place where key industries of the future will co-locate and grow and

where technology, research, specific services and businesses of all sizes come together”.

The AAP identifies six Key Sites to be the regeneration priorities for the urban core and regeneration of

these areas. This will be achieved through directing a significant proportion of development to these sites.

Section 4.9 advises that comprehensive development will be promoted to ensure the potential of Key Sites

is realised and to achieve the following objectives:

� to secure regeneration of the urban core in line with the draft Core Strategy and the AAP vision and

objectives;

� to improve the appearance of and increase the attractiveness of the sites and the urban core as a

location for major mixed use development;

� to assemble underused sites in multiple ownership, making development possible/viable and to provide

the basis for potential compulsory purchase order powers if appropriate;

� to secure major public works such as infrastructure improvements and public realm improvements; and

� to prevent piecemeal development or ‘cherry picking’ which would not achieve the vision set out for the

site and the scale of development.

In relation to the Science Central Key Site, the AAP states that; “The former Brewery site has been

described as the most significant development opportunity over the last 100 years…Its development as

Science Central is a major regeneration project for the region and one of the key opportunities to

regenerate the Urban Core and the development will be a great catalyst for change in the Civic Quarter sub

area.” (paragraphs 5.20 and 5.22)

The AAP sets out the Vision; “Science Central will be a new urban quarter which will be comprehensively

developed to provide leading edge scientific and technical organisations, creating an exemplar in

sustainability, in a mixed new community encompassing a variety of educational, residential and other

uses”. (page 38)

The objectives of the Science Central project are:

� to provide a focus for scientific research and commercialisation in a new mixed use urban quarter which

will be the heart of activities of Newcastle Science City;

� attract development which is a real demonstration of sustainability in environmental, social and

economic terms;

� promote links and opportunities for pedestrian movement through the site; and

� expand the City Centre and provide a link and catalyst for development and regeneration of the

communities in the wider west of the City.

The AAP advises that the site provides an excellent opportunity to release a high quality science-led mixed

use development that will help translate academic excellence in research and development into new

business opportunities (para. 5.26).



It continues by stating; “The residential space will be a secondary use, and it will also be vital on this large

site to have a range of active uses at ground floor on key routes, such as retail, restaurants and cafes, to

animate square and routes.” (para. 5.27)

The Science Central proposals fully accord with the emerging Core Strategy and AAP through proposing a

high quality, science led mixed-use regeneration scheme.

Indeed, the Science Central Masterplan has been taken into consideration in the preparation of the draft

AAP.

5.5 Other Relevant Strategies / Programmes

Science City / Science Central are supported in various regional, sub-regional and local strategies, plans

and programmes including the Regional Economic Strategy, Tyne and Wear City Region Programme,

Newcastle-Gateshead 1Plan, Newcastle’s Sustainable Community Strategy and Newcastle’s Regeneration

Strategy.



6.1 The Principle of Development

This section discusses the proposed works against the identified relevant planning policy and considered

each element’s merits.

As detailed in section 3, there are four stages to the proposed development:

� initial enabling works;

� excavation and coal extraction;

� levelling works; and

� interim site uses.

6.1.1 Initial enabling works

Limited demolition works are proposed to enable the development on site, including the excavation,

removal and crushing of concrete hardstanding at the site and the demolition of the high voltage substation

and the Diana Street properties. Some utility diversions will also be undertaken and some removal of

concrete ground obstructions and the remediation of contamination hot spots will take place.

The site lies within the built-up area boundary of the city and such works are common place within this

urban setting. The principle of these works is considered to be acceptable and essential for the

regeneration of this area and to allow for the proposed Science Central development to be undertaken,

thus supporting the delivery of knowledge driven, creative and high-technology industries, as required by

paragraphs 18-22 of the NPPF.

6.1.2 Excavation and coal extraction

Following initial enabling works, the proposal is to excavate up to 66,250 tonnes of coal from the site in

strips, with the first strip being stockpiled for later use as backfill for the last strip.

It is clear from the advice at national level in the NPPF that there is an assumption against coal extraction

unless the proposal is environmentally acceptable, or can be made so by planning conditions or

obligations; or if not, it provides national, local or community benefits which clearly outweigh the likely

impacts to justify the grant of planning permission.

The environmental impacts are assessed in the accompanying environmental statement and summarised

below in the relevant parts of this section. However, it is considered that the environmental impacts of the

coal extraction can be managed to an acceptable degree due to the site size, distance from sensitive

receptors and the limited time of extraction. The amount of work required to make the site stable and

suitable for redevelopment would have a similar impact to the proposed coal extraction in terms of time and

disturbance. The coal workings can be kept away from sensitive receptors and will be contained wholly

within the site, reducing traffic impacts.

The proposed coal extraction offers sustainable development with environmental, social and economic

benefits. These include; securing a natural asset, as has been recommended by the Coal Authority;

avoiding the need to pump substantial quantities of concrete under the ground to fill the voids remaining

from historic mine workings; and allowing the opportunity to re-use and recycle a substantial quantity of

surplus materials remaining on site from the demolition of the former brewery, which would otherwise have

6. The Case for Approval



to be transported off site. In addition all contamination and other obstructions would be removed as part of

the process, creating a clear and unencumbered site for future development. The community of the City of

Newcastle and the surrounding area will benefit through job creation and skills training being offered as

part of the Science Central development. The proposed temporary interim uses will provide opportunities

for community engagement, helping to attract new tenants and enable the site to serve as a temporary

open space removing the negative image presented by the site lying derelict.

6.1.3 Levelling works

Following the extraction of coal, the site will be re-compacted to the desired Masterplan levels to allow

progression of the overall Science Central project. It is estimated that these first three stages of works, from

commencement on site to completion of levelling works, would be undertaken over a period of

approximately 12 months. It is also estimated that there will be no need for additional fill to be brought on to

the site to complete these works, as there is sufficient fill stockpiled on the site from the previous demolition

and levelling works. By using the material from the demolition of the brewery site for levelling there will not

be the requirement to remove the material there would have been otherwise.

6.1.4 Interim site uses

The establishment of interim site uses, including greening and landscaping and the community garden, will

follow on from the coal extraction and levelling works and will be constructed in conjunction with the Phase

1 works over an approximate 24 month period. Once complete, it is anticipated that the interim site uses

will remain in place until the incremental development of the site is complete, currently estimated at up to

20 years.

6.2 Design, Townscape and Visual Amenity

6.2.1 Townscape

The townscape impact assessment finds that the impacts from the interim site uses upon the existing

townscape would have a significantly positive impact on the townscape of the local area. Overall, the effect

on the townscape by the proposed interim site uses will represent a positive and sympathetic improvement

to the current surrounding townscape and the urban grain of the surrounding area.

On the basis of this assessment, it is considered that the proposed interim site uses will:

� regenerate an unattractive space;

� provide public open space;

� create physical links and improve access between currently disjointed neighbourhoods;

� enhance the existing historic townscape character; and

� provide a transition between residential areas and the new business district of the city centre.

6.2.2 Visual Impact

The visual impact assessment finds that the impacts from the interim site uses on the identified views

would be significantly positive. Overall the visual effect by the proposed interim site uses will represent an

improvement to the current situation.

On the basis of this assessment, it is considered that the proposed interim site uses will:



� enhance views of this part of the city;

� replace poor visual quality with interesting spaces;

� improve orientation and movement throughout the surrounding area; and

� provide a visual backdrop to the existing high quality architectural and historical buildings.

6.2.3 Design

It is considered that the proposed interim uses will bring a positive enhancement of the site, once the coal

extraction and re-levelling has taken place, by providing opportunities for open space and opening up the

site to other temporary uses, whilst the Science Central masterplan is realised. The proposed interim uses

and enabling works would accord with the relevant policies of the UDP and RSS, including PPS1.

6.3 Historic Environment

In addition to the nearby Conservation Areas and the previously mentioned listed buildings, the Hadrian’s

Wall World Heritage Site runs close to the site, along Westgate Road. There are also a number of known

former coal workings under the site and some remains of the former Tyne Brewery.

The structures currently present on the eastern side of Diana Street are scheduled for demolition.

Consultation between Archaeological Services Durham University and TWSCT established the need for a

historic building recording to be undertaken of the structures prior to their demolition.

The proposed coal extraction will remove all surviving archaeological remains as it will comprise stripping

out the near-surface coal seams and therefore removing all overlying deposits. Almost all of the upstanding

structures of the Tyne Brewery have been demolished but it is probable that footings and foundations will

survive below ground. Of particular local interest are those features associated with the former Elswick

Colliery in the northern area of the site. It is therefore anticipated that an archaeological watching brief will

be required during initial site stripping prior to coal extraction in the northern area of the site with the aim to

identify and record all archaeological remains.

The use of a watching brief and the historic building recording will bring increased knowledge of the past

land-use of the site enabling better understanding of the development of the Westgate area of Newcastle

upon Tyne.

It is considered that the proposed mitigation complies with the NPPF, the RSS and the relevant policies of

the adopted Newcastle City UDP.

6.4 Biodiversity

There are no statutory designated sites, such as Special Areas of Conservation (SAC’s), Special Protection

Areas (SPA’s), Sites of Special Scientific Interest (SSSI), National Nature Reserves and Local Natural

Reserves (LNR’s) within a 2km radius surrounding the site. The closest statutory designation to the

application site is Benwell Nature Park LNR which is located approximately 2.1km south-west of the site.

Benwell Nature Park LNR is an urban wildlife area approximately 2.2ha in size and comprises an

assemblage of wetland areas, meadows, hedgerows and woodlands. There are four non-statutory local

sites (Local Wildlife Sites (LWS’s)) recorded within the 2km of the site boundary.

The site is characterised by some ruderal vegetation, grassland, scattered trees and bare ground. No

protected species are recorded within the application site. However, a number of records for bats and



notable bird species were recorded within the 2km search radius surrounding the site. None of the

remaining buildings and structures on site were identified as having potential for bat roosting. One building

close to the site was considered to have potential, however a bat survey was carried out and no bats were

seen emerging from the premises. This building has since been demolished, as part of the Business

School works. The vegetation on site is considered to be suitable for nesting birds and for foraging.

The proposed works will involve the removal of some of these potential nesting and foraging opportunities.

However, some new habitats will be created, including parkland, trees and community gardens and

allotments. The scrub and tall ruderal habitats that are due to be removed as part of the site clearance

works are considered to only have a local impact, due to the limited extent of habitats within the site

compared with the abundance of these habitats within North East England and across the UK. Given the

limited value of the habitats present within the site, the temporary nature of construction activities and the

provision of suitable habitat enhancement measures, it is considered that the enabling works and interim

site use strategy proposals will provide a significant benefit to habitats through increased biodiversity within

an urban context and on a local scale, in accordance with the relevant policies of the NPPF, the RSS and

the adopted Newcastle City UDP.

6.5 Geology and Contaminated Land

The proposed works will involve the extraction of a significant amount of made ground in addition to the

coal. The accompanying assessment considers that this extraction will improve ground conditions by

replacing the existing potentially contaminated land with non-contaminated or remediated fill. However, it is

considered that there may be some disturbance to materials below the groundwater table.

As the site is not within a groundwater source protection zone and the quality of groundwater in these coal

deposits is generally low, it is considered that any problems caused would have a low impact on

groundwater in the wider area. Overall the impact of the proposed extraction and refilling of the site will

have a beneficial impact on the existing ground contamination and groundwater and will not contradict the

relevant planning policies relating to geology, soils and contaminated land, including the NPPF, policies 42

and 44 of the RSS and policies MIN1, MIN 3 and DCP20 of the adopted UDP.

6.6 Flood Risk and Drainage

The site is located within Flood Zone 1 (low risk) and more than 250m away from the nearest water

courses. The existing discharge sewers which run through the site are to be removed as part of the

drainage redesign for the site. As detailed in the accompanying FRA, the proposed drainage strategy and

interim uses will improve the run off rates by increasing the amount of grassed areas, allowing for slower

infiltration of surface run off. The proposed works will not have an adverse impact on the risk of flooding in

the area and will improve the drainage of the site in accordance with the relevant planning policies,

including the NPPF, the associated the Technical Guidance and policy 44 of the adopted UDP.

6.7 Noise

A noise assessment has been undertaken and submitted to accompany the planning application for the

proposed works. The assessment has shown that the enabling works and interim uses are not expected to

result in ‘unacceptable levels of noise and vibration’ provided adequate controls are put in place to control

potential noise and vibration impacts during the construction phase. Therefore the proposed works are

considered to accord with the NPPF, the accompanying Technical Guidance, the RSS and policies MIN1,

POL7, POL8, H2 and DCP Statement 22 of the adopted UDP.



6.8 Traffic and Transport

A transport statement has been submitted to accompany this planning application. It assesses the impact

of the proposed works in terms of the construction and operational impacts of the enabling works and

interim site uses. It concludes that the impact of the proposed works is slight and does not warrant a full

modelling based assessment, given the previous work on the proposal for the Science Central

development. Additionally, it concludes that the interim uses, including the provision of a new turning head

will not have an adverse impact on the traffic flow of the surrounding area, as it will use existing capacity

within the system. Therefore, it is considered that the proposed enabling works and interim site uses will

not have an adverse impact on the transport infrastructure of the locale, in accordance with the NPPF, the

RSS and policies MIN1, MIN3 and DCP Statement 20 of the adopted UDP.

6.9 Air Quality

An air quality assessment has been carried out to accompany the planning application. The methodology

for the assessment follows best practice, set out in the NPPF and the Technical Guidance. It has assessed

all the proposed interim uses and enabling works, with particular emphasis on the proposed coal extraction.

The proposal includes a form of incorporated mitigation to reduce the impact of dust on the local air quality,

which is set out in the assessment but includes; covering stock piles of materials; reducing drop heights;

reducing vehicle speeds on site; using water suppression; and reducing the number of times spoil is

handled. In addition to these incorporated methods, there will also be a Dust Monitoring and Action Plan

(DMAP) undertaken which will identify trigger points for additional mitigation to be actioned and details of

monitoring during the construction works. This trigger points take into account wind direction and speed,

dust deposition, and complaints. If the identified levels were to be exceeded, actions such as reducing work

in certain areas; additional hoardings and stopping work all together would be considered.

Overall, the assessment considers that the methods of mitigation would be sufficient to ensure that the

impacts of the proposed works during construction and operation would be actively controlled in a way as

to not cause an adverse impact on the residents, users and general environment of the surrounding area.

Therefore the proposal is considered to accord with the NPPF and the Technical Guidance, the regional

policies and local policies MIN1, MIN3 and DCP Statement 20 of the adopted UDP.

6.10 Conclusion

It is considered that the proposal to demolish the Diana Street properties, extract coal and to utilise the site

for interim uses will ultimately bring benefits to the area during the phased construction of the Science

Central development. The site is currently fenced off and closed to the public, creating an eyesore and

sterilising the land, close to the heart of the city centre. By introducing the proposed interim uses, the site

could be reopened without the full Science Central development being undertaken, allowing for views

through the site. Opportunities for informal recreation would be established and new routes through the site

and landscaping would be undertaken. The extraction of coal from the site would reduce the potential for

sterilising this valuable resource and allow for the issues surrounding the stabilisation of the land for the

Science Central project to be resolved in a timely and cost efficient manner.

Ultimately it is considered that the main test for the development in the NPPF Technical Guidance has

been proven; i.e. that the proposal is environmentally acceptable because it can be made so by planning

conditions or obligations and it provides national (extraction of a finite resource), local and community

benefits which clearly outweigh the likely impacts to justify the grant of planning permission.



It is considered that the proposed works would be environmentally acceptable, due to the short time frame

for extraction, the distance from sensitive receptors, the incorporated environmental mitigation and the

proposed form of fill to level the site to reduce the overall impact of the Science Central project.

Additionally, the proposed interim works would bring community benefits in the short term by creating

recreation opportunities and new accesses across the site. The proposals have been generally well

received by the public at the applicant’s consultation events, as detailed in Appendix A. Therefore, it is

considered that the proposed works should be granted planning permission because they offer the three

dimensions of sustainable development, described in the NPPF and are in accordance with the identified

relevant planning policies of the development, as detailed in Section 5.



Appendix A. Consultation Statement______________________________________________________________ 37

Appendices



Appendix A. Consultation Statement



Consultation Statement 1.0 Introduction 1.1 This consultation statement has been prepared by 1NG and accompanies the full planning

application for enabling works and interim uses for Science Central.

1.2 The statement provides a summary of the pre-application consultation that was undertaken in support of this application, including the responses received during the consultation event held on the 5

th October 2011 and how these have been considered prior to the submission of the

application.

2.0 Consultation Exercises 2.1 Throughout the evolution of the scheme, 1NG and the design team have worked closely with the

Science City Partnership comprising Newcastle City Council and the University of Newcastle upon Tyne. Furthermore, detailed discussions have taken place with Newcastle City Council as local planning authority regarding the proposed development. There comments have been considered during the evolution of the scheme.

3.0 Pre-application consultation 3.1 A public consultation event was held at the Murray House Community Centre on Wednesday 6

October 2011 between 1pm and 7pm. The event comprised exhibition boards displaying the proposed site preparation and enabling works, permanent infrastructure and public realm, the gateway building and interim uses across the site. A copy of the exhibition boards is appended. The development team were in attendance to explain the proposals and answer any queries raised.

3.2 The event was attended by a total of 73 people which included local residents, local business people and representatives from Newcastle City Council.

3.3 Response forms were provided at the event for any comments and 13 forms were completed. The attendees at the event were greatly in favour of the proposals. Written comments received in support of the development proposals are provided in table 2.4.

3.4 Table 2.4 - Positive Comments

Comments

• The plans look very positive

• Very impressive plans that will give the areas a much needed facelift

• The images are a good indication of what the site which eventually look like

• A lovely exhibition – well done to the architects and the city planners

• As a local resident it was a pleasure to attend the exhibition

• Very impressive proposals for development

• The development will be a credit to the city

• Very informative exhibition

• Pleased to see that there will be something for everyone in the new development

3.5 In addition to the positive comments received, various comments and suggestions were made. These are provided within table 2.5, together with responses to the issues raised.



3.6 Table 2.5 – Comments and Suggestions Received

Comments Responses

Accessibility

Concerns regarding the closure of Corporation Street, which is a main arterial route into and out of the city. There was plans to close Corporation Street in the 1990’s which was met with a lot of opposition

The transport assessment for the masterplan for Science Central supports the closure of Corporation Street (classed as Local Distributor Road). This has been approved by Newcastle City Council. This closure will take place once the improvements to the Westgate Road junction have been completed.

Coal Extraction

Concerns about the air pollution, vibration and noise of the proposals which should be attempted to be minimised

An Environmental Impact Assessment has considered the impact of air pollution, vibration and dust. This assessment has recommended a series of mitigation measures which will be taken on board during the proposed works to minimise any impact to the local community.

Concerns regarding the impact of having coal mining on the doorstep

An Environmental Impact Assessment has considered the impact of air pollution, vibration and dust. This assessment has recommended a series of mitigation measures which will be taken on board during the proposed works to minimise any impact to the local community.

Interested to see more of the detail in relation to the proposals including survey information and strata details which would give more meat to the proposals

Once the full planning application for the enabling works and interim use proposals is submitted to the local planning authority it will be available to view on the Councils website and at the Civic Centre.

Concerns regarding environmental impact to neighbours, could be minimised by moving the access point from Wellington Street onto Corporation Street

An Environmental Impact Assessment has considered the impact of air pollution, vibration and dust. This assessment has recommended a series of mitigation measures which will be taken on board during the proposed works to minimise any impact to the local community. The potential to relocate the access point onto Corporation Street has been considered but is not feasible due to the proximity of Corporation Street to St James Boulevard junction which has the potential to result in blocking Wellington Street during access and egress.



4.0 Conclusion

4.1 The exhibition has enabled the development team to provide an update to the local community on the Science Central development which was largely warmly received.

4.2 Concerns that were raised have been responded to and where practicable, proposals have been amended to address any issues or provide appropriate mitigation.

4.3 The planning application for site preparation and enabling works is being submitted in October 2011 following which Newcastle City Council will write to local people, businesses and statutory consultees to notify them of the application. Site notices will be posted and the application will be advertised in the local press. At this stage, a three week period will be available for comments. Any responses received will be considered as part of this process.

4.4 There will also be a further opportunity for local residents to become involved in the more details aspects of the proposed development as and when additional applications are submitted.

Newcastle City Council Formal Planning Consultation and Additional Consultation

1.0 Newcastle City Council Formal Planning Consultation

1.1

The statement provides a summary of the formal consultation carried out by Newcastle City Council (NCC) during the planning process for planning application 2011/1838/01/DET which is relevant to this application.

2.0 Consultation responses to NCC 2.1 The planning committee report dated 16 March 2012 confirms that 1043 surrounding properties

were directly consulted by letter as well as advertising through site notices and in the local press. The local ward (Westgate) committee also considered the application. In response to the planning consultation 8 objections were received from local residents, their principle concerns related to noise, dust and disturbance arising form coal extraction operations. One letter of support was received from a local resident. Natural England raised no objection to the application. The coal authority expressed support for the application. English Heritage advised that if the proposed junction revisions were the same at that which were proposed at the outline planning for eth science central development they were satisfied that the archaeological matters can be covered by a watching brief. The junction revision is the same as in the 2011 outline application. The Director of Regulatory Services has advised that the potential impacts arising form the proposed works with regard to noise, dust and vibration could be address through a series of conditions to manage and mitigate these potential impacts.

3.0 Committee Report Recommendation 3.1 NCC considered the potential benefits of the scheme were sufficient to outweigh any potential

short term impact on local communities and eth environment arising from the working and restoration of the proposed open cast coal workings.



The committee recommendation was ‘minded to grant planning permission’ subject to finalisation of the planning conditions and the 106 agreement.

4.0 Additional Consultation with Owners of Diana Street Properties 4.1 1NG has been in close consultation with the current owners of the Diana Street properties. The

owners are in support of this application.