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CHAPTER 3 - GREATER MIDDLEHAVEN

INTRODUCTION

3.1The regeneration of the Greater Middlehaven area, as outlined in the Core Strategy, is an important element in the delivery of the spatial vision. The policies contained within this section detail how the development will be taken forward in the Local Development Framework (LDF). A framework masterplan was produced in 2004 and this has provided the basis for proposals for the regeneration of the area. The policies and proposals contained within this Development Plan Document (DPD) will be supported by more detailed guidance within the Greater Middlehaven Supplementary Planning Document (SPD) on design requirements, layout of uses and implementation mechanisms.

3.2       The Greater Middlehaven area covers approximately 120 hectares and comprises a number of distinct character areas. The policy framework identified here sets out, in conjunction with the Core Strategy, how these areas will be developed to achieve the quality of development required from this flagship project.

STRATEGIC CONTEXT

LDF Core Strategy

3.3       The policies in this section detail how those of the Core Strategy, in particular policies CS1 and CS2, will be taken forward. Other relevant policies include:

• CS7 – Economic strategy;
• CS9 – Housing strategy;
• CS13 – A strategy for the town, district, local and neighbourhood centres;
• CS14 – Leisure development;
• CS15 – Casinos; and
• CS17 – Transport strategy.

Regional Spatial Strategy (RSS)

3.4       Policy 10, Tees Valley city region, identifies the regeneration of the banks of the River Tees between Stockton, Middlesbrough and Redcar as a priority. The Greater Middlehaven proposals form an important part of these regeneration activities (paragraph 2.150 of RSS) and are integral in delivering the aspirations for a prosperous Tees Valley city region. This is further supported by the identification of Greater Middlehaven as a regional brownfield mixed use development in policy 13. Policy 14 recognises the importance of further and higher education contributing to the regional economy and the role that Greater Middlehaven has to play in delivering this.

Middlesbrough Community Strategy

3.5       The regeneration of Greater Middlehaven will assist in delivery of a number of the priorities identified in the Community Strategy. These include:

1. establishing an environment that encourages and supports economic vitality and quality of life that attracts people and businesses to Middlesbrough;
2. ensuring that the type, mix and range of new housing developments provides choice, quality and affordability, whilst meeting residents aspirations; and
3. major cultural projects and flagships that act as economic drivers by contributing to the quality of the town’s image and environment.

Other relevant strategies

3.6       The Tees Valley City Region Development Programme identifies the regeneration of Greater Middlehaven as one of the principal elements in delivering a successful city region. It is seen as being integral to the creation of an appropriate city-scale urban core at the heart of the city region.

3.7       The Regional Economic Strategy recognises that the regeneration of Greater Middlehaven will be a flagship regeneration scheme for both the Tees Valley and the North East.

 

SUSTAINABILITY APPRAISAL

3.8       The sustainability appraisal recognised overall that the regeneration of Greater Middlehaven would have beneficial impacts upon the achievement of sustainability objectives. A number of potential minor adverse impacts were also identified. These were mainly to do with the development process and the impacts that constructing new buildings could have in terms of generating dust and noise. There were also concerns that the construction process may give rise to potential pollution effects upon the River Tees. The appraisal identified a number of mitigating measures to overcome these negative impacts. Where appropriate these mitigating measures have been incorporated into the policies and proposals identified here.

3.9       The most significant adverse impact identified is the potential for impeding the floodplain. Only a small element of the land that makes up the Greater Middlehaven area is within the floodplain. It will be necessary to ensure that flood mitigation measures are included within development proposals. To assist with the process and in accordance with the requirements of PPS25 it will be necessary for planning applications to be accompanied by a flood risk assessment.

3.10     The Habitats Regulation Assessment recognised the potential for development as part of Greater Middlehaven, however unlikely, to have an impact upon the Teesmouth and Cleveland Coast SPA downstream. To ensure that such potential impacts are minimised safeguards are built into the policy framework in this DPD. These will ensure that mitigating measures, where appropriate and necessary, are incorporated into development proposals.

 

GREATER MIDDLEHAVEN – PHASING

3.11     Policy CS2 of the Core Strategy sets out the proposed phasing for the 2,780 dwellings, to be provided at Greater Middlehaven between 2004 and 2021, divided into three time periods. Policy CS7 sets out the phasing of brownfield mixed use land at the site over the same periods. Due to the scale of the regeneration project, Greater Middlehaven will be brought forward in ten smaller development areas. Policy REG1 overleaf sets out the proposed phasing of these smaller development areas and the appropriate mix and scale of uses that could be accommodated. The quantum of development identified within this policy are indicative of the scale of development deemed appropriate. To ensure that there is sufficient flexibility for developers to respond to changing market circumstances these figures should be seen as broad guidelines as to how the overall development requirements will be achieved.

3.12     The phasing of these smaller development areas will enable infrastructure to be provided in a logical and timely manner. The first of the areas to be developed will be the dock basin, Boho and Cargo Fleet. Greater Middlehaven will then be developed outwards from these. Areas G and H have not been phased. There are currently no plans to relocate the Halterman chemical works, but it is necessary to include the site within the framework so that there is an appropriate policy context to consider any future proposals if the site were to become available. Riverside Stadium is an existing use, and the proposals here are to retain the football stadium and allow for ancillary development if appropriate.

3.13     As Middlehaven is developed, changing market requirements may require these phasing proposals to be re-examined, so it is important that some flexibility is retained in the policy to enable development proposals to respond to the market. The Annual Monitoring Report will be used to monitor the delivery of Middlehaven and, where necessary and appropriate, amend the phasing of development proposals. When considering the potential impact of development proposed in REG1 upon the highway network, in addition to the policies in this DPD it will also be necessary to comply with the provisions of policy CS18 (Demand Management) of the Middlesbrough LDF Core Strategy.

POLICY REG1 GREATER MIDDLEHAVEN – MIX OF USES AND PHASING

Within the Greater Middlehaven area as shown on the proposals map, the following mix of uses will be considered acceptable. These levels of development should not be seen as being prescriptive but a guide to inform development proposals.

 

	2004-11	2011-16	2016-21	2021-23
Residential (no. Dwellings)	400	1,015	1,015	350
Office	20,000 sq.m	25,000 sq.m.	15,000 sq.m.	2,000sq.m.
Retail (A1)	2,000 sq.m.	2,000 sq.m.	1,000 sq.m.	400 sq.m.
Retail warehousing (A1)	9,000 sq.m.	–	–	–
Leisure	20,000 sq.m.	25,000 sq.m.	15,000 sq.m.	2,000 sq.m.
Hotel	15,000 sq.m.	15,000 sq.m.	–	–
Education	30,000 sq.m.	2,000 sq.m.	–	–

 

These figures include the development identified within the Middlehaven Sector of the Town Centre policy REG23.

 

	2004-11
	The following areas will be brought forward for development during this period
	F          –          Dock Basin
	C         –          Boho
	I           –          Cargo Fleet

 

2011-16
The following development areas are phased to commence during this period. They will be brought forward, in accordance with the requirements of the Greater Middlehaven SPD, in a systematic way in order to facilitate the proper development of Greater Middlehaven.

D         –          Central Industrial Area

A          –          St Hilda’s

E          –          Riverside East – I criteria this area will only be released for development upon completion of a new vehicular bridge across the dock entrance to facilitate access to the area.

 

2016+
The following areas will only be brought forward for development upon completion of those areas phased to commence during the period 2004-11.

B          –          Riverside West

J          –          South Tees Industrial Zone

 

Not phased
The following sites are not phased and, because of this, no quantum of development has been identified. They will only be released for development to ensure the proper planning of Greater Middlehaven. They will not be released if the scale and timing of development would undermine the viability of the regeneration of Greater Middlehaven, in particular the development of the areas identified above.

 

G         –          Halterman Chemicals

H          –          Riverside Stadium

 

Some flexibility will be allowed in phasing and quantum of development, to allow development opportunities to be brought forward: a)          in response to changing market demands; and b)          where harm would be caused  to the implementation of the  Greater Middlehaven strategic framework if the proposed development was not to be permitted. Any proposals to amend the above phasing will need to be fully justified.

The cumulative level of residential development brought forward between 2004 and 2023 shall not exceed the requirements contained in policy CS2 of the Core Strategy. Masterplans will be required for each of the above areas to govern layout of development, detailed design considerations and general planning requirements. A masterplan will need to be approved by the Council for a development area before planning permission is granted for any constituent part of the area. Detailed guidance on implementation will be included in the Greater Middlehaven SPD.

 

This policy has been superseded by the Housing Local Plan

GREATER MIDDLEHAVEN – GENERAL DEVELOPMENT AND DESIGN PRINCIPLES

3.14     Central to the vision set out in the Greater Middlehaven Strategic Framework Plan is a high standard of urban design and exceptional architectural quality in order to set a new benchmark for design in the Tees Valley. The vision for the renaissance of Greater Middlehaven can be summarised as:

• Transforming Middlesbrough – a step change in how Middlesbrough is perceived and to establish Middlesbrough as a forward thinking, imaginative and dynamic town;
• Promoting urban living – extend diversity, quality and choice in new housing to meet emerging aspirations;
• Social, community and economic linkages – focusing new leisure, learning, living and employment opportunities in one area in order to maximise their accessibility to the town centre and adjoining communities;
• Accessibility and connections – improve accessibility and connectivity between the town centre and the riverside as well as adjoining communities and other land uses by building upon the existing transport infrastructure and other public networks;
• Mixed use – create a mixed use development providing high quality leisure, employment, housing and environmental infrastructure which together are the main attraction of urban living 24 hours a day;
• Effective public realm – a thriving and safe public realm, properly integrated with its surroundings and linked effectively and directly with adjoining communities and land uses. A connected network of spaces;
• Quality of urban design – central to the vision is a high standard of building and environmental design all based around identified key design principles;
• Exceptional architectural quality – if the area is to become a destination of choice for those working, living, playing and visiting, then there should be a focus on architectural quality and innovation; and

• Sustainability – good design and site planning will enable the people of Middlesbrough to live, work and enjoy Middlehaven in a more environmentally sustainable way, with less noise, pollution and traffic congestion and greater energy and resource efficiency.

3.15     There is also an opportunity to incorporate biodiversity by design practices within those sites with a riverside frontage i.e. areas B, E, and J. This could involve creating and maintaining appropriate Tees Valley Biodiversity Action Plan habitats such as salt marshes and mud and sand flat habitats to help support bird species of knot, redshank and dunlin.

3.16     The general principles set out in REG2 identify those matters which will need to be taken into consideration when devising development proposals, and in the preparation of masterplans for each of the development areas.

GREATER MIDDLEHAVEN – TRANSPORT INFRASTRUCTURE

3.17     For Middlehaven to succeed it is important that an effective and integrated transport network is incorporated into development proposals from the outset. This should ensure the efficient circulation of traffic within the area and improve connectivity with surrounding areas, in particular the town centre. The issues range from creating a detailed internal layout that contributes to creating a high quality development that works in transportation terms, to linkages with the strategic highway network.

IMPLEMENTATION AND DELIVERY

3.18     The development of Greater Middlehaven is one of the largest regeneration projects in the region. As such it will involve the working together of a large number of partners, both public and private, to ensure it is brought to a successful conclusion. Partners include the Council, TVR, ONE, English Partnerships and private landowners such as Able UK. Other key players include agencies such as the Highways Agency, Environment Agency and other service providers. Table 3.1 below sets out the delivery mechanisms for bringing Greater Middlehaven forward. Table 3.2 gives a broad timeframe for the implementation programme for each of the development areas of Greater Middlehaven.

Table 3.1  Implementation and delivery mechanisms for Greater Middlehaven

MBC    =            Middlesbrough Borough Council
TVR     =            Tees Valley Regeneration
EP       =            English Partnerships
BRQ    =            BioRegional Quintain

PROPOSAL REFERENCE	2006	2007	2008	2009	2010	2011	2012	2013	2014	2015	2016	2017	2018	2019	2020	2021+
A – St Hilda’s
B – Riverside West
C – Boho
D – Central Industrial Area
E – Riverside East
F – Dock Basin
G- Halterman Chemicals
H – Riverside Stadium
I – Cargo Fleet
J – South Tees Industrial Zone

Table 3.2  IMPLEMENTATION TIMEFRAME FOR GREATER MIDDLEHAVEN

Feasibility studies, site assembly, demolition, planning approvals and other consents

Construction and completion

Middlesbrough Council Regeneration Development Plan Document (DPD) - Adopted February 2009