Newton Aycliffe - John D Clare

DRAFT

Newton Aycliffe Regeneration Masterplan July 2013 Draft 3, Version 10 (Stakeholder Consultation)

Newton Aycliffe Masterplan – Draft

Contents

Page 1.0. Introduction ....................................................................................................3 2.0. Profile of Newton Aycliffe ...........................................................................4 3.0. Strategic Context ........................................................................................15 4.0. Key Issues and Challenges ......................................................................19 5.0. Delivery Approach ......................................................................................22 6.0. Project Delivery ...........................................................................................27 7.0. DELIVERY PLAN..........................................................................................32 APPENDICES............................................................................................................36 APPENDIX 1 – SWOT ANALYSIS ........................................................................36 APPENDIX TWO – STRATEGIC CONTEXT.......................................................37

Draft 3, Vs 10 Page 2 of 38

Newton Aycliffe Masterplan – Draft 1.0.

Introduction

1.1. Purpose This masterplan provides a summary of the detailed programme of regeneration and investment activity that is taking place or is planned in Newton Aycliffe. It identifies the strategic context which underlies delivery and key principles to co-ordinate and focus investment in the town for employment, retail, leisure and housing. As it concentrates on major projects, the focus is on the strategic issues and future change. Reference is made where possible to context and includes the nearby settlements. This includes the Great Aycliffe Town Council and Great Aycliffe and Middridge Area Action Partnership areas. Through the emerging County Durham Plan and its actions the council will: 

Support Aycliffe Business Park and the Hitachi development as a major employment opportunities



Work with the private sector to deliver successful and sustainable housing expansion;



Work with partners to deliver the Aycliffe Shopping Centre Masterplan

Newton Aycliffe is a major regional employment centre and these actions will support its current businesses and encourage new expansion. Housing continues to expand to create an attractive town to live and work in with good links to other employment centres. New housing should build upon the new town qualities of open space and layout. The town centre needs to adapt to fulfil its role as the local service centre for the existing and growing population.



2.0.

Profile of Newton Aycliffe

2.1. Summary Newton Aycliffe has established itself as the county’s major employment centre and an attractive place to live close to work and with commuting opportunities. The location of Hitachi in the town and opportunities to feed into both Nissan’s supply chain and Teesside offshore industries underpin an already strong and regionally significant employment base. Housing has grown from its initial new town roots to offer a greater range of private housing retaining and building on the strengths of a planned open space layout. 2.2. Location Situated to the south of the county with excellent transport links, Newton Aycliffe stretches from Woodham to Junction 59 of the A1 (M) offering links to Yorkshire and the South. The A167 runs the length of the town providing easy access to the large centres of Darlington, Durham and Newcastle. It offers sustainable transport through rail access and the east coast mainline is accessible at Darlington Station, 8 miles away. Two halts at Newton Aycliffe and Heighington serve the town and industrial estate.

Newton Aycliffe Railway Station

2.3. History 1,2 Historic settlements, some dating form the Norman period, have remained as the conservation villages and now fringe the new town, adding to the range of housing available.

Heighington

Aycliffe Village

Aycliffe Village grew in the 18th and 19th centuries due to is location on the Great North Road and is now adjacent to Newton Aycliffe but retains its 1

Great Aycliffe Town Council Website, History of Aycliffe, http://www.great-aycliffe.gov.uk/info/aboutaycliffe/history-of-aycliffe.html

2

Durham County Council - Keys to the Past www.keystothepast.info – various historic asset and general references and DCC historic OS mapping


Newton Aycliffe Masterplan – Draft separate identity. Middridge remains a distinctive conservation village on the road from N. Aycliffe to Shildon. The historic villages and smaller industrial settlements now form part of Newton Aycliffe’s service catchment. 2.4. How Newton Aycliffe Grew 3 During the Second World War the Government considered Aycliffe, its rail connection and cheap available farmland an ideal location for the Royal Ordnance Factory. This factory employed up to 17,000 men and women in the making of bombs and munitions. There is now a Town Council memorial commemorating the valuable service carried out by those now known as the Aycliffe Angels. Post war need to stimulate the economy and improve housing was a fundamental issue. In 1941 the government ordered a review of how Britain should be rebuilt which resulted in the William Beveridge Report (1942). This in turn led to the New Town Act and the authorising of 11 new towns. Newton Aycliffe was one of these, being founded in 1947. As the need changed for armaments production after the war, the now redundant ordnance factory and open areas surrounding it formed an ideal location with good transport access to form the new town.

Photograph Link

4

Photograph Link

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The town provided both housing and employment through the industrial estate formed on the remaining part of the former Ordnance factory. Subsequently the town and industrial estate steadily grew up to the1980’s, since when both have been changing as opportunities have developed. The town population is circa 25,000 with capacity to expand; its 1966 population target being 45,000. Service infrastructure has evolved as the 3

Great Aycliffe Town Council Website – The Newton Aycliffe Story, http://www.greataycliffe.gov.uk/info/about-aycliffe/the-newton-aycliffe-story.html

4

Part of "MINISTRY OF WORKS OFFICIAL COLLECTION" (photographs) View across one of the newly constructed residential neighborhoods of Newton Aycliffe new town http://www.iwm.org.uk/collections/search?query=t+59595&submit=&items_per_page=10

5

Part of "MINISTRY OF WORKS OFFICIAL COLLECTION" (photographs) The cutting of the sod ceremony on 28 June 1948 to mark the start of construction work on the new town of Newton Aycliffe http://www.iwm.org.uk/collections/search?query=t+9665&submit=&items_per_page=10


Newton Aycliffe Masterplan – Draft town has stabilised. The centre is supported by the leisure centre also forming a council service hub and major attraction. Since the 1980s there has been substantial private housing development has taken place and is concentrated to the north at Woodham and Cobblers Hall. The new town has evolved to become a mature and well positioned commuter town with substantial local accessible employment opportunities. The recent agreement of Hitachi to locate on the industrial estate will provide substantial new opportunities for the town in addition to existing major businesses. 2.5. Newton Aycliffe Business Park The Business Park covers a substantial area to the south of the town. It has four areas - Heighington Lane Business Park where Lidl have a main distribution centre, Aycliffe Industrial Estate, Aycliffe Industrial Park (nearest to the town) and now also Amazon Park (site for Hitachi).

St Cuthberts Way

Aycliffe Business Park is an employment location of regional significance and the largest in County Durham. Its status is based upon:     

Over 50 years association with manufacturing and engineering A site area of 270 hectares (ha) A critical mass of over 250 businesses Major employers such as Tallent Automotive; Husqvarna, Ebac, Permoid, Lucite, Lidl and Stiller, 3M (UK) Plc and now Hitachi. Providing 8000 jobs

The undeveloped site availability on the Park allocated for employment use identified in Count Durham Plan Preferred Options is 45ha. The business park lies on the southern periphery of the ‘just in time’ zone for supply to Nissan in Sunderland. It is also well placed for specialist suppliers supporting off-shore industries in Teesside. Hitachi Rail Europe’s location for its UK train manufacturing facility on Amazon Park has served to further underline its importance as a major employment area with real opportunities for growth. The former Fujitsu factory houses RF Micro Devices RFMD and following their proposed relocation, the site now offers scope for another high tech project. Hitachi is part of the Agility Trains consortium which has just been awarded a £4.5BN contract to construct, maintain and service the next generation of Draft 3, Vs 10 Page 6 of 38

Newton Aycliffe Masterplan – Draft approximately 600 intercity carriages to improve the UK’s mainline rail services. Construction of the factory will start in 2013 and the facility will be operational from 2015. 730 jobs will be created along with a further 200 construction jobs. There is substantial potential to accommodate new businesses on the business park, to support Hitachi’s supply chain and an identified opportunity for further estate expansion southwards at Newton Park to accommodate a 53ha rail freight facility. 2.6. Transport The strategic road linkages and general location advantages are central to the town’s attractiveness as an employment location. Rail provision adds to this and offers the linkage for developments such as Hitachi and future rail related development. The Bishop Line (as the railway line is now called) also is supported by the Bishop Line Community Rail Partnership that helps promote use and awareness of the line. DCC is delivering a sustainable transport bid working jointly with Darlington Borough Council and their Local Motion initiative. This is intended to maximise use of the rail through enhanced pedestrian and cycling links. It aims for culture change, increasing sustainable transport use with particular emphasis on travel to work. This builds on work funded by the local transport plan (LTP3). 2.7. Town Centre The town is a locally important retail location and has an ‘inward focussed’ retail core. In addition to main central area owned by Freshwater there are three areas of activity and ownership including the DCC Leisure Centre. Town Centre Areas: Dark Green, Tesco; Light Green, CPT retail area; Red, Thames Centre; Blue, DCC Leisure Centre;

Freshwater

Aycliffe Town Centre, defined by the black line boundary



Aycliffe Shopping Centre

The centre is formed principally by the two storey blocks located either side of the pedestrianised Beveridge Way acting as the town’s ‘high street’. There are approximately 60 retail units ranging 1,000 to 6,000 sq ft at ground floor level. In 2007 the owners of the shopping centre (then Daejan (Durham) Ltd.), formed an informal partnership with Great Aycliffe Town Council, Sedgefield Borough Council, Durham County Council, County Durham PCT and Tees Esk & Wear Valley NHS Trust in order to prepare a ‘Vision for the future’ of Newton Aycliffe town centre. This informal partnership has the working title of the Newton Aycliffe Town Centre Partnership (NATCP). A new masterplan was prepared, consulted on and agreed by the partnership in April 2008. These proposals are being undertaken in a phased sequence: Phased Improvement  Phase 1, the reconfiguration of the former Somerfield store has been completed and is occupied by Wilkinson.  Phase 2, The NHS provision has been re-located, split between at Cobblers Hall and within the centre at the Thames Shopping Centre. Following demolition of Dalton Way the new Aldi retail development was completed in November 2012 and includes a new car park and pedestrian links from Tesco to the town centre. To facilitate phase 2 of the new town centre masterplan the library was relocated on a temporary basis on the cleared site of the former filling station on Central Avenue.  Phase 3, major improvements to the public realm, shop frontages, canopies and removal of ramps and stairs is underway.  Phase 4, this includes the co-location of DCC day care services into the Leisure Centre and further co location is dependent on the outcome of the DCC provision review.  Further phases would involve demolition and rebuilding of some retail blocks.


Newton Aycliffe Masterplan – Draft 6

Phased Development Plan

Thames Centre. This is an enclosed shopping mall with offices above adjacent to Beveridge Way. There are 12 retail units occupied by a mix of retail tenants. It has notably maintained full occupancy through the recession. The managing agents have planned to provide a mix of retail uses covering everyday needs and including a long established butchers and dry cleaners. Recently the Thames Centre assisted with investment to upper floors to relocate some of the Primary Care Trust services displaced through the delivery of the masterplan. There is no further major expenditure planned for the Centre.

Town Park/Tesco/CPT Retail Area Work on the first phase of the original expansion plans for the town centre culminated in 2003 with a substantial Tesco supermarket, now an ‘extra’ store. The area now also includes a recently enhanced contemporary youth & community centre set in the award-winning Town Centre Park and a central concourse that link with the existing shopping centre. The retail units house a mix of tenants including Argos and Job Centre Plus but there are remaining vacancies. 6

Newton Aycliffe Town Centre Masterplan, April 2008



2.9.

Leisure Centre

Since local government reorganisation this has been owned by Durham County Council (DCC). Previously in 2007 the facilities benefited from £2.5M investment from Competition Line and from Sedgefield Borough Council to redevelop its leisure offer. The ‘Lifestyle Fitness’ suite was been extended over three floors. DCC Day Services are currently relocating into the Leisure Centre from the Oaks Centre to provide better access to services for users and community inclusion. The leisure centre and its council services form a significant draw into the town centre and major benefit for the town. 2.10. Housing The original new town created substantial areas of social housing now mostly administered by ‘livin’ established in March 2009 following stock transfer from Sedgefield Borough Council. livin is the largest registered provider in County Durham and over a quarter of their stock is located in the town and is delivering over £6.7M of investment in Newton Aycliffe up to 2015. It includes the development of 57 new build homes and bungalows. The new town’s original social housing has become more varied through house purchase and substantial new private housing development. The Woodham area would also be added to if a recent permission for executive housing and a hotel at Woodham Golf Course is implemented. One of the last major developable areas at Cobblers Hall is subject to an application for 182 new homes and if approved this would bring the total for this area up to 800 since 1992.

Original New Town Housing

New Private Housing

The new town origins have left their mark on the quality of layout and open space. The original planned open space for the new town has provided a Draft 3, Vs 10 Page 10 of 38

Newton Aycliffe Masterplan – Draft strong basis on which further expansion has captured the open character within a strong landscape setting. Under the County Durham Plan a further 2000 houses up to 2030 are allowed for in the current options under review following consultation on the preferred options. The allocations suggested are sites N & O Cobblers Hall, Agnew 5 & Land south of Agnew Plantation, site at Woodham Community College, Congreve Terrace, Eldon Whins (Middridge Parish Council) and Low Copelaw. If approved, these are infill within the north of the town and the areas of private development. Eldon Whins represents some expansion eastwards beyond the current developed area. The Low Copelaw site is based on the Aycliffe Young People’s Centre and would be a substantial residential expansion westwards and beyond the A167. 2.11. Adult Education and Training Newton Aycliffe is well served by both training providers and facilities on or near the Business Park. At least 3 providers have premises on the estate. They concentrate on provision of apprenticeships and work skills improvement but their offer also ranges to include high level business and leadership support. South West Durham Training is a long established company providing specialist skill and workshop training. Entry level potential work applicants are supported by DISC. There is a purpose built FE training centre called the Work Place and run by SCITT to train teachers through work placements. Adult education is available through the Newton Aycliffe Community Centre and also under a new initiative by the Residents Association. 2.12. Education The town is served by two secondary schools, Woodham Academy (formerly Community Technology College) and Greenfield Community and Arts College. Both are rated by Ofsted as good (grade 2) and showing improvement. Their results grading is 57% and 55% respectively for 5+ GCSEs at C+ including English and Maths. There is no sixth form provision – however there are good providers nearby in Bishop Auckland or Darlington. Primary provision is more mixed with some schools exceeding national levels and others falling below. Expansion of the town may impact on requirements for school provision and under the supporting County Durham Plan Infrastructure delivery plan issued in 2012, an annual review is suggested. 7 The need for travel for young people over 16 generally in the Sedgefield area for level 3 qualifications is highlighted in the County Durham Joint Strategic Needs Assessment 8 . Substantial numbers of young people travel to the Darlington area.

7

County Durham Plan Infrastructure Delivery Plan September 2012 Pages 58/59

County Durham Joint Strategic Needs Assessment 2012, DCC & NHS County Durham and Darlington, 2012 8


Newton Aycliffe Masterplan – Draft 2.13. Heritage, Tourism and Leisure The historic surrounds to Newton Aycliffe contain heritage conservation villages and significant listed or historic buildings converted to hotels. Middridge, Windlestone Hall and Park and the original Aycliffe Village are conservation areas together with Heighington and Coatham Mundeville nearby within Darlington Borough Council’s area. There are a substantial number of historic deserted or shrunken villages near to Newton Aycliffe and near to Redworth, itself originally a medieval village, is the Iron Age fort at Shackleton Beacon. The East Durham Limestone escarpment lies close to the town and has generated distinctive limestone building materials. The hinterland of Newton Aycliffe has a rich heritage based on a medieval or earlier range of villages and landscapes forming an attractive setting, offering a range of housing opportunities and leisure potential. The branch rail line is based on the route of the original Stockton and Darlington railway and there is the substantial nearby attraction of the Locomotion Museum in Shildon. Hall Garth (Coatham Mundeville), Walworth and Redworth Castles and the Eden Arms are listed buildings and now hotels. There is a more recent Premier Inn in Newton Aycliffe and permission for new hotel at Woodham Golf Club. The Eden Arms is on the A167 and Aston Hotel off the A1 and they also offer stopovers and business accommodation. The open spaces of the town offer excellent walking connections through the town and into the surrounding landscapes that also offer opportunities for cycling. There is a cycling link being developed to Shildon and its Locomotion Museum. The existing cycleways have more potential for further cross town links. In addition to the town leisure centre there is the Great Aycliffe Town Council Oak Tree Centre and golf course and the private Aycliffe Sports Club. There is also the private Woodham Golf and Country Club. 2.14.

Parks, Open Spaces and Biodiversity The town centre and original town core has an important range of open spaces but it is enclosed within the built area and fragmented. However it does include the more major provision of the well used Town Park and Simpasture and Moore Lane sports areas. There are a total of 8 parks, all maintained by the Great Aycliffe Town Council and including West Park and its boating lake.

West Park Lake



The development to the north of the town has retained a consistent landscape area along the Woodham Burn and the plantations at Cobblers Hall and South Agnew. These are connected through the circular walk of the Great Aycliffe Way. This also takes in the former railway track separating the town from the industrial estate to the south and the landscaped fringe of the town to the east. There are road and a bridleway bridge railway crossings and a surface footpath link providing connection between the town and its housing to the business park.

Town Park

Woodland, Burn Lane

The strong open space pattern is enhanced by bio diversity areas maintained by the Great Aycliffe Town Council at Aycliffe Nature Park, Simpasture Nature Walk and Woodham Burn Eco Centre. The Great Aycliffe Way also runs through the joint Town Council and County Council maintained Byerley Park local nature reserve. These areas link to the surrounding countryside supporting biodiversity and creating a strong and positive image for the town. 2.15. Area Action Partnership (AAP) The Great Aycliffe and Middridge Partnership (GAMP) was formed in 2009 in order to help the Council better engage with residents and partners. The partnership is ‘urban’ in nature with a population of over 26,300. The area includes the outlying settlements of Middridge, Aycliffe Village, Woodham Village and part of School Aycliffe. 2.16. Socio Economic Profile The main characteristics informing Newton Aycliffe’s potential for regeneration are as follows:  Based on the AAP area including Middridge the population is 26300. Between 2005 and 2010 the greatest changes are increase in people 85+ (28%) and decrease in 5-15 year olds (-10.4%). There is a small decline in the working age population (1.4%). Compared to England and Wales averages the population has a greater percentage in all age bands over 49. 9  More than four out of five (81%) of Newton Aycliffe residents were satisfied with their local area as a place to live (2010). This is slightly lower than the rest of the County (88%). 10

9 10

2012 Statistical Profile Great Aycliffe & Middridge Area Action Partnership 2010 Residents Survey , Durham County Council, Great Aycliffe & Middridge Area Profile, 2012


Newton Aycliffe Masterplan – Draft  Newton Aycliffe has a working population of 16,693 (2010) with a higher proportion of the working age population claiming Job Seekers Allowance than in the region or England & Wales, although the average household income is higher than the county average and levels are falling (2012). 11  The town has a low value housing stock, 61% of dwellings (2011) are in Band A, newer developments at Woodham Village, Cobblers Hall and proposed housing developments will help to balance this.  House values are slightly below the County average – lower than Durham City but higher than Easington/Peterlee as examples. Averages for the lower quarter of the housing stock are £78k and £155k for the higher quarter. 12 The house values map show the town adjoining the area of higher values in the rural areas to the south.  There are low levels of empty homes (2.6%) compared to he County average and nearby Bishop Auckland and high levels of social renting (26%). 13 The annual shortfall in affordable housing is 28 dwellings 14  Newton Aycliffe’s housing market is more active and properties up to £90,000 are selling in Newton Aycliffe. These are predominantly 3 to 4 bedroomed family houses popular with both families and first time buyers. The first time buyer market has increased although access to finance is still identified as a major barrier for this segment of the market. 15  The majority of businesses in Newton Aycliffe are classed as small with 10 or fewer employees. Statistics show there has been no change in the number of people employed by businesses between 2005/2007 and 2006/2008, although the number of businesses has grown.

11

Source: CACI 2011; DCC County Durham Strategic Housing Market Assessment , September 2012 Section 3 13 Ibid Section 4 14 Ibid Table D1c Pg 159 15 Ibid Section 4 12


Newton Aycliffe Masterplan – Draft 3.0. Strategic Context 3.1. National Planning Policy Framework This new 2012 government guidance requires the County Council to prepare a local plan and local councils or forums have the option to prepare neighbourhood plans to reflect the needs and priorities of their communities. Durham County Council is currently in the process of developing the county wide local plan (the County Durham Plan). Great Aycliffe Town Council has started the process towards preparing a Neighbourhood Plan for the town. Middridge Parish Council has expressed interest in producing a plan but have yet to confirm this. The county Durham Plan (CDP) is based on an extensive and comprehensive evidence base which is available to view on the Council’s website at http://www.durham.gov.uk/ldf. The evidence that underpins the CDP also supports this regeneration masterplan. This masterplan will help in turn to support the emerging CDP which will set out the strategic vision and objectives for the County over the next 15 to 20 years. Other supporting strategies are: o County Durham Regeneration Strategy o Joint Strategic Needs Assessment 2012 o Building Altogether Better Lives Housing Strategy o North East Retail Study See Appendix 2 3.2. County Durham Infrastructure Delivery Plan The draft County Durham Infrastructure Delivery Plan (IDP) describes County Durham's infrastructure requirements until 2030 and was developed in partnership with providers to identify infrastructure needs, delivery costs, and barriers relating to delivery. The IDP schedule provides evidence of where investment is already happening in County Durham as well as highlighting where it is required in the future and where the major funding gaps are. (see overleaf) The report highlights the Council’s key development aspirations for housing and employment development. It deals with all the supporting needs such as transport and utilities and also covers social infrastructure such as health, education and leisure. There are particular references to Newton Aycliffe and improvements to the Bishop Auckland rail line and A167 between Rushyford to Aycliffe.



County Durham Social Infrastructure Plan 2012 (To be updated if available prior to approval)

County Durham Physical Infrastructure Plan 2012 (To be updated if available prior to approval)



3.3.

Great Aycliffe Town Council – Neighbourhood Plan

The Council registered an official notification with Durham County Council in April 2012 that it wished to undertake a neighbourhood plan. The County Council undertook a six week consultation period leading to approval to proceed. A neighbourhood plan is a long term vision for Great Aycliffe which will then become part of planning guidance to help shape change at a local level. The scope of the plan has yet to be established and this masterplan is intended to be complementary to that plan.

3.4. Aycliffe Shopping Centre Redevelopment The strategy for improvement is described in the town profile section 2.6 and 2.7. 3.5. Durham County Council Service Provision The use of the County Council’s town centre buildings and the way in which services are delivered under review and the ensuing strategy will impact on the use of the Leisure Centre. The service review will determine the nature of the final provision. Other Public Sector Providers 3.6. Fire and Rescue Service County Durham and Darlington Fire and Rescue Service are situated on Central Avenue. They are currently investing in new build accommodation premises on a prominent vacant plot, as part of their whole time crewing system. The existing fire station will remain, and accommodation is being built in 2013 to house the crews. 3.7. Durham Constabulary The county strategic policy is set in the current annual report and policing plan 16 . Durham Constabulary will remain on the site of the former police station in new reduced accommodation after being temporarily located on the industrial estate. 3.8. Health Provision Pioneering Care Centre. This is based at Cobblers Hall, was completed in 1999 and extended in 2010. A £2.5 million one stop shop for health and 16

Annual Report 2011-12 & Policing Plan 2012-15, Durham Police Authority and Durham Constabulary


Newton Aycliffe Masterplan – Draft wellbeing services, it provides support primarily for people disadvantaged by disability, age, ill health and/or caring responsibilities. The centre is run by local charity ‘Pioneering Care Partnership’ involving local people, the majority of who are disabled or carers. The AAP is also based there. 3.8.1. NHS NHS County Durham & Darlington have made investments to enhance the primary and community facilities in the Newton Aycliffe area:  The PCT supported the expansion of Pease Way Surgery in 2011  2012 redevelopment of the Bewick Crescent Surgery. Pease Way Medical

Centre

The Primary Care Trust has identified potential for future development by Cobblers Hall Surgery and this is highlighted in the infrastructure planning process.

3.9. County Durham Plan (CDP) The spatial requirements emerging from the preparation of the Local Plan establish a number of targets for provision in Newton Aycliffe via a series of studies which review the capacity of retail space, employment land, housing requirements and infrastructure needs.

In summary, the emerging key requirements for Newton Aycliffe to the year 2030 are as follows:  Bringing forward a series of sites, in a phased release to meet market demand, and an identified target of 2,000 houses across a range of sites, including a proposed strategic housing site at Low Copelaw.  To accommodate future employment growth over the next 20 years, 105 Hectares has been identified as specific use employment sites. This consists of Amazon Park (52 Hectares) which is allocated for B1, B2 and B8 uses only associated with the manufacture and assembly of trains (Hitachi) and supporting businesses. A site of 53 Hectares of land at Newton Park is allocated for B1, B2 and B8 uses only associated with the development of a rail freight and related activity. A further 45 Hectares is available on Aycliffe Business Park.  Potential reconfiguration of the Leisure Centre to provide improved public service delivery through shared location.  Continue to work with partners to deliver key activities supporting the regeneration of Newton Aycliffe



4.0.

Key Issues and Challenges

4.1. Town Newton Aycliffe is in a very advantageous position given the potential for employment growth through the arrival of Hitachi, its proximity to the Tees Valley and housing expansion. It is also close to North Yorkshire, increasing its strategic positioning. The support work for the Local Plan recognises that the town must improve its physical infrastructure in order to make it work more effectively in order to strengthen its offer for potential investment. 4.2. Hitachi and The Business Park The scale of Hitachi’s investment will have a strategic level impact on the local area. Hitachi has expressed an intention to use suppliers from the region where possible and there is therefore potential for an increased interest in the industrial estate and its available space as a location. There is the added potential of the rail freight facility adding to this impact. Uptake of the existing undeveloped land and relocation of RFMD manufacturing to America remain as issues. This offers expansion space for supply related uses or potential for other high tech business. As the Hitachi business develops it will also potentially affect the market for skilled workers as employment patterns adjust to accommodate these new demands. Business Durham considers it timely to look again at the trading environment on the Park and to establish the issues that businesses identified with a view to developing a mechanism to address these. Initial meetings have been held with representative group of interested businesses and a private led steering group has been established to take forward the agenda, including how to engage the wider Park. The challenges will be to maximise positive impact on the industrial estate, the local economy and the skilled workforce and also to capture new supply chain development. 4.3. Housing New, high quality housing in the town will increase the total population in the catchment area. It will also attract a population with higher than average household income. This will make Newton Aycliffe a more attractive location for retailers and improved retail provision will, in turn, enhance the town’s ability to sustain itself as a service centre. The challenge will be to maintain attractiveness to developers and a high quality of sustainable design while ensuring positive impact on the town without stretching services. In the future it will need to be ensured that, if accepted, any further expansion at Low Copelaw relates well to the town and links effectively over the A167. The Town Council identifies the need to provide for a future aging population with bungalows and accessible, affordable housing. The changing profile of Newton Aycliffe is reinforcing this concern as the percentage of working population declines and the percentage of those over 65 increases. Draft 3, Vs 10 Page 19 of 38

Newton Aycliffe Masterplan – Draft Good design and layout will maintain attractiveness to future purchasers, achieving town centre improvements will also assist in attracting people to the town. 4.4. Town Centre Newton Aycliffe’s town centre is vulnerable to further adverse change through alteration in people’s shopping patterns. This includes increased internet shopping and pressure on both larger multiple retailers and smaller independent retailers because of economic conditions and reduced spending. 17 In terms of retail activity, a November 2009 SWOT analysis 18 identified that the town centre had a poor shopping environment but that there were opportunities through the redevelopment of the existing town centre. It found that there was no overriding requirement for convenience provision with the exception of a discount food store; this was addressed by the new Aldi store opened in 2012. If Newton Aycliffe is to achieve an improvement in the quantity and quality of retail provision extra expenditure linked directly to the town needs to be generated. 4.5. Comparison Shopping Newton Aycliffe adequately meets local residents’ day-to-day comparison shopping needs, but lacks the national comparison multiples required to retain a greater market share for high street goods such as clothing. This may be a combination of size of catchment, the poor environment and lack of appropriate floor space. The Aycliffe Shopping Centre Masterplan sets out proposals to undertake major improvements to, and landscaping of, public realm areas, site clearance, redevelopment and reconfiguration of existing shop units to form larger units to meet the demands of modern retailers. 4.6. County Council Service Provision Durham County Council is in the process of changing how it delivers its services across the County and looking to ‘co-locate’ service provision enabling the community access services from one point. A review of County Council service provision is being undertaken 4.7. Visitors, Tourism and Leisure The potential Woodham Golf Club development includes proposals for a 75 bed 4* hotel that would contribute to both local and county priorities for visitor provision if implemented. The recent accommodation study identifies the potential for hotel expansion through corporate interest relating to business park growth.

Javelin Group, Battlefield Britain survivors and casualties in the fight for the high street, 2012 Newton Aycliffe is identified as one of the “most at risk” as a local centre, scoring very poorly in the “VENUESCORE” 17

18

Source: GVA, Retail and Town Centre Uses Study, , Nov. 2009


Newton Aycliffe Masterplan – Draft The nearby Locomotion Museum provides a substantial draw for visitors to the area and capitalising on connections to it is part of the challenge in broadening visitor interest. The leisure centre has a key role to be retained that adds to strength to local leisure provision. 4.8. Transport As noted, Newton Aycliffe is sustainable location through its excellent transport links and rail line. The railway connection is a valuable asset and ties into the Hitachi development and potential for increased rail freight use. The challenge is to increase its attractiveness for passengers through the appearance of stations, frequency of rail services, information, access and links to the local bus network. While there is a well developed network of local cycle routes and additional routes across town, to industrial estates and to Shildon/Bishop Auckland would increase access to employment opportunities. Improving the cycle route connections to the business park is a challenge given the separation caused by the railway line.



Delivery Approach

5.1. Masterplan Timescale The County Council has prepared this regeneration masterplan to support and guide the implementation of a strategy for the future development and regeneration of Newton Aycliffe. Whilst outlining key longer term opportunities, delivery proposals are concentrated on the next 3-5 years. 5.2.

Masterplan Focus

The masterplan will focus on:  Contributing to the delivery of the emerging Local Plan and Community Infrastructure Plan by drawing together the strategic and policy context for regeneration within Newton Aycliffe.  Promoting the diversification of the local economy and employment growth, led by the private sector. Establishing a programme to maximise opportunities coming forward from the Aycliffe Business Estate including the Hitachi development  Consolidating the population base and improving the balance and mix of the housing offer which will help to underpin a sustainable local economy, retaining young people whilst providing for an increasing proportion of elderly residents;  Supporting the ongoing development of a sustainable and vibrant town centre with a focus on deliverability. Supporting an agreed programme for the phased redevelopment of the town centre based on the Aycliffe shopping centre

5.3. Profile Raising The area has strong labour, housing and transport connections with N. Yorkshire, Teesside and Darlington. It is well placed for opportunities for complimentary economic growth and to widen the labour market catchments. Raising Newton Aycliffe’s profile will help to stimulate further investment activity and by maximising investor appeal will assist in taking proposals forward with developers and landowners. It will promote the diversification of the local economy and employment growth led by the private sector. There are a range of development opportunities to be promoted in Newton Aycliffe and provide the necessary conditions for a sustainable and competitive town centre. 5.4. Partnership Working Durham County Council will endeavour to support development in the context of greatly reduced public sector funding and constrained development finance. Draft 3, Vs 10 Page 22 of 38

Newton Aycliffe Masterplan – Draft The council will work with regeneration partnerships, existing businesses, registered providers, developers and prospective inward investment companies and funders to influence the pace and scale of development in Newton Aycliffe. Examples of such developers and projects include:  Working with local employers that are looking to expand their business;  Working with the private sector and registered providers of social housing to develop a phased approach to delivery of new homes across a range of values and tenure types to support the resident population.  Working to identify development partners and deliverable development solutions for identified opportunities;  Supporting the community through provision of training and skills to maximise local benefit from proposed inward investment.  Supporting and encouraging inward investment and local entrepreneurial activity via Business Durham, South Durham Enterprise Agency, private businesses and land owners. 5.5. Supporting Work The masterplan also draws upon previous work undertaken by the County Council, professional consultants, Town Council and Great Aycliffe and Middridge Area Action Partnership, livin, private investors and other public sector service providers. It demonstrates how development can be brought forward in a phased manner based on current and strategic proposals to benefit the town’s economy whilst enhancing the town’s built environment. 5.6. Durham County Council Investment The Council has invested over £3 million in the town and this includes a phased reconfiguration of the Leisure Centre and temporary relocation of the library and further potential provision subject to service provision review:  £1.9million towards Council service delivery including co-location of the Day Care centre  Local Transport Plan – Bishop Line Amazon Park/Heighington Railway Station improvements - £100,000  South Durham embracing Local Motion – Using government sustainable transport fund to deliver connectivity, awareness and use of the Bishop Line  Newton Aycliffe Masterplan £30,000  Business Development – support for Hitachi development, supply chain and training  Leisure Centre o Buildings energy efficiency retrofit (BEER) project -£0.79 million o New fire alarm and emergency lighting system £0.31million  Great Aycliffe and Middridge Partnership (AAP) - see section 6.5 for investment information. 5.7. Other Investment Sources These investments are supported by other funding sources, including:  Local Transport Plan – future allocations for works. Draft 3, Vs 10 Page 23 of 38

Newton Aycliffe Masterplan – Draft       



livin – delivering £4.6 million of development investment in the town and additional funding provided through the livin Community Fund Sustrans - grant for Shildon to Aycliffe cycle route Great Aycliffe Town Council Housing Developers Major landowners Local and incoming businesses Northumbrian Water (NWL) Northumbrian Water will continue to invest in routine maintenance activities on the water and waste waster networks, and at sewage treatment works in Newton Aycliffe, to maintain service and enable growth. Homes & Communities Agency

The county council will continue to seek opportunities within existing and emerging sources of finance to achieve delivery of its strategies. 5.8.

Partners

AAP The Partnership has four locally controlled budgets to support the work of the GAMP and to contribute directly to local neighbourhood improvements. These budgets are either controlled by the GAMP, or by associated Durham County Council Elected Members: Area Budget of £120,000: to support community led initiatives to meet local needs and priorities, whilst impacting upon County council priorities. Employability is a key focus for GAMP Neighbourhood Budget: is an annual allocation of £20,000 made to each elected member to support improvement of social, economic and environmental wellbeing activities in their area. There are seven County elected Members within the GAMP AAP area, with a potential spending total of £140,000. Highways Budgets: an annual allocation of £5,300 which is made to each elected member and is designed to impact on priorities identified within the Local Transport Plan. Schemes must be capital spend and developed in conjunction with DCC Highways Section. Members’ Initiative Fund: an allocation of £2,000 to elected members. It is there to support community and voluntary groups to develop their effectiveness and support them to respond to community and neighbourhood needs. AAP Project Support GAMP through Area and Neighbourhood Budget funding and by working with its partners during 2012 - 13 supported the following: 

Job seekers in the area through an Employability Skills and Discretionary Fund. Led by Bishop Auckland College the scheme responds to specific training needs of unemployed people over the age of 16 and also helps to remove barriers in accessing training. Draft 3, Vs 10 Page 24 of 38




The Durham County Council's Employability and Skills Team to support 11 young residents into apprenticeships. The initiative has recently been extended to provide a further 20 apprenticeship vacancies within local SME's in the Manufacturing and Engineering sector.



9x Area Budget projects have been funded– these projects have delivered initiatives such as; adult and community learning classes, a package of support and grants to residents wanting to start up in business, apprenticeship awareness sessions in the town’s two secondary schools, a sports project allowing the town’s young people to have affordable access to activities within the leisure centre.



57 Community groups that benefited from a small grants fund.



14x projects funded via the Aycliffe Cllrs.’ Neighbourhood Budget allocation – these include a wide range of projects, for example; support for the local voluntary and community sector, projects to help local sports clubs, Jubilee and Olympic celebrations, projects within schools and physical regeneration initiative

Great Aycliffe Town Council Recent investment has been in the Town Park adding to the skate park and toddlers area. The Council will be concentrating on the production of the Neighbourhood Plan. It will be working within the context of the County Durham Plan housing allocations and its ownerships to develop further housing and influencing the provision for an aging population. Its challenge is to retain the level of service provision in a time of reducing income for the Council. livin livin is a key partner and is currently working with a wide range of public, private and voluntary sector organisations to support local tenants and residents. This includes projects and initiatives around financial confidence, employability, socio economic factors (including health, crime and cohesion), and environmental improvements. It is investing substantial in its housing stock in the town. South Durham Enterprise Agency (SDEA). SDEA is providing a range of initiatives that are important into Newton Aycliffe’s key employment role. These include business support on Aycliffe Business Park, delivering initiatives that include advice and guidance to individuals looking to start a new business. South Durham Enterprise Agency’s ‘Enterprise Coach’ service allows residents of South Durham, Newton Aycliffe included, to access free support in the form of one to one guidance. SDEA also provides support from the Newton Aycliffe area New Enterprise Allowance scheme, a Job Centre Plus project delivering targeted support to people looking to start a business as a route back into employment. In Draft 3, Vs 10 Page 25 of 38

Newton Aycliffe Masterplan – Draft addition to business start up projects, SDEA are positioned as a community access point for business support and guidance including business development projects, marketing, finance, HR or any business issues. SDEA are working to secure funding to deliver a specific project in Newton Aycliffe area which offers grant assistance to new business start ups. It will be the only one of its kind in the North East and offer huge encouragement to small businesses both new and those existing with business development project idea. 5.9. Social Initiatives In addition to regeneration and development delivery the council also provides strategic guidance and works in collaboration with other partners to deliver various social initiatives that improve the health and wellbeing for those living in Newton Aycliffe. These include: 

    



Durham County Council’s Employment and Skills Team continue to work with Great Aycliffe & Middridge Partnership (AAP) to provide apprenticeship opportunities for young residents. During 2011-12 at total of 11 apprenticeship opportunities were created and a further 20 vacancies within the Manufacturing and Engineering sector have been funded for 2013 onwards. North East Enterprise Agencies are looking for the Regional Growth Fund to support home working businesses across the whole region, including Newton Aycliffe. Implementation of the Anti Social Behaviour Strategy - Joint agency approach to development of action plans to tackle anti social behaviour and low level crime. Develop the Multi Agency Alcohol Harm Reduction Strategy for County Durham. Implementation of Mental Health Employment Strategy - Promoting social inclusion and increase number of people progressing into education, training, volunteering and employment. Implementation of the National Drug Strategy 2010 - Addresses issues such as offending, employment and housing. Supporting the NHS redevelopment project that created the facility in the town centre for the Drug and Alcohol service in 2009 Implementation of the Cultural Strategy through education - Delivery of outdoor arts events, and educational programme within communities.



Project Delivery

6.1. Delivery Strategy The county council is involved in either leading or helping to shape the delivery of a number of priority projects across the town. A delivery plan for projects to be delivered in Newton Aycliffe is shown in section 8. The council is actively pursuing the following:  Ensuring strategic land allocation to support economic growth on Aycliffe Business Park  Offering a robust programme of support for businesses through Business Durham and Economic Development, in partnership with other key stakeholders.  Ensuring that allocation for future housing development is agreed through the Local Plan including strategic sites;  Facilitation as land owner and providing business support through partnership to deliver Aycliffe Shopping Centre Masterplan. Reviewing delivery of services in the town centre to improve service delivery.



6.2.

KEY OPPORTUNITIES

1

2

HA98

3

HA94

4

HA93

5

HA95

6

HA96

7 8

HA99 HA97

9 10

Woodham Golf Course – Approved Hotel and Housing Development Eldon Whins (Middridge Parish Council) Site ‘O’ Cobblers Hall Site ‘N’ Cobblers Hall (lapsed permission) South Agnew & South of Agnew Plantation Woodham Academy Site South Copelaw Congreve Terrace Amazon Park Hitachi Newton Park

Town Centre

1 2 3

Leisure Centre Phase 4 Town Centre Phase 3 Town Centre - 2013



6.3. Aycliffe Business Park The County Durham Plan (CDP) preferred options stage identifies this site for further potential strategic employment allocation. Inclusion in the CDP gives policy confirmation to support Hitachi's proposals and provide clarity through the planning application process. The CDP current recommendation subject to approval is that the Amazon Park site be reserved exclusively to accommodate the manufacture and assembly of trains (Hitachi) and associated supply chain development. The same CDP Options proposal also identifies Newton Park for rail freight use in addition to a previously identified Tursdale site in Bowburn. Given the Hitachi development and the level of interest this will generate, it is possible that the Newton Park site will come forward first. DCC action will be the see these sites through the CDP process and through Business Durham to support the developments. Establishing Hitachi and responding to its supply chain needs remains the key strategic objective. 6.4. Transport DCC will be completing the implementation of the sustainable transport project. In line with the Council’s Regeneration Statement it is proposed to improve station facilities on the railway line between Bishop Auckland and Darlington. This will improve access to jobs and training for communities along the line, including Amazon Park and Hitachi. At Heighington Railway Station, this includes the proposed construction of a new car park, passenger drop-off/pick-up facility and improved pedestrian/cycle links. Passenger information screens and improved access for the disabled will also be provided. This will be in partnership with Network Rail and Northern Rail. 6.5. Aycliffe Shopping Centre The Council will support the Aycliffe Shopping Centre Redevelopment Partnership and the delivery of the Masterplan. A proactive approach as outlined in section 2 for the Aycliffe Shopping Centre is required to unlock the key opportunity for redevelopment of the town centre. Future phases will be progressed according to market requirements and investment opportunity. 6.6. Housing The following sites are identified in the current options stage of the County Durham Plan and, if approved, suitable and sustainable development proposals will be supported. County Durham Plan Options

Site

Site Area (Ha) Draft 3, Vs 10 Page 29 of 38

Estimated Yield - No. Of Units

Phasing

Newton Aycliffe Masterplan – Draft Reference HA93 HA94 HA95 HA96 HA97 HA98 HA99

Site N Cobblers Hall Site O Cobblers Hall Agnew 5 & Land south of Agnew Plantation Woodham Community College Congreve Terrace Eldon Whins (Middridge Parish Council) Low Copelaw

1.8 4.7 5.0

62 165 157

Short Short Medium

4.4

132

Medium

1.7 11.5

61 342

Medium Medium

49.5

950

Medium to Long

Woodham Golf and Country Club proposals have received outline consent potentially including 50 executive units and requiring further approval of details. The Durham Villages Regeneration Company (DVRC, the County Durham joint development company formed with Keepmoat) also has a Cobblers Hall interest. The areas covered by livin as the key registered provider include: Aycliffe Old Town

Shafto, Simpasture, Central

Aycliffe New Town

Horndale, Agnew, Burnhill, Western

Aycliffe Village

Aycliffe Village

Proposals by livin include future housing schemes at Greenfield, Pease Way and Elmfield and improvements to other housing stock. 6.7. Aycliffe Leisure Centre The Council will provide an improved service offer through investment into its leisure centre and co-location of services including:  New fire alarm and emergency lighting system £0.31 million  Co-location of day Care Centre £0.37 million  Further service delivery accommodation will be resolved during summer 2013 and potentially lead to other phases of co-location 6.8. AAP Now in its fourth year the AAP has set the following priorities for 2013/14:  Activities for Young People (includes community based and/or educational activities, youth workers etc)  Employment, Enterprise, Education & Training (includes educational provision, job creation, removing barriers to employment and supporting local businesses)  Support to Community & Voluntary Sector (includes supporting community groups, buildings, the voluntary sector, community activities, cultural facilities and relations between different communities. 6.9.

Great Aycliffe Town Council Draft 3, Vs 10 Page 30 of 38

Newton Aycliffe Masterplan – Draft The Council will be progressing:   

be concentrating on delivery of existing services but will also The Neighbourhood Plan Partnership on the potential housing site, Travellers Green Utilising its ownerships at S. Agnew for housing development

6.10. Middridge Parish Council The council will be assessing producing a neighbourhood plan and continuing with care of local open spaces. 6.11. Tourism & Visitor Economy Expansion on the Aycliffe Business Park will also help to support the business economy and local accommodation use. This potentially includes the new hotel proposed at Woodham Golf Club that remains subject to further detailed planning approval.

Aycliffe Business Park – A1 Approach from the South

Aycliffe Village


7.0.

DELIVERY PLAN

Theme Strategy

Altogether Wealthier Vibrant and Successful Towns

/ Project activity

Timescale

County Durham Plan Short

Aycliffe Shopping Centre Phase 3

Phase 4 DCC Services and Co location

Town Centre – to be allocated livin

Short

Medium Short

Outputs / Outcomes  September/October 2013 – Consideration of Representations  March 2014 Examination  July 2014 Adoption  Housing Allocations  Employment land Allocations

DCC

DCC

 Improved access and circulation areas  Improved presentation of centre to shoppers  Increased attractiveness to retailers

NATCP

Private, Est. £2 million

NATCP, DCC

To be confirmed

   

DCC

DCC £0.37 million - Day Care Centre

Refined service provision Reduced running costs Support to town centre functions Synergy between uses

Short – Medium

 Further co location of service provision

Short

 To be allocated

Short/ medium

Project Lead Budget details and Partners / proposals

Future housing Schemes at: Greenfield site Pease Way Elmfield

Further phase costs to be established. DCC

£30K

livin

Estimated £5m. livin / HCA

Five empty homes Short Term

External insulated render system to bungalows in Clarence/travellers Green

livin

Estimated £400k

Short/ Medium Term

Continued investment to meet decent homes

livin

Estimated £3,5million p.a.

Theme Strategy Altogether Wealthier Vibrant and Successful Towns

/ Project activity

Timescale

Outputs / Outcomes


Sort/ Medium Term

Improvements to garage nests highlighted through option appraisals

livin

Short/ Medium Term

Environmental improvements including off street parking and improvements to fences and boundary walls

livin

livin

Housing Development (subject to approval of County Durham Plan and subsequent planning approvals) No. of Housing Units

Phasing HA93 HA94 HA95

Altogether Wealthier

HA96

Site N Cobblers Hall Site O Cobblers Hall Agnew 5 & Land south of Agnew Plantation Woodham Community College

HA97 HA98 HA99

Congreve Terrace Eldon Whins Low Copelaw

Short Short Medium

62 165 157

Medium

132

Medium Medium Medium to Long

61 342 950

Private Developers

Private

Registered Providers

Registered providers HCA DVRC

Leisure Centre

Short Term

 Improved public leisure facility – fire alarms and emergency lighting

Aycliffe Business Park Hitachi

Short/Medium /Long Term

 Major business expansion  Increased employment – 730 jobs and increasing employment in supply chain  Local economic and housing impact on Newton Aycliffe

Newton Park – Rail Freight use

Medium term

Business Durham – business support for growth Estate Improvements

DCC

DCC £0.31 million

Hitachi, Private sector

Private

 New rail freight centre

Private sector

Private

 Growth of Hitachi and supply chain. Impact on Co. Durham and local economy

Business Durham

Ongoing

Ongoing

Short – Medium Term

 Improved presentation and legibility of Estate

tba

tba

A Top Location for Business


Theme Strategy

/ Project activity

Timescale

County Durham Plan - Employment Allocations Secure Confirmation of Amazon Park Specific use

Secure Confirmation of Newton Park Specific use Engineering Apprenticeship Opportunities

SEDA Business start up support Enterprise routes to employment Shildon to Aycliffe Cycle Route Sustainable Transport – South Durham embracing Local Motion – completion Heighington Railway Station

Altogether Wealthier Sustainable Neighbourhoods and Rural Communities

livin Range of community support resulting from community plans and revised 2012 action plan

Great Aycliffe Town Council (GATC) Neighbourhood Plan

Travellers Green

Short Term

Outputs / Outcomes


 Allocation of 52ha of land at Aycliffe Heighington Lane (Amazon Park) as a Specific Use Employment Site – train Manufacture and Assembly or supply chain  Allocation of 53ha as a Specific Use Site for a rail freight facility at Newton Park

DCC

DCC

DCC

DCC

 Create 20 engineering apprenticeship opportunities  Support 20 unemployed 16-24 year olds into an apprenticeship  Support SME’s with less than 250 employees

DCC

GAMP AAP 20K

Construction of off-road multi-user route alongside existing rail line  Completion of initiative – increasing rail use  New car park, passenger drop-off/pick-up facility and improved passenger information and access

DCC

DCC £350k Sustrans £350k

DCC

LTP £100k

NAS 30K

Short Term Short term

ShortMedium term

Short Term

 Improvement across a range of socioeconomic targets linked to he Sustainable Communities Strategy

livin

livin community Fund

Short Term

 Detailed locality based plan

GATC

Short –

 Generating housing scheme with partner

Partner

GATC/DCC Support staff time/fund Private/livin


Theme Strategy

/ Project activity

Timescale

Outputs / Outcomes


Medium Term South Agnew Housing Sites


Review and deliver the Council’s Accommodation Strategy South Durham – Customer Access Points


 Generating housing scheme with partner(s)

Partner

Private

 Revise options pending review of Customer Services Strategy  Develop Project brief(s)  Commission works/project completion

DCC

DCC further work required to confirm provision

Short Term

To follow from projects

AAP

Based on annual AP budget

Short Term

tba

MPP

tba

AAP 2013/14 Priorities

  

Activities for Young People Employment, Enterprise, Education & Training Support to Community & Voluntary Sector

Middridge Parish Council Review of production of Neighbourhood Plan


NEWTON AYCLIFFE REGENERATION MASTERPLAN

APPENDICES APPENDIX 1 – SWOT ANALYSIS STRENGTHS            

WEAKNESSES  

Major county settlement, Excellent regional road links and proximity to major routes Regional business centre, significant employment centre Established economic links with South Durham and Teesside Incoming major business investment Strong housing market and expanding housing provision Large and increasing catchment population within 1 hour drive Public transport accessibility Rail link Leisure and sports provision Environmental network of green spaces Ongoing County Council support for regeneration and development

   

OPPORTUNITIES        

Lack of retail choice and quality within the town centre, There is a need to retain the existing population and attract new households to develop a critical mass within the development plan area to support its role in service, employment and housing terms. Higher levels of social housing particularly in the older areas of the town There is less high-quality housing choice in terms of type mix and tenure. No town based sixth form provision The development plan area has a strong framework of green spaces and linkages, but partial in older areas. There are some poor pedestrian links between the urban areas and the countryside – particularly across the A167.

THREATS

Creating a more balanced socio-economic structure to the population to support services to meet current and future residents’ requirements. Revitalising the local economy by adding to and retaining the town’s existing major employers Improving connectivity between residential areas, employment and key services, and the wider region. Enhancing the role of the town centre through physical regeneration The provision of an enhanced retail offer inclusive of the introduction of evening uses. Providing the housing to support a growing population and increasing number of households. Delivering key housing opportunities as allocated through the County Durham Plan Opportunities to reinforce green infrastructure through new housing development

      

Wider economic weakness and low growth may undermine viability Lack of finance to support regeneration/property schemes The town's potential to attract investment will face strong competition from across the region Further pressure from out-of-town retailing & internet shopping Increased competition from regional centres Aging population Strain on service provision from increased population


APPENDIX TWO – STRATEGIC CONTEXT County Durham Regeneration Strategy County Durham’s productivity has declined since the 1990s and has remained static at approx 61% of the UK average for the last few years. The shift away from manufacturing toward public and private services has had an adverse effect on the county’s ability to add economic value. The thrust of the council’s strategy (as expressed in the Regeneration Statement and the emerging County Durham Plan) is to concentrate on improving the employment prospects of County Durham residents, diversifying the business base in order that it may add increased worth and strengthen the County Durham economy as a whole. The strategic importance of Newton Aycliffe is recognised within the County Durham Regeneration Strategy which aims to embed a “whole town” approach to regeneration activity and unlock the full potential of the settlement. This strategy recognises that South Durham constitutes one of four areas of opportunity within the county. Newton Aycliffe in particular is an important service centre with major investment being made by the private sector in the town centre and on the Business Park. Joint Strategic Needs Assessment 2012 This is a joint assessment by NHS County Durham and Darlington and the Council. It deals with the socio economic background and underlying factors influencing health and well being and identities future needs 19 . It underpins the Joint Heath and Well Being Strategy covering a similar period to this masterplan – 2013-17 20 . Housing The council agreed a new housing strategy for the county in 2012. “Building Altogether Better Lives Housing Strategy” sets out how the council and its partners will deliver the Sustainable Community Strategy’s ambition of “creating sustainable places where people want to live, work, visit and invest”. There are three key areas of the housing strategy:  Altogether Better Housing Markets – the role that housing plays in regeneration;

19

20

County Durham Joint Strategic Needs Assessment 2012, DCC & NHS County Durham and Darlington, 2012 County Durham Joint Health and Wellbeing Strategy DCC & NHS County Durham and Darlington, 2012


 

Altogether Better Housing Standards – how to improve the quality of existing homes, including energy efficiency and the Decent Homes Standard.; and Altogether Better at Housing People – quality of housing management services, support and advice.

This is supported by;  DCC – The Older Persons Accommodation and Support Services Strategy that fed into the Joint Needs assessment referenced above 21  DCC – Strategic Housing Market Assessment 2012 22  Strategic Housing land Availability Assessment 2011 23 These feed into the options emerging form the County Durham Plan. At a strategic level, the potential County Durham Plan allocation for Low Copeland of 950 units has implications for the town centre and services including linkage to the town. livin has produced area profiles and analysing constituent communities 24 in Newton Aycliffe supporting its policy for provision and that will feed into its emerging Sustainable Communities Strategy. North East Retail Study The study, published in early 2011 25 , identifies that apart from Newcastle and Sunderland city centres, Metro Centre, Middlesbrough and Darlington town centres, all the other town and city centres, including Newton Aycliffe, are relatively insignificant in regional terms.

County Durham - The Older Persons Accommodation and Support Services Strategy 2010-2015, DCC, 2010 Ibid 23 DCC SHLAA – Website http://gis.durham.gov.uk/gis/shlaa.htm 21 22

24 25

See previous page –Aycliffe New Town, Old Town, Village and Middridge Community Plans 2012-14, livin 2012 North East Retail and Leisure Study, DTZ (2011) for ONE North East
