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Delivery Strategy

Broad Concepts
Study Area Assets
Opportunity Sites
Development Potential
The Framework Stages
Stage 1
Stage 2
Stage 3
Stage 4
The Delivered Framework
Town Centre - Options
Scenario 1A
Scenario 1B
Scenario 2A
Scenario 2B
Town Centre Concept
Development Parameters
Town Centre: Public Realm

 
   

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
     
 
Town Centre Concept
 
   


     
   
     


     
 

Due to the critical relationship between the Town Centre and the balance of the Study Area, it is necessary to set out a number of development parameters that will serve to guide the future design of the core development area. The Design Parameters set targets for the overall quantum of development, mix of land uses, positioning and orientation of entrances and attitude to public space. In addition, the aim is to direct the preferred solution for parking in the Town Centre and the means of access to this and service access for the retail elements of the scheme.

The parameters diagrams are therefore presented as a set of guidelines that should be followed if the creation of a vibrant, high density and unique Town Centre is to be achieved.

It is assumed that national planning policy, development guidance and construction industry governance is applied in addition to the principles identified here. The insertion of a main civic square is a recognised constraint that deliberately identifies the need for change and development commitment. The centre recognises existing stakeholders and traders and establishes supplementary development that is hoped will create long-term prosperity for Gateshead. The viability of this framework is tested by an illustrative proposal with an achievable quantum of development uses and parking.

Routes, Links, Sites, Access

The main existing town centre activities are focused along the primary and secondary street frontages of High Street, West Street and Jackson Street. The town centre framework concept is to focus on these streets and the comprehensive redevelopment of the site contained by these streets and Nelson Street to the North. Five development zones are proposed each connected by routes that define a development zones edge condition. A central Civic space straddles four of the zones around which public realm and buildings of significant quality are placed to reinforce the making of public place. Linking open spaces to the civic square connect sites to the North and South of the site. Access to the town centre from neighbouring areas and the main metro and bus interchange are capitalised by the concept with the introduction of areas of tall building form, to create landmark, or significant building entrances. A strong visual axis links the proposed Civic Space to the Tyne Bridge that reinforces location of place and identity of the public realm. At the southern end of the High Street a visually strong building represents the Town Centre from the South visible from the Highway.


 
   

     
   
     

     
 

Achievable Development Areas

Totals(sm) Totals(sf)

Prime Retail 5,574 60,000

Secondary Retail 4,645 50,000

Market 511 5,500

Restaurants 1,858 20,000

Employment 4,645 50,000

Residential 46,451 500,000

Leisure 4,645 50,000

Food Store 6,968 75,000

Department Store 4,181 45,000

Second Anchor 3,716 40,000

Culture 279 3,000

Education 15,000 161,460

Service 4,831 52,000

Sub Total 103,304 1,111,960

Parking - (1000 spaces) 24,000 258,336

Total Development GEA 127,304 1,370,296

10.764 Conversion Factor sm to sf

Routes, Links, Sites, Access

The main existing town centre activities are focused along the primary and secondary street frontages of High Street, West Street and Jackson Street. The town centre framework concept is to focus on these streets and the comprehensive redevelopment of the site contained by these streets and Nelson Street to the North. Five development zones are proposed each connected by routes that define a development zones edge condition. A central Civic space straddles four of the zones around which public realm and buildings of significant quality are placed to reinforce the making of public place. Linking open spaces to the civic square connect sites to the North and South of the site. Access to the town centre from neighbouring areas and the main metro and bus interchange are capitalised by the concept with the introduction of areas of tall building form, to create landmark, or significant building entrances. A strong visual axis links the proposed Civic Space to the Tyne Bridge that reinforces location of place and identity of the public realm. At the southern end of the High Street a visually strong building represents the Town Centre from the South visible from the Highway.

Civic Space, Public Realm, Secondary and Tertiary Routes, and Development Zones

A Civic place is located at the heart of the Town Centre. Areas of public realm create links to sites north and south. These areas are supportive to the main civic place and create an environment for entrances, wayfinding, orientation, significant building facades and space for town centre events such as a market. Secondary and tertiary routes create the strongest permeable routes around which key building anchors should be placed to create pedestrian traffic. Entrances associated with the strongest generators should be placed along these routes, such as large retail uses (department stores), Food Stores, Leisure Entrances, Education facilities and public buildings. Tertiary routes are generated to support secondary retail, restaurants, office entrances, residential entrances and masked service areas.

Development zones have been created to generate sustainable development and recognises the need for phasing and redevelopment. Large single functions are restricted within each zone above civic square level to a maximum footprint of 6,967sqm (75,000sqft). This would include food stores and malls/shopping centres, but does not preclude mezzanine retail uses. Larger single function spaces are located below the civic square level, which is the only level where functions are allowed to straddle zones, such as Retail, Leisure and Parking.

  
   
 
 
 

 
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