Alexander WilsonNewcastle

Produced on: Produced for:

Feb 03, 2010 12:45:53Scale 1:2500EDINA National Data CentreUniversity of EdinburghCausewayside House160 CausewaysideEdinburgh EH9 1PRUK

Market SquareStaSub

GILHURST GRANGE

32.3m

37.5m

WEST SUNNISIDE

RAIL

WAY

RO

W

Chur

ch L

ane

WATERWORKS ROAD

CROW

TREE ROAD

Car Park

Sloping masonry

39.6m32.9m

32.9m

Tunnel

WILLIAM

STREET

ST MARY'S WAY

EAST CROSS STREET

BEDFORD STREET

STREET

BACK BRIDGE STREET

BRIDGE

CUMBERLAND STREET

GALLEY'S G

ILL ROAD

Path

Subway

AirShafts

Air Shafts

ROWFARRINGDON

HAY STREET

41.4m29.3m

29.9m

31.7m

31.4m

Tunnel

WATERWORKS ROAD

FOYLE STREET

FREDERICK STREETFAWCETT STREET

JOHN STREET

ATHENAEUM STREET

BROUGHAM STREET

HOPE STREET

LOW ROW

HIND STREET

ST MICHAELS W

AY

TCBs

TCBs

TCBs

THE GREEN

WHARNCLIFFE STREET

WATERLO

O PLACE

Blandford Street

CLANNY STREET

CROW

TREE ROAD

El

Market Square

40.4m

32.3m

34.4m

34.1m

36.0m

35.7m

GILHURST GRANGE

FREDERICK STREET

ARCADE

KING STREET

SILKSWORTH ROW

WATERWORKS ROAD

South Street

JOHNSON STREET

WEST

HIGH STREET

Posts

Posts

FB FBFBFB

31.1m

STREET HIGH STREET WEST

JOHNSON

SILKSWORTH ROW

GILHURSTGRANGE Posts

SM

Scrap Yard

Car Park

SM

SM

SMBuilder's

Sloping masonry

Yard

Car Park

SM

Sloping masonry

SMSloping masonry

Allotment Gardens

Slopingmasonry

29.0m

Path

Path

Path

Path

Path

PathPath

Path

PathPath

Wearmouth JettyBridge

Bollard

DW

Bollard

DW

DWDW

JettyFB

Jetty

BollardBollards

Bollards

Mud and Shingle

Mud and Shingle

Mud and Shingle

Car Park

Car ParkEl Sub Sta

Car Park

40.2m

31.7m

31.1m

33.2m

30.5m

33.2m

Tunnel

NORFOLK STREET

JOHNSON STREET

RAIL

WAY

RO

W

MIDDLE STREET

STATION STREET

CHARMAN STREET

MIDDLE STREET

SOUTH STREET

JOHN STREET

ST THOMAS' STREET

FREDERICK ROAD

WEST SUNNISIDE

FAWCETT STREET

YORK STREET

PRINCE STREET

UNION STREET

PALEY STREET

Welw

orth Way

WEST STREETMIDDLE STREET

EDEN STREET WEST

CROW

TREE ROAD

GARDEN PLACE

High Street West

DUN COW STREET

ST MICHEALS W

AY

Posts

Path

TCB

TCBs

ETL

ETL

30.5m

32.3m

Posts

Post

Bollard

Bollards

Bollard

Bollard

Bollard

BollardsWearmouthBridge

Bollards

Bollards

Air Shaft

Slipway

Sloping masonrySM

Sloping

mas

onry

SM

Car Park

Sloping

mas

onry

Sloping masonry Sloping masonry

MP 90FARRINGDO

N ROW

Path

DWDW

Land

ing Stag

e

Bollard

BollardsBollards

Bollard

BollardsBollards

Bollard

Echo Building

Sloping masonry

Car Park

Car Park

SM

Sloping masonry

25.0m

32.6m

25.9m

30.8m

25.6m

31.7m

Galley's Gill

SL

MATLOCK STREET

EAST CROSS STREET

WEST WEAR STREET

CHARLESSTREET

BRIDGE CRESCENT

PANNS BANKPath

Posts

Path

Bollard(foot)Gill Bridge

SMSloping masonry

Slop

ing

mas

onry

Palmer's Hill Quay

Scrap Yard

Timber Yard

Sloping masonry

SM

SM

Sloping masonry

SM

ETL

ETL

25.9m

26.5m

21.3m

17.4m

8.2m23.8m

30.2m

SHEEPFOLDS ROAD

SHEEPFOLDS NORTH BONNER'S FIELDPALMER'S HILL ROAD

FARRINGDON ROW

STREET

EASINGTON

Subway

Subway

Path

Path

Path

Path

Posts

Posts

Posts

LB

Bol

LB

Bol

DWBollard

DW

DW

DW

DW

Mud and Shingle

BISHOPWEARMOUTH 28.0m

STREETNILE

Green Street

PANN LANE

Lambton Street

Playground

40.5m30.8m31.4m

32.9m

31.1m

33.5m

Market Cross(site of)

SILKSWORTH ROW

FARR

INGDO

N RO

W

HIGH STREET WEST

STREET

PRESS LANE

LITTLE VILLIERS

CUMBERLAND STREET

QUEEN STREET

HighStreet West

CASTLE ST MARY'S WAY

LIVINGSTONE ROAD

AYRE

'S Q

UAY

ROAD

STREET

Post

Posts

PathLB

TCB

TCB

TCBs

LB

LB

El Sub

Sta

Dale Building

32

29

Mean Low Water

Mean Low Water

Mean L

ow W

ater

Ward Bdy

23

2

3

118116

1

97 98

19 5

5

13

9

51

31

Bank

51

52

Planet House1 to 91

241

Exchange

Bank

44

13

69

60

18

2

56

11

3

58

Bank

Job Centre

1

6

1 to 23

5

94

Depot

11

7 to 1

0

4

17

58

Planet House

Bridge House

24 to 29

1 to 3

1 to 91

11

Telephone

28

3

223

15

(PH)

3

6

17

The Bridges

133

33

58

10

53

214

103 to 105

2

110 112107 108

96

(PH)

99 11a

Central Hotel

Buildings

FB

243 to 246

187 to 193

205

202

68

21

216

47

198

217

Central

200

48

Custom

67

Warehouse

House

59

56

59

219

Phoenix

194 to 197

43

Bank

211

10

222

Club

34

2

St Mary's RC

Presbytery

242

Bank

16

Church

12

52 7

1

28

54

29

1

64 6

5 6

6

77 to 79

250

248 247

62

32 3

4

57

4

29B

18

2 1

House

229

PC

240

14

86 87 90 92

58

61

100

230

53

Roof Car Park

230a

1a

1b

35 t

o 42

SunderlandStation

43

46

49

MHW

8

6

Roof Car Park

Street

The Bridges

El Sub Sta

Roof Car Park

262

61

62

263264

66to

Gilb

ridg

e Hou

se

(PH)

Londonderry

287

(Gov

t Offi

ce)

Crowtree Leisure Centre

Wear View House(Govt Office)

Maritime Terrace

Roof Car Park

The Bridges

1 to 91Solar House

5

Maritime

Terrace

91010

59

Welw

orth W

ay10

58

68

ChurchMinster

St Michael's

76

Multi-storey Car Park

Market Hall

251254

253

12

14

2015

13

22b2221

131211

22a

10

35 34 33 3228 2627

2325 1522.5

17

16

18

14

PH

48

50

57

Ban

k

51 to 4

2a

4142

Maritim

e

The Bridges

259a

Sub Sta

260 261

259258

255 256

67 to 71 72

El

Ward Bdy

CCLW

Ward Bdy

5

1

Warehouse

MaltingCottage

1

2

Hart Court

1 to 18

19 to 2

0

St.Peter'sStation(Metro)

Bonners Raff

El Sub Sta

MHW

MHW

Mean High & Mean Low Water

River Wear

Mean Low WaterMean High Water

Mean High Water

River Wear

Mean Low Water

MLW

MLWMLW Mean High & Mean Low Water

Ward BdyCCLW

Mean High Water

Mean High Water

MLW

MHW

12

11

MLW

Warehouse

River Wear

Mean Low Water

MLW

10

9

23

40

El Sub Sta

7 9

3

1

8

El Sub

Shelter

5

1

PO

13

2

Hall

Sta

Darw

in Building

37

17

2

4544

1

38 to 43

22

Gilhurs

t Hou

se

4

8

1

40

1 to 17

Mean Low Water

9

39

12

3738

34

PH

10

3536

27

El Sub Sta

33

PH

18

15

University

Pasteur Building

20 to 2526

Shackleton House

Sub

(Govt Office)

26

Silksworth Row

PH

El

27

Sta

Mean High Water

MLW

6

1

12

8

4

25

19

14

21 to 25

3

28

Works

El Sub Stas

Ward Bdy

14

12

16

19a

18

15

17

5

278 to 284

6 to 1

0

19a

18

17

1415

Mean Low Water

29b

11

29a

29

Astral HouseThe Bridges

55

Roof Car Park

52

12

53

Buildings

3

Refuge

3 t

o 5

56

22a 22

17

23

28

16

13

44

Lynas

House

12

40

Warehouse

Old Post O

ffice

ThePlace

31

32

39

43

42

PH

Crowtree Leisure Centre

4

Magistrates' Court

308

Mean High Water

3

Almshouses

1

1

Mowbray

PH

Police Station

El Sub Sta

313312

PH

Buildings

1 to

6

1

(PH)

Victoria

El Sub Sta

Empire Theatre

21

PH

Hotel

El Sub Sta

1 t

o 3

Hutton Building

215

12

212

11

47

45

48

CountyCourt

Bank

Bank

Gillespies

220 218

27

28 to 3

2

23

23.5

24

6 5

26 4

PH

1 to 6The Athenaeum

2

28

27

26

25

19

18a

17

18

2

19

2

Digimap© Crown copyright/database right 2009. An Ordnance Survey/EDINA supplied service

1

1

2

3

4

5

32

5

4

Noise pollution from Metro and Wearmouth Bridge. This will have to be addressed within the development.

1

The area surround the site is heavily gratified and vandalised. These areas will reduce the impact of any development if

they are not improved.

2

Steep slopes towards the North make access difficult. Innovate design and access will be used to

overcome these problems, and make the riverside

accessible to wheelchair and push-chair owners.

Due to this, the area is currently under-used.

3

The views to the West are somewhat unattractive, with a large retail park

containing a B&Q Warehouse, PC World and Currys. The development will also be visible from these developments, and

across the area.

4

The existing road surrounding the site is undesirable. Large amount of traffic, including a number of lorries, make the A183 Livingstone Road very difficult to

cross for pedestrians. A architecturally high quality footbridge or a newly designed traffic flow will have to be considered.

5

Weaknesses

‧There are large amounts of derelict buildings surrounding the site, in the city centre, and on the North side of the River. These may reduce the impact of any development.‧Areas of the land could be contaminated by its previous land use as a brewery. Measures will have to be taken to ensure this is not a problem.‧Railings along the river bank are unstable and would require the application of safety measures.‧The development is overlooked from the North, East and West; therefore careful consideration will have to be taken.‧The buildings surrounding the site lack continuity.‧Access to the city centre from the site is unattractive. Work will have to be done to ensure the transition from the development to the city centre is a pleasant one.

Sunderland Vaux Site Analysis

Jennifer Bunce, Danuta Gewald & Alexander Wilson

Site Boundary and surrounding area

Scale: 1:2500 when poster printed at A1

N

Opportunities and ThreatsOpportunity Possible Threats

A blank canvas, meaning the site can offer things unique to the North East and Sunderland.

Create highly attractive waterside locations, and a café culture on the waterside, with the potential to support

Farmers/Sunday markets.

Strong local opposition to proposed site usage, therefore proceeds do not obtain planning permission. Strong legal

action from Tesco could also be a problem.

Nationwide planning president set by the developments. Because of the precedence it sets, no development is considered good enough, therefore no proposals are favorable with local and national planners alike.

To expand urban quarter of city, with new shops, entertainment and cultural aspects, and connect river, city

and Stadium of Light.The amount of public and private investment does not

occur, meaning plans have to be shelved.

Creation of attractive mixed use housing, providing student accommodation and affordable housing, as well as office

space.Too few house buyers, no companies willing to rent office

space.

Meet the policy aspirations of the area, including the Core Strategy and Urban design strategy.

Existing land owners (Tesco) do not agree to sell land, and enter legal battle with Sunderland Council

Create jobs in the local area. Especially needed for professionals to keep them in the area, due to lack of

professional jobs in the area, possible expansion of University of Sunderland, creating upto 3,000 jobs.

Lack of professionals to take up jobs in area, meaning workforce required does not materialise.

Regeneration of riverside and area surrounding it, meaning the area is now used, and becomes an integral part of the

regeneration

Site expansion is not allowed, and the surrounding area reduced impact of development, and needed

maintenance of area surrounding site does not occur.Increases International profile of Sunderland Site is contaminated through its previous use as a brewery.

★10.44 hectares to the North of the centre of Sunderland

★Former brewery site, close to Wearmouth Bridge and opposite bank of the River Wear to the Stadium of Light

★2 minute walk into Central Sunderland, with shopping, theaters, and a museum.

★5 minute walk/500m from Sunderland Railway Station, close to bus links, and 3 minute walk to closest Metro station.

★Attractive Riverside location, with great views to the North.

★Fully supplied with services, including High-speed Broadband, Water, Waste and Electricity.

★Large amounts of investment in the area.

★Sunderland and Newcastle Gateshead have recently won the bid to host the 2018 Football World Cup, and the Aquatic Centre has been selected as a potential training camp for the 2012 Olympics.

★In 2007, Outline Planning Permission was given, securing 167,250m² of developable floor space for office, residential and hotel uses with ancillary leisure and retail along with 1,970 car parking spaces.

Fact File

Strengths

The site offers great views, especially to the North, overlooking the river and large amounts of green space surrounding the

site. The development will take advantage of this.

1

Its proximity to the city centre allows it to extend the city centre of Sunderland,

attracting people, and adding to the city. It is also located between the city and the stadium of light, which holds 49,000.

2

3

The site is easily accessible by the current road and pedestrian network, either

along the South, or West.There is currently nothing on the site,

meaning any developers will find the area attractive to develop. The site is within a prime location within Sunderland.

4

Public transport to the site already exist, in the form of metro, bus and train links. Metro and bus links can easily be added to the site, as they run very close.

5

‧Use of the river in any developments, further attracting tourists. The river...‧Local support for the area to be improved.‧There are already large amounts of regeneration in the area, with Farringdon Row, Stadium Village Area, The Stadium of Light, Sunderland Aquatic Centre, Sunniside, Holmeside, City Centre, Former Glassworks and Sunderland Strategic Transport Corridor.‧High rate of broadband coverage in the area, attracting business.‧A number of other companies in the area, including Nissan and Nike.‧The main site is very flat, with only a 1meter change across the whole site.‧Extension of the site possible

Sunderland

A

B

1975 Vaux Brewery Opens1999 Vaux Brewery Opens

2001 Tesco buys former Vaux Site

2002 Tesco submits the application for new Store

2004 Tesco revises their plans to include mixed use

2005 Tesco appeals on grounds of non-determination

2006 Local Unitary Development Plan (UDP) is revised

2007 SoS grants outline permission for Sunderland Arc

There are many ideas about what to do with the development site. Some of them include using a facade on old buildings to improve the look of them (left), and a microbrewery and visitor centre on the site, to keep the heritage of the site, and create an attraction for Sunderland. Other ideas include:

★Entertainment square★Restaurants & Cafes along riverside★Civic buildings★Hotels

Showing how the site is connected by Metro, train and cycle routes. Sunderland is also well connected by many bus routes. This shows the site is places within an ideal location, and will be easily accessible by all.

Local Connections Map Principal Road NetworkNorth East England

Map showing major roads surrounding Sunderland, with key routes into Sunderland being A690, which links into

the A1(M), to London.

Wards within Suderland

Location of Vaux Site within Central Sunderland

Cross section of Site A-B

This cross section (shown on map) shows the site is very flat, meaning any developments will be constructed easily. Although there are slopes to the North, these could add to the

site.

Cross Section of site A-B

20

22

24

26

28

30

32

34

0 51 138 200 274

Distance from A towards B (Meters)

Heig

ht

(Mete

rs)

!

"

#!

#"

$!

$"

%!

%"

&!

! $" "! '" #!! #$" #"! #'" $!! $$"

!"#$%

&'()"&*

"+,

-#+&./0"'1*23'4'&25.*6+'-'()"&*"+,

Cross section of Site C-D

Cross section showing flat site, and drop towards River Wear.

C

D

These local policies are relevent to the Vaux Site:‧ CS – Core Strategy‧ LDS – Local Development Scheme‧ UDP – Unitary Development Plan‧ SCI – Statement of Community Involvement‧ AMR – Annual Monitory Report‧ SPDs – Supplementary Planning Documents‧ HADPD – Housing Allocations DPD‧ SHLAA – Strategic Housing Land Availability Assessment‧ SFRA – Strategic Flood Risk Assessment

9.4.11 Too much of the city centre is still occupied by unrealised regeneration sites, and the symbolic Vaux Brewery Site, the key to any vision of Sunderland re-born, has now been vacant for over a decade.

Core Strategy

Vaux- The development of the former Vaux brewery site is of fundamental importance to the regeneration and status of the central area. This dramatic site offers a unique opportunity to link the central area to the river and to establish high quality spaces and buildings of national and international architectural importance.

Sunderland Central Area Urban design strategy, p.122

Relevant Policies

Site History