PUBLIC CONSULTATION - Pattern Shop Redevelopment, Stephenson Quarter

This consultation is now closed 

Thank you to everyone who has provided us with feedback. 

If you have any queries regarding the planning application status and timeline please contact Hannah Woodall or Sam Thistlethwaite email: planningnorthern@bartonwillmore.co.uk

If you would like to be kept up to date on the project or wish to make an enquiry about space at the Pattern Shop, please contact Lowri Bond email: lowri.bond@igloo.uk.net

Contents:

1.       Introduction:

                  a. Introduction to the consultation

                  b. Background to the development- Who are Stephenson Works LLP

    2.       The Site

                  a. The Pattern Shop 

                  b. Listing and Conservation Area Status 

                  c. Stephenson Quarter Masterplan

                  d. City Centre location 

3.       Proposed Development

                       a. Description of the Proposal 

                       b. Use 

                       c. Design and Heritage

                       d. Site Access and Landscaping 

                       e. Sustainability

                       f. Proposed Plans 

4.    Link to Consultation Survey

Image 1: Aerial map

1. Introduction

a. Introduction to the consultation

Stephenson Works LLP are proposing to refurbish the Grade II Listed Pattern Shop building in Newcastle City Centre, and are seeking your views to shape the proposals.

 

Located at Stephenson Quarter, to the South of Central Station and within the designated Central Conservation area, the Pattern Shop was built circa 1880 and is grade 2 listed. It was once used by Robert Stephenson as a fitting shop and most recently was occupied by a builders merchant, however it has stood vacant for over a decade and has fallen into a state of disrepair.

 

The property is situated between Sussex Street and South Street and is the latest plot to be brought forward on the original Stephenson Quarter Masterplan and the first to be brought forward by the new JV partnership.

The Masterplan for the area, granted permission in 2009, has brought forward the development of the Boiler Shop conversion, the Crowne Plaza Hotel, the Rocket offices and the multi-storey car park on Forth Banks. Development has also been delivered on the neighbouring site of the University Technical College (UTC) for which a separate permission was granted.

 

The proposed refurbishment of the Pattern Shop for office use and ancillary commercial space, will bring this redundant heritage building back into use,  whilst creating a sense of place to this  part of  Stephenson Quarter.

b. Background to the development- Who are Stephenson Works LLP?

The applicant, Stephenson Works LLP is a joint venture partnership between PfP igloo  and Newcastle City Council to deliver Phase 2 of the Stephenson Quarter development, which is key to the economic growth of the urban core of Newcastle and also to regional economic growth.

Stephenson Works LLP, which was established in July 2020, will facilitate the regeneration of 4.3 acres of brownfield land, at Stephenson Quarter in central Newcastle, building upon the success of Phase 1 by transforming seven plots, all council owned land, developed by the new partnership over a seven-year period.

The Pattern Shop is the first plot to be brought forward for redevelopment by this new partnership. 

2. The Site

a. The Pattern Shop

The site is located between Sussex Street to the west and South Street to the east, with the Boiler Shop abutting the building  to the north. A 2 storey 1960’s extension sits to the south of the building but this will be demolished as part of the proposals allowing views towards the Tyne River and beyond.

Image 2: Site - Bird's Eye View

Image 3: Existing site plan

Image 4: Existing West Elevation, Sussex Street

Image 5: Existing South Street Elevation

                Image 6: External facade detail                               Image 7: External facade detail

b. Listing and Conservation Area Status

FORMER ROBERT STEPHENSON AND COMPANY FITTING SHOP, SOUTH STREET

District: Newcastle upon Tyne (Metropolitan Authority)

Former Robert Stephenson and Co. Fitting Shop (Formerly listed as: SOUTH STREET Former Machine and Pattern Shops)

GV II Former Robert Stephenson & Co. fitting shop. Built c. 1867-80 on the site of a former dwelling house, yard, shade and carpenters' shop c. 1826 to the south; the north occupied by RS & Co. as a tender shop, sawmill and frame shop 1847; then rebuilt c. 1849-59 as a painters shop and engine shop, tender shop and yard, with the frame shop retained. Further alterations c. 1867. Later machine and pattern departments, now builders merchant's warehouse. The building is now part of the designated Central Conservation Area.

HISTORY: An important survival of the pioneering Stephenson factory which made locomotive engines throughout the C19.

Image 8: Existing ground floor space                                  Image 9: Existing ground floor space

Image 10: Existing upper floor space

c. Stephenson Quarter Masterplan

The building sits within the Stephenson Quarter Masterplan, which was granted approval in August 2009 for mixed-use development of the wider site (planning application reference: 2008/0500/01/DET).

The Core Strategy and Urban Core Plan for Gateshead and Newcastle upon Tyne 2010-2030 has allocated the Stephenson Quarter as an area for growth with priority given for large scale development in the area as part of a mixed-use site. The Machine and Pattern shop building is marked out as a potential development plot of the Stephenson Quarter within the plan. 

d. City Centre Location

The Stephenson Quarter is extremely well located in Newcastle directly adjacent to Central Station and Metro Station and it sits in a plateau above the Tyne Gorge. This location provides an opportunity to create excellent views of the Tyne bridges and surroundings of Newcastle. The infrastructure of the railway defines the north and western boundary of the site and historic train sheds still remain which, at one time, would have connected into the mainline railway.

There are several pedestrian routes into and through the site connecting it to wider city and riverside, and the wider development proposals will look to increase opportunities to improve the accessibility of the site.

3. Proposed Development

a. Description of Proposal

The Proposed Development is for the following works:

The redevelopment and change of use to commercial offices (Class E (g)) of the Pattern Shop and demolition of the  modern 20th Century two storey block to the south.

The proposal also includes a small-scale on-site energy centre, refuse centre and cycle storage located to the south of the building. Public realm is proposed to the area outside the entrance on Sussex Street. 

 In summary:

• To achieve a light touch, sensitive renovation of the building, celebrating its heritage.
• Through a restoration strategy that halts any further degradation of the building and highlights its scale, character and materiality.
• To bring the building back in to use, creating a working community in the heart of The Stephenson Quarter.
• Achieve a fit out that creates spaces that stand out in Newcastle’s current city centre office accommodation and appeal to SMEs in the digital sector.
• Creates spaces that are comfortable, warm, authentic, energy efficient, safe, well connected and practical.

Image 11: Concept vision

Image 11 expresses the proposed vision for the project at PfP igloo’s development bid stage. The emphasis is on creating a public realm and opening up of the south elevation of the Pattern Shop creating extended and connected spaces between the elevations of Sussex Street and South Street. The ambition at this wider masterplan scale is that it is these ‘in between’ spaces that offer a unique spatial experience that offer a wider connection to future development. 

b. Use

The proposal will bring the current vacant builders merchant yard back into use through the redevelopment and change of use into offices. The proposals will provide office space across all four floors, equating to nine potential offices with commercial and office lettable space on the ground floor. This is shown in the proposed floor plans. 

The redevelopment will bring the building back into use to support the economic growth of the area, urban core and city, it will secure this building, its heritage story and distinct character for years to come with a new purpose, meeting current standards and demonstrating the value of building reuse on environmental, cultural and socio-economic grounds. The redevelopment seeks to retain much of the original character and associated history.

The proposal will create a working community in the heart of The Stephenson Quarter with a fit out that creates spaces that stand out in Newcastle’s current city centre office market and appeal to SMEs particularly in the digital and creative sector. The spaces created by the proposal will be comfortable, warm, authentic, energy efficient, safe, well connected and practical. It is envisaged that by creating circa 29,138 sq. ft of office space, the development will offer offices for businesses with between 10-50 employees or as a single let building for between 250-300 people.

The proposal will bring forward the next phase of the Stephenson Quarter development and will sit amongst and compliment the development of The Crown Plaza hotel, the Boiler Shop conversion, The Rocket offices, multi-storey car park on Forth Banks and the most recent NE Futures UTC, delivered largely through the first phase of the Stephenson Quarter.

c. Design and Heritage

The redevelopment will be a sensitive light touch renovation of the building, celebrating its listing, heritage and location within the Central Conservation Area. As much of the existing features of the building will remain, with like for like replacements where this is not possible. This will prevent any further degradation of the building and restore it to being used and celebrated again by users and visitors.

The proposals include the demolition of the more modern 20th Century two storey, unlisted, part of the building to the south and will create open space and open up spectacular elevated views through new, contemporary landscape glazing, looking south over the River Tyne, Quayside and historic Tyne Bridges from the southern elevation. 

Image 12: South building- to be demolished

Image 13: Views to the south

The proposed elevations and internal alterations show how original features to the building will be retained or like for like replacements will be used where this is not possible. 

The careful restoration will protect and reveal the fabric of the structure and celebrate its industrial character to create internal spaces with impact and authenticity, which are user-friendly, comfortable, well-connected and capable of adaptation by tenants.

The energy and refuse centres and cycle storage will support the use of the building but will not detract from its historic fabric and setting. Solar panels will be proposed to the roof of the building to generate renewable energy to serve the building and reduce the carbon footprint of the development. Thermal efficiency and water conservation will also be incorporated into the design of the building.

Its relatively unassuming appearance belies the considerable role this building plays in the industrial development of this region and beyond; nationally and internationally. This development has the potential to make the building relevant again, to provide it with a viable future which will ensure its ongoing maintenance.

Careful development of this building has the potential to promote the legacy of this site and the surrounding area and enhance the significance of this building, rather than diminish it.

d. Site Access and Landscaping

The building will be accessed for users via the main entrance on south elevation within the undercroft . A secondary entrance will also be available from Sussex Street to access ground floor. Cycle storage provision will be provided to the south of the site and on Sussex Street. 

Public realm works to create the new entrance within the undercroft and ensure a welcoming environment for users and visitors of the redeveloped Pattern Shop is created, connecting this space to the wider Stephenson Quarter and the city. This will allow and encourage to enjoy the setting of the listed building and conservation area whilst creating a sense of place for the Pattern Shop. 

e. Sustainability

Delivering a project that is sustainable is paramount to the whole project team and at the heart of the proposals. The proposals are guided by Igloo’s Footprint process, which embeds the best for People, Place and Planet.

Carbon

Recognising the opportunity to deliver a low-carbon building the project is to retain and or reuse the existing materials and fabric as far possible in order to reduce the embodied carbon. To reduce operational carbon the project will be off-gas with heating provided via Air-Source Heat Pumps, electricity will be generated by Photovoltaic Panels on the roof and excess energy will be stored in batteries. The project is being assessed under BREEAM and is targeting a BREEAM  ‘Very Good’ rating’.  

Nature

The proposals aim to bring nature and bio-diversity into the inner-city, with the entrance being envisaged as a green oasis, not only bringing benefits to the environment, but to the people who use and walk past the building to.

f. Proposed Plans

Image 14: Entrance Plan Sketch

Image 15: Ground Entrance Undercroft Sketch

Image 16: Proposed Site Plan

 

Image 19: Proposed Ground Floor Plan

Image 18: Proposed First Floor Plan

Image 19: Proposed Second Floor Plan

Image 20: Proposed Third Floor Plan

Image 21: Proposed South Street Elevation

Image 22: Proposed Sussex Street Elevation

Image 23: Proposed South Elevation

Image 24: Proposed Long Section

4. Link to Consultation Survey

This survey is now closed but if you have any queries on the planning application status and timeline please contact: planningnorthern@bartonwillmore.co.uk

If you would like to be kept up to date on the Pattern Shop project or wish to make an enquiry about space at the Pattern Shop, please contact Lowri Bond: lowribond@igloo.uk.net 

New members at xsite and Spence & Dower!

We are delighted to introduce four new members of the Arch 6 team, who joined us in the latter half of 2020 - Paul, Jack, Ella, and Lucy. Paul joined us as an Architectural Technologist, Jack and Ella as Part I Architectural Assistants and Lucy as a Business Administrator Apprentice.

Left-Right Jack, Ella, Lucy 

Paul has been an Architectural Technologist for around 20 years now. Starting off at a curtain wall company as an office junior, he worked his way through university and various different architecture practices to find himself where he is today. Born just outside of Consett, Paul is very familiar to the area and after moving to Leeds for a few years, he now lives in Gosforth. At xsite, Paul is currently working on the technical design stage of a residential scheme in the Ouseburn. Outside of work, he likes to eat, drink, and hang out with his wife and son. As well as this he enjoys gigs and the skatepark with his son despite the fact that this usually results in injuries for Paul! 

Jack, originally from Morpeth, studied at Sheffield Hallam University but has decided to return to Newcastle for a year to join us at xsite. While travelling, Jack was always drawn in by the architecture that each different city had to offer. This, as well as already having a growing interest in the construction industry, is what led him to go on to pursue a career in architecture. He is currently working on multiple projects at xsite - predominantly new build housing. Outside of work, Jack enjoys travelling, playing football, and watching football matches at the pub with his mates. 

Ella is a Part 1 Architectural Assistant for Spence and Dower. Spence and Dower co-located with xsite back in May of 2019 and Ella works across practices between both xsite and Spence and Dower. Originally from London, Ella moved to Newcastle 4 years ago to study at Newcastle University, her passion for fine art, her creative mindset and her great interest in the build environment led her down the path of Architecture. Ella is currently working on the regeneration of a Grade II listed industrial building in Newcastle. The project is centred around preserving and celebrating the historic fabric of the building whilst fitting it out as a multi-use workspace. Outside of work, Ella coaches younger age groups in hockey after playing the sport for 7 years herself as well as going to gigs and long walks in the countryside.

Lucy, our Business Administrator Apprentice, joined xsite in September and has remained local, originally being from just across the water in Gateshead. Lucy’s initial interest in Business Administration developed when she started sixth form, studying maths and business. After one year, she realised that she had a great interest in the way different businesses worked and that she preferred a more ‘hands on’ approach rather than a traditional learning setting. At xsite, Lucy assists our practice manager day to day, ensuring that our business runs smoothly. Outside of work, Lucy enjoys going shopping and to the pub with her friends as well as taking her two dogs on walks. 

PUBLIC CONSULTATION - Graham Park Road, Gosforth

Consultation open until 18th December 2020

If you have any queries, please contact

planning@youngsrps.com or Helen Marks on 0191 2610300.

Contents:

1.       Background to the Development

2.       Site

3.       Design Drivers

                  i.       Context

ii.      Landscape Setting

iii.     Scale and Massing

iv.      Environmental

v.    Wellbeing

4.       Development Proposal

i.       Description of Proposal

ii.      Site Access & Parking

iii.     Landscape

iv.      Apartments

v.       Material & Detail

5.       Sketch View of the Proposal

6.    Link to Consultation Survey

          Image 1: Site Location aerial map 

1.  Background to the Development

The Newcastle United Hebrew Congregation (UHC) was established in 1973 and built a Synagogue at Graham Park Road in 1986. A reduction in numbers in the congregation over recent years has seen the UHC determine to sell part of the site while transferring the functions of the Synagogue to the adjacent building, Lionel Jacobson House. A residential scheme was recently proposed by McCarthy & Stone, but the application was later withdrawn and they did not proceed with the land purchase.
 
LOK Developments Ltd, part of the Morton Group, sees the opportunity for a high-end residential apartment scheme on the site responding to the reported demand for that type
and status of accommodation in this part of Gosforth. A redevelopment to create a return on
site value to the UHC would allow them to proceed with their plans and establishes an
opportunity for LOK to further showcase their ambitions in the residential marketplace and on
sustainability. This opportunity follows the comprehensive transformation of Eagle Star
House at Regent Centre, currently on site , and redevelopment of the former Sanderson Hospital site on Salters Road, both within the same neighbourhood.

2.  Site

The site is located in the Gosforth Conservation Area, at the corner of Graham Park Road and the High Street. It is currently occupied by the synagogue for UHC and a lodge - formerly the gate lodge for Causey House, which is now accessed off Elmfield Road. Lionel Jacobson House occupies the land to the west of the synagogue and is also occupied by UHC. The site is located opposite the Grade II Listed apartment building (39-73 Graham Park Road) on Graham Park Road.

The surrounding landscape includes a large number of mature trees which are visible from the High Street and Graham Park Road. The site boundary is a high level stone wall wrapping east along the High Street, a remnant of the historic boundary to the land around Causey House and incorporating an inter-war gateway. To the south boundary a high level brick wall stands as frontage to Graham Park Road, associated with the Synagogue. The site is accessed off Graham Park Road.

The site is in a highly sustainable location, with excellent provision of shops and services on the High Street in easy walking distance and with bus stops and cycle routes at the site frontage providing sustainable transport routes into the city centre.

Image 2: View of site from High Street (Aug 2020)

Image 3: View of site from High Street (Nov 2020)

Image 4: View of site from Graham Park Road (Aug 2020)

Image 5: View of site from Graham Park Road (Nov 2020)

3. Design Drivers

i.    Context

The character of the new development is to be of contemporary design that reflects the context of the setting, including its Conservation Area status, and responds to the listed post war flats (39-73 Graham Park Road) opposite the site.

The setting of Causey House (non-designated heritage asset), of which the site originally formed part, was largely lost in the early 20^th Century when Lionel Jacobson House was built, prior to 1913. The site is now perceived in the Conservation Area as an area enclosed by walls and populated with trees. These key elements will be retained with works to retain the original boundary wall and lodge and the retained tree and landscaping enhancements.

The setting of Lionel Jacobson House (non-designated heritage asset) was formed as a result of the truncation of the Causey House plot. This setting was itself lost and fragmented in the 1980s with the construction of the synagogue and its landscaping, and the setting of Lionel Jacobson House  from outwith the walls only partly remains legible.

There is, therefore, an opportunity to improve the setting of Lionel Jacobson House with a proposed new building which relates to it better than the existing synagogue and provides breathing space to the building.

Any scheme must also consider the significance of the listed post war apartment building (39-73 Graham Park Road) by complementing their scale and character, possibly mirroring and balancing their position in the urban grain on Graham Park to frame a new view within the Conservation Area.

Image 6: Site Analysis

(click on image to enlarge)

Image 7: View into site showing existing relationship between the Synagogue and Lionel Jacobson House

ii.    Landscape Setting

Landscape is a key feature of the site and wider context. Tree cover is an important element of the site, significant in how it is perceived from High Street and Graham Park Road. The well established trees are characteristic of a mature garden setting, while greenery spills over the

boundary and provides relief to views along High Street. The design will maintain tree

coverage to the site boundary and seek to improve and enhance the internal landscape setting around the building.

 

With the retention and restoration of the historic stone wall to the east boundary, there is an opportunity to open up the southern boundary to Graham Park Road by removing the modern red brick wall in favour of a low level wall and railings, and a further opportunity on the eastern boundary to reinstate a (pedestrian only) gate opening onto High Street next to the lodge.

iii.    Scale and Massing

The predominant scale of surrounding buildings is three storeys. Taking cues from the listed apartment building which is predominantly three storeys but with an end block of four storeys onto the High Street, it is anticipated that the scale of development would be no more than four storeys, with the top storey expressed as part of the roof zone.

Image 8: View of Nos. 39-73 Graham Park Road from High Street

iv.    Environmental

The developer and design team are committed to the reduction of operational energy use, embodied carbon and water use for new buildings. To tackle operational energy use, we advocate a fabric first approach, starting with consideration of the building aspect and orientation to make best use of passive environmental design measures. Reductions in embodied carbon will be sought by means of careful material review and selection and optimised structural solutions. 

v.    Wellbeing

Key to the design will be the quality of housing and outdoor spaces to promote the wellbeing of future residents. The design will seek to create spacious, bright, well ventilated apartments with good outlook and connection to the surrounding landscape, including private open space / balconies where possible. Circulation and landscape spaces will provide opportunity to interact with neighbours and foster a sense of community.  The site presents a real opportunity to contribute to the housing offer in Gosforth.

4. Development Proposal

Based on the design parameters summarised it is considered that the scheme has the potential to deliver up to 24 no. apartments, plus conversion of the lodge building, together with basement parking to maximises the landscaping around the building. 

Image 9: Proposed Site Plan

(click on image to enlarge)

i.    Description of Proposal

Design development to date has resulted in a a four storey C-shaped apartment building, in response to the site context analysis, site constraints and environmental drivers. The building offers a frontage to Graham Park Road, while maintaining the existing tree coverage to boundaries.  A landscaped courtyard opens up the site to the west reducing overlooking to Lionel Jacobson House, creating more visual separation and reinforcing the landscape setting to all sides of the building.

The positioning of the building within the site is also considered to complement that of the listed post war apartment building (39-73 Graham Park Road) opposite, enhancing its setting.

The proposed building form allows the optimising of the orientation of apartments and maximising of passive environmental design measures such as cross ventilation and solar gain. In addition, all apartments have good outook and connection with the surrounding landscape. The form also generates opportunity for articulation of the four storey mass, taking cues from the listed apartment building and houses along Graham Park Road.

Image 10: Proposed Site Section (North - South) 

(click on image to enlarge)

Image 11: Proposed Site Section (East - West)

(click on image to enlarge)

ii.    Site Access & Parking

The existing vehicular site access point on Graham Park Road will be retained and widened, with the security gate to UHC relocated just inside the entrance as part of UHC’s consented works to Lionel Jacobson House (2018/0838/01/DET). 

The existing pedestrian access point on Graham Park Road is to be retained, with the gateway reinstated as part of the works to replace the modern (post 1980) red brick section of wall with a more appropriate low level wall and railings.

It is also proposed to reinstate pedestrian access to the site via the gateway at the corner of Graham Park Road and High Street and in the east boundary next to the lodge.

 
36no. car parking spaces are proposed to serve the development. It is proposed that the majority of the parking is accommodated in a basement car park accessed via a screened ramp access along the western boundary of the site. A small number of surface car parking spaces would be required within the site, including parking for the Lodge.

Image 12: Building footprint / Landscape / Surface Parking comparison - Existing & Proposed

iii.    Landscape

In addition to the poplars along the northern boundary the site is well populated with existing trees, with a woodland copse appearance evident along the east boundary, and a tree belt evident within a grass verge between existing hardstanding and the boundary wall to the south.
 
It is the intention to retain these existing trees wherever possible as they provide a mature landscape setting to the proposed building and the existing lodge to the east which is to be retained, although it is acknowledges that a small number will require removal due to the proposals, and assessed condition.
The proposed landscape works associated with the development will respond to these existing features, creating gardens and external areas which can be utilised as both private and community spaces – utilising hard and soft landscape surfaces and structures. The landscaping around the east and south perimeter of the site will complement and reinforce the existing trees to be retained and respect defined root protection areas through avoidance or mitigation (no-dig measures).

Facilities required within the external areas such as parking bays for the lodge, hardstanding associated with parking for the main building and service/ maintenance access, bin stores and cycle parking will be integrated into the overall landscape proposals for the site so the functions, uses and aesthetics of the spaces are integrated. Habitat features will also be proposed throughout the site to create additional biodiversity opportunities, using reclaimed materials from site where practicable.

Communal Area - Courtyard

Communal Area - Links

Communal Area - Lodge Access

Communal Area - Woodland Garden

Private Area - Gardens

Private Area - Lodge

Image 13: Landscape Precedents

iv.    Apartments

The proposed development will provide 24no. apartments in the main building, plus the lodge as a standalone dwelling. The majority are 2-3 bedroom apartments, designed to exceed the nationally described space standard. All apartments will be dual aspect, with direct access to the landscape gardens or a private balcony. 

Image 14: Typical Floor Plan - Apartment Size

v.    Material & Detail

It is envisaged that the building will be constructed predominantly of brick, in keeping with the Gosforth Conservation Area context, making use of brick detailing to create texture and articulation in the facade. 

Image 15: Elevation Study 1

Image 16: Elevation Study 2 

5. Sketch View of the Proposal

Image 17: Sketch View