Masterplan October 2020 - Riverside Sunderland
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Masterplan October 2020
Contents
Riverside Sunderland
Introduction 5
1. This is Riverside Sunderland 9
Masterplan
2. About the site 15
3. Goals and guiding principles 25
4. The landscape strategy 39
5. Living in Riverside Sunderland 61
6. Working in Riverside Sunderland 93
7. Creating new attractions 113
This masterplan should
be read in conjunction
with the Riverside 8. A connected and accessible urban quarter 125
Sunderland Supplementary
Planning Document. The 9. Creating a carbon-neutral community 141
architectural images
contained in this document
are illustrative. They 10. Natural environment and climate resilience 155
establish guiding principles
for development including 11. Delivering the masterplan 2020-2040 163
height, massing and form;
detailed proposals will
be prepared to support
planning applications
for each site.
3
Foreword
Riverside Sunderland
Councillor Graeme Miller,
Leader of Sunderland City Council
In late 2019, Sunderland City
Council published its vision for the
regeneration of Riverside Sunderland,
The masterplan will ensure that
Riverside Sunderland delivers
much more than homes and offices,
Introduction
Masterplan
a city centre site spanning the important though they are. This is
River Wear. We had a hugely a new community and a new urban
positive response to our plans, quarter. We are determined that Riverside Sunderland is a new
notably from Legal & General who the site’s remarkable landscape
pledged to invest £100m in modern setting and its rich cultural heritage urban quarter being created
offices next to our new City Hall. should be reflected in outstanding by Sunderland City Council on
urban design and architecture,
The COVID-19 emergency has Smart City infrastructure, and a a superb riverside site in the
presented huge challenges to
all UK cities. At the height of the
sustainable development model
that will contribute to the city’s heart of the city.
pandemic we took the view that carbon-neutral ambition.
we should do everything possible
to maintain the momentum at The City Council will continue to put
Riverside Sunderland, and this all its energy and resources behind the This masterplan sets out
stunning masterplan is the result. masterplan, working with the private
sector, the Government, and local our strategy to create 1,000
and regional partners to achieve our homes for a community of
goals. We have already benefited from
a successful community engagement 2,500 people, and 1 million
process and we will continue to
test our ideas with residents and
square feet of offices and
businesses. The renaissance of workspace for 8,000 – 10,000
our city centre starts here and we
want the whole city to feel a shared quality jobs. Beautiful parks
sense of excitement and pride.
and public spaces will create a
memorable landscape setting
for Riverside Sunderland.
5
Riverside Sunderland
> a 33.2 hectare site on both sides of the River
Wear.
> 19.5 hectares of developable land.
Masterplan
> the first carbon-neutral urban quarter in the
UK.
> 1,000 new homes to buy and rent in four
riverside neighbourhoods.
> a school, nurseries and other community
facilities.
> more than one million square feet of modern
offices in a new central business district,
providing 8,000-10,000 jobs.
> a development site for a life sciences/
healthcare facility.
> two outstanding civic buildings: City Hall and
the Culture House.
> a beautiful landscape park bringing life back
to the river.
> two new bridges across the River Wear.
> a walking and cycling network.
> ubiquitous smart city technology.
N
7
Riverside Sunderland
1
This is
Riverside
Masterplan
Sunderland
1.1 Revitalising the city centre
1.2 A framework for change
1.3 Community engagement: what we have learned
9
1.1 Revitalising the city centre 1.2 A framework for action
Riverside Sunderland
Sunderland City Council is pleased to publish The City Plan recognises these challenges and The change is already under way. The Beam – a facing Sunderland in the mid-21st century.
this ambitious masterplan for the regeneration of makes the revival of the city centre a priority. This 60,000 square feet office building – is occupied, The masterplan aims to provide a coherent,
Riverside Sunderland, a 33.2 hectare city centre masterplan shows how Riverside Sunderland City Hall and the Auditorium - the final stage structured approach and a framework for action in
site spanning the River Wear. Sunderland has made will revitalise the city centre, setting out a of the Fire Station project - will be completed a complex and challenging location by:
great economic progress in the past 20-30 years, framework for development and placemaking. in 2021. Many of the exciting projects detailed
but the city centre has been left behind: the retail here will be delivered in the next 5-10 years. The > creating an excellent environment
Masterplan
and leisure offer is disappointing, and the resident masterplan tests and demonstrates the feasibility for community life, business
population is at an unsustainably low level. of the Council’s vision for Riverside Sunderland productivity and enterprise
and sets benchmarks for design quality and > supporting a rich and pleasurable quality
sustainability. The strategy is informed by a of life for residents, workers and visitors
deep understanding of the history, culture and > connecting people and places, and
topography of the site, and of the challenges > creating a distinctive place of enduring quality.
Riverside
Sunderland
City
Centre
11
Riverside Sunderland and the city centre Sketch development study
1.3 Community engagement:
Riverside Sunderland
In 2019, Sunderland City Council This document builds on that vision. It looks in
appointed a multi-disciplinary design detail at the entire Riverside Sunderland site
team to develop proposals for the and sets out our proposals for the creation of an what we have learned
Riverside Sunderland site. Our first attractive, mixed-use urban quarter on both sides
report, setting out the vision for a of the River Wear. It shows how our aspirations –
new urban quarter for Sunderland, to establish a new community, bring thousands In early 2020 we launched our community > we are not just building houses, we are
was published in November 2019. of jobs to the city centre, and create a stunning engagement process, Imagining Riverside creating a community; Riverside Sunderland
At the launch event we were able landscape setting – will be achieved. It establishes Sunderland. We set up a temporary exhibition must offer an attractive choice of homes to
to announce a £100m investment the principles that will guide future development: in a pop-up shop at The Bridges, and more than buy and rent, as well as social infrastructure
by Legal & General in new office competitiveness, sustainability, biodiversity, 400 people called in to meet with our team such as schools, parks and shops
space, welcome Ocado as the first health and wellbeing, and design excellence. For and share their ideas. That was followed by a > the city centre needs to attract talented
Masterplan
tenants in The Beam, and mark the Sunderland to prosper in the mid-21st century, 4-day workshop at The Beam where 135 people individuals, and provide opportunities for
start of construction at City Hall. the city needs to reinvent itself and to be a model took part in an intensive programme of site local people; we need affordable workspace
for a new kind of urbanism: dynamic, ethical visits and discussions. There was enthusiastic for start-up businesses, artists and makers
and people-centred. The Riverside Sunderland support for the Riverside Sunderland vision > Galley’s Gill has stunning views of the river
masterplan sets out the blueprint for change. and we took away six key messages, all of and the bridges, but people do not feel safe or
which are reflected in this document: comfortable in the area – this needs to change
> we need to connect the different parts of
> we need to focus on the relationship Riverside Sunderland, and strengthen walking
between Riverside Sunderland and and cycling links with the rest of the city; we
the existing city centre, improve the will need to build new bridges across the river,
connections between them and ensure and make it easier to cross St Mary’s Boulevard
that the benefits of growth are shared > there is strong support for putting the
city’s carbon-neutral aspirations into
practice in Riverside Sunderland.
13
Riverside Sunderland
2
About the site
2.1 Location
Masterplan
2.2 Localities
2.3 Evolution of the site
2.4 History and heritage
15
2.1 Location
The site is extraordinary. Riverside Sunderland sweeping views upstream and downstream.
will be developed on either side of the River Wear. The riverside has played a pivotal role in
The river sweeps past the city centre through a Sunderland’s rich history, but in recent decades
steep-sided gorge, up to 30m deep in places. It is it has been abandoned, a casualty of the decline
spanned by the iconic Wearmouth road and rail of the industries – mining, shipbuilding and
bridges, which provide a dramatic point of entry glassmaking – that made the city great. The
to the city . Until the late 20th century, this part of masterplan will regenerate the riverside and
the river was a densely packed centre of industry. 1
restore it to its central place in the life and
work of the city. It will extend the city centre to
The masterplan spans three levels: the the north and across the river, and strengthen
plateau on both sides of the Wear; the valley connections to the two university campuses,
of Galley’s Gill, which descends from the and communities such as Millfield and Roker.
plateau to the river; and the river edge. At all 1
LUC, City of Sunderland Landscape Character
levels, the landscape setting is dramatic, with Assessment, report for Sunderland City Council, 2015
Retail Park
Roker
Sport/
Stadium
Culture
University
Riverside
Sunderland
Millfield
Vaux
Culture Retail Sunniside
University
Holmeside Museum/
Mowbray Park
Riverside Sunderland in context
2.2 Localities
Riverside Sunderland
The masterplan subdivides Riverside
Sunderland into six areas:
Ayre’s Quay Sheepfolds
Vaux Sheepfolds
Masterplan
Vaux occupies land on the plateau, Sheepfolds had a strongly industrial
looking north towards the River Wear. character until the late 20th century.
It is separated from the Heart of the The area was dominated by Wearmouth
City by St Mary’s Boulevard. Until the Colliery, and large areas were occupied
late 20th century it was occupied by a by railway sidings, with a dry dock and
grid of streets and a mix of small-scale other industries on the riverside. There
commercial and industrial premises, with was also a cluster of workers’ housing.
an enclave of housing to the west.
Farringdon Row Heart of the City Riverside
Park
Farringdon Row was previously the site of The Riverside Sunderland boundary
Sunderland Power Station; it faces east extends into the established city centre; Vaux
towards Galley’s Gill and the bridges. it includes Keel Square, the north side
of High Street West and part of the
Bishopwearmouth Conservation Area.
Ayre's Quay Riverside Park
Ayre's Quay is a tapering tail of riverside Riverside Park comprises Galley’s Gill – Farringdon
land that runs north from Farringdon once occupied by the coal exporting trade,
Row Heart of the City
Row to the Liebherr site. It was the and now a green space running down to
site of Hetton Staithes and a variety the river – and both banks of the river.
of other traditional industries.
192.3 Evolution of the site
Riverside Sunderland
18th century 19th century 20th century 21st century
The city of Sunderland developed from three The Borough of Sunderland was created in 1835. By the mid-20th century the riverside was in steep The City Council intervenes to halt decades
settlements on either side of the River Wear. The It was already a substantial town, and it continued decline. Many shipyards had closed, although of decline and kick-start the regeneration
oldest was Monkwearmouth, a monastic settlement to grow rapidly. Between 1800 and 1900, the the last clung on until 1988. Lambton staithes process. Pioneering projects – The Beam,
on the north bank of the river; the medieval parish population grew from 26,000 to 182,000, and new closed in 1968, Sunderland Power Station in City Hall and the Auditorium – signal a fresh
Masterplan
of Bishopwearmouth grew up around what is now industrial districts and suburbs spread out into the 1976, Wearmouth Colliery in 1993, and the Vaux start, and this masterplan is commissioned
Sunderland Minster, while Sunderland parish, neighbouring parishes. As the town centre began Brewery in 1999. During this period, the remaining to set out a bold strategy for change.
also on the south bank, extended towards the to take shape, new streets of civic and commercial houses were demolished and, by the turn of the
mouth of the river. In 1796 the three parishes were buildings were laid out. On both sides of the river, century, most of the Riverside Sunderland site 2
The history and architecture of Sunderland are described
connected by the first Wearmouth Bridge. . 2
heavy industry occupied the valley. By the mid- had been cleared. The Stadium of Light opened in Michael Johnson and Graham Potts, The Architecture
19th century Sunderland claimed to be one of in 1997, on the site of Wearmouth Colliery, of Sunderland 1700-1914, The History Press, Stroud,
the greatest shipbuilding ports in the world. The creating a commanding new landscape feature. 2013; Michael Johnson, Sunderland in 50 Buildings,
riverside landscape was dominated by Wearmouth Amberley Publishing, Stroud, 2016; and Michael Johnson,
Colliery, shipyards, staithes, railway sidings and, The Sunderland Cottage: A History of Wearside’s
later, Sunderland Power Station. Smaller factories “Little Palaces”, Amberley Publishing, Stroud, 2016.
and workshops sprang up on the plateau, and
terraced houses were built in Sheepfolds and on
the southern edge of Galley’s Gill. Pockets of spare
land were used for allotments and pigeon lofts.
212.4 History and heritage
Large parts of Riverside Sunderland have
been cleared in the past 30-40 years, and Grade Building Date Location
much of its industrial heritage has been swept
away. Despite this, there is much of value High Street
II* Empire Theatre 1907
West
and interest, and the combination of historic
II Magistrates' Court 1907 Keel Square
buildings, structures and landscape gives the
area a strong and distinctive character. The Londonderry High Street
1902
(Peacock) West
The Dun Cow 1901 High Street
The schedule shows listed buildings in West
the Riverside Sunderland Area:
Monkwearmouth
1879
Railway Bridge
> there is a group of fine Edwardian buildings Wearmouth Bridge 1929
in the Bishopwearmouth Conservation area, Wearmouth
Wearmouth
including the Empire Theatre (Grade II*), the Colliery Coal c1900
Riverside
Staithes
Magistrates Court, and the Londonderry
and Dun Cow pubs (all Grade II) North Eastern
1884 Sheepfolds
Railway Stables
> the iconic Wearmouth Bridges, road
and rail, are Grade II listed
> the North Eastern Railways Stables Other unlisted, but still valuable survivals include
(Grade II) are in Sheepfolds, close to the recently restored Fire Station (1907), the
the remains of the Wearmouth Colliery railway tunnel portals in Galley’s Gill, the North
coal staithes at Wreath Quay. Eastern Railway goods shed in Hay Street, and
the cobbled path that winds up the hill from
Wearmouth riverside to the Stadium of Light.Riverside Sunderland
3
Goals and
guiding
Masterplan
principles
3.1 Our strategic goals and targets
3.2 Key principles
3.3 Riverside Sunderland in context
3.4 Localities: land use
3.5 Animating Riverside Sunderland
253.1 Our strategic goals and targets
Riverside Sunderland
The masterplan sets out our strategy The Riverside Sunderland site extends to 33.2
for revitalising and reinventing hectares on both sides of the River Wear, including
Sunderland city centre by creating 19.5 hectares of developable land. Development
an exciting and beautiful new of most areas of the site will be well advanced
urban quarter. The development by 2030, and it will be fully developed by 2040.
of Riverside Sunderland will: It will be the first carbon-neutral urban quarter
Masterplan
in the UK, and the masterplan will deliver:
> regenerate, restore and repurpose
a large tract of degraded > 1,000 new homes to buy and rent
former industrial land on the in four riverside neighbourhoods,
north side of the city centre doubling the population of the city
centre from 2,500 to 5,000
> act as the catalyst for renewal > a school, nurseries, green spaces, play parks,
in the wider city centre gardens and other community facilities
including Sunniside, Holmeside in all the residential neighbourhoods
and the Crowtree site > more than one million square feet of modern
offices in a new central business district,
> strengthen the inner urban area, providing 8-10,000 new city centre jobs
including connections between with a range of services and amenities,
the university campuses, and links including a high quality landscape setting
to the coast and communities > a high profile city centre site for a life
including Millfield and Roker. sciences/healthcare facility, to diversify the
economy and create high quality jobs
> two outstanding civic public buildings:
City Hall and the Culture House - our
great new city library, and a centre for Greenspace
family learning, making and creativity
> the restoration of Galley’s Gill and the
riverside to create a beautiful landscape
park and bring life back to the river
> two stylish bridges across the River
Wear to connect Riverside Sunderland
to the university campuses and the city-
wide walking and cycling network
> ubiquitous smart city technology, including
5G and an innovative lighting strategy.
27
Built Edge Townscape Markers3.2 Key principles
Riverside Sunderland
Responding to the landscape
Our approach to the masterplan starts with
Riverside Sunderland will be a special Ten key principles have the Riverside landscape, its extraordinary
place that exploits the potential topography, history and cultural resonance. It is
of its extraordinary location to the
guided the development the most exciting regeneration site in Britain, but
full. It will be a new community, of the masterplan: it also presents challenges relating to physical
a thriving business district and a barriers and microclimate. The masterplan
focal point for civic, commercial aims to maximise the drama of “living on the
and community life – framed in edge”, with views of the river, the gorge and
Masterplan
a beautiful landscape setting. abundant green space. The restoration of a
built edge on the cliff tops overlooking the
river will create a signature profile for the city.
Design excellence
“Good design generates economic and social Building communities
value…[it] is not just about the aesthetic
improvement of our environment, it is as much Riverside Sunderland will repopulate the city
about improved quality of life, equality of centre and dramatically increase the daytime
opportunity and economic growth” (Design population. It will be a place to be enjoyed by all
Council). Riverside Sunderland needs to reflect the citizens of Sunderland and by visitors to the
our new-found confidence and ambition, and city. It will offer new civic and cultural amenities,
set the standard for design excellence. parks, open spaces and allotments, as well as
community facilities and meeting places. It will
be an inclusive community, with a variety of
homes to buy and rent offering the people of
Making connections Sunderland and the wider region the opportunity
to be part of a unique city-living experience.
We need to bring people to Riverside
Sunderland, preferably on foot, by bike or
public transport and we need a parking regime
that meets the needs of occupiers without Bringing life back to the river
encouraging unnecessary journeys by car. The
masterplan must reconnect a fragmented city, by Throughout Sunderland’s history, the Wear has
establishing townscape markers and civic vistas, been a working river and the lifeblood of the
and by stitching new local routes for walking city’s economy but it has become detached from
and cycling into the wider city/regional network. the daily life of the city. There is some leisure and
recreational use but, in the Riverside Sunderland
area, the river is a neglected asset. Our plans
will bring people back to the river to enjoy the
spectacular scenery and we will explore the
potential to establish a new water sports hub.
29Riverside Sunderland
Economic prosperity Opportunities for local people
Riverside Sunderland will create a dynamic The community engagement process has
new business district which will rebalance the highlighted the importance of ensuring that local
local economy by providing high quality modern people benefit directly from the regeneration
offices and workspace in the heart of the city. It of Riverside Sunderland. Everyone will gain
will bring well-paid skilled jobs back into the city from the revival of the city centre and the
centre, attract inward investment, help ambitious restoration of the riverside, and the direct
local companies to grow, and encourage a benefits will include thousands of well-paid
new generation of entrepreneurs to launch new jobs as well as 1,000 new homes – many
Masterplan
tech, creative and other start-up businesses. of them available to rent. We will explore
opportunities to strengthen the local MMC
supply chain: over time, we hope to build
homes that are truly “Made in Sunderland”, and
Environmental sustainability we will work with local colleges and training
providers to train local people for the new jobs.
The City Council is developing an ambitious plan
to achieve carbon-neutral status, and Riverside
Sunderland will lead the way. Energy-efficient
homes will be built using modern methods of Smart City
construction (MMC), and we will promote the
use of renewables and smart energy networks. The City Council continues to invest in next
The masterplan encourages active travel, public generation fibre and 5G connectivity, creating
transport and the use of electric vehicles. We will the technology platform for an exciting lighting
conserve and enrich the ecology of the riverside strategy and our wider aspiration to become
landscape. Tree planting and sustainable urban one of the UK’s first smart cities. Riverside
drainage will promote climate change resilience. Sunderland will be a testbed for an approach
linking Internet of Things (IoT) sensors, actuators
and technology to connect components across
the city. By deriving and utilising data from all
Health & wellbeing these connections we can improve the quality
of life and promote communications between
Riverside Sunderland will provide opportunities citizens, the Council and other agencies.
and motivation to live well and nurture physical
and mental wellbeing. Galley’s Gill will be
restored to create a landscape park with
opportunities for play, exercise and community
growing. An extensive paths network, including
two new bridges, will encourage walking and
cycling throughout the site and by the river, with
connections to the two university campuses,
the coast and countryside. Our new city library,
the Culture House, will be a sociable space
providing nourishment for the mind and spirit.
313.3 Riverside Sunderland in context
Riverside Sunderland
1 The core retail area, including The 6 The two university campuses at Chester
Bridges and High Street West Road and St Peter’s
The drawing shows the The topography of the site is
relationship of Riverside exciting but challenging, with 2 Other city centre districts, including 7 The coastal communities of
Sunderland to the city centre a broad river running through Holmeside and Sunniside Roker and Seaburn
and other inner-urban areas. a deep gorge. Riverside
3 The Minster Quarter with its heritage and 8 Inner-city communities including Millfield
The masterplan will repair Sunderland will repair the hole cultural attractions and Deptford.
the city’s damaged fabric left in the heart of the city by
Masterplan
by creating a memorable the decline of industry, and 4 The Museum and Winter Gardens and 9 The Port of Sunderland
and engaging mixed-use it will overcome the barriers historic Mowbray Park
urban quarter. It will give to movement caused by the
5 The Historic High Streets Heritage Action 10 The Stadium of Light
the city centre room to grow river and major roads. Zone (HAZ)
and adapt to the needs of
the mid-21st century.
7
10
6
9
8
5
2
3 1
6
2
4
333.4 Localities: land use
Riverside Sunderland
Uses
Residential
Central Business District
Other Employment
Civic & Cultural buildings
Community Infrastructure
Car parking
Green space and recreation
Healthcare
Site Area (ha)
Education / training
In Section 2 we introduced the six localities The character and function of the localities
that make up Riverside Sunderland, with five is explored in more detail in Sections
development areas ranged around Riverside 4-7, and the proposed land uses are
Park. Riverside Sunderland has a total land summarised in the table opposite.
area of 33.2 ha, of which 19.5 ha – all on the
plateau – is considered to be developable.
Masterplan
Localities
Vaux 4.3 (ha)
Farringdon Row 2.9 (ha)
Ayre’s Quay 1.2 (ha)
Sheepfolds 9.1 (ha)
Heart of the City 2.0 (ha)
Riverside Park 13.7 (ha)
Total Area (ha) 33.2 (ha)
353.5 Animating Riverside Sunderland
Riverside Sunderland
The best-loved and most engaging urban places are more than the This section has described the
sum of their parts. They work because a rich mix of people, enterprises building blocks for the Riverside
and activities come together to create vibrant streets and spaces and Sunderland strategy. It shows how
encourage interaction. They offer organised events and activities, but we will transform a unique site into an
they are also the setting for the informal contacts and gatherings that equally unique urban quarter, creating
animate city life. A masterplan cannot prescribe a sense of community, a place that reflects the culture
Masterplan
but it can create the conditions for social interaction between: and traditions of our amazing city.
The following sections explore the
vision in more detail, focusing on the
> the 2,500 people who will make Animation will be “designed in” by providing a landscape park (Section 4), residential
Riverside Sunderland their home, range of spaces and facilities: development (Section 5), the central
use the Riverside Park and grow business district (Section 6), and
food in community gardens > active ground floor uses including civic and cultural assets (Section 7).
> the 8,000-10,000 people who shops, cafes and restaurants
will work in the area and use its > workspace, including studios,
public spaces and facilities workshops and co-working spaces
> the children who will go to > social infrastructure including
local schools and nurseries, schools and healthcare
and use the play spaces > community facilities including play spaces,
> the entrepreneurs, artists meeting rooms, community growing
and makers who will drive spaces and tool storage/sharing
Sunderland’s creative economy > serviced sites for outdoor events and activities
> the communities of interest > mobility hubs offering bike hire and secure
– from across the city and parking, and an electric vehicle car club.
the region – who will come to
Riverside Sunderland for sport, We will review options including the
recreation, leisure and learning. creation of a community interest company
to run an events programme, activate
public spaces, build partnerships with local
organisations, and encourage volunteering.
37Riverside Sunderland
4
The landscape
strategy
Masterplan
4.1 Riverside Park
4.2 Key elements of the park
4.3 Access and movement
4.4 Healthy, active and family-friendly
4.5 The cultural landscape
4.6 Bringing life back to the river
4.7 The public realm
39The Wear Basin
Riverside Sunderland
The dramatic landscape of Riverside
Sunderland and the rich cultural heritage
of the site provide an exciting and
inspiring platform for the development
of the masterplan. The topography
of the site, especially the deep gorge
Masterplan
that separates the Vaux plateau from
Sheepfolds, presents undoubted
challenges, but the potential is
enormous and the masterplan seeks
to capitalise on its amazing views,
the clifftop escarpment, the great
river, woodlands and green spaces.
N
414.1 Riverside Park
Riverside Sunderland
Riverside Park will be the focal point of Riverside We will revitalise the park and
Sunderland. With a land area of 13.7 hectares unlock its huge potential by
and a water space of 5.3 hectares, the park focusing on four key themes:
accounts for about half of the total site area. Two
hundred years ago, Galley’s Gill – then known > rediscovering the beauty and
as Rector’s Gill – was a green valley in a green drama of the natural setting
Masterplan
landscape. In the decades that followed the > celebrating the site’s rich
site was occupied by industry, and by the mid- history and heritage
19th century it was intensively developed. The > animating the site and
lower slopes of the valley were almost entirely > re-connecting the park
occupied by an extensive network of railway to the life of the city.
sidings serving the Hetton and Lambton coal
staithes. The portals of the tunnels that provided The daily life of Riverside Sunderland – its
access to the waterfront still survive. This was residential neighbourhoods, the vibrant central
a working waterfront, with more staithes on business district and the civic and cultural assets
the north bank serving Wearmouth Colliery in the Heart of the City – will be ranged around the
and a variety of other traditional industries. revived Riverside Park. The upgraded St Mary’s
Boulevard will reconnect the park to the city and
By the mid-20th century, industry was in decline new bridges will connect communities across
and, in 1964, the architectural critic Ian Nairn the river. It will become one of the UK’s great
described an area “gone wild: tumbled fragments urban parks - a beautiful and ecologically rich
of old industry sticking out of the steep slopes, green space where residents and their families
rough paths and steps leading down to the water”. will meet, play, relax, exercise and grow food. It
In the years that followed the site was cleared and, will help to create an outstanding employment
in 1989-91, a new landscape park was laid out. location, attracting inward investment to the city
But its isolated location, surrounded by derelict and providing high quality jobs. It will be a popular
land and major roads, and with no convenient destination for visitors from across the region and
river crossing, means that not many people beyond, and a site for sport, recreation and events.
venture into Galley’s Gill; the site has suffered
from anti-social behaviour and vandalism.
43
Rector’s Gill 1826 Galley’s Gill 1941right. It shows the various play areas and the communal growing space at Kingsley Gardens. The characteristic topography
defines the different spaces and provides good visibility for passive surveillance.
ARiverside
Life sciences
Our approach is guided by Multistorey car park Stone bastion structure Skate park Landscape terraces Play area Galley’s Gill Densely Path through woods Kingsley Gardens Path up to Vaux park edge Medical facility
New Urban Sunderland
facility
Road wooded bank communal growing Vaux west
the principles of integrated
sustainability. We will support:
Quarter for Sunderland
a circular economy and low
embodied impacts by:
> conserving the existing landscape
wherever possible
> not moving material off site
> avoiding over-engineered and
intrusive interventions
Masterplan
> using efficient designs, sustainable
materials and nature-based solutions
> working with the landscape to implement
sustainable urban drainage
biodiversity and resilience by:
> understanding the ecology of the site Riverside Park
> creating habitats, corridors and
networks for biodiversity gain
> focusing on microclimate and
shelter around buildings
> maximising sunlight in outdoor
spaces, play areas and allotments
community wellbeing by:
> promoting walking and cycling
> designing neighbourhoods that
encourage outdoor time, healthy
lifestyles, play and social interaction
> clearly defining public, communal
and private space
> maximising exposure to greenery,
sunlight and views.
The regeneration of Riverside Park is the
centrepiece of our landscape strategy, which
will define, integrate and connect different uses
and localities across Riverside Sunderland.
In addition to creating the park we will:
> establish a high quality public realm in
the developed parts of the site, including
the four residential neighbourhoods
and the central business district
> invest in whole site infrastructure
including the paths network, lighting,
45
signage and sustainable drainage.4.2 Key elements of the park
Riverside Sunderland
4. Wearmouth Riverside, linked to
Galley’s Gill and the city centre by
the new low-level bridge, will follow
the north bank of the river from
As shown in the plan, Riverside Wreath Quay to Bonnersfield
Park will comprise 4 main
functional/character areas: The Cobbled Path, an old wagonway which
climbs the steep gill from the riverside to
the Stadium of Light, is a notable heritage
asset which will be restored. The slopes
Masterplan
1. Galley’s Gill will be the busiest 2. Kingsley Gardens will be a and cliffs here are accessible at different
part of the park, and a focal site for community growing levels, and their sunny, south-facing
point for leisure and recreation aspect should be exploited. The north
Kingsley Gardens will be created on the bank of the river has been identified as a
Galley’s Gill will be the heart of the landscape east side of Galley’s Gill, on the upper possible site for a water sports centre.
park. The entrance to the park at the top of slopes. This will be a community-managed
the valley will be close to the Farringdon Row growing space for the residents of Vaux
neighbourhood and the new multi-storey car and Farringdon Row, with a combination of
park. This will be a busy, intensively used individual and communal plots. The site will
part of the park, with facilities including a be gated and there will be raised planters,
playground and a skate park. The land slopes growing frames for fruit and climbing plants,
down towards the river, past a balancing and an orchard. On-site facilities will include
pond for the sustainable drainage system; the tool storage, a small meeting space, a
path passes through a narrow wooded defile greenhouse and communal composting.
below Gill Bridge, before the river meadows
are reached. This area will be terraced,
providing attenuation for rainwater and a site
for biodiverse planting; it could also provide a
4
platform for play equipment. 3. Lambton Riverside will follow
the river’s edge from Ayre’s
The densely wooded land below the Quay to Wearmouth Bridge.
escarpment will be managed to improve
3
visibility and introduce sunlight, and the A new low-level bridge will cross the river
portals of the historic Lambton & Hetton and arms of the park will extend upstream
Staithes Tunnels will be restored and and downstream on the narrow strip below 11
floodlit. This area could become an events/ the escarpment. Upstream, the focus will be
performance space. At the foot of Galley’s on improving the riverside path, woodland
Gill, the platform created for the first park management and establishing connections 2
2
will be upgraded to create a pavilion and to Ayre’s Quay – as well as bringing the
events space overlooking the river, with steps river back into use for rowing, sailing and
down to the riverside. The pavilion will stand water sports. The new high level bridge
at the entrance to the low-level bridge. connecting Vaux East to Sheepfolds (along
the path of the Keel Line) will be a dramatic
feature, and the steps and terraces below
the Wearmouth Bridges will be restored.
47
Landscape Character AreasThere will be four principal > Farringdon Row: a point of access for
park entrances, linked to the residents of Farringdon Row and Ayre’s Quay
walking and cycling network: > Cobbled Path: located in a small
public space at the top of this historic
wagonway, facing the Stadium of Light
> Galley’s Gill: in a prominent gateway location > Sheepfolds: a short distance from St Peter’s
with views of the sculpted grass landscape, station and the new high-level bridge, this
play facilities and the Kingsley Gardens entrance will give access to Wearmouth
community growing space Riverside and the low-level crossing.Riverside Park
4.3 Access and movement
Riverside Sunderland
The park has an extensive network of paths, The bridges are discussed in more detail in Section Other key features of the > additional secondary/local routes
but connections to walking and cycling 8, but they are pivotal to the movement strategy enhanced network will include: will be added as required
routes in the rest of the city are poor. The for the site, creating a more integrated and > pedestrians and cyclists will be
paths are unlit, and some ramps and steps connected network. The cross-river connections > paths will be repaired segregated at the busiest points
are unsafe. We will invest in the network and are particularly important, and priority will be given and resurfaced > interpretation boards will
create a hierarchy of routes comprising: to delivering the high-level bridge by 2023, with > step-free routes will be created be installed at key locations
the low-level bridge to follow in the medium term. and gradients eased and viewpoints
Masterplan
> primary routes for strategic, cross- These two crossings will perform different but > the primary routes will be lit,
city journeys, with onward connections complementary functions: the high-level bridge will relatively wide and usually
to the wider paths network establish the strategic link between Keel Square step-free, and signposted
> secondary routes and local paths, and and the Stadium of Light and will be the preferred
> ramps and stepped access as required route for residents, workers and shoppers, as well
as football fans on match days; the low-level bridge
will unify the park, enhancing its recreational
potential, bringing the Riverside Sunderland
communities closer together and enabling
them to access facilities throughout the site.
Five bridges will knit the
route network together: 5
1 a high-level bridge across the Wear,
connecting Vaux to Sheepfolds
2 a low-level bridge across the Wear,
2
connecting the Lambton and Wearmouth
Riversides 1
3 the refurbished Gill Bridge, and 3
4 a new bridge across the top of Galley’s
Gill, connecting the multi-storey car
park in Farringdon Row to Vaux 4
5 a bridge spanning the Cobbled Path,
completing the link between the
high-level bridge and the stadium
53
Riverside Park: the bridges4.4 Healthy, active and family-friendly
Riverside Sunderland
Riverside Park will play a vital role in the life Kingsley Gardens will be a dedicated site for Primary routes
of Riverside Sunderland, helping to build the gardening and community growing, and a Sculpture trail
new community, integrate it into the life of the valuable resource for people of all ages. Learning
city, and promote health, wellbeing and social from the experience of projects such as Hulme
cohesion. The park will be complemented by Community Garden in Manchester and Growing Leisure & play area
green spaces and play facilities in each of the Middlesbrough, the Grown in Sunderland brand will Vista & observation point
Masterplan
residential neighbourhoods. There is an active be a powerful symbol of the city’s regeneration. In Water activities
volunteering tradition in the city, and this should addition to growing and harvesting, core activities Community hub
be supported through capacity-building, training might include working with pre-school and school Event space
and fund-raising. Residents, businesses, friends’ groups, gardening for people with physical or Community garden & produce
groups and sports/leisure organisations will learning disabilities or mental health issues, and
have a key role to play in animating the park. craft workshops. There may be opportunities
to produce trees, plants and produce for sale,
Riverside Park will provide a playable landscape and to offer a community composting service.
for people of all ages, combining traditional
play and exercise equipment with an engaging
environment for free play. Facilities will include:
> playgrounds for infants and small children
> adventure play including a parkour zone and
a skate park for older children and adults
> robust outdoor exercise
equipment and fitness trails
> a multi-use games area, and potentially
> jetties, pontoons and an outdoor pool for
sailing and watersports.
The pavilion in Galley’s Gill will
contain a community meeting
room and storage for sports
equipment, as well as a community-
run café providing training and
work experience for people with
special needs. The area around the
pavilion will be an events space
hosting concerts, performances
and community celebrations. A core
programme of high-profile events
designed to attract thousands of
visitors will be complemented by
smaller, community-led gatherings.
554.5 The cultural landscape 4.6 Bringing life back to the river
Riverside Sunderland
The Wear basin is a cultural landscape of national Public art also has a role to play. The artist, With port operations now restricted to the docks
significance. Although the stock of historic Ray Lonsdale, has been commissioned to and quays at the mouth of the Wear, the river –
buildings and structures has been reduced, design and fabricate three figurative pieces, which was once the lifeblood of the city – is an
the Riverside Sunderland site still reflects its including a life size sculpture of a Vaux underused asset. We want to bring people back to
extraordinary history, notably the city’s meteoric Brewery dray hauled by two horses, which the waterside by encouraging walking and cycling
rise in the 19th century and its equally rapid will be installed in 2021. Two other pieces, along the riverbank. The events space and pavilion
Masterplan
decline in the mid-20th century. The challenge is depicting twice-life size figures seated on at the bottom of Galley’s Gill, and the new low-
to create a stunning urban quarter which sets the benches, will be installed in Riverside Park. level bridge will have an important role to play, but
standard for the mid-21st century, while honouring we will also explore the potential to encourage
and celebrating Sunderland’s proud past. We will work with residents and the arts and angling, sailing, rowing, canoeing and swimming.
cultural community to develop a public art
This has already happened in the strategy to guide future commissions, looking We have earmarked a site on Wearmouth Riverside,
Bishopwearmouth Conservation Area, part of to balance these high quality figurative works upriver from the low-level bridge, as a potential
which is included in the Riverside Sunderland with work in a more contemporary mode. location for a watersports centre which might
area. An outstanding group of Edwardian buildings include a floating pool, decks, moorings and
has been renovated over a number of years, pontoons, with associated changing facilities
and an exceptional contemporary building, the and storage. This is a dramatic site, overlooked
Auditorium, will be completed in 2021. The Culture by Wearmouth Staithes and with views to the
House, scheduled for completion in 2023, will wooded slopes of Ayre’s Quay. The riverside
be added to the ensemble. In Sheepfolds, we path, which forms part of the C2C route at this
plan to repurpose two historic North Eastern point, is broad and enjoys a south-west facing
Railway buildings – the listed Stables and the situation. We will engage with water sports clubs
Goods Shed in Hay Street – and to convert and organisations to gauge demand for such a
a 20th century factory into apartments. facility in the medium- to long-term, and we will
scope out a business plan and funding strategy.
The challenge is greater in the Riverside Park,
where the landscape is eloquent but the built
record is fragmentary. In Riverside Park, the
remains of Wearmouth Staithes, the nearby
Cobbled Path, and the tunnel portals in Galley’s
Gill will be conserved, but elsewhere the story
will need to be told using creative interpretation,
apps, augmented reality, storytelling, heritage trails
and guided walks. The local history library and
archive at the Culture House will be an important
on-site resource, and we will encourage the
use of historic place and street names to create
a sense of continuity and a living heritage.
574.7 The public realm
Riverside Sunderland
The landscape park sits at the heart of Riverside Sunderland, giving
everyone who lives, works and visits easy access to green space,
inspiring scenery and the water. The park will be framed by development
in the five localities, each of which will have an attractive formal and
semi-formal public realm appropriate to its character and purpose.
Masterplan
The residential neighbourhoods (see Section 5) will The central business district public realm (see
be healthy, safe, family-friendly green places. This Section 6) will be more formal, but the streetscape
will be achieved by: must still contribute to biodiversity, climate change
resilience and sustainable urban drainage. There
> defining spaces: a clear hierarchy will be tree-lined streets throughout the CBD,
of public, communal and private and the principal walking/cycling routes will have
space helps to promote neighbourly a planted median strip. In addition to the Keel
relationships and sociable behaviour Line, which will extend onto the high-level bridge,
> safe spaces: the layout of residential public art works will be installed at key locations.
areas, passive surveillance, appropriate A small cliff-top park will be created at Vaux,
lighting and good management will next to the high-level bridge, and we will exploit
encourage residents to use public spaces opportunities to create meanwhile spaces on sites
more often and for longer hours awaiting development. St Mary’s Boulevard will be
> pedestrian priority will be the rule throughout transformed into a stylish single-carriageway city
Riverside Sunderland, and streets will be street. The completed scheme will reclaim enough
car-free wherever possible, creating an space to create a new city square and a linear park.
environment that is safe and accessible for all
> planting is essential, but it must take
account of the ongoing maintenance
liability, and future growth
> playable landscapes should be part of
every residential area, with dedicated
play equipment as well as features that
are fun to climb on and play around
> Kingsley Gardens will act as a hub providing
gardening advice, tools and other resources.
59Riverside Sunderland
5
Living in
Riverside
Masterplan
Sunderland
5.1 Creating a new community
5.2 Learning from the past
5.3 A new generation of Sunderland house types
5.4 Carbon-neutral living
5.5 Quality of life
5.6 Four neighbourhoods
5.7 Sunderland Future Living Expo
615.1 Creating a new community
Riverside Sunderland
Riverside Sunderland will be a We will build 1,000 homes to rent and buy, with
unique place to live: a carbon- community facilities and social infrastructure Neighbourhoods
neutral community in a stunning for a population of 2,500. The table shows how
landscape setting in the heart the first 800 homes will be delivered in four new
of a great industrial city. With an neighbourhoods: Vaux, Farringdon Row, Ayre’s
Sheepfolds
Riverside Sunderland
Vaux
Farringdon Row
Ayre’s Quay
extensive walking and cycling Quay and Sheepfolds. As the new community
Masterplan
network and easy access to public takes shape other opportunities will come
transport, Riverside Sunderland will forward, notably in the Heart of the City.
encourage healthy living and reduce
car dependency. Smart homes will 45% of the new homes (367 units) will be south of Residential development
be digitally enabled for comfort, the river, at Vaux, Farringdon Row and Ayre’s Quay, and parking
convenience and energy efficiency. and 55% (445) north of the river, at Sheepfolds.
Community facilities will promote The majority (72%) will be houses and maisonettes
sociability and active citizenship. including 378 3/4-bedroom family houses. Across
Beds Site area (hectares) 1.5 2.0 1.2 6.3 11.0
the whole site, we will achieve a relatively high
density of around 74 homes per hectare, and our
plans to reduce car dependency and promote 2 Maisonettes 44 32 - 132 208
active travel mean that parking provision can be
limited to slightly less than one space per dwelling, 3 Terraced town houses 28 51 21 200 300
85% of which will be supplied off-plot, mostly
in multi-storey car parks and parking barns. 3/4 Courtyard houses 6 16 23 33 78
1/2/3 Pele House/other apartments 48 64 34 32 178
Printworks apartments - - - 48 48
Total dwellings 126 163 78 445 812
Density per hectare 84.0 81.5 65.0 70.6 73.8
On-plot parking 16 36 24 33 109
Off-plot parking 91 111 46 367 615
Total residential parking 107 147 70 400 724
635.2 Learning from the past
Riverside Sunderland
In the city’s industrial heyday people lived close clusters, ranged along the clifftop escarpment
to the river, with enclaves of densely packed with its long vistas down to the sea, and near
housing on the southern edge of Galley’s Gill and views of the river, Galley’s Gill and the city. At
in Sheepfolds. Riverside Sunderland’s residential Vaux and Sheepfolds, a new generation of city-
neighbourhoods will all be situated on the plateau, dwellers will “live on the edge”, and the dramatic
often with views over the river and Galley’s Gill. skyline of the industrial era will be recreated in
Masterplan
Our proposals reflect Sunderland’s historic urban a new form. Prominent buildings based on the
morphology. This legacy is interpreted in the historic Northumbrian pele house will act as
masterplan as a series of streets, courtyards and markers throughout Riverside Sunderland, and
the urban form will offer protection and shelter
and provide comfortable outdoor spaces.
Key civic views and routes Profile seen from river and surrounding areas
65
Townscape Markers Built Edge5.3 A new generation of
Riverside Sunderland
Guided by these principles, we have developed three exemplar house
types based on local and regional antecedents, including the much-
Sunderland house types loved Sunderland cottages. These house types have been designed
specifically for the escarpment edge, where they will provide a strong
and distinctive silhouette and make the most of riverside and green
space views, but variations will be possible throughout the site.
We used the community engagement > micro-community facilities such as guest
events and market research to build a accommodation, spaces for social gatherings,
picture of housing demand in Riverside laundry rooms and secure storage facilities > Pele House Apartments
Sunderland. Popular features include: > embedded smart technology in every home. Pele Houses are 6 storey apartment buildings
which will act as markers in prominent
Masterplan
> houses and maisonettes with their own Edge House types: locations throughout Riverside Sunderland.
front door onto a street or court Based on traditional Northumbrian watch
> small private gardens and courtyards Pele House Apartments towers, they will offer dual-aspect living
> access to outdoor amenity spaces where Sunderland Courtyard Houses spaces ranged around an open courtyard.
children can play safely and residents can Wearside Maisonettes
exercise, garden and connect to nature > Sunderland Courtyard Houses
> access to nearby “third spaces” such Other Residential types: Sunderland Courtyard Houses will be built in
as offices, studios and workshops clusters to create a sense of enclosure, shelter
> homes that can adapt to changing Houses and community. The clusters will contain
needs and family circumstances Apartments a range of dwelling types inspired by the
Sunderland cottage. Every house will have its
own front door, with courtyards and terraces to
provide amenity space. The houses will be dual
aspect to maximise light and views, and they
will be stepped to create a distinctive profile.
Limited parking will be tucked into mews
spaces to keep the public realm car-free. Bins
and bikes will be stored in shared facilities.
> Wearside Maisonettes
Wearside Maisonettes are inspired by the
stacked maisonettes typical of the region.
Reflecting the local preference for front
doors and back yards, every dwelling has
its own street entrance. The repeated
modules can be adapted or aggregated
to provide live-work, community or retail
space, and a range of living spaces.
675.4 Carbon-neutral living
Riverside Sunderland will be one > promoting a sharing economy for vehicles,
of the UK’s first carbon-neutral power tools and other resources
neighbourhoods. Our deep-green > using modern methods of construction (MMC).
philosophy (see Section 9) will attract
new residents from Sunderland Riverside Sunderland will be a showcase for
and the wider region, motivated modern methods of construction (MMC).
by the opportunity to be part of Traditional housebuilding methods are inefficient,
the solution to climate change and the quality of the product is unreliable, and
pioneers of a new way of living. the construction sector is facing severe skills
shortages. The key features of MMC include the
Key features of our approach will include: use of digital technology, factory production,
> designing for low energy consumption and the improved whole-life performance of new
> maximising opportunities for heat recovery homes. We have made a commitment to deliver
> integrating Riverside Sunderland into a all 1,000 homes at Riverside Sunderland using
city-wide low-carbon heating network forms of MMC if possible. The sector is still small
> generating energy from renewable sources and building pre-manufactured homes at scale
> reducing car dependency and supporting will be a challenge, but our aspiration is to build
a switch to clean electric vehicles homes that are truly Made in Sunderland.5.5 Quality of life
Riverside Sunderland
Existing
Commercial
Medical
Education
Our ambitions go beyond building houses. spaces for people to meet or organise Parking
Riverside Sunderland will be a unique community / voluntary activities: Work space
residential community, with four distinctive but > community open space Shops and cafés
complementary neighbourhoods. The design > pocket parks and areas of public realm Library
of the site will promote active citizenship, > a community hall/meeting room for Transport hub
wellbeing and the concept of the 15-minute gatherings, events and club meetings Community space
city where most routine, day-to-day needs can > neighbourhood sheds, greenhouses and micro- Civic
Masterplan
be met close to home. Some of the amenities gardening spaces. Play areas
provided will serve all of Riverside Sunderland Community event space
while others will cater for the needs of each The mixed use neighbourhoods (Vaux Communal gardens
neighbourhood. Riverside Park is an example and Sheepfolds) will offer: Public square
of the former, with green spaces, a community > workshops and co-working spaces
garden, play spaces and a pavilion catering for > local convenience stores
the whole community as well as visitors and > cafes, which could be operated
people working in the central business district. by social enterprises
> a micro transport hub
Each of the neighbourhoods will have some > primary healthcare
or all of the following facilities, creating > a primary school and nursery
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