Teams Supermarket Planning Brief
The objectives of this brief are:
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To clarify the policies of Gateshead Council in respect of the site for a mixed use
development consisting of a small supermarket (maximum size of 1,500 sq metres),
a post office facility, and the option to incorporate additional uses such as retail,
financial and professional services (excluding betting shops), restaurants and cafes,
and hot-food takeaways (A1, A2, A3 and A5 use classes), and associated car
parking within a site of approximately 0.8 ha (8,000 sq metres).
To ensure the highest quality of design and layout in the redevelopment.
To set out the Council’s understanding of the constraints and opportunities which
apply to the development of the site and its views on how they should be
addressed.
The brief should be considered in conjunction with the relevant policies and appendices of
the Council’s adopted Unitary Development Plan (UDP) (2007), and Interim Policy Advice
(IPA).
Development Plan Context
This site is allocated as Askew Road Local Retail Centre in the UDP policies RCL1 and
RCL5. Developers should consult the UDP written statement to identify relevant policies,
supporting text and any relevant Interim Policy Advice (IPA), previously approved as
Supplementary Planning Guidance (SPG).
The site is allocated for retail use under Policy RCL5, planning permission for retail and
other shopping centre uses will be granted where it:
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maintains and enhances the vitality and viability of the centre;
does not result in an unacceptable impact on residential amenity, the local highway
network or road safety;
is compatible with the scale and nature of the centre;
results in enhancements to public transport accessibility;
improves the attractiveness and security of existing car parks;
improves accessibility for socially-excluded groups and people with impaired
mobility; and
helps to improve the appearance of the centre.
UDP policy RCL6 states that planning permission will be granted for restaurants, cafes
(A3), drinking establishments (A4) within existing centres, and hot food takeaways (A5)
within an existing centre or locality provided:
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They do not have an unacceptable impact on road safety, the environment,
amenity, the character of the surrounding area or the vitality of an existing centre;
and
They would not lead to an over-concentration of such issues in any one location.
The Council considers that this site is inappropriate for the development of drinking
establishments, as there are already a sufficient number of A4 premises within a centre of
this size and location.
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Further details on the Council’s overall policy for hot food takeaways can be found in the
IPA 9 “Development Control Policy on Hot Food Takeaway Shops.”
UDP policy ENV 29 states that on new sites for retail developments with a gross area of at
least 0.5 hectares, at least 15% of the total area should be provided as landscaped areas,
wildlife habitats or public open space including recreation areas where appropriate.
The Council’s considers that the provision of landscaped areas would be more appropriate
in this location, and views this site as potential an exception to policy ENV 29 given its
local centre location. This is dependent on the layout that is submitted, and some
landscaping may be required to ensure the maximum visual value, and to improve the
environmental quality of the local centre.
Land Use Requirements
The following uses are to be provided on the site:
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New supermarket (maximum supermarket size 1,500 sq metres),
The inclusion of a Post Office facility.
The option to incorporate additional retail, financial and professional services
(excluding betting shops), restaurants and café’s, and hot food takeaways.
Car parking provision to service the above development, and possibly the existing
users of the current informal car park
A comprehensive redevelopment of the site will be sought.
Site Location
The site is located within the Askew Road Local Shopping Centre, within the Teams area
of Gateshead. Access to the site is from Askew Road West and the site is adjacent to
Askew Road. Footpaths surround the site, linking together the different elements of the
local centre together with the surrounding residential area.
The site is currently occupied by a junior playground with fixed play equipment and the
Teams Craft workshops which contains a General Dealers, hot food takeaway, community
centre, meals on wheels service and a Gateshead Housing Company office. It is
proposed that accommodation for services such as Gateshead Housing Company and
Gateshead@ could be provided in association with the supermarket development. Part of
the site was previously a small row of retail units, which were abandoned and later cleared
by Gateshead Council.
The majority of the site is in Gateshead Council’s ownership, apart from two of the cleared
retail sites.
Area Description
This site is important in the Teams local centre; it can assist in improving the local retail
facilities, and introduce more choice for the local community. At present there is very little
retail provision in the local area, particularly for grocery shopping. There is also demand
for a Post Office in Teams and it is proposed that this could be located within the
supermarket development or adjoining it. Nearby a new group medical practice and
pharmacy has recently been built.
The proposed supermarket site is located in the ‘Bridging Newcastle Gateshead’ (BNG)
Housing Market Renewal pathfinder. BNG is one of the Government’s nine housing
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market renewal pathfinders. Its purpose is to help to build homes and places where
people choose to live, work, and invest thereby reviving the core of Newcastle Gateshead.
BNG’s key objectives are:
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To enable more people to enter and sustain home ownership, reflecting housing
aspirations and to help reduce concentrations of worklessness.
To provide an improved choice of good quality, well designed homes through new
development and investment in sustainable homes whilst replacing obsolete
housing.
To work with partners to improve neighbourhoods to provide a good quality of life
and place, where it; adds value, draws in investment and complements other
initiatives that ‘narrow the gap’ between neighbourhoods with concentrations of
deprivation and other areas, such as those to provide employment opportunities,
raise incomes, improve health, educational achievement, community safety,
services and transport.
The housing surrounding the proposed supermarket is mainly social housing stock
managed by Gateshead Council and housing associations. A new affordable housing
development has been constructed to the West of the supermarket site, and was
developed by Haslam Homes and Nomad Housing Association. To the North of the site
Wimpey are constructing the Staiths South Bank housing development on the riverside.
Two phases have already been constructed providing approximately 200 new homes, in
total 697 new dwellings are expected to be completed by 2010. The site to the rear of the
Teams Craft Workshops, which was formerly occupied by the Holy Rosary RC Church, is
also being redeveloped to provide 6 terraced houses for sale on the open market.
It is envisaged that the new supermarket will be used by Teams residents living both to the
North and South of Askew Road, passing trade from Askew Road and the emerging
population of the new Staiths South Bank housing development.
The aim of this development brief is to produce a good quality comprehensive
supermarket development, with an associated Post Office and supplementary car parking
for the local centre. The site also has the potential to include additional retail, financial and
professional services (excluding betting shops) restaurants and cafes, and hot-food
takeaways (A1, A2, A3 and A5 use classes). The development should be easily
accessible by pedestrians, cyclists and the disabled. The Teams Craft Workshops form
part this site, and should be included in any proposals whether this is for retention and
improvement or redevelopment.
Principles of Development
Any new development should seek to strengthen or enhance the established local
character of the area. In developing ideas for the site, reference should be taken from the
local context and vernacular (materials, architectural features etc.) to reinforce local
distinctiveness.
Consideration should be given to the massing (including roofscaping), orientation and
layout of development to achieve a legible built form that responds positively to both its
immediate and wider context by enhancing existing routes and links to provide a safe and
desirable network of routes; establishing new links where necessary; creating appropriate
architectural form that is fit for purpose and that functions well and sits comfortably as an
addition to the townscape. The built form should look to work with the topography of the
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site enhancing the natural landform. A site and context appraisal will need to be
undertaken to assess and evaluate the existing context and character of the site and
surrounding area and examine the appropriateness of alternative approaches to
development. This should include investigating:
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The site’s suitability for landmark or gateway architecture.
The layout, height and scale of both the existing, and the impact of any proposed
built form.
Positive and/or active frontages (including buildings that turn corners / buildings with
double frontages etc.).
Local topography, in connection with the existing built form, and how any proposed
built form should respond positively to this.
Building lines - are strong, hard frontages required or are setbacks, soft edges and
landscaping more suitable, or would a combination of both be more appropriate?
Developers should consult UDP policy ENV 3 for further advice on character and design of
new developments.
Sustainable Development
UDP policy MWR35 encourages new developments to improve energy efficiency,
minimise energy and resource consumption, embed renewable energy generation and
sustainable design through the following methods:
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energy efficiency and conservation measures such as roof and wall insulation,
window improvements, condensing boilers, high efficiency lighting, combined heat
and power, community heating/heat networks;
passive solar design such as layout, orientation, window and conservatory/atria
design, natural ventilation, and lighting and thermal buffering;
small scale renewable energy technologies such as solar panels, biomass heating,
small-scale wind turbines, photovoltaic cells, and ground source heat pumps;
use of sustainable materials and measures to minimise water consumption.
The Council requires developers to demonstrate how major development will generate a
proportion of the site’s electricity or heat needs from renewables, wherever feasible. The
Council will expect all development (new build and conversion) with a floorspace of
1,000m2 to incorporate renewable energy production equipment to provide at least 10% of
predicted energy requirements, subject to the type of development proposed, its location
and design.
All new development will require measures to achieve high-energy efficiency and minimise
consumption so that they achieve BREEAM (Building Research Establishment’s
Assessment Method) very good or excellent rating.
Developers should consult UDP policy MWR36 for further advice on sustainable
development.
Vehicular Access
It is recommended that the two existing accesses be retained, the most northerly to serve
shopper parking and deliveries to any ancillary units. Delivery movements and bays should
be located away from main pedestrian routes and the layout must provide for the
satisfactory turning of delivery vehicles. The southerly access may be utilised for the use
of supermarket deliveries only, so that these can be isolated from the public areas, in order
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to do this the developer will need to apply to the Council to remove the highways rights of
this access point and highway. A turning facility of an appropriate size must be provided.
In respect of pedestrian and cycle access, there must be reasonable permeability through
the site, minimal conflict with other road users and direct links should be created with the
adjacent bus stops and subways.
Parking Provision
This must be in accordance with the Council’s Interim Policy Advice 11 (IPA 11) - Levels of
Car Parking in New Developments.
Supermarkets in excess of 500sqm should provide parking at a maximum rate of 1 space
per 17sqm.
Ancillary development in the form of shops less than 500sqm, would require car parking to
be provided at a maximum rate of 1 space per 25sqm. All other acceptable uses will
require a maximum provision as described in IPA 11. Given that access to public transport
is good and car ownership levels will be lower than the national or Gateshead average, it
is anticipated that the cumulative new parking provision should be significantly below the
maximum level.
It may be necessary to take into account the existing users of the informal car park. To
gauge the level of this use, mostly generated by overspill from the medical practice, a
representative daytime survey should be carried out by the developer, and an average (or
otherwise agreed) occupancy figure added to the total parking provision, and included on
the layout that is submitted.
All parking should be massed together in one area and shall also include for cycle parking
(2 spaces per 375sqm for staff, plus 2 spaces per 300sqm for customers). Staff cycle
parking is to be weatherproof and secure.
Secure motorcycle parking should be provided at a rate of 1 space per 40 car spaces (min.
1 space).
Disabled parking spaces should number 5% – 10% of the total provision and conform to
the latest design with side and rear hatched transfer zones.
A travel plan must be provided for the supermarket.
Cycle Route
The site is situated on an existing cycle route that links directly to NCN 14 and the West
Gateshead cycleway. The route to the south of the site is in need of upgrading and this
important link should be improved as part of the development of this site.
Cycle parking locations should also be directly linked to the surrounding network to
encourage staff and customers to use this sustainable mode of transport.
Routeways and Gateways
Gateshead Council commissioned Scott Wilson to produce a ‘Routeways & Gateways
Study’. The aim of the study is to:
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Develop proposals for schemes to improve the environmental quality of the main
routeways in Gateshead for people travelling into, out of and through the town,
Create a sense of place for communities along the routes; and
Change residents’, commuters’ and visitors’ perception by creating positive first
impressions at gateways into the area.
The study made an assessment of the environmental quality of the main transport
corridors and community hubs in the central Gateshead area and then identified:
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Solutions that would improve pedestrian accessibility across routeways; and
Treatments for the public and private realm, taking the form of a palette of materials
and range(s) of street furniture that can be applied in a generally consistent way to
gateways, hubs and the sections of route in between.
The Askew Road West Local Centre has been identified in the Routeways and Gateways
study as the ‘Teams Community Hub’. Therefore, development proposals for this site
must utilise the Routeways and Gateways findings and recommendations by using the
palette of materials and street furniture for community hubs when designing the public
realm of the site. The palette of materials is available on request.
Security
Developers should consult UDP policies ENV30 and ENV31 for advice on crime
prevention and crime prevention equipment. Further details can be found in IPA 1 “Crime
Prevention in New Development.”
It is recommended that the Northumbrian Police Architectural Liaison Officer be contacted
before a planning application is submitted.
Ground Conditions/Contamination
A desk top study has been carried out in order to assess possible problems that might be
encountered during the future development of this site. The study revealed that the area
has not been subject to commercial / industrial development. Terraced housing and a
church from the late 1890’s previously occupied the area. These buildings were
demolished in the 1980’s prior to its current land use. Consequently, it is considered
unlikely that there will be significant contamination issues on the site. However, it will be
necessary to carry out intrusive investigation of any made ground in these areas, which
may have been imported onto site, during the construction of the development platform,
prior to the establishment of the buildings. As an adjacent area has been subject to
substantial coal workings (former Redheugh Colliery, 220m north east), some degree of
contamination could be expected. Coal seams in the area have been worked, and there is
a disused shaft in the vicinity. Consideration should be given to ground investigation to
establish the nature and extent of possible mine workings on the site.
An intrusive site investigation will be required to determine the extent of any
contamination, to assist in the selection of risk management options and to design
possible specific remedial options. The investigations and assessments must be in
accordance with British Standard 10175: 2001 Investigation of Potentially Contaminated
Sites - Code of Practice. The scope of works should comprise intrusive site investigations
to recover and screen representative soil and groundwater samples for chemical analysis
and geotechnical testing. In addition groundwater/soil gas monitoring wells should be
situated within made ground and ‘natural’ ground. Geotechnical testing should be
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undertaken to obtain information required for a preliminary assessment of bearing capacity
of future development proposals.
Refuse Collection
It is essential that provision be made for the separate storage of waste and materials for
recycling with the development. The waste and recycling facility should be screened.
Further discussions should be made with William Pow in Local Environmental Services on
0191 4337418 prior to the submission of a planning application.
Pre-Application Discussions
Prospective developers are strongly advised to have early discussions with Regulatory
Services (Development Control) and Transport and Highways before finalising their
proposal and submitting any planning application.
A Design and Access Statement must be submitted alongside the planning application.
Section 106
The Council will expect the developer to enter into a S.106 agreement in association with a
conditional planning permission to redevelop the site for a supermarket and potential retail,
financial and professional services (excluding a betting office), restaurants and cafes, and
hot-food takeaways (A1, A2, A3 and A5 use classes) which will provide financial
contributions or obligations towards:
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the development of accommodation for Council use within the locality for facilities
such as a part time satellite resource for Gateshead@ (Customer Services) and
Gateshead Housing Company;
the provision of new fixed play space equipment, and a financial contribution for the
maintenance of this equipment for the replacement children’s playground adjacent
to the former Holy Rosary church. Appendix A contains a detailed specification for
the fixed play space requirements for this site. Further details are available from
Kevin Robson in Local Environmental Services on 0191 4337438; and,
aesthetic improvements to the two nearest underpasses to the proposed
supermarket site, to encourage pedestrian movement to and from North and South
Teams, with the intention of a higher patronage using the supermarket.
General Summary of Requirements
Essential
• Meet Bridging Newcastle Gateshead Pathfinder aims.
• Consider the site’s linkage to the Teams area (north and south of the A184), and
the new Staiths residential development.
• Comprehensive redevelopment of the site.
• Site and Context Survey.
• Inclusion of a Post Office facility.
• Create a high quality pedestrian environment
• Incorporation of an appropriate level of car parking provision, based on the
guidance given and taking into account informal car parking.
• Completion of a daytime traffic survey.
• Use the Routeways and Gateways Study palette of materials and street furniture for
community hubs when designing the public realm of the site.
• Ground conditions site investigation
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Inclusion of a screened refuse and recycling facility
Incorporation of at least 10% of predicted energy requirements to be provided by
renewable energy production equipment.
Very good or excellent BREEAM rating.
Travel plan.
Design and Access Statement.
Provide through a section 106 agreement the provision for new fixed play
equipment and a financial contribution for the maintenance of the equipment at the
open space opposite the former Holy Rosary Church. Financial contributions will
also be sought towards the development of accommodation for Council use; for
aesthetic improvements to the two closest underpasses and to the proposed
supermarket site and towards improvements to the cycle route to the south of the
site.
Desirable
• Incorporation of additional uses including retail, financial and professional services
(excluding betting shops), restaurants and snack bars, and hot food takeaways (A1,
A2, A3, A5 use classes).
• The inclusion of further measures to improve energy efficiency, minimise energy
and resource consumption, embed renewable energy generation and sustainable
design.
Council Contacts
Development Brief and Planning Enquires-Gemma Pattinson or Richard Connor 0191
4333214/0191 4333450
Transport and Highways-Colin Patterson or Andrew Haysey 0191 4333104/0191 4333101
Ground Conditions/Contamination-Mike Poremba 0191 4333459
Refuse Collection-William Pow 0191 4337418
Fixed Play Space-Kevin Robson 0191 4337438
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APPENDIX A
Equipment
PRODUCT REF
SPFE28660
SPFE28665
ELE400126
ELE400021
ELE400019
M96201
1267
ELE400024
ELE400058
GXY916
ELE500104
GXY919
FRE3040
FRE3041
ELE500007
DESCRIPTION
SUPPLY
£
Large Cable Way
3,680
Platform
1,010
Gym - 1
10,080
Blazer
1,640
Speeder
490
Swing 2.4m Antiwrap Anti Twist1,190
Cradle Seat (x2)
140
Spinner Bowl
690
Junior Spica
720
Supernova
2,760
Skyline 2 (Urban)
8,030
Flexus
3,240
Bench 45cm
200
Bench 75cm
220
Wacky Spinner
660
Subtotals:
PRODUCT REF
£34,750
DESCRIPTION
SUPPLY
£
526
Omnipole Bin Green (x2)
INSTALLATION
£
1,080
460
2,880
505
206
640
210
210
620
2,430
330
100
100
210
£9,981
INSTALLATION
£
200
Base Preparation
Wetpour
Excavate in preparation to lay wetpour over an area
of 355m2, to a maximum depth of 200mm.
Excavated material to be removed to a suitable
waste site. Lay DOT type one stone to a minimum
depth of 100mm and roll to compaction
£12,425
No fines base
£5,025
Supply and install 79 linear metres of pre cast
concrete edging securely bedded into concrete and
haunched to both sides below finished ground level
£1,264
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Safer Surfacing
Wetpour
Supply and lay in situ Orang Playtop wetpour, to the
following areas:
262m2 @ 40mm depth, CFH 1.3m
42m2 @ 50mm depth, CFH 1.4m
21m2 @ 100mm depth, CFH 2.5m
30m2 @ 140mm depth, CFH 3m
£18,340
£3,150
£1,974
£3,120
Wetpour cutting
£1,770
Sub Total:
£28,354
Firesmart Grass Mats
Supply and lay 63m2 fire retardant grass
reinforcement system onto existing good park
land/playing field grass. Installation of mats includes
filling of small pot holes with topsoil and seeding. If
existing ground is uneven allow for levelling
£2,646
Fencing
Supply and install 78 linear metres of steel bow top
fencing, 1.2m high fully galvanised and powder
coated to client colour preference (16mm infill bar).
£6,162
Gates
Supply and install 1.2m wide galvanised self-closing
gate with vertical bar infill x2
£1,482
Signage
Signage
£500
Site Security
Provide security cabin and Heras type fencing for
duration of contract
TOTAL: £105,315
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£2,000
APPENDIX B
APPENDIX C
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