Discovery Quarter Brewery Gallow Gate Masterplan

Discovery Quarter/Brewery/Gallowgate
Final Report
For Newcastle City Council
January 2005
Colin Buchanan
Canada House
Chepstow Street
Manchester
M1 5FW
Tel. 0161 236 1736

Fax. 0161 236 1737
E-mail Rob.Goldup@cbuchanan.co.uk
and
Shared Intelligence
In association with
Lamb & Edge
and
Turner& Townsend
Prepared by: Verified by: Approved by:

Status: Issue No: Date:
Directory & File Name: I:\8099X _ Newcastle Discovery Quarte r Study \ Reports \ pagemaker \ Report January 2005.pmd
Discovery Quarter/Brewery/Gallowgate 1
2 Discovery Quarter/Brewery/Gallowgate
Contents Page
1. Introduction
5
2. Policy and Strategy Context 11
3. Physical Appraisal 19
4. Market Appraisal 25
5. Aspirations 28
6. Transport Analysis 35
7. Development Strategy 44
8. Area Frameworks 62
9. Regional Conference/Convention Centre Location 109
10. Delivery Plan

113
Appendix1 – Cost Report
Appendix2 – Landowner/Developer Aspirations Matrix
1. Introduction
covering all three areas. Given the size and development to the International Centre for Life
location of the Brewery there was an obvious and Newcastle Arena. The area has been
logic to this as the combined areas formed one highlighted as a potential location for the
large continuous swath of land and property proposed Regional Conference Centre. The
directly to the west of the City Centre, from St. area west of St James’ Boulevard has been
James’ Park in the north, down to the River designated as part of the Newcastle-
Tyne in the south. Gateshead Housing Market Renewal
Pathfinder to address low demand and create
1. Introduction 1.2 A City in Renaissance sustainable communities.
1.1 Objectives 1.2.1 Newcastle Gateshead has succeeded in 1.2.5 The City Centre is physically constrained
by the River Tyne to the south, Central
transforming its image in recent years. It is
now seen nationally and internationally as a Motorway to the east and Town Moor to the
1.1.1 In February 2004, Newcastle City north. Consequently, there is broad
Council commissioned Colin Buchanan, vibrant city and a regional capital with a strong
identity. Culturally-led regeneration consensus that the area to the west of the City
Shared Intelligence, Lamb & Edge and Turner Centre holds the key to its future growth.
&Townsend to prepare a development strategy programmes have transformed the Tyne
for the area on the western edge of Newcastle waterfront and Grainger Town. The area has
City Centre known as the Discovery Quarter. established itself as one of the UK’s leading
Centred on St James Boulevard, the Discovery short-break tourist destinations and its
Quarter encompasses an extensive area improved profile has made it popular with
between Newcastle Central Station, the River property investors across all sectors of the
Tyne, Westgate Road and the eastern edge of market.
Newcastle Business Park. In March 2004 we
were also commissioned to draw up an urban 1.2.2 Successful efforts have been made to
design & transportation framework for the area regenerate Newcastle’s Quayside and
to the north of Gallowgate from St. James’ Park Grainger Town and St James’s Boulevard has
Stadium to the edge of the City Centre. become an important new focus for
development. New office, residential and
1.1.2 Subsequently in June 2004 following the leisure development is emerging along the
announcement by Scottish & Newcastle of the length of the new route.
imminent closure of the Tyne Brewery, the
originally separate (but related) commissions 1.2.3 There is clear evidence that Newcastle’s
for Discovery Quarter and Gallowgate were renaissance is spreading to the west of the
amalgamated, along with a new commission City Centre, from the highly sought after loft
to prepare a development strategy for the apartments of the Turnbull’s warehouse to the
Brewery site, to form one overall commission east, through the Central Square office
1.2.4 The area is already emerging as a major Scotswood Road, the comparatively under
focus for new development in the City Centre. utilised east-west railway line and the Brewery
1.2 The Study Area Stakeholders have aspirations for the area to site itself are significant barriers to pedestrian
become. movement within the study area and sever and
1.2.1 The study area is a vital gateway to the separate the main blocks of land use/activity.
City Centre by both road and rail and has seen • Newcastle’s next major office
1.2.7 Although served by a number of
significant infrastructure improvements in recent quarter
pedestrian crossings, St James Boulevard
years, most notably the creation of St James’ also acts as a significant barrier to east-west
Boulevard, which has established a major spine • a centre for the knowledge
pedestrian movement.
running north south through the area. economy
1.2.8 Although the City Council owns some key

1.2.2 The study area includes and adjoins some • a place for City living sites land ownership is fragmented in many
of the City’s most important attractions and areas and ground conditions are poor in some
assets – St. James’ Park, Discovery Museum, locations by virtue of former industrial land uses.
• an anchor tourism destination
International Centre for Life, Metro Radio Arena, The urban form and density of development
Central Station and Newcastle College. The within the study area also differs quite markedly
study area also has a number heritage/
• a distinctive part of the City’s
from the core of the City Centre. Many of the

townscape assets including: the Tyne Gorge; evening economy
sites to the south of Central Station house

Pottery Lane; some of the Brewery buildings; typically ‘edge of centre’ industrial and
sections of the town wall; Discovery Museum; • a multi-modal transport hub.
warehousing uses and have a comparatively low
and the Stephenson buildings. density of development.
• a link between the City Centre and
1.2.3 There is strong property market interest in West End
the area. Gallowgate/St James Boulevard is
emerging as a major new office quarter for the 1.2.5 However, the market may not want to
City, and the area to the south of Central Station deliver all these aspirations, also the area has
is also experiencing office development interest, a finite capacity and there are competing
building on the success of the Central Square demands on key sites.
development. Parts of the study area are also
subject to development pressure for new 1.2.6 The study area is also constrained in
housing. various ways. The western edge of the City
Centre comprises a complex mix of land uses,
ownerships, road and rail infrastructure and
challenging topography as the area slopes
down to the Tyne. The main East Coast Main
Line rail bridge, the Redheugh Bridge,
Figure 1.1: Study Area
Barrack Road
St James’ Park
Wellington Gallowgate
Street
Corporation Street
Westgate Road St James’

Boulevard
Discovery
Central Station
Museum
Forth Street
ICL
George Street
Marlborough
Crescent Forth Banks
Scotswood Road
Arena
Railway Street
New Redheugh Bridge Road
Figure 2.1 : Context
1.3 Outcomes market renewal so that the whole
becomes more than the sum of its parts?
1.3.1 In response to the Brief given to us by
Newcastle City Council we have set out to: 1.3.3 Parts of the area have already been
subject to a raft of feasibility studies and
- Develop a strategy establishing general strategies over the last five years, but this
principles of land use and development; study is the first to encompass the whole of
- Appraise the contribution of key sites and this large area to the west of the City Centre.
potential development to that strategy;
- Identify and prioritise actions/interventions to 1.3.4 The level of property market interest in
realise the strategy; the area is significant, and it is clear that the
- Set out delivery programme/mechanisms and strategy’s primary focus will not be in creating
provide a business case for future funding bids; market interest. Instead, the study has
- Develop for Gallowgate and Brewery Site a considered whether the wide ranging
more detailed urban design & transportation aspirations of both the public and private
framework. sector are compatible and achievable; how the
public sector can best add value to the
1.3.2 We set out to discover: regeneration of the area, including managing
the competing demands for accessibility
• does it function as a distinctive and between the private car and the pedestrian;
coherent part of the City? and the long-term management of the mix of
land uses and activities in the area to ensure
• how does it relate to the City that the aspiration to create a vibrant, diverse
Centre and the adjoining communities of and multi-functional part of the City Centre is
the West End? sustainable.
• does the mix of existing and proposed

land uses reinforce its identity?
• is the Discovery Quarter truly emerging

as a ‘place’? What sort of place do we
want it to be?
• how can the public sector work with the

market to ensure that the area realises its
potential and contributes to sustainable
2. Policy and
Strategy Context
in the next few years by Local Development The report highlights the importance of
Framework and Area Action Plans. Many of the improving quality of life (e.g. City Centre
land use designations are now outdated, with housing, public services); quality of opportunity
significant areas zoned for industrial (e.g. access to learning and range of
development. employment) and quality of place (e.g. legibility,
permeability) and identifies several key
City Centre Action Plan themes, which need to be addressed if the City
Centre is to realise these goals.
2. Policy and 2.1.3 In June 1999, the City Council produced

its first City Centre Action Plan in order to
Strategy
reinforce its commitment to the City Centre 2.2 Regeneration Context
and to develop its role as Regional Capital,
2.2.1 While the area’s relationships south and
Context
European and International City.
east, with the City Centre and the river is
2.1.4 The first Review of the City Centre important, if it is to play its role in the
Action Plan was published in 2002, with regeneration of the wider City, its relationship
significant input from the newly established with the predominantly residential areas to the
west of the City Centre needs to be developed
2.1 Planning Context
City Centre Panel. The Action Plan sets out a
vision and considers core themes. It also to their mutual advantage. A large part of the
makes area-specific proposals that relate to study area sits within the Housing Market
2.1.1 A key part of our commission was the study area. Renewal / New Deal for the Communities
updating, building upon and drawing together (HMR/ NDC) boundaries. Significant parts of
previous and existing strategies covering the The Role and Relevance of Newcastle the study area have a key role to play in helping
area, and making sure that proposals link with to achieve their objectives and tying the wider
City Centre - Demos
relevant, existing and developing initiatives and area into the City Centre and waterfront. Even
policies. The following is a summary of some the parts of the study area outside their
of the key elements of that policy and strategy 2.1.5 In 2003, the City Council commissioned boundaries have an important role to play.
context. A more detailed summary and Demos to review the role and relevance of the
appraisal are included in the Background City Centre to the economic, social and 2.2.2 The West End Regeneration Plan (2001)
Report. cultural life of Newcastle and indeed the considered it likely that there will be continuing
Region as a whole, in order to build a new set pressures for expansion of the City Centre and
Unitary Development Plan of priorities for the future. Demos consider that these need to be made to work to the
there is broad consensus on the aspirations advantage of local communities in terms of
for the City Centre but considerable divergence employment opportunities, improved local
2.1.2 The UDP was adopted by the City of opinion on the ‘art of the possible’.
Council in 1998, and is due to be superseded services and a better environment. It identified
the area north of the College on Westmorland
Road as a potential new neighbourhood manufacturing and processing businesses.
centre. It also encouraged improved links 2.3 Transport Policy
Context
through the ‘Elswick Riverside’ area to the 2.2.5 In September 2003 the Draft Newcastle
waterfront, and suggested a review of primary Gateshead Pathfinder Prospectus was
school provision in the area to take account of submitted to the ODPM and a programme for
potential development in this area. 2003 – 2006 is currently being delivered. The 2.3.1 Government policy on transport and
objectives for this HMR Pathfinder are: planning is set out in Planning Policy
2.2.3 The Area Development Framework Guidance 13: Transport (March 2001).
(ADF) for the Inner West was produced in • To strengthen and stabilise the housing PPG13 reaffirms the Government’s approach
2003. The initial programme of interventions market through better matching supply to transport; to reduce the propensity to use
lay to the west of the study area focusing on to the needs and aspirations of local the private motor car and only allow
existing housing markets. The strategic people. development that is accessible by a broad
approach to the West End is currently being • To promote and provide a wider choice range of modes. Importantly it advises local
revised to ensure that new housing market of good quality in housing authorities to give priority to people over ease
opportunities at the city centre fringe are accommodation, specification and of traffic movement and plan to provide more
harnessed to help deliver market renewal. The design with improved opportunity and road space to pedestrians, cyclists and public
HMR Pathfinder is currently working with the access for all. transport in town centres, local
NDC on producing a coordinated strategy, • To foster distinctive, attractive neighbourhoods and other areas with a mixture
which will update the ADF. They are seeking to neighbourhoods in which people from of land uses.
generate a housing market in the area and to diverse backgrounds will choose to
attract a greater balance and mix of housing live, learn, work and invest. 2.3.2 It also recognises that the availability of
type and tenure. There is a particular lack of • To manage, enhance and improve the car parking has a major influence on the
family housing for sale and a lack of modern physical, economic, environmental, means of transport people choose. Local
housing, and a lot of the sites that are available social and cultural assets of the authorities should therefore look to reduce the
for development at the moment are too neighbourhood. levels of parking required by encouraging use
isolated and piecemeal to interest private of more sustainable transport choices; not
housebuilders. A masterplan has recently been 2.2.6 In February 2004 the City Council approved requiring developers to provide more car
commissioned for the adjoining Elswick area the LDF Interim Policy Statement on Housing parking spaces than they themselves require;
(The Elswick Masterplan), which will look to and its accompanying Interim Planning Guidance and encouraging the shared use of car
pull together and update all the previous work on the Release of Land for Housing. The parking.
that has been done in this area. Guidance requires all applicants for housing
schemes of 10 units or more to justify their 2.3.3 The PPG also stresses that traffic
2.2.4 With regard to economic development, proposals in relation to housing market renewal management should contribute to planning
NDC have identified a need for business start or regeneration objectives. Schemes not objectives by:
up units as well as managed workspace. meeting these objectives will be refused planning
There is also a demand from light permission.
• Reducing severance, noise, local air • Improve road safety and reduce the 2.3.6 The application of maximum parking
standards and the requirement for Travel Plans
pollution and traffic accidents; fear of transport related crime in conjunction with new developments are
• Promoting safe walking, cycling and recognised as important tools in controlling
2.3.5 The core strategies adopted to achieve traffic generation associated with new
public transport across the whole these objectives are: developments. Parking standards are
journey; • Changing land use patterns to proposed to be generally in line with PPG13.
• Improving the attractiveness of urban reduce the need to travel and to 2.3.7 In Policy T4 the UDP states that “parking
areas and allowing efficient use of provide greater choice provision will be managed to protect
environmental quality and the viability of
land; and • Increasing transport choice by commercial areas especially the city centre.”
• Helping to avoid or manage providing alternatives to the car and Policy T4.1 further states that public car
parking will be managed to:
congestion pressures, which might to road freight transport Support the commercial viability of the city
arise in central areas from locational • Managing traffic to inhibit growth and centre
Maximise vehicle turnover, and
policies. to reduce its adverse effects on Facilitate the replacement of parking space
2.3.4 The key objectives of the Tyne and Wear safety and environment lost as a result of redevelopment
Local Transport Plan 2001-2006
are to: • Providing increased road capacity
• Improve access to services and but only where this is essential after
facilities for all, particularly those with allowing for the effects of the above
mobility problems traffic reduction measures
• Promote economic growth through • Safeguarding the historic investment
regeneration and improved prosperity in infrastructure by maintaining it in a
• Improve links between public safe and usable condition
transport networks and improve
integration of land use and
transportation planning
2.3.8 It is the policy of the Council (UDP Policy
T4.2) that the city centre public parking stock
will be maintained at 10,000 spaces. Growth
in demand above this level is to be
accommodated through public transport
improvements, park and ride and incentives for
car sharing introduced to the public parking
stock.
Table 2.1: Maximum parking standards for city centre developments
Land use Parking standard
B1 business uses 1 per 200m2 gfa or for proven operational needs
B2 general industrial 1 per 200m2
Hotels 1 per bedroom + 1 per manager
Housing for sale 1 per dwelling
Social housing 1 per 2 dwellings
Sheltered housing 1 per 3 dwellings
1 per unit of warden accommodation
Student housing 2 per development for disabled/essential users
2 per development for visitors
1 per unit of warden accommodation
1 per 20 bed spaces over 40 bed spaces
2.3.9 The UDP states that parking provision in below, pulling out key issues, points and to the Centre for Life and Newcastle
the city centre should meet essential needs comments.
only and deter unnecessary traffic from College
entering the central area. Thus, the UDP West Central Area Development 3. Gallowgate / City Walls – Office
places considerable emphasis on the provision
of additional city centre parking as public 2.4.3 Options Study (PWC) – January 1999 Quarter. A commercial centre linking
parking rather than as dedicated parking, while A linear study area focused around the St to Eldon Sq, St James Park and
constraining overall provision. James Boulevard (West Central Corridor),
2.3.10 The City Council’s maximum parking from Redheugh Bridge in south to Gallowgate adjacent conservation areas and
standards in Development Control Policy in the north. The purpose of the study was to ancient monuments.
Statement 23 for the land uses most relevant review redevelopment opportunities of the
to the study area are summarised in Table 2.1 study area following the implementation of the
2.4.5 The report identifies a vision /
below. Other uses such as assembly and St James Boulevard.
development framework for the area which
leisure are to be determined on an individual
includes the following key ingredients:
basis. 2.4.4 The study concluded that three core
areas naturally emerged in the Western - Redheugh bridgehead (‘Southern
2.4 Key Reports Corridor: Gateway’) and Gallowgate identified
1. Southern Gateway – Scotswood
as ‘gateway’ areas. The Southern
2.4.1 Four previous pieces of work that
Road / Redheugh Bridge junction. A
specifically covered our study area (in whole or Gateway shall take the form of a
part) are of particular importance: Commercial / Regional Leisure
circus development.
1. West Central Area Development Options
Quarter, providing an entry
Study - 1999 - The Corridor should concentrate on
2. Gallowgate Masterplan - 1999 monument in the form of a circus with
new office and leisure/cultural
3. Newcastle Central Station Development
strong buildings and landscape.
Options Study – 2000 development which would be
4. Elswick Wharf Area Accessibility Study – 2. Discovery Museum and Central Area
significant on a regional or national
2001
– visual focal point and Cultural
scale (i.e. did not seek a purely local
2.4.2 Given relevance of these documents, it Quarter. The development of a major
market)
was appropriate that we gave them significant
open space to reinforce the growth
consideration. We have set out in the - Identify a number of critical areas for
Background Report summaries of the reports of a major cultural quarter focused
early development which would set
together with our comments upon them. We
on the Discovery Museum with links
have set out a very brief overview of these
a standard for subsequent - The West Central Route itself in the centre and south to the southern
development form of an urban boulevard; and parcel of land.
- High quality development and public - East-west routes across the corridor 5. Creation of the eastern link over the
realm to be sought throughout the including Westgate Road, metro tunnel, resulting in a wide, tree
area; Westmoreland Road and an lined pedestrian boulevard.
- Development shall be human in additional pedestrian route 6. Creation of a performance space,
scale, with relative low rise buildings 2.4.6 A commitment to a ‘Boulevard’ type link which is sunny and sheltered.
through the area, rather than urban motorway
throughout the corridor, with was found to be of critical importance. 7. The creation of a new “City Gateway”
exception of the Gallowgate area; and landmark building on the axis of
Gallowgate Masterplan (DEGW) - 1999
- Opportunities to introduce at least St James Boulevard.
one major new open space – 2.4.7 The masterplan was developed for two 8. The opening up of a view of the Town
connected parcels, either side of Gallowgate.
preferably associated with the The northern parcel includes the land between Wall along an axis lying due south of
Discovery Museum; Gallowgate and Strawberry Place, with Barrack the Metro Station.
Road as its eastern boundary and Leazes
- Need to maximise opportunities Park Road as its eastern boundary. The
southern parcel lies between St James 2.4.9 The constraints identified include:
provided by high quality heritage
Boulevard to the west and the Town Wall to the 9. The metro tunnels
features; east, with Bath Lane as its southern boundary.
10. The existing junction of St James
- Need to provide high quality pedestrian
2.4.8 The main aims appear to be: Boulevard and Gallowgate
routes. This includes:
3. The creation of a mixed-use area, 11. The potential exposure of the site
- A new spine route linking Newcastle
especially in the Gallowgate block, 12. The existence of Wellbar House
College through the Discovery 13. The “truly citywide scale” of St James
with an area of offices fronting
Quarter to Theatre Village and into Park
Gallowgate and St James Boulevard.
Eldon Square;
4. Creation of links from the Metro
Station eastward towards the city
Newcastle Central Station Development
2.4.13 The overall vision for the area is one of
2.4.10 Options Study (Llewelyn-Davies) a vibrant mixed-use quarter, integrating the City
March 2000. The study area is predominantly Centre, Grainger Town and Quayside.
located to the south of Newcastle Central
Station between Redheugh Bridge in the west Elswick Wharf Area Accessibility Study –
and the High Level Bridge in the east. The Symonds 2001
western extent of the study area overlaps with
the Discovery Quarter. 2.4.13 The Elswick Wharf area is defined by
Newcastle Business Park in the west,
The aim of the study is to develop a realistic Scotswood Road in the north, River Tyne in
and flexible strategy for the regeneration of the south and Orchard Street in the east.
study area that seeks to establish a dynamic
and viable mixed-use area within Newcastle 2.4.14 The Symonds study was concerned
City Centre with accessibility for all modes of transports to
2.4.15 the study area. It considers the
2.4.11 The study’s townscape appraisal transportation requirements of two land use
identified 4 broad character zones: Neville St scenarios differentiated according to the extent
and Central Station Clavering Place (within of redevelopment assumed to take place within
Conservation Area, including Turnbull) the area.
South of Central Station – Stephenson’s
Workshop etc. Forth Banks major land blocks 2.4.15 It presents a strategy for pedestrians,
cycles and buses, which identifies the future of
2.4.12 The key findings of the study included a the rail branch line serving Forth Sidings as the
number of ‘Strategic Objectives’: determining factor in the preferred pedestrian
Reinforce the distinctive nature of the sub and cycle strategy.
areas, in particular the historic fabric
Introduce diversity of new residential, 2.4.16 The report assumes that Redheugh
employment, leisure, tourism etc development Bridgehead junction improvements will take the
Enhance linkages through the study area from form of a “hamburger junction” and will be
Quayside to the City Centre completed by 2008 – however it also states
Create a gateway north of the station worthy of that it will be operating at or around its practical
a European Regional Capital with priority to capacity by the year 2008.
pedestrians using the station and accessing
the City Centre
Evolve a co-ordinated public realm strategy
3. Physical Appraisal
• existing and potential desire lines
3.1.3 Within this character area, three sub-
and other impacts on/opportunities character areas may be identified. The
for pedestrian movement; eastern side of the area, south of central
station, benefits from a smaller-scale urban
• existing transport problems and grain and contains the greatest amount of
historically significant buildings mainly
3. Physical Appraisal
opportunities for new services.
associated with railway heritage and others
which contribute to established sheer
3.0.2 The detailed physical appraisal is
frontages and a sense of enclosure. The
3.0.1 We undertook a physical appraisal of the included in the Background Report and a brief
central area is dominated by the railway bridge,
study area, covering land use, urban design/ summary is set out below.
Redheugh Bridge and the Arena. The gorge at
townscape, traffic and transportation. The
this point is at its steepest and is characterised
appraisal focused on:
3.1 Existing Character
by dense tree cover and massive sandstone
retaining walls. The street diving south to join
• urban context and identification of Areas Skinnerburn Road incorporates these features
‘character areas’; to give a feeling of a sunken lane. The western
3.1.1 There is little to no cohesion in the study part feels remote from the city centre and
• key gateways and vistas; area as its character varies considerably in currently dominated by low-density industrial
• topography; terms of development form, urban grain, land uses. The trees and steep slope of the gorge
uses and topography. As part of the initial present a green edge ot the area, masking
• existing and potential movement appraisal of the area, five existing character some of the development in views from the
networks; areas were identified (See Figure 3.1): south.
• key internal/external views and The Gorge 3.1.4 The existing railway branch line makes a
landmarks; strong physical and visual barrier / boundary
3.1.2 Characterised by the steep rising, south between this area and the Scotswood Road
• aspect and orientation; facing side of the gorge that has been terraced Corridor.
• tall buildings assessment; to accommodate developments with large
footprints, the area benefits from stunning Strategic Road Corridors
• existing patterns of movement and views across the gorge and the area south of
traffic flows; the river. The gorge front is highly visible from 3.1.5 This includes Scotswood Road, St
the main approaches to the City by car, train James Boulevard and Redheugh Road, which
and metro – it may be considered the ‘window’ form some of Newcastle City’s main road
or ‘face’ of the city centre. arteries and access into the city centre. They
Figure 3.1 Existing Character Areas
also form strong barriers to ease pedestrian
movements between the City Centre and the
riverside, residential quarters, Newcastle
College and Newcastle Business Park to the
south and west.
3.1.6 These corridors have vital roles as

gateways into the city centre, as well as well
as having major effects on facilitating
movement between established and future
quarters and communities.
1. The George
2. Strategic Raod Corridors
3. George Street Triangle
4 Discovery Museum
5. The Life Centre
George Street Triangle Boulevard and the railway branch line. The Centre. The scale of the older frontages on
area has two main determinants of its Wellington Street, contrasting with the small
3.1.7 The triangle of land between St James character: The fine grain, small scale mixed scale of the listed former chapel are useful
Boulevard and Newcastle College is uses of the eastern end of Scotswood Road cites for redevelopment. Similarly the cupola
characterised by small-scale light-industrial and of Marlborough Crescent and the larger on a corner block acts as a necessary
uses and a poor quality of streetscape. The scale grain and investing of the ICFL and the landmark. On its southern edge there agree
existing street pattern defines a number of sensitive rehabilitation of the shop fronts on opportunities to connect with the side streets
medium sized blocks. This includes a Neville Street and the Market managers and historic frontages on Westgate Road.
triangular block that accommodates the building point to the success of integrating
changing orientation of adjacent roads. conservation with good modern development. 3.1.13 The redevelopment of this site will
The mix of uses within this area make it the provide an unrivalled opportunity to
3.1.8 The area is strategically located between most vital and animated in the study area. regenerates and reconnect the City in this
the City centre and Newcastle College and the location.
residential communities to the west. 3.1.11 The strategic location of this area within
Movements through the area, as well as its the wider study area means it is crucial that Gallowgate
interaction with St James’ Boulevard and the future development form and design of the
Newcastle College should be carefully public realm and infrastructure facilitates 3.1.14 Gallowgale is one of the oldest streets
considered. The existing street pattern linkages between the waterfront development/ in the masterplan area and the traditional
provides a strong basis for the redevelopment George Street area and the railway station/City enclosed character of the street remains at its
of the area. Centre. Following the addition of Gallowgate eastern end, however this enclosure has been
and the Brewery to our study area, a further lost to the west through cleared sites
Discovery Museum two character areas were identified: predominantly given over to carparking and
buildings in need of improvement, the area
3.1.9 The Museum, a very attractive building The Brewery slopes down from Strawberry Lane, and the
and visual focal point of the St James Corridor, imposing St. James’ Park Stadium, to
is currently isolated from its surroundings – 3.1.12 A working brewery, earmarked for Gallowgate itself. The former brewery bottling
both visually and functionally. Future imminent closure and relocation, it is a large plant (bounded to the west by Wellington
development should serve to raise its profile single land use (in a single ownership) that sits Street) consisting of vacant industrial buildings,
and integrate it with its immediate between the residential areas of the Inner is severed from the majority of the site by the
surroundings, as well as the wider City Centre. West End and St. James’ Boulevard, with the busy Barrack Road. The majority of the area
City Centre beyond. The site slopes down presents an extremely poor road frontage.
Central Station West / International Centre considerably from west to east. The routes
for Life (ICFL) that pass the site are unattractive, 3.1.15 With a Metro station within the site, and
unwelcoming, poorly overlooked and have the benefit of a location right on the edge of the
3.1.10 This includes the area between Central limited activity, and therefore give the City Centre and the desirable Leazes
Station, Westmorland Road, St James’ impression of a ‘back door’ entrance to the City Conservation Area, the area has significant
development potential.
• Redheugh Bridge, railway line and Metro line 3.3.3 Away from these corridors the standard
3.2 Accessibility and bridges. – Restrict east/west movement
of the local transport infrastructure is generally
poor, reflecting its “historic” nature and, to the
Connectivity on the southern edge of the site. south of the study area it is compounded by
the topographical characteristics. The area is
3.2.1 The study area is bisected by a large characterised by a lack of direct and good
number of major roads as well as some 3.2.2 In general the study area needs to connect
quality access routes that penetrate the area,
railway lines, raising major issues with regard into and build upon the opportunities provided
with many physical constraints including
to accessibility and connectivity, both within the by the surrounding areas [See overall strategy
narrow road widths in places, narrow or no
study area, and between the study area and it plan - Figure 3.2]
footways and a number of junctions with
surrounding environment. In particular: constrained geometry and poor visibility.
3.3 Traffic and Transport
• St James Boulevard. – Not currently Site Appraisal 3.3.4 Whilst St James’ Boulevard in particular
has high quality pedestrian crossing and cycle
functioning fully as a ‘boulevard’. facilities adjacent to major junctions,
3.3.1 The A189 St James Boulevard/Barrack
• Scotswood Road. – Pedestrian unfriendly Road, and Scotswood Road (currently being
elsewhere the pedestrian environment is
generally poor and little specific provision is
route and barrier to north/south upgraded) together provide high quality
made for cyclists.
highway corridors, all to dual-carriageway
movement (in the process of being standard within the study area, whose principal
3.3.5 Bus routes through the area reflect
made into a dual-carriageway, which function is however to carry traffic through the
physical constraints imposed by the highway
study area rather than to provide access into
will compound the problem). network and also existing demand patterns
and from it. The A186 Westgate Road is a
and are broadly concentrated on the major
• Redheugh Bridgehead junction. – Barrier to lower standard radial route through the study
routes of Scotswood Road, Westgate Road
area, but is an important public transport
pedestrian movement and poorly and Barrack Road. These services provide
corridor.
links to the city centre and areas to the north
functioning traffic node and ‘gateway’ and west.
3.3.2 While traffic flows are high on these
(‘Hamburger’ junction proposal will principal routes (St James Boulevard carries
compound the problem). over 3,000 vehicles an hour during peak
periods) traffic congestion within the area is
• Forth Sidings rail branch line. – Isolates the localised at present, with the main routes
majority of the southern part of the observed to operate reasonably well under
normal conditions.
study area.
A number of public off-street car parks are located Figure 3.2: Strategic Framework
within the study area providing a total of nearly
1,000 spaces of which 635 are at the Centre for
Life. Parking is also provided for the Telewest
Arena. Controlled on-street parking is available
at several locations including at Blandford
Square, Forth Street and Westgate Road. In
addition a number of city centre car parks
located outside the study area are within easy
walking distance.
The existing surface level car parks at

Gallowgate and Strawberry Place (184 spaces)
are subject of redevelopment proposals while
new parking is currently being developed
adjacent to the study area at Stowell Street (250
spaces) and East St James Boulevard (355
spaces). The UDP includes an allocation for a
400 space multi-storey car park at Gallowgate.
4. Market Appraisal
• The City currently has approximately 4.1.3 Retail
• The study area is outside the City’s
6,000 outstanding residential
strong retail core and beyond the
planning consents yet to be
secondary retail pitches (with only a
implemented. These are already in
small element in the Gallowgate
excess of the City’s housing allocation
4. Market
area).
over the next 10 years as identified in
• As the study area develops there will
Appraisal
the Regional Spatial Strategy.

be a need for local shops and
• Prospects for capital growth in the
services to serve the new residents
City’s residential market remain good,
4.1.1 A market overview of the study area was and office workers.
with demand from both occupiers
undertaken. The main outcomes of this
overview in relation to the study area are and investors still strong. 4.1.4 Leisure
summarised in the Background Report. Set
• Concerns within both the public and • The city has a thriving leisure sector,
out below are some of the key points and
issues identified. private sector about the rapid growth particularly in relation to nightlife and
in the number of City Centre associated weekend breaks.
4.1.2 Residential
• Demand for City Centre apartments apartments. • A shortage of hotel beds has led to
has been underpinned by investors • Developers and occupiers have in the development of a number of new
seeking buy-to-let opportunities, but the past been attracted to other more hotels, together with outstanding
demand from owner-occupiers and vibrant areas of the city (Quayside, planning consents (time is needed to
tenants is still reported to be strong. Grainger Town etc.) – this will change assess their impact).
• Newcastle Great Park will in the as the nature of this area changes. • There is a new generation of casinos
coming years, dominate the supply • Housing requirements to create in and around the study area
of new build housing stock in the city. sustainable communities will need to be • Marlborough Crescent has become
• There is an over supply of social developed in conjunction with Housing an established and important leisure
rented housing in the city. Market Renewal Pathfinder. area.
• The Gallowgate area is becoming an • The city’s inability to meet office
increasingly important leisure area occupier demand has resulted in the
due to the proximity of St. James Park, promotion of out-of-town business
The Gate and Stowell Street, parks. Although limited in number they
Newcastle’s China Town, new bars are successful.
on St. Andrew’s Street and the • The public sector market is strong
Leazes Park Road restaurants. with potential for further growth from
Government decentralisation.
4.4.5 Office
• Private sector demand is steady
• There is a shortage of new floor
(significant financial and legal
space in the City Centre which,
sectors).
combined with strong demand, has
led to an imbalance in the market 4.4.6 Industrial
(particularly in relation to Grade A • There is a limited industrial market
accommodation). within this area due to the potential of
• Future growth is being directed realising higher land values for other
towards St James’ Boulevard (the uses.
Citygate and St. James’ Gate • The industrial and trade counter
developments at either end have both operations at the western end of the
been successful). study area around Brunel and Penn
• Gallowgate is being recognised as Streets are lively and vibrant.
an increasingly important office • Many of the industrial uses currently
location by city professionals and has based within the area located there
recently attracted a number of high for historical reasons.
profile occupiers.
5. Aspirations
• The need for clarity – particularly in locations (e.g. Blandford Square)
relation to residential development. • A significant amount of the property
• Relocation of rail operations from Pottery directly to the south of central station is
Lane is achievable – at a cost. in the ownership of Silverlink. Their
• The International Centre for Life has
5. Aspirations
masterplanners Waring and Netts are
developed proposals to create a new currently working up proposals for an
Science Village within the study area, office-driven, mixed-use development.
5.0.1 In order to produce a strategy for the
area that is realistic and deliverable it was focused on the expansion of its life • Removal of the operational gasholders
crucial to get an understanding of the science/stem cell research and could potentially be achieved – at a cost.
aspirations held for the area by those that have
a vital role to play in its future. These key commercialisation activities • Newcastle College is currently engaged
stakeholders included landowners, developers, • OneNorthEast and the City Council have in a £50 million expansion programme
existing businesses, relevant organisations
and agencies, together with the existing and been undertaking a range of feasibility that will result in the provision of a
surrounding communities. studies on the concept of a Regional number of new facilities - RMJM are
5.0.2 Details of the discussions, meetings and Conference Centre capable of preparing a masterplan for the campus.
consultations held with these stakeholders and accommodating in the region of 1,500 • There are a significant number of
their outcomes are summarised in the
Background Report. Set out below is a brief delegates. The study area is the development proposals (at varying
summary of some of the key points raised. preferred location. stages of preparation) for sites in the
• Llewelyn Davies is developing proposals Gallowgate area. Developers are keen
5.1 Land Owners and
Developers
for a mixed-use scheme on behalf of for clarity to enable these proposals to
Vico who are assembling land in the progress or be amended.
5.1.1 We held meetings with key landowners, area around George Street. • Scottish & Newcastle have embarked
developers and other businesses operating in
• The Council has a limited amount of on the first stage of a masterplanning
the area to establish their aspirations for the
future. Key points coming out of those landownership in the area, although it is exercise for the Brewery site with a
discussions included:
more significant in some specific view to starting marketing in early 2005.
• There is a need to address the • There needs to be greater housing
5.2 Organisations and damaging effect of roads that create choice, which is lacking in existing
Agencies barriers, which restrict the growth of the residential areas - in particular the lack
5.2.1 We held meetings with key stakeholders City. of mid-market housing (there is plenty
from a range of relevant organisations and • Central Station is a major asset that at both extremes).
agencies with an interest in the area (NCC,
NDC, HMR, Stakeholder Groups.) in order build needs to be fully exploited.
5.2.4 Land use
upon the information we obtained from the
background documents and other material to 5.2.3 Relationship with neighbouring residential • Uses should look to complement
give us a better understanding of the issues areas successful adjoining uses.
and aspirations that exist in the area. Some of

• Study area should not develop in • West of St. James’s Boulevard,
the key suggestions and outcomes from those
meetings are summarised below under a isolation to the adjoining residential particularly along Westmorland and
series of headings:
area. Westgate Roads, offers the potential to
5.2.2 Connections/Linkages • Future development should seek to provide some retail to serve the West
• Create better connections through blur those boundaries. There was End.
Newcastle College and with its concern about the impact of the dualling
surrounding areas. 5.2.5 Public Realm/Environment
proposals.
• It is important to retain the unique
• The future of the railway line running • Retail provision serving the adjoining
nature and character of the Marlborough
east/west through the area is residential areas needs to be improved
Crescent area
fundamental to the future of the study • Education, training and skills
• The area to the front of the Discovery
area. development in the West End needs to
Museum provides the opportunity to
• There is a need for better vehicular, better equip existing residents in order
create a public square that will enhance
public transport and in particular to enable them to benefit from the
its setting.
pedestrian links going in and out of the enormous opportunities that the
• There is a need to recognise the
area, as well as a need for better links redevelopment of this area will provide.
importance of heritage to the area.
within the study area itself.
• The area needs to relate better to its 5.3.2 A number of broad issues were raised fund and operate. There is a need for
during the event: ‘move on’ accommodation.
waterfront location.
• there is already strong developer • ICL and the University have the
• The appropriate scale, height and interest in the area which should be potential to be a major growth pole
massing of buildings in various worked with rather than stifled or through commercialisation of research
constrained
locations across the study area are and provision of further incubator
• there was a broad consensus that accommodation.
important issues in terms of its future
given the sheer scale of the study area, • Concerns about potential displacement
development.
breaking the area into a series of sub pushed of the trade and service uses in
• The area should have more parks,
areas and managing the links between the Scotswood Road area, as many
open space and greenery.
them was an appropriate approach provide an essential service to the city –
where else could they be relocated to?
5.3 Discovery Quarter • transport and the public realm (and
• The market for office space in the area
Visioning Workshops public sector’s role) were identified as
is distinctive; should not compete
critical to realising the aspirations of the
5.3.1 A Visioning Workshop was held on 2nd directly with out of centre business
area
April 2004 with a range of public, private and parks.
community interests in the study area. The
5.3.3 The second part of the event addressed
aims of the workshop were to:
the specific themes of: Housing
• review our interim findings
• listen to the issues, concerns and Office/Business Accommodation 5.3.5 Key issues raised included:
aspirations of stakeholders • Need for consistency and clarity from

5.3.4 Key issues raised included:
• identify the Strengths, Weaknesses, • The study area is a logical and suitable the City Council about the form of
Opportunities and Threats facing the location to meet the demand for large development that is acceptable.
study area; floorplate office accommodation. • Need clarity on the HMR Interim
• identify the key components of a future • If incubators are provided to encourage Planning Guidance.
regeneration strategy. the creation of new businesses, this is • Concern about the lack of facilities to
most likely to fall to the public sector to
attract families
• Concern about large amounts of one 5.4 Gallowgate & Brewery come along a see a presentation of the Draft
Final Plan. There was also an opportunity for
particular type of housing aimed at one Framework Presentation them to make comments as well as raise
particular market being proposed by questions and issues, or to discuss matters
5.4.1 Held on 9th July 2004 at Newcastle informally with members of our consultant
developers. United Football Club’s St. James’ Park team. It was attended by 47 people
Stadium, its purpose was to present our ideas
• The housing market already exists in
and emerging plans for the urban design and 5.5.2 Some of the key comments raised
the study area. transportation framework for Gallowgate and included:
the Brewery site, in order to keep people
• Will the production of the final report
Evening Economy informed of progress and to give them the
opportunity to comment. enable developers to progress the
5.3.6 Key issues raised included: planning applications they wish to
5.4.2 Following the presentation there was the
• The area’s evening economy ‘offer’ submit – does it provide a framework
opportunity for those attending to ask
should be different from that available in questions or to put their views, either in the
for determining applications?
wider forum or subsequently to us on a one-to
the rest of Newcastle and appeal to • What is the situation with residential
one basis.
older age groups and or family proposals outside the key sub-areas
5.4.3 The comments received were
experience. Both planning and (sub-areas 3, 4 & 5) identified for HMR
predominantly made confidentially on a one-to
licensing should be used as one basis, and subsequently efforts were
related residential development?
made to give them full consideration and,
mechanisms to deliver this. • Are the tall buildings proposed the right
where appropriate, to incorporate them into the
• Could changes in the gaming laws be revised framework.
height and in the right location – what is
a significant opportunity for the area? the rationale?
• Marketing will be a key issue for the 5.5 Draft Final Report • Does the area/City need tall buildings
Discovery Quarter as it develops Presentation at all?
ensuring a new experience/brand is
5.5.1 Held on 24th November 2004 at the
communicated to prospective users Assembly Rooms, Newcastle, this was a
(different from ‘Party Toon’). morning long event that invited key
stakeholders with an interest in the Discovery
Quarter, Gallowgate and Brewery areas to
5.6 Community 5.6.4 Presentations were also made on 1st • The brewery is a valuable part of the
July and 13th September 2004 to the
Consultations Newcastle City Centre Panel
heritage of the area.
• A wish for more attractive, pleasant
5.6.1 Two staffed public exhibitions were held 5.6.5 A note, summarising our findings and and safe routes linking into town.
on the 12th and 13th of October 2004. The proposals, was circulated at the NDC Board
purpose of these exhibitions was to show and Meeting of 14th September 2004 and • Support for retail facilities on
explain to the community of the Inner West subsequently a presentation was made to the Westmorland Road.
End of Newcastle our draft strategy and 12th October 2004 Board Meeting.
proposals for a large area of Newcastle that • St. James’ Boulevard should be more
separates their community from the City 5.6.6 Some of the key points raised from all pedestrian friendly.
Centre, and record their comments on what these discussions with the community were:
they thought about the proposals: • A wish to see leisure facilities that cater
• A desire to see larger family housing
• Did they agree with what is being better for all ages, particularly in the
(both private and social), particularly on
proposed? evening.
the Brewery site.
• Did they have other suggestions? • A lot of concern about the current
• A need for better choice of housing for
• Which proposals did they think are widening of Scotswood Road, with
the elderly and the disabled.
most important – what were their support for the idea of it becoming more
• Currently a lack of suitable social
priorities? housing in many parts of the area attractive and safe for pedestrians.
• What do you think of the proposed (overcrowding) - some of the Brewery • Improve the environment and shopping
site may provide an opportunity to
locations? supply a greater range of social housing facilities on Westgate Road.
for the wider area. • Concern that the new development will
5.6.2 Two separate exhibitions were held upon
• More good quality and safe public
the advice of Newcastle New Deal for only benefit the wealthy and the
Communities in order to reach communities spaces are needed as well as an
developers, pushing the problems
both in the north and in the south of the Inner
improved public realm.
West End. further out - linking the prosperity of the
• Area needs to cater for and support
city to the poorer areas is of crucial
5.6.3 We also met with the Summerhill
smaller businesses (SMEs) as well as
Society on 13th September 2004, representing importance.
residents living in the adjacent Summerhill the larger offices.
area.
• Some concern about the level of car As this report is taken forward and as ideas,
proposals and schemes are worked up for
parking new development would particular areas or specific sites, it will be vital to
generate. engage those affected by, or with an interest in,
their development to ensure that there is, where
• Section 106 agreements should be possible, as much support and ownership of that
used where possible to ensure that the development as possible, together with
agreement, clarity and understanding about the
local communities will benefit as much way forward. In particular it is important that the
as possible from the new development. involvement in this area of the existing residents
of the adjoining neighbourhoods of the Inner
• Important that there is further and
West End continues to develop and grow, as
continuing consultation and
the future of this area is fundamental to their
engagement with communities in the
futures.
future as ideas, proposals and
schemes are developed for the area.
5.7 Future Consultation

As the final point above correctly points out
there will be a need for consultation and
engagement of all the key stakeholders and the
wider community to continue. This report is
only a small part of an ongoing and developing
process.
6. Transport Analysis
considers that it needs to be progressed with identified the critical points on the existing
some urgency to allow the full assessment of network. These are on Gallowgate, particularly
the development proposals and of the at the junctions with Strawberry Place and
transport strategy necessary to accommodate Percy Street, and on St James Boulevard at
them. Westmorland Road and Wellington Street. It is
anticipated that no significant increase in traffic
6.0.3 In the absence of such a model and with levels on this part of the network will be
the agreement of City Council officers CBP contemplated without measures to address
6. Transport
has used the TRANSYT software to assess the problems identified in the study.
the impact of the Discovery Quarter/Brewery/
Gallowgate masterplans on the junctions along 6.1.3 The results of the initial modelling
Analysis St James Boulevard, Westgate Road and
Gallowgate/Barrack Road that lie within the
exercise with development traffic added
indicated that there would be serious capacity
study area. Full assumptions for the traffic problems on the network modelled, including
6.0.1 A detailed analysis was undertaken upon model created are given in the background on the Inner Distributor Route (IDR) at Percy
the strategies road network of the impact upon report, and are summarised below: Street. Clearly, this will be unacceptable and
the strategic road network of land use and measures will need to be brought into place
development scenarios emerging as part of that effectively constrain traffic levels on
the study’s proposals. This has tested the 6.1 TRANSYT Modelling Gallowgate/Percy Street, and encourages
implications of the land use and development traffic to use alternative routes via Barrack
scenarios that were developed as a result of 6.1.1 Base flow data for the TRANSYT model Road or the A167(M) inner ring road instead.
the urban design studies, stakeholder were derived using existing traffic count data.
consultations and option development, and has No future growth in base flows was allowed for, 6.1.4 In addition measures (such as the road
identified the strategic and local transport other than from committed developments (as closures previously proposed by the Council)
interventions that will be required to support the agreed with the Council). To derive to prevent rat-running in the Leazes/Queen
masterplan. development-generated traffic, in the first Victoria Road area will be necessary to prevent
instance trip rates were adopted from the the displacement of through traffic into this
6.0.2 It became apparent early in this process Elswick Wharf Area Accessibility Study, again area.
that the impacts of the scale of development as agreed with the Council. The development
that the area might accommodate could trip distribution was derived using 2001 census 6.1.5 These model results showed clearly that
extend well beyond the study area and that to journey-to-work data for employment-related car trip generation would have to be restrained
fully address these impacts a traffic model trips and a population-based gravity model for to a significantly lower level than that implied by
covering the city centre and strategic routes leisure-related trips. the Elswick Wharf Study trip rates if the
outside the city centre was required. The development aspirations for study area were to
development of such a model is already 6.1.2 The modelling of the base situation (i.e. be accommodated without a major impact on
intended by the City Council but CBP the existing network with existing traffic flows) the operation of the road network. Further
modelling was then carried out using trip rates • Upgrading Wellington Street as a • Barrack Road/Wellington Street - all-
for B1 derived from 2001 Census data for
mode shares, which shows that 37% of work through route between St James movement junction created (Figure
trips to the City Centre are made by car Boulevard and Barrack Road to 6.3)
drivers. This analysis produced trip rates
significantly lower than in the Symonds report. relieve the northern end of St James • St James’ Boulevard/Gallowgate –
Also, trip rates for leisure and hotel uses were Boulevard of traffic (and assist in roundabout converted to signalised
reduced by the same amount, whilst trip rates
for the conference centre were re-calculated encouraging traffic away from the junction (Figure 6.4)
using predicted visitor/delegate numbers data IDR)
from One Northeast’s ‘Regional Assessment 6.1.10 In addition to these the City Council is
for a Purpose Built Conference and Exhibition • Redesign of the Gallowgate/St understood to be developing a design for traffic
Centre’. James Boulevard junction to provide signal control at the Gallowgate/St Andrews
Street junction. No design for this junction was
6.1.6 Clearly the achievement of lower car trip a more pedestrian friendly layout and available, however.
generations will be dependant on the delivery release land for public realm
of significantly improved accessibility to the 6.1.11 With these works in place the road
area by other modes. The improvement in improvements network within the study area would
non-car based accessibility to “city centre” accommodate the traffic generated but without
levels must be the aspiration for all parts of the 6.1.8 The modelling identified a number of any margin of reserve capacity. The operation
area, particularly for locations where high trip additional highway improvements that would of the Westmorland Road/St James Boulevard
generating land uses are proposed. be necessary in order to achieve a network junction depends critically on traffic routeing in
without significant capacity problems. response to the restrictions on Gallowgate/
6.1.7 The highway network modelled included Percy Street discussed above, an issue that
interventions that arose from the urban design 6.1.9 The highway interventions thus can only be fully analysed with a city centre
studies. These were: proposed are listed below and discussed traffic model. Should the majority of traffic use
further in the area frameworks (Chapter 8): Westmorland Street as part of an alternative
• The redesign of the improved route via the A167(M), then further
• Redheugh Bridge/Scotswood Road improvements to the capacity of this junction
Redheugh Bridge/Scotswood Road will be required.
junction – all-movement signalised
junction as a signalised crossroads
junction created (Figure 6.1)
instead of the “hamburger” layout
• St James’ Boulevard/Wellington
previously proposed
Street – junction widening (Figure 6.2)
Figure 6.1: Reviced Junction Layout: Redheugh Bridge / Scotswood Road Figure 6.2: Reviced Junction Layout: St. James Boulevard and
Wellington Street
Figure 6.3 Reviced Junction Layout: Wellington Street and Barrack Road Figure 6.4 Adviced Junction Layout: St. James Boulevard and
Gallowgate / Barrack Road
Phasing of interventions • Gallowgate/St James Boulevard the Brewery sites west of St James
6.1.12 The phasing of transport works will junction conversion to traffic signals Boulevard. The works will be required
depend to a very large extent on the timing of – this scheme could be considered to provide an alternative traffic route
development. Indeed some of these works will
clearly be related to the development of for early implementation to assist in removing traffic from the north end
specific sites. addressing problems relating to the of St James Boulevard and
6.1.13 Given the considerable uncertainties interaction of this junction with the Gallowgate, to achieve road capacity
concerning the timing of development and adjacent junction at Strawberry Place. and urban design objectives
indeed the detailed content of specific
developments, it is not possible at this stage to It will need to be implemented prior • Scotswood Road/St James
meaningfully analyse the phasing of transport to the implementation of the major Boulevard junction alterations – as
interventions in any detail. However it is
possible to comment in general terms on the urban space proposed for within the noted elsewhere in the report this
linkages between interventions and the site to the north of Gallowgate. scheme will be required to support
development of the areas. Further, the area
frameworks in Chapter 8 of this report identify However if it is to be implemented development in the Waterfront area
some priorities for interventions. before the Wellington Street of the Discovery Quarter. The timing
6.1.14 The transport interventions identified upgrading (see below) then further of its implementation will therefore be
have a range of objectives relating to analyses will be need to confirm that related to the rate at which
accessibility, urban design and network
capacity. The considerations that will the proposed layout can development occurs in this area.
determine their timing will be correspondingly accommodate prevailing traffic
diverse. Some general comments on phasing Conclusions
are provided below. levels.
• Wellington Street upgrade and 6.1.15 The analysis of the road network
• Public transport enhancements – it suggests that the development aspirations for
associated works at the junctions with
the study area areas can be accommodated
will be important that these are in
St James Boulevard and Barrack subject to:
place from the early stages in the
Road – the timing of these
development of the areas. • Interventions to ensure that reliance
interventions will be determined by the
on the car for journeys to the area is
timing of significant development on
minimised – these will include • The capacity of the road network to
6.1.16 The above requires a shift in emphasis
improvements in the area’s in the function of St James Boulevard from a accommodate additional traffic
accessibility by public transport and through traffic route towards the provision of generation
access to the area through which it passes.
improved local linkages to encourage Policy issues
Some aspirations identified in the study, in
walking and cycling. particular the provision of more direct
6.2.2 It is the City Council’s policy that public
pedestrian crossings at junctions, will depend
• Parking provision that is compatible parking in the city centre should be capped at
on achieving an even more significant
10,000 spaces. Analyses undertaken by the
with the above and is related to the “downgrading” of the traffic functions of the
City Council and provided for this study
route.
capacity of the road network. indicate that in December 2002 there were
10,435 public parking spaces in the city centre.
• Traffic management to discourage 6.1.17 It has not been feasible to assess the
Of these some 958 were in car parks that
wider transport issues related to the
increased use of Percy Street and to were the subject of approved development
development of the area that is identified
proposals expected to be implemented by
prevent rat-running in the Leazes/ above. These do however need to be
2005. A further 750 spaces in the
addressed once suitable modelling tools are
Queen Victoria Road area Greenmarket MSCP could be lost if
available.
development proposals affecting that site were
• A city centre-wide and even city-wide progressed.
6.1.18 Details of the phasing of interventions
transport strategy/plan that can to enhance transport services and
6.2.3 Committed new parking provision
accommodate the wider impacts of infrastructure will depend to a large extent on
totalled 1,035 spaces at Stowell Street (250),
the timescales within which development
the development of the area – in East St James Boulevard (355) and
proposals for specific sites come forward.
Stockbridge (430). The UDP provision for a
particular in providing acceptable MSCP at Gallowgate was assumed to provide
6.2 Parking
alternative routes to the inner a further 400 spaces.
distributor road for traffic to/from the 6.2.4 If parking supply within/adjacent to the
6.2.1 Proposals for parking provision in the masterplan areas is considered, then some
area and in constraining growth in
study area must take account of: 430 spaces are expected to be lost to
through traffic movements on St • The City Council’s policies development with some 600 new spaces being
James Boulevard. provided at Stowell Street and East St James
• The trip demand generation potential Boulevard.
• Road network improvements within of the masterplans for these areas,
the study area. 6.2.5 Thus, if considered solely in terms of the
and UDP policy of maintaining 10,000 public
parking spaces in the city centre, and substantially. In this case a redistribution of be expected that modal shares will change
assuming the Greenmarket MSCP is retained, parking to reflect the changes in the distribution over the masterplan period. Hence Table 6.1
there would be no requirement for additional of activity will be achieved by developing new also presents a demand estimate based on
public parking to be provided within the parking serving the west of the city centre the lower car driver mode share of 30%.
Gallowgate/Discovery Quarter masterplan while allowing existing car parks elsewhere to
areas. If the Greenmarket MSCP is removed be redeveloped without replacement.
then a requirement arises for the provision of Table 6.1: Supply and demand for B1 parking
at least 240 new spaces, potentially at the 6.2.9 Most of the new parking provision should B1
Gallowgate location identified in the UDP. The be in public car parks rather than as on-site Provision Demand Demand
further provision of significant new parking dedicated parking. This, together with the based on 37% 30% mode
would breach the policy of capping the overall juxtaposition of mixed uses that exhibit different parking mode share share
provision at 10,000. parking demand profiles, will maximise the standard
efficient use of spaces and reduce the overall
6.2.6 However, with the potential creation of requirement for parking. It would not seem Gallowgate/Brewery 809 2493 2021
some 12,000 new jobs as well as major new appropriate to apply more restrictive maximum Discovery Quarter 805 2481 2012
leisure opportunities and hotels, the scale of standards for on-site parking than applies in
development provided for by the masterplans the rest of the city centre. However there is a
will represent a substantial expansion of city case for reviewing those standards as part of
centre activity and an extension of the city the LDF process, to ensure that future parking 6.2.11 In addition to employment uses the
centre westwards in areas not currently well provision reflects changes in transport since masterplans anticipate substantial elements of
served by car parking. It is necessary the current standards were adopted and are leisure uses and major hotel development.
therefore to consider a significant provision of appropriate over the lifetime of the LDF. The latter is focused on the Gallowgate area
new parking in these areas to maintain their with the potential provision of up to 1,600 beds.
accessibility. How much parking should be Proposals for parking Given that peak parking requirements for both
provided is considered below. leisure and hotel uses occur during the
6.2.10 Table 6.1 provides a broad indication of evening and at weekends the scope for these
6.2.7 Thus it should be appropriate to review employment (B1)-related parking demand. uses to share parking space with employment-
the UDP policy of capping city centre parking This is compared to the allowed parking related demand should be achievable. The
at 10,000 spaces. That review will take into provision, based on the Council’s maximum current maximum parking standard for hotels
account the potential for further modal shift for parking standards. Demand is based on the of 1 space per bedroom is inappropriate for
travel to the city centre including the current car driver mode share for city centre city centre locations and should be reviewed
development of Park and Ride. journeys-to-work of 37%. However, since the downwards to avoid over provision of parking
masterplans are likely to be implemented over in the area.
6.2.8 It may be that, particularly with the a considerable time horizon, possibly up to 10
development of Park and Ride, the existing 15 years, it is appropriate to make provision for 6.2.12 Making a nominal allowance of 300
“cap” can be retained, increased but not parking not based on current transport additional spaces each for leisure and hotel-
behaviour and mode shares but on how it may
related demand (the latter in the Gallowgate 6.2.16 The Council’s maximum residential
area only) and allowing for future changes in parking standards allow one space per
mode shares for trips to the city centre, a dwelling for housing for sale. It would not be
provision of around 2,600 parking spaces in desirable to reduce this further as a lack of
the Gallowgate/Brewery area, and around adequate parking could discourage people
2,300 spaces in the Discovery Quarter area from moving into the area. However
would seem appropriate. Of these up to 1,000 opportunities for forms of development that
in each area may be provided as dedicated make lower provisions for parking should be
parking (although this should be kept to a examined, in particular where adjacent public
minimum) with the balance provided in new parking is available.
public car parks.
6.2.13 In the Gallowgate area some 400 of the

new public parking could be provided north of
Gallowgate to replace existing parking that
would be lost due to redevelopment and to
cater for additional activity in that area. The
remaining 1,200 spaces should be provided on
the Brewery site accessed directly or indirectly
from the upgraded Wellington Street.
6.2.14 Within the Discovery Quarter area

parking space should be provided such that it
is accessible from the major highway
corridors, and could be accessed from the
upgraded/extended Pottery Lane.
6.2.15 Feasibility studies for the Conference

centre have indicated a requirement for 1,000
parking spaces to serve the facility. However,
the full assumptions behind this figure are
unclear and further detailed analysis will be
required to establish the parking requirements
for the centre.
7. Development
Strategy
• It has strong market interest- often in already there. However, we need a
accord with City Council’s aspirations strategy because:
• It has good strategic connections / • investors and developers require
poor local linkages certainty– there is a need to establish
• It is not one coherent area, but a clear land use/urban design principles
collection of identifiable sub-areasare • there will be a need for land assembly
• It is clear that the market interest to and remediation to achieve strategic
7. Development bring forward development in the area is objectives and timely development
Strategy
• managing a mix of uses/activities is
critical to avoid fragmented
development and to achieve urban
7.0.1 In this section we have set out a
Development Strategy which outlines a design aspirations
number of key roles that the study area can
• public investment will be required in
play in the future of the city. We will appraise
each of those elements of the strategy (are physical infrastructure and public realm;
they desirable, achievable, compatible?) and
the strategy will provide basis to unlock
then identify strategic areas of intervention that
can help to deliver them. this
• but this is not an exercise in creating a
7.1 Key Conclusions market; the strategy must focus on how
7.1.1 The development strategy for the area is the public sector can add value
based upon the following:
7.1.2 It is concluded that the study area is too
big to be a single coherent entity. It needs to be
• It is a key transition zone linking City
broken down into manageable areas, which
Centre to Inner West are connected to each other and to their
surrounding areas.
• It is the largest remaining opportunity
for growth of the City Centre
7.2 The Strategic • Newcastle Business Park Extension –
7.2.3 Several good potential locations stand out:
Development Concept • Gallowgate – Right on the edge of the
Building upon the success of the
adjacent Business Park this area could
7.2.1 There are a number of important roles City Centre, with existing pressure for
that the study area can potentially play in the provide self-contained owner/occupier
office development, a Metro Station and
future of the city of Newcastle. It can become
units. These should take on a slightly
several or all of the following: the success of Citygate this is an ideal
• Newcastle’s next major office quarter more ‘urban’ (as opposed to ‘out-of
location for large-scale development
• Centre for the knowledge economy town’) form than the existing units.
aimed at the corporate market.
• Place for City living • St. James’ Boulevard – Prominent and 7.2.4 Centre for the knowledge economy
• Anchor tourism destination accessible, the northern end should
The Life Knowledge Park, based at the
• Distinctive part of the City’s evening build upon the success of Citygate International Centre for Life and a joint venture
economy providing further large properties for the between the NHS, Newcastle University and
ICL was recently granted a licence by the
• Multi-modal transport hub corporate market, with a mixture of Human Fertilisation and Embryology Authority
• Link between the City Centre and West larger and smaller buildings, aimed at to create stem cells from unfertilised human
eggs. This is the first licence to be granted in
End. the bioscience, professional, creative the UK and has the potential to contribute to
markets, being developed towards the the development of new treatments for a range
7.2.2 The following is an analysis of each of diseases including Alzheimer’s and
of these potential roles. southern end. Parkinson’s. The newly launched ‘science
• South of Central Station – A combination of cities’ fund, developed through the Northern
Newcastle’s next major office quarter Way, may also afford funding opportunities.
Given the size of the study area and its proximity to Central Station, the
location directly west of the City Centre, it The International Centre for Life has developed
success of Central Square and
offers the scope to accommodate a broad ambitious proposals for the expansion of its
range of office development. In particular, the developer land assembly/acquisition activities, centred on the creation of a
scale of many of the sites within the study area biotechnology village to the south of the
underway means that this area should
offers the potential to provide a significant existing site. The proposals encompass the
amount of large floorplate office development be able to provide larger units to meet provision of at least 45,000 sq.m of new
in close proximity to the City Centre in order to accommodation for research and development
the corporate market’s needs.
meet the significant latent demand that is felt to activity and include provision of hotel
exist.
accommodation for visiting researchers. ICFL Pink Lane, Sheffield’s Cultural Industries 7.2.9 Larger housing units, houses and flats,
recently launched its proposals for the Quarter, Liverpool’s Duke Street/Bold Street should be encouraged to bring about a greater
‘Newcastle Technopolis’ which aims to attract area and Birmingham’s Jewellery Quarter all balance and mix in the market and in the
major pharmaceutical companies to the City. provide important exemplars. Affordable population. They can offer greater flexibility and
workspace/studio space can be created, often adaptability (in particular where they meet
This, combined with the close proximity of through the conversion and refurbishment of Lifetime Homes standards). Very importantly
Newcastle University and Newcastle College to existing premises. This can attract and retain larger housing appeals to a number of
the study area, means that the area has SME’s which in turn play an important role in markets, not just nuclear families. In particular
significant potential to deliver as a centre for sustaining the vibrancy of a neighbourhood, young adults who choose to share with several
the knowledge economy. create employment and support local services. others (rather than live alone in small flats) are
a key potential market, often with high levels of
7.2.5 Small and medium-sized enterprises 7.2.8 There are particular conversion disposable income that can help to sustain
opportunities within the historic fabric of the local services and facilities. Existing larger
The Discovery Quarter is already home to a Stephenson Quarter and through the housing in the adjacent areas of Summerhill
diverse mix of small and medium-sized revitalisation of the railway arches along and the Leazes has stood the test of time and
enterprises as an edge of city centre location pottery lane. These are explored in the area continues to be popular. In terms of new build,
where land values to date have been frameworks which follow. the Procter and Gamble site in Gosforth,
comparitavely low. There are particular recently developed by Crosby contains
concentrations of small businesses to the Place for City living townhouses and large semis that have worked
south of Scottswood Road/east of the well. There are also examples from other
Newcastle business park and in the George 7.2.9 Much of the area could become a place cities, like Manchester where at the edge of the
Street triangle. for city living to ensure that it generates life and city centre in Hulme a significant amount of the
7.2.6 Some of these firms provide activity around the clock and at weekends. new larger housing (in particular 3-storey 4
employment for local residents and it will be However this should not just mean more large bed terraces with gardens) has been very
vital to ensure that the strategy for the blocks of 1 and 2 bed flats. There are successfully developed and sold to a broad
Discovery Quarter sustains and develops concerns that to a large extent investors are market.
these opportunities. Whilst in some instances keeping this market going and that the centre
relocation will be required to facilitate of the city is storing up a potential housing 7.2.10 Whilst it is envisaged that the majority
development, the City Council should work market problem which could emerge as a of this housing would be private housing for
closely with the affected businesses and significant issue were there to be a downturn in sale there should be an element of social and
developers to establish suitable relocation the housing market. There needs to be a key worker housing considered. Pepper-potting
arrangements. greater variety of housing in the centre of the of this housing will enable to blend it in with
city and this area provides an ideal opportunity some of the adjoining areas of social housing.
7.2.7 Elsewhere in the UK there is evidence to create it, supplying a greater variety of
that small businesses can play a catalytic role housing type to a broader market. 7.2.11 Given the size and location of the study
in the regeneration process. Newcastle’s own
area, parts of it can potentially have significant International Centre For Life, the Discovery of traditional pubs and new bars/venues
positive impacts on the housing markets in Museum and some smaller scale leisure uses without establishing a particularly strong
many of the adjoining neighbourhoods. Parts of attract visitors to the area. The Centre for Life identity as a distinctive evening economy
the area that directly adjoin existing has exhibits focusing on the origins of life, DNA destination. The area does not have the same
neighbourhoods in the Inner West in particular and the human body. The Centre plays an profile as the City’s Bigg Market or Quayside –
have a vital role to play in helping to deliver important role in raising public awareness of it does not yet offer the right ‘product’ to
Housing Market Renewal objectives in science and science education and in working achieve this distinction.
Newcastle’s West End. Appropriate residential with schools to develop innovative learning
development should be concentrated in these programmes. Discovery Museum is the North 7.2.17 The study area offers the potential to
areas. East’s largest free museum with a focus on provide an evening economy that serves a
Tyneside’s past, present and future; it houses broader range of the city’s residents and
7.2.12 In order to become truly a place for city some of the finest collections of technical and visitors – in particular the older adults and
living it will be important to plan for and scientific collections outside London and has families who feel excluded by the drinking
encourage the development of the associated important collections relating to maritime culture prevalent in many other parts of the
community facilities and infrastructure (shops, history, social history, regimental militaria and City Centre. The fact that significant parts of
schools, services, open space, etc.) that help costume. The Museum was attended by just the study area are reasonably centrally located
to create a neighbourhood - particularly if under 200,000 visitors in 2003 and recently (and some are in close proximity to Central
looking to attract/retain families. Building upon, completed a £12.25 million refurbishment Station) and yet separated from established
reinforcing and supporting existing successful programme. ‘drinking circuits’, may help to encourage other
family housing markets (e.g. Summerhill) will evening uses such as café-bars, family
be important in attracting and retaining families 7.2.15 The potential to introduce further leisure restaurants and casinos.
within the area. development into the area, including some
large-scale leisure development (e.g. casino), 7.2.18 There are number of particular areas
Anchor tourism destination together with a raising of the area’s profile and that are established or have the potential to
enhancement of its environment, could become something distinctive:
7.2.13 Located next to the major tourism and significantly boost the its role as a visitor/tourist • Marlborough Crescent – an established
visitor attractions of the City Centre, Quayside destination. The single biggest boost to that
(Newcastle and Gateshead) and St. James’ role would be the locating of a Regional and distinctive evening economy
Park, as well as being next to Central Station, Conference and Convention Centre within the popular with the gay community.
the study area is ideally situated to meet area, bringing large numbers visitors on a very
demand for hotels and other associated regular basis. • Gallowgate - increasingly important
(particularly leisure) uses. However it is also due to the proximity of The Gate and
potentially a significant destination in its own Distinctive part of the City’s evening
right. economy Stowell Street, Newcastle’s China Town,
new bars on St. Andrew’s Street and the
7.2.14 Currently within the area the 7.2.16 The study area has an interesting mix
more upmarket Leazes Park Road transport to the advantage of both the study • New public car parking can be provided
area and the wider city.
restaurants. where it is accessible and
• Forth Banks – with bars and 7.2.21 In particular: environmentally acceptable.
• Improving access to Central Station
restaurants towards the bottom end it
with the provision of a new entrance Link between the City Centre and
can further exploit its link to Quayside West End
from the south and enhanced local
as well as its proximity to Central
pedestrian linkages can open up new 7.2.22 The study area can become an
Station. important transitional zone between the
possibilities for interchange regional capital, with its wealth of economic
Multi-modal transport hub • Improving the accessibility through the and social activity, and some of the country’s
most economically and socially deprived
7.2.19 A number of significant elements of area for bus services can assist in areas.
transport infrastructure are located within (or encouraging the extension of services
directly adjacent to) the study area: 7.2.23 By creating new east-west links and
through the area and on to the West connections, and by upgrading and enhancing
• Major Road Network - Scotswood
End and beyond the existing links, this area can ‘knit’ the West
Road/St. James’ Boulevard/Barrack End back into the City Centre making it a fully
• The successor to Project Orpheus can integrated part of the city, rather than an
Road/Redheugh Bridge (and to a lesser
(should?) integrate the areas west of isolated group of housing estates where
extent Westgate Road and nobody goes except those that live there. In the
the city centre with the regional Metro south-western part of the study area creating
Westmorland Road)
public transport system and enhancing the north-south links will
• Central Station perform a similar function, helping to integrate
• Distributor public transport services the West End with its riverside.
• St. James’ Metro
(potentially based on personal rapid
• Coach Station 7.2.24 Appropriate land use and development
transit technology) can link the area to form can also aid this integration, helping to
• Project Orpheus (potentially)
public transport hubs in the city centre blur the boundaries and ensure that market
confidence flows into areas of low demand.
7.2.20 The study area has the potential to making existing and new development
build upon the high degree of strategic accessible to city-wide and region-wide 7.2.25 Well designed new development, public
connection it enjoys to the wider city, region realm and environmental improvements can all
and beyond, by better integrating local public transport networks help to change the nature of the area from a
‘back door’ to a ‘front door’ to the City Centre.
Figure 7.1 The Sub Areas of the Masterplan
7.3 Sub-Areas we feel the City could help to guide. boundaries between City Centre and Inner
West through proposing a gradation of
7.3.1 In some locations these different roles 7.3.3 The Strategy identifies a role for each development scale, massing and uses and
we have identified above may or may not be sub-area, a framework to guide its future, and uses whilst increasing east west link.
appropriate and in some they will work together highlights key interventions necessary to make
and be complementary and mutually beneficial, things happen together with a Delivery and Gallowgate
while in others they are likely to compete or Implementation Plan. The six areas and their
conflict. This reinforces the need to break roles are (See Figure 7.1): 7.3.9 An area for office and leisure expansion
down the area into more distinctive sub-areas from the City Centre.
each with different roles and character. The Stephenson
Masterplan area has been divided into six 7.3.10 In order to enable the sub-areas to
distinctive sub areas. It is considered that this 7.3.4 Office area with element of leisure, realise these roles, and to achieve the overall
subdivision allows for the differences: linking to Quayside, and building upon both its aspirations for the area, we have identified a
location next to station and its heritage range of interventions that the public sector
• In relationship to the centre, to routes should look to make in order to best add value
and to the river Gateway to the regeneration of the area. We have
broken these interventions down into:
• In existing and proposed roles and land 7.3.5 Gateway to the study area, West End
uses and the City Centre. Strategic Interventions
• In existing proposed built form and Waterfront 7.3.11 Interventions that cover, or significantly
• Indicating phasing and location of impact upon, more than one of the sub-areas
7.3.6 A residential-led mixed-use area, linking identified above, these are set out below.
specific interventions existing residential in the north down to the
• In proposing these sub areas it is not river. Area-Specific Interventions
the intention that they be regarded in Discovery 7.3.12 More detailed, these are set out for
isolation from each other. This is each of the sub- areas in the Area Frameworks
7.3.7 Multifunctional area providing a focus for in Section 8.
repeated in the overlapping of the areas the wider area and accommodating office and
in the map (Figure. 7,1) College expansion. 7.4 Strategic Interventions
7.3.2 To a large extent the market will drive the Brewery
7.4.1 The key Strategic Interventions identified
final land use of the area, which will under a series of headings are as follows:
significantly define its character. However initial 7.3.8 A transitional area, blurring the
logical patterns are beginning to emerge which
a) Policy and Implementation be caution exercised in the provision of such 7.4.7 The heritage legacy of parts of the area
space, in order to ensure that it is sustainable (in particular the Stephenson sub-area) provide
Planning Policy and Guidance and to ensure that it does not become the opportunity to produce development with a
Work is underway to replace the current randomly scattered throughout the area, distinct quality and grain that brings important
Unitary Development Plan with a Local potentially becoming boarded up eyesores if buildings and places back into use, exploiting
Development Framework (LDF) together with there is an oversupply. their value to the economic and social benefit of
Area Action Plans (AAPs). However the the area and the wider City.
timescales on the preparation of the LDF (and 7.4.4 Therefore where possible these units for
hence the associated AAPs) is quite lengthy – active units should be located on key routes 7.4.8 The Area Frameworks set out some
the Inquiry in Public is not currently and at focal points (retail in particular should, further principles in relation to the urban form
programmed to take place until around for the most part, be limited to a number of that will help to guide the scale and massing of
September 2006. There is therefore the need specific locations – Westmorland Road and new development within the area.
to adopt Interim Planning Guidance as a matter Westgate Road – see Sub-Area Frameworks),
of urgency to guide development in the study and should be designed as flexible spaces Transport policy
area. capable of easy alteration to a number of
possible uses (planning policy should also 7.4.9 The transport analyses in Chapter 6
7.4.2 Pressure for new development exists in recognise this issue, and respond flexibly). showed that the realisation of the aspirations
significant parts of the study area and is likely More detailed and area-specific guidance upon for the development of the Gallowgate/Brewery
to grow. Planning guidance should therefore be land-use is given in the Area Frameworks, in and Discovery Quarter areas must be
used to help encourage, control and guide the the following section. accompanied by actions on wider transport
nature, type and form of that development. In policies that will allow the movement demands
terms of that guidance, the following are some 7.4.5 Development should create and generated to be accommodated sustainably.
general study area-wide principles that should reinforce street frontages/ on-street activity, In particular policies will need to address the
be pursued. through building layout and design as well as delivery of substantially enhanced accessibility
the location of appropriate uses to the area by public transport modes (existing
7.4.3 An appropriate mix of uses within sub or new) and the potential changing function of
areas and within individual schemes should be 7.4.6 The creation and reinforcement of St James Boulevard in the wider transport
encouraged to avoid monoculture. Uses gateways and landmarks is important to give the network.
should look to build upon and blend in with area a sense of identity and to recognise its
those successfully established uses in the location as a ‘front entrance’ into the City (rather 7.4.10 The scale of expansion of the city
adjoining areas. Developers should be guided than its current ‘back door’ appearance). centre represented by the development of
and encouraged to provide animated ground Currently, for example, the Arena although these areas will necessitate a review of the
floors – i.e. active/leisure/retail/commercial successful in terms of its use, has a building current policy for parking in the city centre, in
uses – but also ensuring diversity through itself that is poor – it is in a highly prominent particular the 10,000 “cap” on public spaces.
providing a mix of smaller and larger units in location but creates a very poor impression. In arriving at an appropriate parking provision
different areas. However there also needs to for the city centre that review will however
need to consider the impact of transport policy believe the study area can make a significant
measures to reduce car trips and the scope contribution to housing market renewal in the 7.2.15 Support via this policy and guidance
for the further development of Park and Ride. West End. Rather than leaving a gap that should also be dependant upon developers
reinforces the separation between ‘City Centre creating a mix/balance of house/flat types and
7.4.11 Parking standards for developments in Living’ and ‘Inner City Housing Estates’ we feel tenure, in order to prevent the creation of large
the city centre should be reviewed as part of that the boundaries should be blurred. monolithic ‘estates’ of limited housing types,
the LDF process. Policies should discourage which may be storing up potential housing
the provision of dedicated on-site parking in 7.4.14 Acceptability should be dependant upon market problems for the future (the proposals
favour of public provision where additional the implementation (either directly as part of for large amounts of studio/1 bed/2 bed flats is
parking is required. the development or through planning a concern). Development of solely apartment
contributions) of north-south links, linking to blocks will lead to these areas merely
Housing Policy and across Scotswood Road, and becoming extensions of the City Centre.
improvement of east west links along Larger units and urban (as opposed to
7.4.12 LDF Interim Policy Statement on Scotswood Road, Westmorland Road and suburban) houses as well as flats should be
Housing and its accompanying Interim through the College and the Brewery site. It is encouraged.
Planning Guidance on the Release of Land for important that new residential development
Housing can potentially be a useful tool in should integrate physically with existing 7.2.16 In seeking to diversify the mix to provide
guiding and controlling the amount type and potentially sustainable housing. family housing, the Discovery Quarter would
form of residential development that takes be competing not only with greenfield sites –
place in the study area. We believe that most notably Newcastle Great Park – but also
residential development should be acceptable with aspirations for housing market renewal in
in each of the sub-areas as long as it has a the West End. The current ‘pipeline supply’ of
benefit to the wider regeneration of the city and land with residential consent is well in excess
in particular the adjoining areas west of the of the level of take-up proposed in Regional
City Centre, where much of the Housing Planning Guidance.
Market Renewal work will be concentrated.
Licensing Policy
7.4.13 Sub-Areas 3, 4 & 5 (Waterfront,
Discovery and Brewery) have a vital role to 7.2.17 The Licensing Act 2003 provides local
play in helping to achieve HMR objectives. authorities with a range of powers to achieve
Their benefit will be in drawing the residential their objectives in controlling nightclubs, other
market out of the City Centre into the areas drinking establishments, restaurants and
that are currently suffering market problems. takeaways, and will come into operation in
The western part of the Discovery Quarter lies 2005. For example, the operating schedules
within the HMR Pathfinder boundary. When that will form part of the new licenses may
looked at in combination with Elswick, we require live music to be played on a regular
basis - this has been shown to alleviate Lane through the existing railway branch line development of the whole southern part of the
tension and ultimately aggression and violent and the current site of Abbey Storage on into study area. The barrier of the line needs to be
crime in popular nightspots. Alongside the the City Centre. This is vital to open up the breached in order to increase the accessibility
planning system, licenses can also restrict Gateway sub-area south of the railway line and and permeability of the area. The
floorspace (to prevent vertical drinking) and connect it much better into Central Station and redevelopment of the line would enable this to
licensees can also be required to dedicate a the City Centre [See Figure 7.2]. be achieved. The structure could then be
proportion of their floorspace for dining. removed or, alternatively, additional routes
could be ’punched’ through the existing
(b) Improved Local Linkages structure which could become ‘green route’
through the area (from the Station).
7.2.18 Within the study area, and the Alternatively the rest of the line could be
Discovery Quarter in particular, there is a need incorporated with adjoining development sites.
for better vehicular, public transport and (in This would remove a major impediment to
particular) pedestrian links in and out of the north-south links.
area, as well as a need for better links within
the study area. Movement through the area
and to tie the area in better with its
surroundings has to be created and improved
if the area is to develop to its full potential.
7.2.19 Works to create new highway

infrastructure, or to enhance the existing,
should seek to better integrate pedestrians and 7.2.21 This may be achievable through an
vehicles. The aim should be to make existing railway arch (or arches), or may
pedestrians feel less isolated and safer, require the removal of a section of the railway.
overlooked and surrounded by activity. Ideally a number of routes should link the sites
south of the railway branch line through the
7.2.20 The area needs to be better connected existing commercial/light industrial area on
with its waterfront. The Waterfront, Gateway Railway Street/Penn Street out to Scotswood
and Stephenson sub-areas all have a vital role Road. Attractive, overlooked and safe links
to play in this. Where possible clear, direct and should be created right through the area and
well-overlooked north-south routes through running down the embankment to the River.
these areas should be created, encouraging
movement to and from the River Tyne and 7.2.22 The importance of the future of the
connecting the area better in to this major railway line, in relation to opening up access to
asset. A route is needed to link from Pottery the area, is fundamental to the future
Figure 7.2: Conceptual sketch showing the location of a major venue such as a
convention centre at the south facing “entrance” to the city centre
7.2.23 In terms of improving east-west links, centre and the rest of the city. Ways to defined, well used and well overlooked, with
the extension of Pottery Lane east across address these problems are set out under the clear ownership, management and function.
Forth Banks into the area south of Central Transport Infrastructure heading and within the These spaces will enhance the image of the
Station, and west through to the Business Waterfront Area Framework below. area and help to create a place where people
Park, creating a clear, direct route through the want to live, work, visit and invest.
area, is vital to tie all the sites south of the 7.2.26 Additional access to Central Station
railway line together [Estimated cost: would help to better exploit the location of 7.2.29 Public realm improvements can help to
£1,750,000 – £2,225,000*]. Improving Central Station to the area’s advantage. There very clearly display a commitment by the
movement along and across St. James’s is potentially significant cost attached to the public sector to an improved future for an area,
Boulevard will also be important. This should creation of a new southern access. However it generating confidence and investment (both
be a mixture of junction and crossing may also be possible, and cheaper, to create indigenous and inward). Concentrating these
improvements [Estimated cost: £50,000 an access at the western end, to the south of improvements along prominent routes or at
£100,000*], together with enhancing the the ICFL. key junctions can have the greatest impact –
Boulevard as a safe, attractive, well-used, well- i.e. Scotswood Road (all the way to the ICFL),
overlooked route with an active street frontage. 7.2.27 As mentioned earlier, the area must an extended Pottery Lane, Westmorland Road,
also link in better with the adjoining residential Wellington Street, Gallowgate, Barrack Road
7.2.24 With all of these links it should be the areas if the wider regeneration benefits of its and Strawberry Lane [Estimated cost: £75,000
aim to create routes that are as clear, straight redevelopment area to be maximised. There - £100,000 per 100m length of road*].
and legible as possible in order that they are a number of particular locations where this
provide direct and safe routes for pedestrians needs to take place: 7.2.30 Three major public squares at St.
(rather than winding and convoluted), which • Scotswood Road; James’ Metro; Blandford Square; and at the
they are able to easily understand and Arena, with a smaller more local square in the
navigate. They should also, where possible, be • Newcastle College; and Stephenson area, will help to enhance the
able accommodate motor vehicles, to aid • The Brewery site. setting of important adjacent buildings and to
access and servicing to developments and to create a focus for their surrounding areas.
ensure that they are active and safe routes.
(c) Public Realm and Open Space)
7.2.25 A number of schemes that are currently
7.2.28 Improvements to the appearance and
proposed to improve vehicular access to the
function of the environment within the study
area do not help local linkages, and will even
area will help to guide and attract investment
make pedestrian and cycle access to the
and create the places and spaces that help
study area worse. This includes the major
define the area’s character. This may be
schemes of dualling Scotswood Road and the
achieved through the creation of parks, open
introduction of the ‘hamburger junction’ at the
spaces and urban squares or through
Redheugh Bridgehead, which threaten the
upgrading the streetscape (hard and soft
future integration of the study area with the city
landscaping etc.). New spaces should be well
public square, down Redheugh Bridge Road intended to provide a more pedestrian friendly
and along the wooded embankment to the and results in more developable plots of land
riverside. These spaces should look to around the junction than the currently proposed
integrate across Skinnerburn Road with the ‘hamburger’ junction (it is also expected that it
riverside walkway as much as possible. would cost slightly less to construct). [See
Developing these spaces and the surrounding Figure 7.3]
land uses to ensure maximum overlooking and
generation of activity will be critical to their 7.2.36 Make Scotswood Road a Boulevard
success – ensuring that they are well used Infrastructure works combined with
and not misused. environmental improvements and frontage
development to make Scotswood Road a
7.2.31 There are two main locations where (d) Transport Infrastructure boulevard rather than an over-engineered dual
new parks should be provided. A local park as carriageway. Infrastructure works would
part of the redevelopment of the Brewery site 7.2.33 This report has already identified that
include the provision of additional vehicle and
will give it an identity, help it to function as a significant improvements in provision for local
pedestrian accesses from and across
neighbourhood, add value to the surrounding movement will be required to raise the
Scotswood Road to enhance the accessibility
properties and make it a more attractive place accessibility of the area for all modes and to
of adjacent development sites and increase
to live, work and invest in. High quality public promote its integration with adjacent areas to
north south movement. Further details are
realm can have a positive impact on market the north and west as well as for the City
provided in Waterfront Area Framework in
renewal. Park spaces should also be created Centre and Central Station to the east.
Section 8.
next to the riverside on the Tyne Gorge
embankments. These steep south-facing 7.2.34 The need to promote improved local
7.2.37 The realignment of Skinnerburn Road
slopes are very prominent as one enter the city linkages has already been highlighted above.
To better manage its traffic function and
from across the river, and the opportunity While this will to an extent be delivered through
enhance the integration of the development
exists to encourage and formalise their use as increasing the permeability of the area by the
areas and waterfront.
important pieces of open space that can help provision of routes for pedestrians and cyclists
to link the area down to the existing riverside as part of the design of individual development
7.2.38 Upgrade the role of Wellington Street
walkway. sites, it will also entail reducing the severance
To produce a high quality, strategic route that
impact of existing/planned highway
relieves pressure on the Barrack Road/
7.2.32 The first of these spaces could be at infrastructure. Key strategic areas of potential
Gallowgate junction (and enabling it to be
the bottom end of Dunn Street, linking up to action include the following:
made more pedestrian friendly) and that
Scotswood Road and the Inner West, via an significantly improves access to the northern
environmentally enhanced ‘green route’ along 7.2.35 Redesign of the proposed Redheugh
half of the study area.
Dunn Street. The second could be a space Bridgehead “hamburger junction”.
linking the Arena, the potential adjacent large- A revised design for this junction is proposed.
scale leisure development and the proposed This provides for a signalised crossroads. It is
Figure 7.3: Conceptual Sketch
Showing major buildings enclosing the junction space at the Redhegh Bridge Head.
7.2.39 Enhanced public transport as Central Station, Monument Metro station (e) Site Acquisition/Assembly
New east-west links between Dunn Street and and the Eldon Square and Haymarket bus
Redheugh Bridge Road, north of Skinnerburn stations. Indicative routes for such 7.2.45 By the Council and their partners
Road, together with possible improvements to Services are shown on Figure 7.4 & 7.5. actively pursuing land acquisition and
Pottery Lane will achieve this by providing the assembly, either on their own or in partnership
scope to improve penetration by bus services, 7.2.42 Personal Rapid Transport with private landowners and developers, they
enhancing bus links from the City Centre and There is a more radical but entirely feasible will help to unlock development in certain parts
from the Quayside. The exact alignment and option for linking the Discovery Quarter and of the area. The acquisition strategy should be
design of these links will need to be reviewed Gallowgate development areas with the wider a mixture of negotiation and CPO. In many
against the emerging development proposals city which would be in keeping with its profile cases the best approach to a site, or group of
for the area. as a forward-looking area of redevelopment sites, will be a combination of both, using an
and regeneration. This would be a personal impending CPO to focus the landowners’
7.2.40 The Orpheus Project proposals for new rapid transport system such as ULTRA. Such attention on the negotiations.
LRT lines included a route from St James to a system could be designed into the
the West End. This would have enhanced the redevelopment of the key sites within the study 7.2.46 The Area Frameworks detail specific
role of St James station in the accessibility of area and, given its space and infrastructure locations within each of the Sub-Areas where
the area and included a station at Blandford requirements, integrated with the existing the public sector should consider getting
Square in conjunction with the Westmorland street network. It could link to the Newcastle involved in land acquisition and assembly. The
Road option for the LRT route. The Orpheus Central Station, Newcastle College, Newcastle main strategic group of landholdings where
proposals are now being revisited due to United football ground, and the main shopping there is a compelling case for major public
funding difficulties and lower-cost non-LRT area as well as providing interchange with the sector led acquisition is the combined area of
schemes are likely to come forward. The Metro, major bus hubs and with any future Abbey Storage, the branch railway line and the
revised Project Orpheus should take full LRT. Forth Sidings, which if acquired would
account of the development potential of the substantially improve the ability to fully access
Gallowgate/Discovery Quarter areas and seek 7.2.43 A system such as ULTRA could form and develop Sub-Areas 2 & 3. With regard to
to integrate these areas into the city’s/region’s the centrepiece of a sustainable masterplan for Housing Market Renewal, early land assembly
wider public transport networks. the regeneration of the area, where reliance on would help bring forward housing sites within
and the impact of the private car is “designed Sub-Areas 3, 4 & 5.
7.2.41 In the shorter term however, there is out”. A conceptual design for an ULTRA
potential to extend the Quayside Transit network, which could be introduced in stages, 7.2.47 Acquisition and assembly will also be
system to link the southern part of the is shown in Figure 7.6. necessary in order to deliver specific types of
Discovery Quarter to the public transport development that the market will not deliver
network and to develop similar bus-based 7.2.44 The concept of ULTRA for the alone (e.g. a Conference/Convention Centre,
concepts to provide high-frequency branded Discovery Quarter/Gallowgate areas should be SME accommodation and managed
bus services linking the development areas to subject to further feasibility and design workspace.)
public transport hubs in the city centres, such analyses.
Figure 7.4 Potential Discovery Quarter Transit Network Figure 7.5 Potential Gallowgate/Brewery Transit Network
* The estimated costs provided for interventions in this section
are for indicative purposes only. Full details of the basis of these
estimates and any exclusions, are included in the Discovery
Quarter Cost Report prepared by Turner & Townsend – Figure 7.6 Potential ULtra Network
Appendix 1.
8. Area Frameworks
• A summary and analysis of the Areas we have, within their Area Frameworks,
produced more detailed Urban Design and
physical appraisal in relation to that Transport Frameworks, containing more
specific area; specific sets of proposals. This is because the
Gallowgate area is at a more advanced stage
• An identification and analysis of key in terms of developer involvement and
drivers for development (existing and proposals than much of the rest of the study
area. Therefore there is a need for more
8. Area
potential); detailed rather than strategic guidance. The
• An analysis of the stakeholder Brewery site has also been included because
of its close interrelationship with the
Frameworks aspirations within the area (Pull together
and appraise the conflicting or
Gallowgate sub-area and its single ownership
that may enable it to be brought forward for
development in the short term.
8.0.1 Having identified in the previous section complementary aspirations and visions
the strategic aims and the roles for each of the we have identified – the matrix);
six Sub-Areas (Stephenson, Gateway, 8.1 Sub-Area 1.
Waterfront, Discovery, Brewery and
Gallowgate), together with a set of overall Stage 2. Stephenson
strategic interventions, we have in this section
set out area frameworks for each of these 8.0.3 A proposed way forward for each area in Stage 1. Area Analysis
Sub-Areas, defining specifically how these terms of: Context and Background
roles and aims can be achieved in each Sub- • Land use and development;
Area. 8.1.1 This is the area south of Central Station,
• Scale form and grain of development; bounded by the King Edward bridge and
For each of the six Sub-Areas, the • Infrastructure, environmental and other railway to the west, the town wall to the east
frameworks include the following 2 stages: and reaching south to the edge of the Tyne
interventions. gorge. The area was built up around
Stage 1. Stephenson’s original workshops.
8.0.4 We have also set out to demonstrate the
viability of the proposals (including potential for 8.1.2 A substantial part of this area (east of
8.0.2 Analyses of the information we have
three of the areas to house the Conference Forth Banks), for many years in the ownership
gathered for each area on an area-by-area
Centre) and how this guidance can help to of St. Mary the Virgin Trust, has recently been
basis:
meet market and stakeholder aspirations. sold to the developer Silverlink.
• A brief summary and analysis of
relevant context and background;

8.0.5 For Gallowgate and the Brewery Sub-
Figure 8.1 Area Framework : Stephenson
Physical Appraisal Key Drivers • Developer in place – with a
8.1.3 Unlike much of the study area, the grain 8.1.7 The key drivers (existing and potential) significant amount of the land in the
and scale of this area is tighter and more for development in this area will be: ownership of one developer
vertical. There is also a higher proportion of • Central Station (and potential new
existing industrial/railway vernacular buildings. (Silverlink), who are currently
There seem to be a number of buildings of southern entrance) – the area is
developing their proposals, the
some architectural value that are potentially at directly adjacent to the region’s
risk, especially the Art Nouveau building on the potential to package and develop
Forth Banks. busiest train station, which also
sites is good.
incorporates a Metro station, giving it
8.1.4 Forth Street has a poor frontage on its
southern side, consisting of vacant plots and goodlinks to the wider city, the local Key Developer and Landowner Aspirations
deep set backs to 1960’s - 70’s office and national rail network and to
buildings. The Street will require a built form 8.1.8 Current developer aspirations for the
which achieves continuity of street frontage. Newcastle Airport. sites within this area include an office-led
mixed use scheme and a predominantly office/
• Quayside – the proximity of the residential scheme.
8.1.5 The area currently suffers from poor
connections with the surrounding areas and Quayside with its thriving leisure and
the rest of the city. The main access at present See sites A and G in the matrix attached in
evening economy. Appendix 2.
to the rest of the study area is under a very
dark long bridge with a narrow footpath. It is • Heritage – the distinct character and
Stage 2. Proposed Way Forward
also not clear to the pedestrian what is on the identity of the area can help to make
far side. There is a similarly forbidding
it a desirable place to work, visit, stay Future Role
entrance to the area from the north, under the
railway banks and platforms of the station. or live. 8.1.9 The area can have a key role as a
• Riverside location – good potential location for the expansion of office
8.1.6 A potential east west link also exists
development within the city, building upon its
along the alignment of Pottery Lane. This access to the riverside and views location and in particular its proximity to
connection would be of increased importance
across the Gorge can provide an Central Station. It can also become the link
if a Conference/Convention Centre were to be
from the main part of the Discovery Quarter
built in the adjoining area. attractive and desirable setting for area through to the Quayside.
new development.
Land use and Development Principles to create a new area of leisure uses aimed at the back of Central Station. A new access/
older adults and families. It could draw people bridge link to the station on its southern side
8.0.15 As with all of the sub-areas within the from Central Station, the ICFL, the Arena, the would considerably enhance the accessibility
study area the Stephenson area should contain existing and proposed hotels and potentially a of this area, giving it direct access to and from
a mixture of land uses in order to ensure that it Conference Centre located in sub-area 2, as the region’s busiest train station. This has
becomes a vibrant part of the city which well as up from the Quayside and out from the been considered in the past and is currently
generates activity at different times of the day. City Centre. There is already the beginning of a being considered again. There may be the
Within this mixture of uses the predominant leisure frontage to Forth Banks. possibility of extending the existing platform
use should be for offices. The area is in close bridge link within the station to project south
proximity to the existing office market north of 8.1.11 Overall the area should have a finer and link to the Stephenson area via the
Central Station and provides a natural urban grain than it currently has with more strikingly designed former water tower
extension of that market around the station, public routes running through the area – [Estimated cost: £300,00 - £750,000*]. An
which it also directly adjoins (a situation that making it more open, accessible and additional station frontage would considerably
would be even more beneficial were the station permeable. New development should relate to increase activity in this area. It could also
to have a direct entrance created on its these routes with frontages (particularly on the integrate with improved access to a potential
southern side). This is likely to mainly be an ground floors) that provide animation, activity extended Quayside Transit system in this
extension of the type of space provided at the and overlooking to the street. This is location, serving the southern part of the wider
recent Central Square development, and particularly important on the key routes of Forth study area.
aimed at the ‘corporate’ office market. Banks, Forth Street, an extended Pottery Lane
and the north/south route. 8.1.14 The extension of Pottery Lane across
8.0.16 There is some justification for a limited Forth Banks and west to east all the way
amount of residential development in the area 8.1.12 The area is currently quite isolated due through the area (and potentially through the
in order to bring a range of activity into the area to existing major land uses and infrastructure. Town Wall arch at the eastern end) to provide a
at different times of the day and week, It requires improved physical links with Central clear and direct route linking it in with adjacent
however, it is concluded that it should be Station, the Quayside, the River, Pottery Lane neighbourhoods, will help to open the area up
limited. This development is likely to be of the and ICFL. Whilst Forth Banks forms a good and connect and integrate it better with its
‘city centre apartment block’ type of which quality highway with wide footways, the surroundings. This should be a pedestrian link
there is already a significant supply within highway network does however lack direct at the least and where possible should also
Newcastle City Centre. Therefore, housing east-west traffic routes and good quality accommodate vehicular movement.
should be a minor part of the overall pedestrian facilities and exhibits physical
development in this area. constraints in places, compounded by the 8.1.15 Upgrading pedestrian routes to
steep gradient of the area. Westgate Road, by enhancing the existing
8.1.10 The area should have a significant tunnels/arches under the station in order to
element of leisure, probably concentrated Key Actions/Interventions create more attractive routes that feel and are
along Forth Banks, Forth Street and Pottery safer, will help to connect the area better into
Lane, connecting it in with sub-areas 2 and 4 8.1.13 The area currently sits very much at the City Centre. Similarly upgrading the
Figure 8.2 Area Framework : Gateway
archway under the railway at the top of Forth King Edward Bridge. It is a major and highly buildings. The steeply sloping lane to the river
Banks will provide a safer and more attractive visible entrance to the city. has tall stone retaining walls topped by trees,
gateway into the area from the area around the creating a dramatic access to the Tyne: indeed
International Centre for Life [Estimated cost: Physical Appraisal the only direct access within the Gateway
£45,000 - £60,000*]. These railway arch links area. At present it feels somewhat insecure
have to be improved, as a minimum, by: 8.2.2 This area, largely based around two of due to very low usage, and the footways are in
• Higher lighting levels the three main entry routes to the city from the need of widening.
south, is literally the gateway to the western
• Wider pavements
half of the city centre and in particular to the 8.2.4 The steepest part of the Gorge is in this
• Improved signage
Discovery Quarter and the Gallowgate/ area and is occupied by mature trees and an
• Soffit treatment. Brewery area. Thus this area will create first overgrown park – a strong natural green asset
• Also, this should be expanded into impressions of the city and reveal long views running virtually into the city centre.
to St James Park on the horizon. Due to the
exploring the possibility of introducing height of the bridges and the steepness of the
active frontages along the walls of the Tyne banks, the area will unusually, be seen
from above and thus roofscapes will be
arches. important.
8.1.16 There should also be a clearly defined

north/south pedestrian link through the area
and linking from the station down to the river.
This could tie in with a new urban square at its
junction with an extended Pottery Lane, or on
the plinth over the entrance of the Metro line
[Estimated cost: £175,000 - £350,000*].
8.2 Sub-Area 2. - Gateway

8.2.5 The two bridges, the New Redheugh
Stage 1. Area Analysis road bridge and the King Edward railway
bridge, impose a massive scale onto the area
Context and Background as the very tall piers stride across the site
carrying bridge decks approximately 35 metres
8.2.1 This sub-area stretches north/south 8.2.3 The site is traversed by a series of above river level. New development should be
from the Redheugh Bridgehead down to the terraced areas, originally mainly railway of a sufficient scale to relate to these
River Tyne, and takes in the land between and sidings, forming platforms for buildings in structures. The expansive platform between
directly either side of the Redheugh Bridge and places and opportunities for large floorplate
the two bridges just above the dense green Quarter Cost Report prepared by Turner &
steep slope on the river frontage would provide 8.2.9 A significant part of this area is in the Townsend – Appendix 1.
the space and the significant setting for a ownership of one developer, Silverlink.
major landmark building. (See figure 7.2) Therefore by working with Silverlink and Key Drivers
agreeing a detailed masterplan for this whole
8.2.6 The majority of this area is fairly isolated area there may be the opportunity for the City 8.2.12 The key drivers (existing and potential)
from most of the rest of the city to the north, Council to work in partnership with them to for development in this area will be:
separated mainly by railway infrastructure and deliver development of a type and form that • Transport hub – major road and rail
associated land uses. achieves these aims, as well as the
associated infrastructure works. networks converge at this entrance
8.2.7 New development should respect the to the city.
area’s historical legacy, reinforcing and building 8.2.10 In terms of a partnership the City
upon its heritage and historic fabric (including Council could complement Silverlink’s land • Arena – regularly draws visitors into
the Town Wall & Workshop). As well as being ownership and development skills and the area from all over the wider city
important to the heritage of the City as a whole, resources, with the use of statutory powers of
certain buildings and parts of the area’s fabric land acquisition in order to help assemble and region.
can help to create a unique and attractive certain sites (together with potential investment • Riverside location - good potential
character to the area that can potentially add in elements of the infrastructure).
considerable value, making it a desirable area access to the riverside and views
to work, visit, stay or live. The City Council 8.2.11 A potential east west link also exists on across the Gorge can provide an
should, at the earliest opportunity, look to carry the alignment of Pottery Lane. This could be of
out an audit of the key buildings and structures increased importance if the Conference/ attractive and desirable setting for
of historical/heritage value, together with their Convention Centre were to be built on the new development, as well as giving
settings in order to clarify what should be fixed Pottery Lane Site. This Pottery Lane extension
and what could be altered or removed in any would be appropriate as an informal, it unrivalled prominence to many
future redevelopment – this will give clarity to predominantly pedestrian street, opening to a visitors.
potential developers. Options should also be small square at the heart of the Quarter. It
explored for future uses of buildings of historic could eventually link to the existing street • Convention Centre/Large-Scale
and architectural interest. The Stephenson created between two relatively new office Leisure development – would draw
Warehouse on Forth Banks may provide the buildings facing the old town wall.
opportunity for a conservation led SME office large numbers of visitors (potentially
development. * The estimated costs provided for national and international as well as
interventions in this section are for
8.2.8 Licensing and planning controls to indicative purposes only. Full details of the local) to the area on an almost daily
encourage leisure uses aimed at families and basis of these estimates and any basis.
older adults should be used. exclusions, are included in the Discovery
• Improved pedestrian and vehicular 8.2.15 The area should contain ‘destination’ improved links with the City Centre and Central
uses (Conference Centre, large-scale leisure Station. The creation of a north-south
access – would make the area very use, regional or sub-regional uses.) that will pedestrian (and if possible vehicular) link
accessible to the City Centre and attract and generate activity and visitors, and should be considered in order to provide direct
drive regeneration in the areas south of the access from the ICFL through the railway to
Central Station. railway line. The associated uses that this the conference centre site [Estimated cost:
kind of development could attract (smaller £100,000 - £175,000*]. A logical step would be
Key Developer and Landowner Aspirations scale leisure, restaurants, café-bars.) will to extend Marlborough Crescent/Railway Street
help to link it in with surrounding areas, and south (forming a four arm junction with Forth
8.2.13 There have been proposals in the past draw in further activity. This type of larger Street).
for significant levels of residential development scale development will enable some of the
in this area. Current developer aspirations for more significant and complex land 8.2.18 The railway line and sidings are
the sites within this area include ‘Newcastle acquisition/assembly and access issues that currently used for train maintenance purposes.
Technopolis’ and a Regional Conference exist in this area to be resolved. It also This operation should be assisted to relocate
Centre. See sites B and C in the matrix provides the potential to create the unique to a more appropriate, less central, location.
attached in Appendix 2. landmark buildings that this gateway area There may be the potential to re-house Abbey
needs. Storage within a redeveloped site. The City
Stage 2. Proposed Way Forward Council, partner agencies or a development
8.2.16 In order to address the isolation of this partner should look to acquire and assemble
Future Role area there is a requirement to provide these pieces of land.
improved vehicular and pedestrian access
8.2.14 For many of those travelling into the city with better connections to Central Station, 8.2.19 In order to properly access and service
by road, rail or Metro from the south, or from ICFL and the City Centre beyond (across and this site, as well as to link it better into the
the west along Scotswood Road, this area along the railway), as well as to adjoining adjoining areas to the east and west, there is a
plays a significant role in forming their areas to the east and west, and down to the need to upgrade and extend Pottery Lane. The
impression of the surrounding area and the river. There is also a need for land acquisition, upgrading will involve providing a wider
wider city. The area can have a key role as a not only to enable this improved access to carriageway and pavements, improving
‘gateway’ to the City, Discovery Quarter and take place, but also to assemble sites that will junctions with Forth Banks and Redheugh
the West End, attracting people into the area allow large-scale development to take place. Bridge Road and enhancing its appearance.
and signposting a socially and economically The extensions to the east and west should
vibrant and contemporary European city. It Key Actions/Interventions look to provide as clear and direct routes
should look to attract and complement growing (preferably vehicular, as well as pedestrian) as
activity from the City Centre. 8.2.17 The relocation of the railway line that possible through adjoining sub-areas 1 and 3,
runs east west through the area, together with and potentially beyond.
Land Use and Development Principles Abbey Storage and the rail operations that sit
either side of it, is essential to facilitate
space (public or private), running from the Physical Appraisal
square down along the road to the river, and
including the adjacent wooded area of the 8.3.3 This extensive area lying parallel with the
Gorge embankment. Facelift improvements to river has some characteristics similar to the
the Arena would also contribute to the creation Gateway area in that the steepest portion at its
of a focal point and a ‘sense of place’. eastern end is heavily treed and there are
some terraced platform areas, one of which is
8.3 Sub-Area 3. utilised by the Arena. To the west of the area,
the sides of the gorge become less steep and
Waterfront less covered by trees. Several vacant,
utilitarian buildings front onto Skinnerburn
Stage 1. Area Analysis Road, punctuating its green frontage. Two
large working gasholders occupy and
Context and Background dominate the middle of the site.
8.3.1 This is the sub-area at the south 8.3.4 Part of the gorge embankment is
western end of the study area, stretching from occupied by pigeon lofts; brightly painted and in
north of Scotswood Road down to the River good condition, which help to generate much
Tyne, and running west from the Arena to needed activity in this area. It would be
Newcastle Business Park. desirable if these were included within the
redevelopment scheme; either on the same
8.3.2 Divided in two by the railway branch line, site or relocated within part of the newly
8.2.20 Planning guidance should be used to the southern part of the site is dominated by created open space.
encourage the creation of landmark buildings in two large operational gasholders. Combined
this area, grouped around the bridges and the with the railway line, they both currently form a 8.3.5 Running west of the Central Station
bridgehead junction. barrier to movement with the scale of their land through the heart of the site is a working
take. railway line, which is used as an access to the
8.2.21 An urban square in the vicinity of the maintenance sidings on Pottery Lane. As a
Redheugh Bridge Road and Pottery Lane result of this line, north – south connections
would enhance the setting of the Arena and through the area are very poor, which result in
connect it to any new leisure/conference a high degree of isolation.
centre, as well as to the proposed new link
through the railway [Estimated cost: £450,000 8.3.6 The Metro Radio Arena building, located
- £750,000*]. This square could provide a focal at the northeast of this sub-area, is prominent,
point for the area, also tying in with the especially when viewed from Redheugh
development of a new and enhanced open Bridge. Whilst it is a valuable and reasonably
Figure 8.3 Area Framework: Waterfront
Figure 8.4 Scotswood Road
Figure 8.5 Gateway: Road junction and proposed new buildings

designed to create a “place” at the entry to the city from the south via
Redheugh Bridge
well-used venue, it is rather utilitarian in design, could potentially play a far greater role in scheme and a combined heat and power
materials and setting. The location of a new station scheme. See sites F, J, M, N, O and P
landmark building immediately to the east of serving the area. in the matrix included in Appendix 2.
the Arena, could have the effect of improving • Newcastle Business Park – a
the setting of the Arena through the creation of Stage 2. Proposed Way Forward
a shared entrance plaza, extending over successful office development directly
Pottery Lane between the two sites. adjacent to the western boundary of the Future Role
8.3.7 Critical to accessing the western end of site. 8.3.10 Currently the isolation that this area
the study area (and some of the existing • Riverside location – good potential suffers from is as a result of major land uses
residential areas) by both vehicles and and infrastructure such as the Arena, the
pedestrians is the Redheugh Bridgehead access to the riverside and views gasholder site, the railway line and Scotswood
Junction. The junction as it exists already acts across the Gorge can provide an Road. In the future this area needs to play a
as a barrier to pedestrian movement and there key role in linking the Inner West of the city to
are justifiable concerns that if it is upgraded (in attractive and desirable setting for new the River Tyne (a significant environmental and
vehicular movement terms) as proposed to development. recreational resource), as well as better
create a ‘hamburger junction’ this will create an connecting its residents to areas of existing
even greater barrier. • Adjacent Gateway area – if the and future employment.
‘destination uses’ locate in the adjacent
Most of the western boundary abuts the 8.0.53 Land Use and Development Principles
successful Newcastle Business Park. Gateway sub-area there is the potential In order to address the land use and
for associated uses and support infrastructure barriers that exist, this area
Key Drivers needs to become a residential-led mixed-use
businesses to locate here. area, linking existing residential areas to the
8.3.8 The key drivers (existing and potential) • Redheugh Bridgehead Junction – if north (the Elswick area) across Scotswood
for development in this area will be: Road down to the waterfront (accessing the
redesigned correctly it can encourage significant potential social, employment and
• Pottery Lane extension – the creation
pedestrian movements in and out of this environmental benefits of the area). However it
of a clear and direct east/west route is important that it does not become solely a
area whilst at the same time assisting residential estate.
through the area would open it up,
vehicular access.
connect it in to surrounding areas and 8.3.11 Other uses should be retained or
improve site accessibility. introduced where possible to animate the area
Key Developer and Landowner Aspirations
and ensure that it remains vibrant and
• Scotswood Road – currently takes a lot continues to provide employment.
8.3.9 Current developer aspirations for the
of traffic along the edge of the area, but sites within this area include a large residential
On the southern side Scotswood Road there Running north south such development would This suggests that designing to provide
should be a commercial focus (retaining and help link into the existing adjoining residential maximum traffic capacity at the expense of
building upon some of the existing businesses) areas. pedestrians and cyclists will only be a short
with the introduction of a significant element of term solution and that a solution that balances
residential use, while on the northern side it Stephenson area the needs of traffic with those of other modes,
should be predominantly residential, linking in particularly walking and cycling, would prove
with the existing housing and the proximity to 8.3.14 As well as the changes in land use, the more sustainable in the longer term. The
the City Centre. area requires enhanced and additional north- scheme currently proposed for the Redheugh
south links across the railway and Scotswood Bridgehead is in conflict with wider objectives
8.3.12 Leisure should be encouraged at the Road, down to the river and into the Inner West for improved connectivity of the Discovery
eastern end, complementing the Arena and End, if it is to connect fully with the wider city. Quarter and the City Centre and the
proposed Conference Centre, drawing some Scotswood Road itself needs to become an introduction of the ‘Southern Gateway’, defined
of that associated activity into the area. Office enhanced pedestrian-friendly route, all the way in the West Central Development Area Study,
development should be encouraged in the into the ICFL, connecting this area better into as it cannot accommodate direct pedestrian
west enabling the expansion of the existing the City Centre. The part of the area south of movements. Even with improvements to
Business Park, and catering for the self- the railway line should also connect better with pedestrian and cycle routes many potential
contained, owner-occupier end of the office adjoining areas to the east and west. walking trips will be indirect, including to the
market, with the form and layout of the City centre and from the Cruddas Park
buildings designed to relate sympathetically to 8.3.15 The Redheugh Bridgehead junction residential area and sites north of the railway.
the urban residential nature of the proposed needs to be made more pedestrian friendly. If
development adjacent to it. the area west of the junction can be linked 8.0.61 The area to the south of the Arena
better into the City Centre and made more of centred on the axis of Pottery Lane is
8.3.13 Retention of some of the existing an extension of that pedestrian environment, appropriate to higher density housing with
commercial uses within the area (particularly the demand for car journeys in and out of that
where their location is important in terms of area should be reduced (reducing pressure on
employment or the adjacent City Centre the Bridgehead junction). The other alternative,
market) should be encouraged - potentially as which is far from ideal, is that pedestrian
ground floor uses in future residential routes bypass the junction altogether in order
developments. Similarly, where a central to access the areas to the west.
location is important, the area may also
provide the opportunity for relocation of some 8.3.16 Even with the complex traffic-orientated
uses from Stephenson and Discovery areas design of the proposed ‘hamburger junction’
as part of their redevelopment. the Elswick Wharf Area Accessibility study
8.3.13 There is still scope for a significant indicates that the traffic capacity of the junction
element of residential development, in order to will be reached soon after its construction.
exploit views and the location next to the River.
developable and attractive. The introduction of
development and activity to the area directly
adjacent to the riverside would help to make
what is currently an isolated area safer and
better used.
8.3.18 New development in the area should

generally introduce a finer grain and enhance
permeability, opening it up, easing movement
through and making sites more accessible.
Key Actions/Interventions
8.3.19 Pottery Lane should be extended and

dramatic southerly views. The Pottery Lane upgraded from east to west through the area to
axis should be envisaged as an urban main create a major, clear and direct route running
street linking a series of publicly accessible all the way through the area from Redheugh
spaces of varied character, with Bridge Road to Water Street (improving
neighbourhood related active frontages in vehicular access and bringing activity –
places. The stepped southerly setting running including public transport). This is essential if
along the contours would result in a dramatic the area is to become fully part of the city and
effect of a lively skyline sitting above the not an isolated housing estate.
wooded slopes of the river valley. Imaginative
design solutions should be sought, including
the opportunities presented by harnessing
passive solar gain.
8.3.17 The existing working gasholders

dominate a large part of this area. Their
continued existence is a problem in terms of
creating a desirable residential environment in
this general location, and in terms of linking
that environment north up to the existing
residential areas. The medium term aim
should be the removal of these gasholders in
order to make the area more accessible,
8.3.20 The creation of better physical should then be encouraged on both sides of for all non-car transport modes. In addition, the
connections from the study area across this Boulevard, which fronts onto it and attracts right turn from Scotswood Road into St James’
Scotswood Road into housing beyond is life, movement and activity to its frontage. Boulevard, which has significant demand could
essential if the separation that currently exists be facilitated. From the traffic generation
is to be tackled. If the economic and social 8.3.22 New development on the grass strip to figures provided by Symonds (ref 2001 report)
benefit of the regeneration of the study area is north of Road (needs to be subject of other traffic movements, which are currently
to benefit the wider community of the West extensive consultation with adjacent banned or prevented by physical means
End this fundamental issue has to be communities) combined with property facelifts appear to make comparatively little demand.
addressed. These connections could be a to the south, should be pursued in order to
mixture of pedestrian crossing points, recreate the Road as a neighbourhood focus, 8.3.24 There is a potential opportunity to
pedestrian routes and vehicular routes. The rather than a barrier, and draw benefits of provide improved infrastructure for sustainable
exact nature and location of these links will redevelopment of this sub-area into the West transport modes and a more attractive
need to tie in with the proposals for the areas End. Public realm improvements should also landscape, rather than an all movements
to the north (linking in with the proposed be pursued to make the route look more junction that would encourage driving and
masterplan) as well as those within the study attractive and less ‘engineered’ [Estimated discourage the use of other modes. It is clear
area, and will need to be subject to cost: £275,000 - £350,000*]. This should tie in that it would be difficult to add non-car
consultation with the local communities. The with the redevelopment/improvement of the infrastructure to the proposed “hamburger
opportunity exists as part of the dualling works Cruddas Park area, encouraging it to enhance junction” without causing significant delays at
to Scotswood Road to make provision for its relationship with Scotswood Road. This will peak times. Further work is required to
those connections and to implement work to create a lively attractive route enabling establish the necessary size and confirm the
pedestrian crossings. [See Figure 8.4] people to walk the relatively short distance capacity and other details of an alternative
from areas like Cruddas Park and Newcastle junction. In addition, the Symonds’ study
8.3.21 However the approach to Scotswood Business Park into the City Centre, recreating should be revisited to consider the impact on
Road needs to be more comprehensive than the role of the Scotswood Road as a vital part surrounding junctions if all movements are not
just the physical linkages across it. It needs to of its surrounding neighbourhood, and provided for at this junction.
be recreated to function as a ‘place’. It is very exploiting its opportunities (i.e. potential
important that Scotswood Road is a pedestrian passing trade) rather than something it turns 8.3.25 In order to introduce activity to the
friendly environment in order to reduce its its back on and gives over purely to riverside, the potential realignment of
barrier impact. The dualling proposals will commuters and through traffic. These works Skinnerburn Road should be investigated.
undoubtedly make this harder to achieve. would also help to enhance the image and Realigning it so that it is directly adjacent to the
However, accepting that these proposals are profile of the area, generating confidence and existing riverside walkway may enable the
currently being implemented, efforts should be investment. introduction of development to its northern side
made to ensure that the route operates as an bringing activity and overlooking to the area
attractive pedestrian-friendly boulevard, along 8.3.23 The plan at Figure 8.5 shows an and making the walkway and riverside a safer
the lines of St. James’s Boulevard. alternative layout for the Bridgehead Junction space [Estimated cost: £1,750,000
Development of an appropriate scale and use that would provide appropriate infrastructure £2,000,000*].
8.3.26 The introduction of new and improved are operational and likely to remain so in the 8.4 Sub-Area 4.
north-south links should be pursued in a near future as the owners, Transco, have no
number of locations. In some cases this would immediate plans to change. If they were to be Discovery
entail upgrading existing routes, improving the considered a real impediment to future
public realm and introducing new development development, Transco would consider looking Stage 1. Area Analysis
that provides better overlooking. In others it into the feasibility of removing the holders and
would require the creation of new routes ‘line-packing’ instead (gas is stored as well as Context and Background
breaching the branch railway to open up the transported in existing larger pipes). There
area. This is likely to require acquisition of the would be a cost associated with this, which 8.4.1 The area from Newcastle College and
railway and the removal of sections of it. The could be in the range of £2-3million. There the Discovery Museum (and the residential
creation of new ‘green route’ and possibly a would also be the cost of acquiring and beyond), linking across and up St. James’s
linear park linking all the way from Scotswood cleaning the site. If the proposed new Boulevard to the City Centre, Central Station
Road along Dunn Street to the river would help combined heat and power station happens and Gallowgate.
to make the river and its walkway more (currently proposed to be located on a nearby
accessible to residents as a recreational site on the river’s edge) this could help to 8.4.2 This area is critically located between the
resource [Estimated cost: £500,000 offset some of the cost, in that Transco would Life Centre to the east, the Discovery Centre to
£1,000,000*]. It would give the large areas of be getting an additional income from supplying the north and Newcastle College campus to
housing on the north side of Scotswood Road the power station. the west. Its role is to enable connections to be
direct links to the riverside via a linear made between these major centres of cultural
greenspace, widening to the south, fronted and activity. The area around the ICL and
overlooked by new 4 - 5 storey housing. Marlborough Crescent play an increasingly
important role in Newcastle’s evening
8.3.27 Acquisition of the east/west railway line economy and are emerging as part of the
would also enable the creation of a pedestrian/ City’s ‘gay quarter’.
cycle route direct from the station along the
route of the railway and into the heart of the
site [Estimated cost: £800,00 - £1,000,000*].
This would still be workable if sections of the
raised line were removed – in fact it would
ease access into the site. In the long term it
could provide a possible route for a future LRT
system through the area.
8.3.28 The Council and its partners should

also look to acquire, clear and remediate the
gasholder site. The two gas holders on the site
Figure 8.6 Area Framework: Discovery
Physical Appraisal 8.4.5 The relatively narrow zone around the connected to the College. The development
Discovery Museum and Blandford Square is could be in medium rise pavilions enclosing a
8.4.3 St James Boulevard cuts through the dominated by car parking and low utilitarian central square.
area from north to south, inhibiting easy cross buildings, forming a poor entrance area for the
routes. The junction of the Boulevard, museum and an unsatisfactory setting for the 8.4.7 The south-western edge of the sub area,
Scotswood Road and the Redheugh Bridge smaller scale historic buildings to the north. between Scotswood Road and the College
approach (the Redheugh Bridgehead The frontage to St James Boulevard is campus, is largely a cleared site providing an
Junction) sits astride Sub Areas 2,3 and 4 - the currently inappropriate as it is low, fragmented open and exposed frontage to the road. This
significance of this location as an entrance, and set back from the back edge of the whole area has a ‘no mans land’ feel to it.
potentially enclosed by substantial buildings pavement.
should be recognised, as it will set the image Key Drivers
for this entry into Newcastle. [See Figure 7.3]
8.4.8 The key drivers (existing and potential)
8.4.4 Most of the remainder of the area for development in this area will be:
consists of low density, low rise commercial • International Centre For Life (ICFL)
development, including car showrooms and
service centres, some of which is in decline. – good potential for the location of
The area also possesses the compact new associated bioscience related
Bus Station and small scale mixed use
premises along this part of the Scotswood development.
Road and Marlborough Crescent. • Discovery Museum – major cultural
resource and visitor attraction.
• St. James’ Boulevard – can provide
8.4.6 The area between the Campus and the
Discovery Centre should be centred on a a focus for activity and development,
Y-shaped group of three mainly pedestrian as well as just providing access.
streets, linking the Discovery Museum, the Life
Centre via the Bus Station and the tower of the • Newcastle College – growing
campus, with a minor public space at the educational facility, drawing students
junction of the three streets, These streets
largely follow existing routes. The built form of into the area, and potentially
future development in this sub area, whilst complementary businesses and other
retaining predominantly commercial uses
could be supplemented by science based associated uses.
high-tech enterprises, some of which may be
• Extended and improved east/west Stage 2. Proposed Way Forward associated with ICFL. Around George Street,
smaller-scale office development for
pedestrian link – would help to tie the Future Role professional, creative, media, etc. users
whole area together and link it into its should be encouraged. The George Street area
8.4.10 This sub-area can play a key role as a would be the logical place to accommodate
surroundings. multifunctional area providing a focus for the some expansion of the adjoining College,
• Marlborough Crescent – diverse wider study area. It will enable the expansion giving it a more prominent frontage and
and development of the City Centre office and entrance.
evening economy attracting visitors housing markets as well as have a transitional
and associated development. role, connecting the City Centre to the Inner 8.4.13 There is a potential to create a focus to
West. It will be critical in terms of accessing this area that helps to pull the various elements
• Transport Hub – Central Station, the the large level of development that is proposed of the wider area together. The creation of a
potential Orpheus stop, coach in the wider area and particularly in relation to local centre within the area including shops
achieving successful integration of transport. and community facilities (e.g. primary care
station, Redheugh Bridgehead and services) would reinforce this area’s role as an
St. James’ Boulevard are either in or Land Use and Development Principles accessible focal point. Any possible new retail
provision needs to be considered in the context
directly adjacent to this area. 8.4.11 This area should be very much a mixed of the Inner West and the wider West End.
• Private sector land assembly - with use area with a significant element of office However if the Council wishes to change the
uses in order to accommodate the westward housing market in the Inner West they will
land acquisition in the area being expansion of the City Centre. It should also need to consider radical changes to the form
pursued by the private sector, there enable and encourage expansion of the and location of neighbourhood facilities rather
College, the creation of local retail on than necessarily shoring up facilities that may
is the potential to package and Westmorland Road, and appropriate never be capable of attracting and sustaining a
develop sites. residential and leisure development. balanced and thriving housing market.
8.4.12 Office development for the corporate 8.4.14 Residential development in this area
Key Developer and Landowner Aspirations
market towards the northern and eastern will have a part to play in linking the City Centre
edges of the area would enable expansion housing market into the West End and
8.4.9 Current developer aspirations for the
down along St. James’s Boulevard and assisting housing market renewal in the
sites within this area include a high density
westward from the City Centre. The area also adjoining areas. Given this role, a greater mix
residential-led mixed use scheme, expansion
offers the potential to develop offices to of residential form, tenure and size of units
of the College and a potential office scheme to
accommodate biosciences occupiers should be provided in this area than currently
the north. See sites D and E in the matrix
exists in much of the City Centre.
included in Appendix 2.
to serve the older adult and family market. Centre [Estimated cost: £200,000
£400,000*]. This link should be as clear and
8.4.16 In order to connect better with adjoining direct a route as possible with a good quality
areas, particularly to the east and west, as well environment, with active frontages and well
as playing this transitional role between City overlooked. Routes to, from and through
Centre and West End, it requires the creation Newcastle College are all important to achieve
and improvement of east-west routes through this. The Council must influence the
the area. The area also needs to have a better masterplan that is currently being developed
relationship (better frontage, layout, design and for the College, to ensure that these
more pedestrian friendly) to these east-west connections are achieved. As well as ensuring
routes as well as to the key north-south route, that its estate relates better to surrounding
St. James’ Boulevard. They need to become areas and routes, there is a role for the Council
vibrant centres of activity, rather than just to play in guiding and assisting the College to
through routes. expand into the George Street area.
8.4.17 The College should not become an 8.4.19 The layout, frontage and public realm of
inward-looking ‘campus’, that creates a the two existing east-west routes, Scotswood
physical barrier. In particular the College needs Road and Westmorland Road, should also be
to improve its relationship with the existing enhanced to encourage pedestrian activity.
residential areas to the west, as well as with
Westmorland Road and Scotswood Road, and 8.4.20 St. James’ Boulevard needs to become
not just the City Centre. There should be clear, an environment where pedestrians feel more
well-defined public routes through the College. comfortable, as was the intention of the original
The clear definition of what is public space and design. The development of active ground floor
what is private College space will help to frontages along Boulevard and particularly at
encourage pedestrian movement through the the junctions with the key east-west routes will
area by the general public, whilst at the same be vital to achieving this.
time safeguarding the security of the College
property. 8.4.21 Land acquisition should be pursued to
8.4.15 Building upon assets including the enable the upgrading of the Redheugh
ICFL, Discovery Museum, potential visitor Key Actions/Interventions Bridgehead. A planning brief/guidance should
attraction development in the Gateway area, also be put in place to guide the development
Marlborough Crescent, etc. the area should 8.4.18 An extended and enhanced pedestrian form around the new junction.
aim to develop a leisure and evening economy route should be created all the way from the
not currently catered for by large parts of the Inner West, through the College, across St. 8.4.22 A significant new public square should
City Centre. In particular it should look at trying James Boulevard and linking into the City be located in the vicinity of the Discovery
Museum to Blandford Square [Estimated cost: arguably, is unlikely to in the future). The future 8.4.26 In order to attract and develop a leisure
£200,000 - £750,000*]. This square will not redevelopment of properties within the George and evening economy that is different from much
only provide an appropriate setting for the Street Triangle part of this area offers the of the rest of the City Centre, licensing powers
Museum building but will also act as a meeting opportunity to provide some local shops and should be used to control the nature of premises
and resting place, as well as a potential community services and facilities to serve both that are licensed in the area – encouraging
performance space. It should also have the the existing residential communities west of restaurants and café bars, rather than ‘vertical
capacity to accommodate an Orpheus/Metro the City Centre and the emerging City Centre drinking’ establishments. There is already a
station at some stage in the future. The residential communities. This would help to different niche market on Marlborough Crescent
opportunity also exists for the entrance to the breakdown barriers with the City Centre. It at present (active, in use, with character.), which
Museum to potentially be moved from its would also provide some of the facilities the Council should look to support. Works to
present ‘invisible’ location on the north east of necessary to support the sustainable evolution enhance the public realm in this location and in
the Museum to the more visible and accessible of the new City Centre residential particular to emphasise the start of Scotswood
southern corner, at the focus of pedestrian communities. Road – the City’s major east-west route, would
routes in this area. help to reinforce this as an attractive and safe
8.4.25 The Westmorland Road frontage would destination as well as encourage private
8.4.23 The Council, which has some land provide the best location for this retail – investment to refurbish or redevelop the
holdings in this area, should work with other attracting passing trade and linking the City buildings.
landowners on the remainder of Blandford and the existing adjoining residential
Square in order ensure the development of a communities. Combined with a new urban 8.4.27 Planning controls should be used to
landmark building (or group of landmark square next to the Museum (possibly ensure that rather than getting more large City
buildings) fronting on to the Boulevard and the containing an Orpheus/Metro station in the Centre apartment blocks of 1 and 2 bed units,
new square. The proposed built form replacing future) it would create a real focus to the wider larger units are encouraged in smaller blocks.
the existing buildings in this location should be area. Planning powers combined with some
of a sufficient scale to create the enclosure of public realm and infrastructure works should
St James Boulevard in a discontinuous therefore be used to encourage and facilitate
frontage. The buildings on the Boulevard an element of local retail provision in this
frontage would be in the region of six storeys. location. We feel that retail provision in this
location is unlikely in the short term to have a
8.4.24 There is currently a significant lack of negative impact on the existing Cruddas Park
retail serving the West End. The proposed new Shopping Centre, which is already failing to
district centre at Adelaide Terrace is a attract occupiers. This proposal does however
significant distance from the study area. The need to be considered in the wider context of
Cruddas Park Shopping Centre is also a retail provision in the Discovery Quarter/
significant distance away and does not Elswick area (this should be considered in the
currently provide the level or quality of services Elswick Study now underway).
that are likely to attract people to the area and
reverse its housing market problem (and,
Figure 8.7 Newcastle Gallowgate map of public realm
Figure 8.8 Area Framework: Brewery
8.5 Sub-Area 5. - Brewery Centre via Gallowgate to the north-east. The 8.5.6 The area on the brewery’s western flank
success of the regeneration of this area will is bounded by large areas of poorer quality,
rely to a large extent on the connections it social housing, yet on the southern boundary
Stage 1. Area Analysis
makes with the adjoining street pattern and in there are pockets of higher quality housing.
particular upon the creation of clear, legible Along Westgate Road and within Summerhill
Context and Background
through routes, that help to fully and Square there lies some of Newcastle’s finest
seamlessly reintegrate it as a part of the wider town houses. Westgate Road and Summerhill
8.5.1 Situated to the west of the northern end city. Square were historically important residential
of St. James’ Boulevard, north of Westgate areas of the city and during the last century
Road and south of Barrack Road, this is the 19 8.5.4 There is a considerable fall of 20 metres these areas have maintained value despite the
acre site of the former Scottish and Newcastle across the site from west to east [Figure 8.10]. significant increase and imbalance in social
Tyne Brewery. The relocation of the brewery This general slope is interrupted in the north housing surrounding them.
and the subsequent closure of operations on west corner of the site by a retaining wall,
this site was announced in May 2004. creating a sizeable level area. Key Drivers
8.5.5 The scale of the buildings on the site also
Physical Appraisal changes significantly from west to east, from 8.5.7 The key drivers (existing and potential) for
mainly two storey domestic in the west (where development in this area will be:
8.5.2 The existence of this large single land these have not been cleared) to the larger
use in this location has for many years been a • Scale of development opportunity
scale six or seven storey industrial scale in the
major barrier between the largely residential east. Some of these buildings, at the south close to City Centre – it is likely that
neighbourhoods to the west and the City east end of Wellington Street are robust, and
Centre to the east. Given the nature of the land this will be the largest single site to
their retention (or partial retention) could be
use the routes that pass the site are considered; certainly their scale and form come on the market so close to the
unattractive, unwelcoming, poorly overlooked should influence redevelopment proposals.
and have limited activity. They very much give City Centre, either in recent history
There are two buildings of particular
the impression of a ‘back door’ entrance to the architectural and landmark interest; the or for the foreseeable future.
City Centre. Westgate Hall, Listed Grade II – a fine • Single ownership – the whole area
Edwardian freestyle building with a lively tall
8.5.3 The original street pattern of the area skyline, and the corner building on Wellington is currently in the ownership of
was largely obliterated as a result of its Road topped by a large cupola. Both these
redevelopment as a brewery [See Figures 8.8 Scottish & Newcastle Breweries.
buildings should be taken into account as
& 8.9]. However the historic street pattern positive elements in the redevelopment • St. James’ Metro Station – close to
could be largely reinstated, as its north-east to process. The remainder of the buildings on the
south-west orientation is appropriate to the site, the Metro Station provides a
brewery site would seem to be of little
achieve a coherent connection between the architectural interest, although the importance link to the City Centre and the wider
residential areas in the west and the City of the brewery to the city’s heritage and identity network beyond.
needs to be recognised.
Figure 8.9 The Gallogate/ Brewery Area - 1914 Map
Map showing the grain of streets prior to the redevelopment of the Brewery and
other post-war redevelopment
Copyright: OS editions published by Alan Godfrey maps, Porspect Business Park,

Ledgate Consett DH8 7PW
Figure 8.10 Historic Routes superimposed onto present day map
Figure 8.11 Brewery; uses and storeys plan
Figure 8.12 Brewery and Gallowgate Area Proposals
Figure 8.13 An indicative layout of the Gallowgate / Brewery area showing the approach
to built form, creation of small to medium scale urban blocks, graduation of plot
density and the relationship of the predominantly residential west end, with the
mixed uses of the core around the Piazza. Existing buildings are shown in the
lightest brown tone.
Figure 8.14 Remodelled junction at Blenheim Street and Figure 8.15 Barrack Road / Wellington Street
Wellington Street to achieve more pedestrian friendly Reviced junction layout
crossings, a ‘Ramblas-style’ promenade street and increased
flow on Wellington Steet
• St. James’ Park – a major visitor from blocks of City Centre apartments in the The side lanes between the Westgate Road
east to town housing in the west, and likewise terraces should be extended into the area and
destination adjacent to the site that from larger floorplate corporate offices down to new streets should connect with the routes off
attracts thousands of visitors to the smaller scale professional offices and Diana Street.
workspaces.
area.
Key Actions/Interventions
8.5.11 The land uses and scale of built form
Key Developer and Landowner Aspirations should change across the area from west to 8.5.14 The Council should aim to work with
east. In the west the residential uses should the owner (Scottish & Newcastle) to agree and
8.5.8 Current landowner aspirations for the predominate, making an easy transition from adopt a detailed masterplan or planning brief/
sites within this area include a broad mixed- the existing housing areas. Here buildings will guide that establishes the fundamental
use scheme. be grouped in short terraces and courtyards, principles for the redevelopment of the site.
mainly 3 and 4 storey (relating to the scale of
See site Q in the matrix included in Appendix 2. the nearby Summerhill area) with one or two 8.5.15 As a basic component of the
accent buildings at 5 or 6 storeys. This area redevelopment of the site, the Council should
Stage 2. Proposed Way Forward should have a permeable and legible street require through planning guidance that a
pattern. The hierarchy of streets should range network of clear and direct routes across the
Future Role from conventional streets through to home site should be created/enhanced (particularly
zones. Some mixed-use buildings, potentially east-west from the existing residential to
8.5.9 This sub-area should have a key role in offices/workspace with living over, could be Gallowgate) to reduce the current barrier
blurring the boundaries between City Centre situated along Corporation Street, building effect. This guidance should also require a
and the Inner West, becoming a transitional upon an established pattern of land use in this better relationship (better frontage, layout,
zone that achieves the successful integration area. [Figure 8.11] design and more pedestrian friendly) between
of these two wider areas, to their mutual
the new development and these new or
benefit. 8.5.12 In order to make it an attractive place to existing routes, to ensure that they are
live and to work, the area needs to contain attractive, vibrant, welcoming and safe. On
Land Use and Development Principles elements of open space. These should have a some of the more prominent key routes (e.g.
clearly defined role and fit into the hierarchy of Wellington Street) there should also be a
8.5.10 In order to work as a transitional area, it provision for the wider area. higher quality of public realm.
would be mixed use with predominantly office,
leisure to the east, and residential to the west, 8.5.13 Overall the whole site needs to connect 8.5.16 The City, through its recently introduced
but with a high degree of blending in. In terms better with surrounding areas and integrate controls on residential schemes in excess of
of scale of development it would step down with the wider city and be far more permeable. ten units in areas outside (or peripheral to) the
significantly from St. James’ Boulevard in the There should be a clear and legible network core Pathfinder areas, should seek to influence
east to Diana Street in the west. In terms of and hierarchy of streets, making the area easy,
development type it would also scale down safe and inviting to navigate within and through.
residential development in the Brewery area, to for left into Wellington Street from Barrack
ensure that it helps to achieve housing market Road), with two lanes on the Wellington Street 8.5.21 Moving eastward, the scale increases
renewal objectives. Guidance should also approach and junction geometry and signal and 6-8 storey buildings should predominate.
seek to achieve the creation landmark staging such that Wellington Street/Barrack These would be largely for office use, but will
buildings on the eastern edge of the site. Road becomes the predominant movement. also contain elements of housing. The main
The junction would incorporate staggered axis running from Gallowgate and through the
8.5.17 An enhanced role for Wellington Street pedestrian crossing facilities on all arms. (See Brewery area to the Westgate Road/Elswick
is envisaged whereby it will become both an Figure 6.3 for the proposed junction layout) Road junction, will be marked by a clear and
important link between Barrack Road and St direct street which will link a sequence of
James’ Boulevard, carrying all traffic that 8.5.20 The Council has identified an issue with public spaces ranging from the grand and
currently runs between these two roads, as the inability of the housing market to meet the rather formal to the more intimate
well as an important access route to/from the overall demand for housing to buy within the neighbourhood squares.
northern end of the study area. This will require city. An area the size of the Brewery site would
a mixture of highway and environmental undoubtedly bring forward areas of land 8.5.22 As the site reaches its eastern
improvement works [Estimated cost: £275,000 suitable for the Council’s wish to aim to boundary with St. James’ Boulevard the scale
- £500,000*]. To achieve this it is also achieve a re-balancing of the market. and design of buildings should reflect their
proposed that Wellington Streets’ junctions Therefore, In terms of residential development prominent frontage onto this key route, and
with Barrack Road and St James’ Boulevard in this area it is envisaged that it would be seek to create landmarks. Development in this
are upgraded. mainly private housing for sale. This would location should also be predominantly offices,
build upon the advantages of its location next but it also offers the opportunity for leisure
8.5.18 The St James’ Boulevard/Wellington to the City Centre, bringing a greater level of uses. In relation to office development, the
Street junction will require widening on the St private housing (differing from the City Centre Brewery site is not regarded as being a Grade
James’ Boulevard south and Wellington Street apartments) in to the West End, helping to A development opportunity. The site sits
arms, with widening to four lanes on St James’ boost its housing market. However the scale of behind opportunities elsewhere within the
Boulevard and three lanes on Wellington Street the residential development in the area means Stephenson, Discovery and Gallowgate sub
(See Figure 8.12 for the proposed junction that it would be feasible to provide an element areas. However, due to its close proximity to
layout). This will necessitate the closure of of social housing on the site, and specifically the Boulevard, there is the potential to create a
Corporation Street at its junction with types of social housing that are currently under new office quarter if the overall demand within
Wellington Street. provided for in the wider area (e.g. the city centre is sufficiently strong.
accommodation for larger families and the
8.5.19 The Barrack Road/Wellington Street elderly). The location of an element of social 8.5.23 The creation of a local park within the
junction is currently limited movement, with housing mixed within the main body of private area serving the new residents and the existing
left-turn in/out of Wellington Street only – housing on the site would also help it blend in residents nearby (as well as the office workers
essentially the junction forms three-arms with better with the adjoining areas of social during lunchtime) would help to provide a focus
Stanhope Street. It is proposed that the housing, rather than having a clear for the area. In its role as providing that focus,
junction is ‘opened up’ to all movement (except demarcation between the two. it could act as a place for people to meet or to
Figure 8.16 Area Framework: Gallowgate
rest, or for children’s play. It would also have Park south to Gallowgate and west from the now the ‘People’s kitchen’ is listed. It is almost
significant visual amenity value, adding to edge of the City Centre, across to Wellington of a domestic scale and a curious vernacular
quality of life as well as to the value of Road. It includes the adjacent brewery’s style, presenting a gable end to Wellington
surrounding properties. former bottling plant, which was closed several Road. Consideration of this building and its
years ago. setting will have an effect on the proposals in
8.5.24 The Council should look to regenerate this area. Wellington Road itself has a
Westgate Road as a frontage for the Brewery Physical Appraisal substantially contained character towards its
site, through guiding retail development south-eastern end.
associated with the site’s redevelopment to 8.6.2 The area comprises two parts, each of a
locate there, and by undertaking different character, severed by Barrack Road. 8.6.5 Pedestrian linkage between the two
complementary public realm and infrastructure areas is poor due to the width of Gallowgate
improvements to attract investment and 8.6.3 The area to the north side of Gallowgate and lack of pedestrian facilities in the vicinity of
enhance its function as a focus for retail, rising towards Strawberry Place to the north the St James’ Boulevard/Gallowgate
together with other services and activity. and Barrack Road to the west. The frontages roundabout.
8.5.26 The Council should look to encourage along the main streets have been substantially
accommodation for SMEs (small-medium demolished and much of the interior of the site Key Drivers
sized enterprises) at western end of site - a has been cleared, the exceptions being the
location that could provide a good combination Wellbar House, the eastern most frontages of 8.6.6 The key drivers (existing and potential)
of proximity to the City Centre and cheaper Gallowgate and the Strawberry pub on for development in this area will be:
accommodation. In particular, space for Strawberry Place. The area in front of St Developer interest and proposals –
business start-ups and managed workspace James’ Park is in poor condition, consisting of development proposals area currently being
should be provided. As well as using guidance a poor quality landscape scheme, hoardings worked up by landowners or developers for the
the Council and its partners should also and steps taking up the change in level. Much majority of sites within the area.
consider site acquisition and direct funding of this area is used as a temporary car park. • St. James’ Metro Station – located in
support to enable this type of development to
take place. 8.6.4 The area between Barrack Road and the heart of the area, it provides a link
Wellington Road, with St James’ Boulevard as to the City Centre and the wider
8.6 Sub-Area 6. - its eastern boundary. Most of this area was
network beyond.
taken up by post-war developments
Gallowgate associated with the Brewery. These include • St. James’ s Park – a major visitor
the Slab block and a bulky five storey industrial
Stage 1. Area Analysis building. The remainder of the area comprises destination right on the northern
low rise industrial and commercial units set boundary, it attracts thousands of
Context and Background well back from St James’ Boulevard,
contributing to a considerable lack of enclosure visitors to the area.
8.6.1 This sub-area runs from St. James’s to the already wide road. The former church,
Figure 8.17 Gallowgate, uses and storeys plan
8.6.6 Newcastle University – growing Gallowgate with 6-8 storey buildings on the could be satisfied to a substantial extent by the
educational facility, drawing students into the back edge of the footpath. Similarly the creation of an ‘arc of towers’ of different
area, with potentially complementary Strawberry Place frontage should be reinstated heights from about 18 - 45 storeys framing the
businesses and other associated uses. with buildings of approximately 5-6 storeys public space. The location of two of the five
City Centre – the shops, services, facilities and reducing to 3-4 storeys to relate to the scale of towers would be centred on the existing slab
other attractions of the City Centre are highly the Strawberry Pub. North-South connections blocks. The highest tower of the group would
accessible, right on the area’s doorstep. from Gallowgate should connect with the be at the focus of a number of long views and
streets on the north side of Strawberry Place be formally related to the central axis of St
Key Developer and Landowner Aspirations and give the area a fine grain of narrow plots. James’ Park Stadium, in order to establish a
The line of the metro runs diagonally across logic to its location, balancing with the massing
8.6.7 Current developer aspirations for the the area and this should be maintained as a of St James’ Park. The other two towers would
sites within this area include a casino-led pedestrian street, with an intimate square at be either side of the tower on the junction of St
mixed-use scheme and a number of proposals either end. Frontages in this area should where James’ Boulevard and Barrack Road. The
for office and residential schemes. See sites possible generate activity potentially leisure exact plan shape and profile of these towers
S and T in the matrix attached in Appendix 2. uses with some retail. Upper floors would be would be finally determined by considerations
mainly commercial with some residential in the of minimising overshadowing and negative
Stage 2. Proposed Way Forward shallower blocks. [Figure 8.11] microclimatic effects. It is envisaged that
podium development of between 5-8 storeys,
Future Role 8.6.11 Part of the area between St James’ where towers address public spaces, may
Park Metro Station and the top of St James’ help minimise the effects of downdraught.
8.6.8 This sub-area should have a key role in Boulevard should be taken up by a major [Figure 8.17]
accommodating office expansion (together with public urban space ideally of an irregular semi
an element of leisure uses) from the City Centre. circular plan, facing south. The changes in 8.6.13 The smaller public space to the west of
level could be taken up by an arc of steps and the three towers on the west side of Barrack
Land use and Development Principles ramps, forming informal arena seating in Road would be enclosed by six to ten storey
sunny weather and could be used for open air buildings with active frontages at street level.
8.6.9 It is envisaged as a mixed-use area, events. This entrance to the Metro Station This space would be the focus of a network of
consisting of predominantly office development would help generate pedestrian movement in short streets running north-south and east-
with some leisure associated with the football this space, as would the street level leisure west. The east–west axis would connect to
stadium and, to a lesser extent, an element of uses fringing the northern arc of the space. Wellington Road, the Brewery Development
housing. It has potential for landmark/tall The paved surface and steps should be in beyond and then on into the West End,
buildings. robust natural materials such as Caithness ensuring a continuous pedestrian link between
flagstones and granite steps. the residential areas to the south-west and city
8.6.10 The main aim on the eastern part of centre to the north east. The frontage facing St
this sub-area should be to reinstate the 8.6.12 The pressure for high-rise development James’ Boulevard would enclose this wide
continuity of the street frontages along avenue and balance with the recent eight
Figure 8. 17
The Piazza faces south and west and addresses the differences of level Figure 8. 18
with an arc of steps and ramps creating an arena of informal seating for Plan showing the location of the 5 landmark towers A-E,
events. The public realm extends under the main tower via glazed inrelation to the Stadium. The metro station and tunnels and
canopies. The trees give screening and shelter. The ‘Ramblas’ type the proposed Piazza. Basement level parking (P) is also
promenade street of the tree lined St James Boulevard, with groups of indicated.
kiosks is shown to the south.

Figure 8.19 Conceptual Sketch of
proposed Piazza
storey development on the east side of the Boulevard would have an essential pivotal role 8.6.17 The area presents considerable
Boulevard. and make a sharp reduction in scale on the potential for regeneration as it comprises
8.6.14 The northern end of St James Wellington Road frontage to relate to the previously developed land and it is the existing
Boulevard between the proposed square and ‘People’s Kitchen’. The buildings facing focus of the local road system and a metro
the junction with Wellington Road could be Wellington Road would reflect the existing station is situated at its heart.
enhanced as a possible first phase of a bulky scale enclosing the street. These would
‘Ramblas’ type promenade running down the be of mixed uses of retail, commercial and 8.6.18 This area is already a local landmark
centre of the street potentially (but not some residential. The triangular site to the as the substantial mass of the St James Park
necessarily) as far as the proposed gateway north of Hill Street would be mainly high density Stadium structure is visible on the skyline
square at the Redheugh Bridgehead. These residential units, mainly one or two bedrooms. especially where the city is approached from
promenading streets are popular in many Car parking and servicing throughout this area the south, from both the Redheugh road bridge
cities, not only Barcelona, but also would be at basement level accessed via and the King Edward VII railway bridge. The
Gothenburg, Stockholm and Helsinki in more ramped streets at Hill Street and opposite Bath stadium with its bold expression of structure
northern latitudes. The central reservation Lane. and its gigantic scale at street level is
would be widened to approximately 10m and sufficiently robust to absorb large scale
the existing over generous pavements Rationale structures nearby – provided that their effect at
narrowed accordingly. The two lines of trees, street level is to be considered sensitively.
as existing, would be augmented by two others 8.6.16 The aspirations of the stakeholders
along the walkway. This would have the regarding the western side of Newcastle city 8.6.19 A cluster of towers at this major nodal
advantage of reducing the wind effects along centre and in the Gallowgate and Brewery area point within the city could give it a memorable
the Boulevard as well as creating a welcome in particular, have led to pressure to redevelop skyline which, if sensitively designed could add
linear greenspace in this part of the city. It is or refurbish the existing two slab blocks to the positive image of Newcastle. The
envisaged that kiosks and stalls would be Wellbar House (16 storeys) and the Scottish & advantage of grouping towers imparts a sense
located along the promenade between the Newcastle block (11 storeys). Additionally, of coherent and considered composition rather
trees. Imaginative lighting would help to make proposals are being drawn up for substantial than apparently random towers which
this an attractive evening venue. Paving would tall buildings – up to 65 storeys in one case in individually break the skyline. The intention is to
consist of precast paving slabs with a local the area at the interface of St James Park and concentrate landmark buildings at this point,
sandstone aggregate. Seating, kiosks, the eastern end of the former Brewery. This with tall buildings located in rare instances
advertising and lighting would be of a guidance is based on the premise that if elsewhere in significant nodal locations,
coordinated and robust design. Public art commercial development of this scale can depending on skyline impact.
including the contemporary statue of Jackie generate the momentum for regeneration and
Milburn would also be located along this the provision of infrastructure, then tall 8.6.20 The impact of tall buildings on the
promenade. buildings can be a positive contribution to the skyline of Newcastle will require further
cityscape if their massing and design is detailed exploration. At present the main
8.6.15 A strong corner building at the junction carefully considered. features on the west side of the city are the
of the Wellington Road and St James three identical residential towers to the west

(also visible from the Redheugh and Rail Boulevard. It is important that this major public is also at the interface between the larger
bridges – and from the air on landing at the space receives sunlight up to 3pm between scale of St James Park and the Boulevard, and
airport); lower but more symbolic towers are March and October in order that its function as the finer grained more enclosed network of
those of the Civic Centre, glimpsed to the east, an event space and lunchtime informal seating streets and squares proposed for the area on
the church towers at the Summerhill end of area is not compromised. its southwest side. The height of any
Westgate Road, and the spire of Pugin’s redeveloped building at this point would be
Roman Catholic Cathedral. The comparatively Massing and Height determined by the shadow it would cast on the
low (10 storeys) tower of Newcastle College is public space. It is likely therefore that the
also a local landmark. 8.6.23 It is likely that ultimately there could be building should not exceed 18-20 storeys
five towers in the St James Park group. dependent on floor to floor heights and it
8.6.21 If towers are to be developed therefore, should not obscure the line of sight from the
their visual and symbolic impact should be Tower A pavement outside Eldon Square along
considered in terms of their relation to each Gallowgate to the Cupola on the former
other, their collective skyline and their 8.6.24 As the location of Wellbar House is Brewery building on Wellington Street. Two
relationship in long and short views to existing already established, even if it is redeveloped, other towers could be located near Tower B,
skyline landmarks. A group of towers at St this would be the most eastern of the group. one Tower C to the south of Tower B, facing St
James Park should signify a district or quarter: Any tower built further east than this would James Boulevard and Tower D on Barrack
the message imparted by the towers is that have a harmful impact on the scale, grain and Road facing St James Park Stadium.
these are a destination where publicly related streetscene of Gallowgate and the relatively
active street frontages and communal public densely developed townscape in the vicinity. At Tower C
spaces will be encountered. present Wellbar House terminates a significant
part of the westward view along Gallowgate. 8.6.26 This would be the lowest structure,
8.6.22 Additionally, the microclimatic impact of Any replacement or remodelled tower should creating the transition between Tower B and
the towers will require studies by applicants. In have regard to this view and present a more the remainder of the development facing this
particular the footprint and profile of each tower appropriate silhouette, possibly stepping back part of St James Boulevard, which should be
should be designed to minimise downdraughts northwards away from the Gallowgate no higher than the recent 8-9 storey blocks on
and turbulence between the tall buildings. To frontage, at a maximum of 12 storeys to a the east side of the Boulevard. Thus Tower C
this end, the massing of each tower could maximum height of approximately 20 storeys. should be no more than 14-15 storeys plus
include podium development and/or street level accommodation for any rooftop services. This
canopies in public areas near each tower. The Tower B tower would assist in the enclosure and
use of significant groups of trees may also containment of the width of St James
contribute to microclimate control. The effect 8.6.25 The other ‘fixed’ location for a tower is Boulevard and would signify the arrival at the
of shadows cast by the towers will require the existing Scottish and Newcastle block on new Gallowgate district. Its western side will
analysis. The critical area to be investigated the corner of St James Boulevard and Barrack address some relatively small scale spaces
should be the proposed piazza south of St Road. This is a pivotal location which would and pedestrian streets and its impact at street
James Park at the head of St James help to frame and contain the urban square. It

Figure 8.20 Map showing the context of the Arc Figure 8.21 This massing study for the towers indicates how
of Landmark buildings, with the other landmark/ their location relates to view corridors and where towers
skyline features of Newcastle city centre. It also terminate axial views.
shows the contours related to skyline features.

Figure 8.22
This skyline study indicates how the arc of
landmark buildings could appear, when driving
north across Redheugh Bridge. The cluster would
reveal differing views of St James Park in the
background on the approach to the city centre.
Note also the cluster of gateway buildings
proposed at the bridgehead junction with
Scotswood Road and St James Boulevard.

level will be particularly sensitive. the Stadium: imparting a sense of inevitability and that a variety of height and profile is
about the location, rather than haphazardness. achieved, with Tower E presiding over the
Tower D It should also mean that the design of the group, on its elevated position. The grouping
public realm between the two elements could will also ensure that the original landmark, the
8.6.27 This tower will counterbalance the also be formal and axial. The Tower also St James Park Football Stadium is seen
mass of St James Park Stadium on the north signifies that it has two major generators of between the towers – terminating a number of
side of Barrack Road, which is at its highest at human activity at its base, namely (a) the new views between them.
this point, being the equivalent of about 12 piazza and (b) the Metro Station. Tower E is
storeys. The tower could be marginally higher situated at the convergence of a number of The Piazza
that tower B as it is not likely to have such an views: (i) along Pitt Street (ii) from Barrack
impact on the proposed piazza, and this could Road (the approach from the north west (iii) 8.6.32 A major public space is proposed which
create a sequence stepping up the incline from the approach from the south along St James would act as the social focus for the new
Towers C,B to D. Its height should not exceed Boulevard (iv) from Barrack Road (v) the new business and leisure quarter emerging in the
24 storeys, ie twice the height of the station. axis of the proposed development on the area.
The spacing between the towers should allow Brewery site and (vi) the view north from
later afternoon sunlight onto the piazza and Stowell Street in Chinatown. 8.6.33 The location of the piazza at the junction
allow a view of the cupola from Strawberry of the east west route developed between
Place. Wind turbulence could be a problem 8.6.30 The tower would span the lines and the Gallowgate and the new Brewery area, and the
and tests will have to be carried out to platforms at the eastern end of the Metro existing St James Boulevard and Barrack Road
determine the appropriate tower profile. Station. It would also be raised on piers above make this a natural focus of routes. The location
street level to provide an elegant and spacious at the heart of the arc of landmark towers, the
Tower E concourse connection to the proposed piazza. entrance to the Metro, and at the “front door” of
Tower E will be the highest of the five towers, St James Park Stadium reinforces its pivotal
8.6.28 It is proposed that this tower is the by a significant extent, but not so tall that it location. Moreover, the location is a natural
centrepiece of the ensemble; it should thus be loses its relationship with the four other towers amphitheatre facing south, due to the existing
at the apex of the group, giving it a coherence or with the Stadium. Thus it should not exceed change of level on site.
and logic. This central tower therefore should 36 storeys, ie approximately three times the
have an iconic location, rather than one which height of the stadium nor be lower than 30. Its 8.6.34 The design of the piazza should take full
is the result of purely pragmatic profile should be memorable, and thus may advantage of these locational and social
considerations. utilise the range of heights indicated. characteristics. The indicative plan shows the
footprint of buildings surrounding and sheltering
8.6.29 The location selected is quite deliberate 8.6.31 Whilst these indicative heights may the north, east and western sides of the piazza.
– the Tower is aligned on the central axis of St vary for commercial and daylighting reasons These buildings should have active frontages at
James Park Stadium. This creates a formal they should be regarded as maxima in each publicly accessible levels.
relationship between the two most significant case. It is essential that the profile of this arc of
elements in the townscape – the Tower and landmark buildings is considered as an entity 8.6.35 The piazza itself would be

characterised by an arc of ramps and steps used as a stage, and temporary or permanent The two listed buildings should be retained and
providing informal seating for watching events tented structures could be utilised. refurbished and existing footways through the
and pausing for a while on sunny days. The 8.6.38 It is envisaged that plane trees or a buildings should be utilised to connect north to
southern more open side of this space would similar ‘urban’ species should be used. Strawberry Place and west along the new
be enclosed by a double line of trees acting as Planting beds of shrubs would be inappropriate network of small spaces to the proposed main
a shelter belt and visual screen filtering out the in this location as they are more suited to park piazza.
intrusiveness of the road junction. or domestic scaled environments and would
be a maintenance liability. 8.6.41 New development should respect the
8.6.36 The level of the piazza would be raised existing building line, although the pavement on
by approximately 1 metre above the existing The Junction of Gallowgate and St James this side of Gallowgate may require widening,
level, to ensure that this people space Boulevard possibly enhanced by tree planting. The
predominates over the traffic spaces. heights of buildings should vary between 6 and
8.6.39 It is important that this junction is 8 storeys.
8.6.37 The approach to the piazza from the reduced in its impact and is subservient to the It is essential that active frontages should
north would be either through a dramatic major piazza and to the emerging “boulevard/ extend the full length of Gallowgate.
concourse under the focal landmark Tower E ramblas” character of St James Boulevard. Any future redevelopment or remodelling of
or a concourse linking a possible high level Thus it is recommended that the existing Wellbar House should have regard to its role in
access to the metro station from Strawberry roundabout arrangement is replaced by a partially terminating the westward view along
Place. traffic light controlled “T” junction. The Gallowgate. Thus the existing boxlike silhouette
indicative plan of the piazza area shows this. should be substituted by a lower profile as the
8.6.37 The design of the piazza itself should The existing flows of traffic will be eased at this tower meets Gallowgate, possibly rising at its
reinforce the sense of a major new civic junction by drawing-off some traffic along northern end.
square. Thus materials should be durable and Wellington Street/Bath Lane.
robustly designed, with an appropriate sense St James Boulevard.
of metropolitan scale and quality. The aim is to Gallowgate
produce an ambiance similar to Broadgate 8.6.42 Further enhancement of this street
London or Victoria Square in Birmingham. The 8.6.40 The masterplan aim in this area is to should concentrate on the creation of a
natural materials used in the enhancement reinstate the street following the considerable Ramblas-Boulevard, with a wide tree lined
programme in Grainger Town would be erosion of its character due to site clearance central promenade and with narrower side
appropriate here. Thus Caithness stone for along much of its north side. The surviving pavements, also lined with trees. The Ramblas
flagstones and granite for steps and benches character of the eastern end of Gallowgate would have kiosks located between the trees
would predominate. Cast iron tree grids and should be the reference point for replacement and have similar qualities to Barcelona, Unter
stainless steel lighting columns and signs development along the north side of the street. den Linden in Berlin and the Boulevards of
should also be employed. Design should be Gothenburg and Stockholm. The trees will not
contemporary, avoiding a pseudo-heritage only create a visually attractive street which
character. A slightly raised platform could be “contains” the traffic and absorbs CO2

emissions, but will act as a wind baffle and routes and enhanced north-south links. The
filter. Buildings lining the Boulevard on the Council should aim to secure a higher quality
western side will have active frontages along public realm on certain key routes (Strawberry
the street frontage and be set at the back edge Lane, Gallowgate.) – where possible through
of the pavement. Building heights would rise planning contributions from adjoining
from approximately 8 storeys in the south to a developers.
maximum of 18-20 storeys in the north.
8.6.47 The St James’ Boulevard/Gallowgate
Key Actions/Interventions roundabout should be converted to a
signalised junction with three lanes on all
8.6.43 The Council should work with the approaches and pedestrian phases on all
owners/developers of the car park site at the arms. The junction would ‘free up’ land for
entrance to the St. James’ Metro Station to development and significantly improve
ensure the creation of an urban square/plaza pedestrian accessibility across Barrack Road/
in this location [Estimated cost: £650,000 Gallowgate, tying the western part of the area
£1,000,000*]. Involvement of the Council and better into the city. [Figure 8.14 and 8.15]
its partners may be in the form of land
acquisition, planning gain or implementation/
funding of the landscaping works.
8.6.44 Planning approvals of development

proposals should ensure that a pedestrian
route is preserved directly over the line of the
Metro tunnel from St. James’ Metro Station to
Gallowgate [Estimated cost: £350,000
£500,000*]. A planning brief should lay down
an appropriate public realm treatment along
the length of this route to ensure consistency.
8.6.45 Planning guidance should also look to

achieve the creation landmark buildings
around the St. James Boulevard/Barrack
* The estimated costs provided for interventions in this section
Road/Gallowgate junction.
are for indicative purposes only. Full details of the basis of
these estimates and any exclusions, are included in the
8.6.46 It requires the creation/enhancement of Discovery Quarter Cost Report prepared by Turner & Townsend
links to City Centre, improved frontage to key – Appendix 1.

9. Regional
Conference /
Convention
Centre Location

accommodating between 700-1500 delegates Each site has been assessed in terms of:
for both conferences and dining, and with • Pros;
associated exhibition space of 2,000 sq.m.
• Cons; and
9.1.3 KPMG have developed an outline • Alternative regeneration /
business plan that demonstrates that a facility
of this scale – requiring a development development prospects
footprint of some 16,000 sq.m – could
accommodate up to 60 events per annum, at 9.1.7 All potential locations have:
national and regional levels. • Good or potentially good access to
9. Regional 9.1.4 The business plan shows that this •

Central Station and the City Centre
Some regeneration benefits for their
Conference /
model would be financially viable but would
require significant subvention funding from the surrounding areas, by extending
Convention
public sector to provide the appropriate mix of activity from the City Centre
incentives to attract conference organisers to
the region. The capital cost of the facility has • Proximity to main vehicular routes
Centre Location been estimated at between £30-£50 million. • Sufficient scale to accommodate
9.1.5 The KPMG study has identified our study some ancillary leisure development.
9.1.1 The potential development of a area as the preferred location for this Centre. • None are wholly in public sector
conference/convention centre has been the Within this location it has identified 3 preferred
subject of a separate study by KPMG on behalf sites: ownership.
of One North East and Newcastle City Council. • Brewery
KPMG were commissioned to test the Brewery Site
feasibility of establishing a large scale Regional • George Street
Conference/Convention Centre in the North • Pottery Lane 9.1.8 Pros
East. The research highlighted the potential for • Large site could accommodate
strong growth in business tourism – NGI 9.1.6 Obviously there is a whole range of
suggest that the market will grow from £26 additional complementary land uses
criteria by which to judge the most suitable
million in 2001 to £100 million by 2008. location for a conference/convention centre • Proximity to University
within the study area. In this section we have • Single ownership
9.1.2 Despite the presence of a number of set this view – purely in terms of Regeneration/
larger venues – including the Hilton and SAGE Urban Design/Traffic & Transport criteria • Proximity to St. James’s Metro
Gateshead Music Centre – the North East upon the 3 potential sites.
lacks larger scale facilities capable of Station

• Cons • Lack of ownership issues may make • Blocks key thoroughfare for students
• Large floor-plate land use may it quicker to bring forward for and residents
reintroduce a barrier in this location alternative development • Could limit opportunity for College to
(dependent to an extent on • Key role in helping to deliver HMR expand.
orientation). objectives. • Would reduce potential residential
development and add a potential
• Orientation and servicing
additional barrier to the Inner West
requirements mean that it is likely to 2. George Street Site (Discovery Sub-Area)
back onto the West End.
• Large-scale leisure potentially next 9.1.10 Pros 9.1.12 Alternative Development/Regeneration
to small-scale residential Prospects
• Limited proximity to City Centre • Possible future Orpheus/Metro Stop -
hotels and Central Station at Blandford Square • Vico land assembly and other
• Benefits for adjacent College (Links development proposals suggests

9.1.9 Alternative Development/Regeneration
Prospects with tourism, hospitality, catering active market
courses) • Potential for finer grain uses that

• Development pressure on adjacent • Good proximity to City Centre Hotels allow greater permeability and
Bottling Plant, Gallowgate and St. and Station
accessibility through the area.
James’s Boulevard. • City Council land ownerships
• Potential expansion for ICFL
• Potential for finer grain uses that • Potential gateway location at
• Key role in delivering HMR
allow greater permeability and Bridgehead
accessibility through the area.

Pottery Lane Site (Gateway Sub-Area)
• Masterplan being developed by 9.1.11 Cons
owners – willingness to develop/ 9.1.13 Pros
• Multiple ownerships (addressed to
potential to guide strategically
an extent by Vico land assembly?) • Opportunity for landmark building (of
prominence to visitors/patrons) in a

‘Gateway’ location – boost to external • Can accommodate Convention • - A Convention Centre would be a
image. Centre floorplate but size limits scope major catalyst.
• Proximity/benefit to Quayside for large-scale ancillary development;
• Proximity to/potential for operational though impact on wider area (Forth
Conclusion
synergy with Arena Street/Banks and western Quayside) 9.1.15 Our view is that based upon our
criteria, and particularly in regeneration and
• Proximity to Hotels will underpin regeneration benefits.
urban design terms, the Pottery Lane site
• Catalyst/driver to tackle linkage and • Alternative Development/Regeneration should be the preferred location for siting a
land assembly issues to benefit of Regional Conference/Convention Centre.
wider area. Prospects
• While it may require greater works • Development pressure in the area, 9.1.15 The George Street and Brewery sites
would both be acceptable locations and, if
to improve vehicular accessibility, therefore likely to be developed
designed and laid out correctly as part of a
these works could have wider anyway, but railway sidings likely to wider redevelopment of these areas, could
work well. However if the Centre is to have a
regeneration benefits (significantly remain in medium term.
regional and national status, the river frontage
improving accessibility of southern • However a lot of market pressure is site on Pottery Lane would be highly visible and
legible. A Centre here would have a
part of study area) for residential and therefore it may not
commanding position as the latest in a number
• Potential for direct fixed transit link achieve the regeneration benefits of cultural venues sited along both banks of the
Tyne, and would help this area fulfil its role as
to station along rail route (gateway/landmark buildings,
major gateway to the city.
• Enhance the setting and legibility of attracting visitors/ all day activity).
9.1.16 The critical factor, in terms of
the Arena Danger it may become a poorly
regeneration of the study area, is that siting the
• Some City Council land ownership integrated residential estate. Centre on Pottery Lane is likely to be the best
way to resolve the significant access and land
• May be difficult to create/justify/fund
9.1.14 Cons assembly issues that exist around this part of
new link/s through railway without the the study area and hence to attract high levels
of activity and an appropriate quality of
• Barrier of railway line and sidings major driver of Centre
development to the area south of the railway
• Land ownership in several hands • - Access/location means that this is branch line.
• Current local access difficulties a hard site to bring forward;

mixed use development at Gallowgate spending of Newcastle College
and the Brewery students have not been fully exploited;
• A focus for the knowledge economy, the key challenge is to establish the
and in particular the bioscience/ area as a distinctive part of the City
biomedical sector through the Centre offer with a product differentiated
International Centre for Life, which has from that of the Quayside and Bigg
strong aspirations for growth driven by Market; there is demand from a range of
expansion of stem-cell research. leisure operators, including the casino
• A focus for City Centre tourism, sector
10. Delivery Plan
particularly through the Discovery • A strategic transport hub, with a series
Museum and ICL, both of which have of road and rail links converging in the
10.1 Realising potential potential for expansion; at present the study area and affording strong
area lacks some of the associated accessibility whilst also serving as
10.1.1The regeneration of the Discovery
Quarter, Brewery and Gallowgate could make daytime visitor infrastructure for family significant barriers to the creation of a
a substantial contribution to the economic, visitors although there is demand from coherent urban form.
social and cultural life of the City over the next
ten to fifteen years. Indeed it is already hotel operators; the City Council and • A critical zone of transition, linking the
beginning to realise this potential. The study One NorthEast have undertaken jobs and leisure/cultural facilities of the
area is
extensive feasibility studies on the City Centre to Elswick and the adjoining
• The largest remaining opportunity for demand for and delivery of a new communities of the Inner West which
expansion of the City Centre; there is Convention Centre which may well be afford significant opportunities for
strong interest in office development pursued within the study area. housing market renewal.
along St James Boulevard and to the • Part of the City’s evening economy,
south of Central Station, in city living although the proximity of the Quayside
along the Tyne waterfront and in leisure/ or the opportunities to capture the

10.2 Delivery models 10.2.5 This scenario is effectively a works. We explore these issues further in
continuation of the current approach to subsequent paragraphs.
regeneration of the area. At present the market
10.2.2 The private sector has already made
is delivering – but the product being delivered 10.2.8 On this basis, some form of public-
considerable investments in the area and is
is not especially sophisticated. New offices private partnership will be required to realise
continuing to do so. There is strong developer
are being built predominantly to a large the full potential of much of the study area.
interest and the market is very active in
floorplate specification and on a pre-let basis – Assuming proactive use of planning and
assembling sites throughout the Quarter. This
there is little diversity in the product. The licensing powers to achieve a sustainable mix
reflects the transformation of Newcastle
market is delivering new housing – but these of land uses and achieve high quality urban
Gateshead since the early 1990s as a vibrant
are primarily 1/2 bed apartment city living units design, the public sector will also need to:
urban centre capable of sustaining
rather than a more diverse mix, including
development/investment values. There is very
family housing.
little evidence of market failure – unlike earlier, • Facilitate land assembly & remediation,
successful efforts to regenerate East particularly in relation to some of the
10.2.6 A more proactive form of public sector
Quayside, Grainger Town or Gateshead
intervention is required to achieve these
Quays. more complex sites around Pottery
aspirations, and this is also required to achieve
the creation of a distinctive quality of place Lane and other sites in the south
10.2.3The study area is in a strong position to
which will underpin the attraction of investors,
benefit from the strengthened property market western part of the Discovery Quarter,
developers, businesses and residents to the
that these regeneration programmes have and also to stimulate timely market
study area. The sub-area frameworks identify
delivered. Indeed, market adjustment has
a number of key transportation and public
taken place to such an extent that it is possible renewal and ensure key sites are
realm works that are required to improve local
to question whether previous models of integrated successfully with
accessibility, pedestrian connectivity and
delivery, based on strong public private
permeability. Cumulatively these interventions
partnership, should apply to the Quarter. neighbouring communities.
will ensure that the individual sub-areas create
a coherent urban form and, through their • Invest in key physical infrastructure and
10.2.4 In summary, if public sector
quality, achieve the distinctive sense of place,
involvement in the regeneration process was public realm projects
which will attract and sustain investment
limited to a regulatory role through planning • Utilise land assets positively in support
values.
and licensing, or at best a modest enabling
role through use of its land and premises, of the regeneration process; the City
10.2.7 The private sector can be expected to
would the market deliver? Would the market Council in particular owns land in some
provide those facilities which are reasonably
realise the aspirations and potential for the
required to allow development to proceed or to
area to become a distinctive place and a major strategic locations including Pottery
ameliorate its impacts under the Planning and
driver of economic growth for the City? Lane, the Redheugh Bridgehead/
Compensation Act 1991. However, the private
sector is very unlikely to fund all of these

Scotswood Road, George Street and
English Partnerships and the Newcastle company under the terms of the Companies
Gateshead HMR Pathfinder) to use their Act, whereby expenditure by the company
Westmorland Road/Blandford Square
planning, investment, compulsory purchase would be considered to be part of Council
powers and landholdings in support of the spending.
10.2.9 The private sector will provide regeneration process. The Memorandum
development expertise and investment finance might require the partners to: 10.2.14 The City Council has been in dialogue
and to take on a requisite level of risk. This about the Discovery Quarter with the English
public-private partnership model is very much 10.2.12 Identify the key projects/interventions Cities Fund, a commercial investment fund
akin to the approach adopted in many UK to be delivered by the company or its established by English Partrnerships, AMEC
regeneration projects since the 1990s, constituent partners. and Legal and General to invest in mixed-use
including Grainger Town, Speke Garston and projects on the fringes of town and city
more recently the Urban Regeneration • Establish a co-ordinated approach and centres. ECF are a potential private investment
Companies established in Liverpool, partner in the Discovery Quarter and could be
Manchester, Sheffield and other UK cities, development timetable. invited to participate in the joint venture
including Tees Valley Regeneration. The Arms • Commit to the provision of financial partnership arrangements that emerge.
Length Management Organisation model
adopted by a number of local authorities to and human resources and/or assets. Recommendation 1:
manage social rented housing is also relevant. • Ensure that necessary site services
10.2.15 Newcastle City Council, English
10.2.10 Most of these organisations have and infrastructure are provided in Partnerships and One NorthEast to
become constituted as companies to facilitate accordance with the development commence negotiations on the establishment
the reinvestment of development returns. This of a joint venture partnership to deliver the
model also allows a more flexible approach to programme. regeneration of the Discovery Quarter. These
commercial borrowing than that which is • Agree a framework to reinvest development should explore the costs and benefits of
currently available to local authorities. It also establishing an arms length development
provides a basis for longer-term investment by returns or apportion any uplift in development company to enable the stakeholders to share
English Partnerships, Regional Development values to the individual partners. risk and returns and reinvest in other projects
Agencies and other public sector funding in the Quarter and consider the costs and
sources. • Coordinate marketing and publicity material benefits of securing formal URC/UDC status.
relating to the activities of the company or its
10.211 In the case of the study area (in
particular Discovery Quarter and the Brewery partners.
site), the URC/development company model
would be underpinned by a Memorandum of 10.2.13 Local authority participation/share
Understanding, committing key stakeholders ownership requires careful consideration to
(Newcastle City Council, One NorthEast, avoid the creation of a local authority controlled

10.3 Delivering housing housing development; the City Council’s sites in the Discovery Quarter.
market renewal new residential planning policy provides 10.3.6 An element of residential (10-25% of
a starting point for this; total land use) should be allowed in the other
10.3.1 The study identifies the potential to Sub Areas outside the HMR boundary (in
• Develop LDF policies which seek to particular Sub Areas 1 and 6). This should be
realise a substantial increase in the supply of
housing land on the edge of the City Centre achieve a broader mix of tenure and in order to enable them to grow as genuine
(potentially in the region of 2,400 units), mixed use urban areas that generate activity at
house type within individual different times of the day and throughout the
supporting the attraction and retention of a
skilled and mobile workforce, which is vital to developments providing more than say week and weekend.
sustain Newcastle’s economic growth. 10 units;
• Accelerate the process of housing site
10.4 Sustaining the City
10.3.2 At present the City Centre market is
predominantly delivering high value 1 and 2 assembly in the western part of the
Centre office market
bed apartments and as such is satisfying a
Discovery Quarter and Elswick - the 10.4.1 Gallowgate and St James Boulevard
particular market niche. However, there are
some concerns that growth is being driven by HMR Pathfinder and English have provided a new focus for the City Centre
the buy-to-let market which may prove office market following completion of the East
Partnerships can play a critical role Quayside development. Recent developments
unsustainable; as planning authority the City
Council is seeking to diversify the type and here. including such as Citygate have proved
tenure of City Centre housing although the successful.
market has yet to respond to this. 10.3.4 The housing tenure mix in the wider
Discovery Quarter/Elswick area should reflect 10.4.2 The area has the potential to
10.3.3 Achieving a more balanced mix of city the tenure mix across the wider city. accommodate more than 250,000 sq.m
living and affordable larger ‘family’ housing will (2,690,000 sq.ft) of office floorspace
be critical – and this can only be achieved by probably 10 years supply – creating almost
Recommendation 2:
working in partnership with the private sector 9,000 new jobs.
to: 10.3.5 Newcastle City Council and Newcastle
10.4.3 Looking at sites that should be
• Develop a stronger planning policy Gateshead Pathfinder to identify and prioritise
developed first this is an extremely contentious
key development sites in the Waterfront,
framework through the Regional Spatial issue as undoubtedly each developer feels that
Discovery and Brewery Sub-Areas (3,4 &5),
their developments should take priority and that
Strategy and Local Development which can make a significant contribution to
they have specific reasons for bringing forward
housing market renewal objectives. The HMR
Framework which prioritises the their developments within the development
Pathfinder to consider the potential to allocate
programme.
Pathfinder area as a location for new elements of its 2006/7 funding programme to

10.4.4 Looking at the area south of Central development at Gallowgate, on the site 167,000 sq.ft. of Grade A accommodation.
Station, Silverlink Developments Plc, have adjoining Welbar House. This is to be a The next major development due for
secured from the Trustees of St. Mary the speculatively developed 80,000 sq.ft. Grade A completion in Newcastle City Centre will be the
Virgin Estate and area of land extending to office facility. It is understood that Hanro Terrace Hill scheme at Gallowgate. In addition
approximately 7.5 acres. We understand that Group, who have to date refurbished Percy Autumn 2005 should see completion of the
development proposals are currently being House and developed jointly with Unite a mixed use scheme by Amco Developments
planned by the developers which will housing development at Gallowgate, have an which will make available 22,000 sq.ft. of
incorporate a substantial amount of office additional land holding which is capable of space, being two floors of 11,000 sq.ft.
accommodation. Indications are that this will providing up to 120,00 sq.ft. of new build
be a mixed use site. This development site is offices. By encouraging development in this 10.4.8 The phasing of development
subject to restructuring long leasehold area “completed sectors” can be created. programmes by developers should provide
interests which are currently in force to This should then create a thriving office stability to the Newcastle central office market.
occupiers could potentially be one of the first community at the head of the Boulevard and
office sites to be encouraged. There already be the springboard for further development 10.4.9 The City Centre Grade A
exists a substantial amount of office south and west along the Boulevard. accommodation that Discovery Quarter
development in this area i.e. Central Square Brewery and Gallowgate can provide is a
and Central Square South and a further 10.4.6 Initially by concentrating development unique market – it offers a unique product that
planning consent for a speculative office efforts on areas with relatively few problems in business parks cannot.
development has already been granted on the terms of developing i.e. in terms of land
former Bemco industrial site which is capable ownership, planning, this should encourage a 10.4.10 Occupiers will predominantly be a
of providing a total of 50,000 sq.ft. of new/ phased development programme for the City mixture of indigenous relocation and growth
refurbished office accommodation. The which will then encourage a balance of with an element of inward investment. The
development of the Trustees of St. Mary the between development and occupier take up. expansion and growth of the professional/
Virgin Estate site would effectively complete corporate sector within Newcastle has been
the development of the area south of Central 10.4.7 Currently in Newcastle there is only one significant in recent years (e.g. growth of
Station. building that has available Grade A Dickson Dees) and is likely to continue to grow
accommodation and that is within the building - they will have a particular City Centre Grade A
10.4.5 In terms of other development developed by Hanro for Government Office for requirement.
opportunities and phasing of sites it would the North East. The surplus space within the
seem logical for development in the first building is only 23,000 sq.ft. On site at the 10.4.11 The City Council should encourage
instance to concentrate in those areas where moment are Silverlink Developments Plc with and support office development as a natural
some development has already taken place Trinity Gardens and McKleer & Rushe with progression of existing office development.
and where complete phases of development their final phase of development at St. James Particularly this should initially mean at the
can be created rather than a “scatter gun” Gate. Both these developments are due for eastern end of Gallowgate and in the
approach. Terrace Hill are to go on site early completing Spring/Summer 2005 and together Stephenson Sub-Areas. Elsewhere it needs to
2005 with their speculative phase of should provide Newcastle with approximately be clearly shown to be part of a detailed

masterplan for that particular area. International Centre for Life could indeed play options is required to resolve competing
Responsible control should continue to be an important part in creating the infrastructure
exercised by the Council and the market. to support commercialisation of the region’s demands for this site.
research and development expertise. This
We believe that the level of office development notwithstanding, there are a number of issues Recommendation 3:
proposed is realistic. which should be addressed in considering
ICFL’s expansion proposals: 10.5.2 One NorthEast and partners to
10.4.12 Undertaking the key physical and public realm commission independent review of the
interventions to tackle barriers between the area and the • Establishing the long-term role and Technopolis proposals to consider strategic
City Centre, will enable the private sector to come forward rationale, market demand from academic/
and build upon the great strength of its location. The scale commitment of Newcastle University to pharmaceutical communities, delivery options
of the area gives it the potential to accommodate a broad ICL - the University is currently in and capital and revenue funding.
range of office accommodation. Infrastructure works to
10.6 Creating a leisure
free up and access sites and public realm works to negotiation to extend its current
enhance the areas image, will enable the larger floorplate
destination
occupation of a significant part of the
office development to attract the corporate market.
premises until 2013 but is also exploring
10.4.13 RecommendationNewcastle City the potential to bring some of its related Visitor economy
Council to further explore the potential for SME 10.6.1 The Discovery Quarter already has a
office accommodation and to identify potential research activity back within the main role as a visitor destination during the day
development sites and delivery mechanisms. To campus; through the presence of the Discovery
consider the allocation of Single Programme Museum and International Centre for Life.
funding during 2005/08 to support the • Exploring mechanisms to secure long-
development of these sites for SME incubator term revenue funding and sustainability 10.6.2 Despite the presence of these visitor
and managed office space. anchors and the Jurys Inn hotel, the study area
for the visitor attraction component; lacks the ancillary services/facilities which are
• Reviewing potential locations for the a key part of the family visitor experience.
10.5 Developing the Technopolis - ICFL’s preferred site in
Some parts of the area are also comparatively
impermeable for pedestrians – St James
knowledge economy the Pottery Lane area is also under Boulevard is a significant barrier in this
respect.
10.5.1 The Human Fertilisation and consideration as a potential location for
Embryology Authority (HFEA) licence creates a the proposed Regional Convention 10.6.3 We are unaware of proposals to create
significant opportunity for the region to develop further visitor attractions in the area and this
its role as a global participant in biomedical Centre and a detailed appraisal of both should not be a focus for the City Council and
research, and the expansion of the its partners at this time given ongoing

developments at the Hancock Museum and establishments, which have a high occupancy and retain skilled and creative people through a
elsewhere in the City. In the medium-term, and can generate anti-social behaviour. range of factors, including their tolerance and
further research on the potential to establish openness. Manchester’s Canal Street area
further, education-oriented facilities to create a 10.6.8 To achieve this, we recommend that provides some evidence of this. However,
cluster of education/learning based attractions nightclubs, takeaways and alcohol led venues careful consideration will be required in
should be explored. are carefully limited in the area, and that the balancing the opportunities associated with
new powers in the Licensing Act 2003 are fully this market and those of family visitors.
10.6.5 Research by KPMG suggests that the exploited. Where they are allowed powers
hotel market in Newcastle Gateshead is should be used to set lower capacity limits for Recommendation 4:
entering a period of modest over-supply. The venues and for larger venues to be broken
number of hotel rooms in the area is projected down into smaller, distinct parts making them 10.6.12 Newcastle City Council to commission
to increase by almost 32% by 2008 whilst safer and more manageable. further research on the potential costs and
demand is expected to increase by only 25%. If benefits of promoting the area as a gay
all of the developments currently proposed 10.6.9 Community safety and frequent public quarter, drawing on best practice from other
come forward, this will create some spare transport will be key elements in creating a UK and European cities.
capacity in the market. On this basis the visitor distinctive evening economy for the Discovery
accommodation sector should not be a core
element of the Discovery Quarter strategy in
Quarter, particularly if a more family oriented
product is to be developed.
10.7 Outputs
the short/medium-term although this position
10.7.1 The regeneration of the Discovery
should be reviewed periodically. 10.6.10 Consideration should be given to ‘chill
Quarter will take 10-15 years to complete,
out’ extended hours – i.e. allowing operators to
based on current levels of market demand.
10.6.6 Development of the area as a visitor stay open after the limit of their liquor licenses,
The strategy identifies the potential to achieve
destination should focus on improving selling food and non-alcoholic drinks in a
the following development outputs over this
pedestrian access and amenity, signage and different atmosphere. This would have the effect
period:
encouraging an improved mix of family of small numbers of people leaving over
oriented cafés and restaurants as part of the extended periods of time probably in a more sober
area’s overall leisure provision. Planning/ state. • Residential - 2,400 units
licensing policies will play an important role in
• Student Accommodation - 275 units
this respect. 10.6.11 The area has developed an informal
reputation as Newcastle’s gay quarter – (assuming 4-6 bed units)
Evening economy without formal marketing or branding – • Office - 250,000 sq.m
10.6.7 We support the view that the evening although there has been a comparatively high
economy of the study area should be turnover of new venues and some promoters • Light Industrial - 25,000 sq.m
developed. However, consultation with a range are uncertain whether this market will prove • Leisure - 120,000 sq.m
of stakeholders highlights a desire for the area sustainable. Research by US urbanist Richard
to avoid domination by ‘vertical drinking’ Florida suggests that successful cities attract • Hotel - 32,000 sq.m

• Education - 6,000 sq.m development company: station operator and Silverlink (total
• Retail – 2,250 sq.m cost: £750,000).
• Site assembly centred on the gateway
• Improving pedestrian facilities/amenity
site at Pottery Lane, encompassing a
10.7.2 This represents a substantial quantum along St James Boulevard and as part
programme of improvements to widen
of development – and private investment. of the current works to dual Scotswood
Based on current prices, the Delivery Quarter Pottery Lane, open up adjoining land for
could realise almost £1.1 billion of Road (projected costs of up to
development, relocating various rail
predominantly private investment over this £450,000 - assume a capital
period, creating more than 15,500 gross FTE operating interests and creating a
jobs and more than 4,000 construction jobs. contribution from the City Council).
pedestrian (and potentially vehicular)
In comparison, this represents almost ten • Creating a defined pedestrian route
times the level of private investment levered link to Forth Street (total cost excluding
into Grainger Town between 1996-2003. between the College and City Centre ,
acquisitions: £5.1 million).
potentially in partnership with Vico and/
or other developers in the George Street
10.8 Priority interventions • Amenity improvements to the Forth
‘triangle’ as part of a future section 106
Street railway tunnel (total cost £60,000)
10.8.1 A comparatively modest programme of agreement (total cost: £450,000)
public sector support will be required to realise to encourage pedestrian movements
• Identify potential sites for SME office
these outcomes, facilitating limited site within the area (in partnership with
assembly/servicing, wider infrastructure development and in particular explore
improvements and public realm Network Rail and Silverlink through a
the potential of the Stephenson’s
enhancements. The sub-area proposals section 106 agreement tied to its
identify a series of interventions – some public- Warehouse on Forth Banks to provide a
sector led, others private – which are required development proposals for the conservation led office development for
to achieve the quality of place which will SMES (total estimated cost: £6million
Stephenson Quarter).
sustain development/investment values in the excluding land acquisition)
Discovery Quarter. • Creating a new pedestrian bridge
between Central Station and Forth 10.8.3 The Redheugh Bridgehead Junction
10.8.2 Building on current developer activity in improvements need to be undertaken to enable
the Quarter, the following projects should be Street, in partnership with GNER as significant levels of development in this area to
pursued over the period 2005-2008 and should take place, particularly south of the junction
form the initial priorities for the proposed itself. The Council approved a method of

funding for the ‘hamburger’ junction in 2000, • Re-alignment of Skinnerburn Road operating interests – these remain
which assumed a cost of approximately comparatively modest in scale. These could
£4million – with 60% funded from developer along the waterfront to open up be funded through public sector grant support
contributions and 40% from LTP. The development sites in the western part of or, in some circumstances, through
alternative junction that we have proposed commercial borrowing via the proposed
should be affordable within this budget. We the Quarter and associated development company.
have assumed that this funding is already improvement/traffic calming works
earmarked and therefore have not included it 10.9.3 The TyneWear Partnership has
within our calculations below. (£2,000,000 – potentially funded by a signalled its intention to commit £5 million of
mix of public and private contributions). Single Programme resources towards
10.8.4 The strategy further identifies some implementation of the Discovery Quarter
strategic public realm improvements, which strategy over the 2005-2008 period. Whilst
should underpin the amenity of the various • Creation of a linear park along Dunn individual projects will require to be subject to
development proposals to which they relate. It Street connecting the area to the river full appraisal by the Partnership, Single
is anticipated that the following schemes will Programme resources will provide an
be wholly or substantially funded by the private (£1.000,000 – potentially funded by a important catalyst to secure other capital
sector; they are likely to emerge within the mix of public and private contributions). funding sources. Single Programme funding
2005-2008 period although this is dependent could be utilised to support the development of
on the timescales of the individual SME accommodation.
developments to which they relate: 10.9 Funding Strategy
10.9.4 One NorthEast should be a key
10.9.1 The private sector will be the participant in the regeneration of the Discovery
• Stephenson Quarter public square
predominant source of investment for the Quarter via its regional Single Programme
(Silverlink, £350,000) Discovery Quarter strategy. There is resources. Should Newcastle City Council
considerable developer interest in sites commit to the development of the Regional
• St James Metro Public Square (MGM/
throughout the study area and evidence of Convention Centre – either on the Pottery Lane
NUFC - £1,000,000) continued demand across the housing, office site, or elsewhere in the Quarter – then we
and leisure sectors. There is considerable anticipate that the RDA would provide
• Creation of a pedestrian link between
scope to achieve delivery of various key significant capital support for the project. It is
St James and Gallowgate (£500,000) infrastructure/public realm projects through likely that up to 20% of the capital cost could
planning gain. be met by the public sector under current State
10.8.5 The strategy also identifies medium/long Aid regulations.
term interventions that will be delivered beyond 10.9.2 Whilst we have identified a series of key
the 2005-2008 period, including: interventions that are unlikely to be achieved 10.9.5 The Newcastle Gateshead HMR
through the market – for example assembly of Pathfinder can play a key role in delivering a
the Pottery Lane site and adjoining rail stronger mix of family housing in the western

part of the Discovery Quarter. The HMR can funding – will almost certainly be in a position
potentially support site assembly, infrastructure to spend over this period.
and amenity works as well as providing gap
funding for developers. English Partnerships 10.9.9 Assuming that the Council is successful
has a key role in funding the Sustainable in securing a reasonable level of private sector
Communities agenda and potentially in contributions through planning gain, we believe
supporting major regional projects including that public expenditure in the order of £16.5
the Regional Convention Centre. million over the next 3 years would be
desirable to enable key acquisitions,
10.9.6 The City Council has some important infrastructure works, public realm
land assets in the area, which it should improvements and an element of gap funding
consider using proactively in support of the of development, to take place.
Discovery Quarter strategy. Disposals could
generate capital receipts for reinvestment in 10.9.10 The table below presents an indicative
medium/long-term projects in the area. public sector funding profile for the 2005-2008
period. It is important to stress that this is
10.9.7 The strategy also identifies a series of purely for illustrative purposes and does not
projects designed to improve pedestrian reflect any commitment from the funding
accessibility and permeability within the study sources identified.
area, including improvements to Scotswood
Road, St James Boulevard and Redheugh Table 10.1 : Indicative public sector funding profile
Bridgehead. The former could be incorporated 2005-2008
into the contract for the current dualling works
with some reprofiling of costs. The City
Council should consider allocating resources
from its capital programme to facilitate works
to St James Boulevard and other projects, 2005/6 2006/7 2007/8 Total
including elements of the proposed Redheugh
Single Programme (TWP) £300,000 £2,000,000 £2,700,000 £5,000,000
Bridgehead junction.
One NorthEast £150,000 £2,000,000 £3,500,000 £5,650,000
10.9.8 Measure 3.1 of the ERDF programme is Newcastle Gateshead Pathfinder £100,000 £500,000 £1,500,000 £2,100,000
heavily over-subscribed and there is little English Partnerships £100,000 £500,000 £2,500,000 £3,100,000
prospect of securing resources in the period to
Newcastle City Council £100,000 £200,000 £350,000 £650,000
December 2006, although some Discovery
Quarter projects – particularly those to be Total £750,000 £5,200,000 £10,550,000 £16,500,000
taken forward utilising Single Programme

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Discovery Quarter/Brewery/Gallowgate

For Newcastle City Council

Tel. 0161 236 1736

Prepared by: Verified by: Approved by:

2. Policy and Strategy Context 11

9. Regional Conference/Convention Centre Location 109

10. Delivery Plan

Appendix1 – Cost Report

Appendix2 – Landowner/Developer Aspirations Matrix

1. Introduction 1.2 A City in Renaissance sustainable communities.

1.2.8 Although the City Council owns some key

from the core of the City Centre. Many of the

sites to the south of Central Station house

Westgate Road St James’

New Redheugh Bridge Road

• does the mix of existing and proposed

• is the Discovery Quarter truly emerging

• how can the public sector work with the

2. Policy and 2.1.3 In June 1999, the City Council produced

Table 2.1: Maximum parking standards for city centre developments

Land use Parking standard

B1 business uses 1 per 200m2 gfa or for proven operational needs

B2 general industrial 1 per 200m2

Hotels 1 per bedroom + 1 per manager

Housing for sale 1 per dwelling

Social housing 1 per 2 dwellings

Sheltered housing 1 per 3 dwellings

1 per unit of warden accommodation

Student housing 2 per development for disabled/essential users

2 per development for visitors

1 per unit of warden accommodation

1 per 20 bed spaces over 40 bed spaces

3.1.6 These corridors have vital roles as

The existing surface level car parks at

the Regional Spatial Strategy.

rented housing in the city. Market Renewal Pathfinder. area.

give us a better understanding of the issues areas successful adjoining uses.

and aspirations that exist in the area. Some of

aspirations of stakeholders • Need for consistency and clarity from

5.7 Future Consultation

6.2.13 In the Gallowgate area some 400 of the

6.2.14 Within the Discovery Quarter area

6.2.15 Feasibility studies for the Conference

7.2.19 Works to create new highway

relevant context and background;

8.1.16 There should also be a clearly defined

8.2 Sub-Area 2. - Gateway

Figure 8.5 Gateway: Road junction and proposed new buildings

8.3.18 New development in the area should

8.3.19 Pottery Lane should be extended and

8.3.17 The existing working gasholders

8.3.28 The Council and its partners should

Copyright: OS editions published by Alan Godfrey maps, Porspect Business Park,

100 Discovery Quarter/Brewery/Gallowgate

Discovery Quarter/Brewery/Gallowgate 101

102 Discovery Quarter/Brewery/Gallowgate

Discovery Quarter/Brewery/Gallowgate 103

104 Discovery Quarter/Brewery/Gallowgate

Discovery Quarter/Brewery/Gallowgate 105

106 Discovery Quarter/Brewery/Gallowgate

Discovery Quarter/Brewery/Gallowgate 107

8.6.44 Planning approvals of development

8.6.45 Planning guidance should also look to