TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

Report on the Staiths Development for Gateshead Council

Image: http://www.lumsdencarroll.co.uk/case-studies/housing-infrastructure/the-staithes-gateshead/

Purpose of this ReportWe have been asked by Gateshead Council to undertake this report which evaluates the Staiths Development, in the hope that lessons can be learnt from its successes and failures to aid future developments in the area.

Background of the DevelopmentAs the name suggests, the development is housed on the site of former Coal Staiths used for transferring coal from trains to ships. When the site was closed, Gateshead Council attempted to zone the land for employment and was included in the 1990 Gateshead Garden Festival. However this was unsuccessful, and in the late 1990s the site was sold to a major developer who has gradually developed an award-winning, in-demand housing estate. Work started on the development in 2002 and is still ongoing.

LocationThe Staiths Development is located in Gateshead on the South Bank of the River Tyne (as demonstrated by Figure 1); bordered to the West by Dunston, the South by the Teams Industrial Estate and the East by Gateshead Town Centre, while Elswick in Newcastle mirrors the development on the North Bank. The inset shows the location of the development in terms of the Tyne and Wear area as a whole.

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TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

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TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

Demographic: OccupationsFigure 2 compares the 2001 and 2011 census data. In comparison to the 2001 census data where there was no housing in the neighbourhood, the 2011 census data shows how there has been a huge increase with 48-77% of households now having one resident in an upper occupational role. Moreover, many surrounding neighbourhoods have also seen an increase by around 10-20%, suggesting this major development may have had a positive impact on house prices and therefore the demographic of the surrounding areas. Additionally Table 1 also shows that 81% of occupants are aged 20-44; this supports the 2006 research1 which found that young professionals (social class AB) were most evident in the area, showing nothing has changed since then.

1 Susie Fisher Group (2006) Untitled, Arts Council, London, http://www.artscouncil.org.uk/media/uploads/documents/publications/phpLVhwdR.pdf

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TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

Demographic: PolarisationThe 2011 data shows that there is evidently social polarisation in the area. The closest occupation strata is at least 20% lower than the development site; i.e. the demographic of the Staiths comprises of significantly higher earners than the demographic of surrounding neighbourhoods; giving the idea of a ‘gated community’; ‘it doesn’t feel like part of Gateshead’.

Demographic: Variation As previously discussed, 81% of residents are aged 20-44. This shows that there is not much variation in demographic, and that the development has failed to attract more families and older people.

Services and Infrastructure: Location of Neighbourhood ServicesThere are a range of Neighbourhood services surrounding the Staiths Development, as demonstrated by Figure 3. Located around 0.4 miles away is a Pub; small Convenience Stores are located around 0.3 and 0.2 miles metres away; a Pharmacy is located around 0.3 miles away; and a Petrol Station is located around 0.4 miles away. In terms of the Pub, Pharmacy and the two convenience stores, they both offer their services within easy walking distance of the development, something which could help to reduce car usage. The convenience stores especially aid this; they give residents the chance to pick up essential items without using their cars. Based on the close proximity of these services to the development and easy access by foot, it could be suggested that they may be well used by the local residents. Supporting this statement, access to Londis on Ravensworth Road and the Pub on Colliery Road is good with pavements and bike paths, and although the area of woodland and River Team could be intimidating when dark, the paths are well-lit. Access to the convenience store and pharmacy on Askew Road West is again good with pedestrian crossings and pavements, however there is a lack of safe cycle access. Moreover, the car park which needs to be navigated to access the Pharmacy is badly lit and surrounded by waste land and a play park which could be intimidating at night, which could discourage the use of these services.

Services and Infrastructure: Location of Local SchoolsThere are also four primary schools located in the vicinity of the development: St Philip Neri Roman Catholic Primary School (located around 0.6 miles away), Eslington Primary School (located around 0.7 miles away), St Aidan's Church of England Primary School (located around 0.4 miles away), and Riverside Primary Academy (located around 0.5 miles away). This gives a very good selection of primary schools within easy walking distance, which could attract families with young children. Riverside Primary is accessed in the same way as the pub discussed above, providing excellent

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TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

access. St Phillip Neri Primary however is accessed by a busy road adjacent to industrial buildings which could discourage parents with young children, and although the remaining two schools are accessed in a similar way to the Londis and Pharmacy – suggesting easy accessibility – their entrances can only be accessed via an underpass passing underneath the A184, which again could be intimidating for young parents, especially in the evening. These factors may encourage car use, which is against the whole concept of the development.

Services and Infrastructure: Quality of Local ServicesThe quality of the local neighbourhood services are seemingly low and their purpose seems to be solely for fulfilling the basic needs of the community. The low-to-average quality of services may not attract the demographic that the developers are searching for – people who buy good quality new homes will want good quality services locally which offer a range of goods which are reflective of their spending powers and I do not feel that these services provide this. This may tempt car use for residents in search of better quality services, and discourage the use of local services which will reduce integration into the wider community.

Services and Infrastructure: Quality of Local Schools

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TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

Overall, the quality of the local schools is fairly good. St Phillip Neri Roman Catholic Primary School and Eslington Primary School both have ‘Good’ ratings by Ofsted, while St Aidan’s Church of England Primary School has an ‘Excellent’ rating.2 The high standard of primary schooling could be a key factor in attracting people to the area, especially families with young children.

Services and Infrastructure: Location of Major Out-of-Neighbourhood ServicesAs Figure 4 demonstrates, to the West of the Staiths Development is the Metrocentre, approximately 1 mile away. Lying just under a mile to the east is Gateshead Town Centre, again around 1 mile away. Around 1 mile North-East of the development is Newcastle Central Station (on the North Bank of the Tyne).

2 http://schoolsfinder.direct.gov.uk/school-location-search-results/?searchString=NE8+2GF

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TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

Services and Infrastructure: Sustainable Access to Major Out-of-Neighbourhood ServicesThe “Diamond” 43/44 bus services operated by Go North East passes by the Staiths Development (along Team Street). It operates services to the Metrocentre (and onto Durham) and across the Redheugh Bridge into Newcastle City Centre via Central Station. The service operates every 15 minutes using ‘Buggy Friendly’ vehicles - perfect for young families; with both journeys to the Metrocentre and Newcastle Central Station both taking around 6 minutes from the development site. The service provides excellent access to these destinations, reducing the need for a car when shopping, enjoying recreation or commuting. This reduces the development’s overall car dependence and could attract more young families. As Figure 4 shows, there are 2 bus stops in each direction serving the Staiths, again outlining excellent accessibility. Gateshead town centre, however, is not served by a direct bus route from the Development. The walking distance is 1.6 miles and at a medium pace will take 37 minutes. The quickest ways to get there using public transport involve a change of transportation method and take around 30 minutes. The cycle route takes 12 minutes; this is in comparison with the car route which takes 6. This could prove a deterrent to people using sustainable transport methods to access the town centre, which could increase the car dependency of the site.

Conclusions and Findings: Lessons to be learntPositives

The close proximity of the neighbourhood services and schools reduces car dependency and most routes give good pedestrian access with pavements and crossings and some also provide bike paths.

The standard of schools is good and this will help to encourage families with young children. Good public transport links to the Metrocentre and Newcastle City Centre; easily accessible

for everyone and encourages a reduction in car use.

Negatives The quality of the neighbourhood services is low and will not attract the demographic that

the developers would like. For current residents, their quality encourage car use in search of better quality services and discourage integration into the wider community.

There is evidence of social polarisation and the idea of a ‘gated community’. There is a lack of variation in regards to the demographic living in the area. Gateshead Town Centre is not served directly by public transport which encourages car use.

Recommendations

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TCP1023 Staiths ReportStudent Number: 130221410Word Count: 1625

The quality of local services needs to be improved so they are suitable for the demographic that the development wants to attract (more families and older people), which will also reduce car dependency and attract an even broader range of people to live there.

The close proximity of the existing local services is positive and needs to remain constant; with the emphasis being on improving the quality of them. This will not only reduce car dependency, but attract a broader range of occupants and help the current residents integrate into the wider community if they use the local services more regularly instead of going elsewhere, helping to integrate the development site into Dunston and Gateshead.

Access to Gateshead Town Centre needs to be improved to attract prospective users of its services who would wish to travel by public transport.

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