The character of the urban areas varies markedly, determined by the design, layout, age, land use and tenure of development; housing however forms the bulk of the urban areas.  The inner City is densely developed, lacking in green spaces, beset by the adverse effects of traffic with a large proportion dominated by the older industrial fabric.  Outer areas, more spaciously laid out, can be of attractive design, their urban form softened by trees and landscaping, although there are large estates and coalfield settlements that have either a bland, monotonous or a hard, impoverished character.  Within this overall setting are the historical ‘jewels’ of the City; its conservation areas, listed buildings, and ancient monuments.  The City’s distinctive character is enhanced in certain areas by finger-like wedges of parks and other open spaces, also by the appearance of increasingly rare historic local building materials such as sandstone and limestone.  These all create that essential character which is the City of Sunderland.

To a large extent the character of the residential environment is reflected in the age of particular areas, the most recent housing having some of the best environment.

Areas of poor housing environment consist mainly of housing built before 1919, together with some post and inter-war council housing.  The main problems are the appearance and condition of the houses, traffic conflicts and congestion, the close proximity of some incompatible industrial uses and derelict land.  Many of these areas are identified for comprehensive improvement by the Council or other agencies; this may involve modernisation or restructuring of the housing stock along with environmental improvements.

Areas of good environment consist mainly of inter-war and post-1945 private housing.  These areas have well-maintained open spaces with trees and gardens enhancing the general appearance.  Many of these areas fall within conservation areas with an accompanying high quality of environment.

Manufacturing and service industries are particularly concentrated in three broad locations in the City; the coastline south of the mouth of the Wear; along both banks of the river up to Hylton Bridge; and at Washington.  Other more recent (post-1960) developments are in individual large industrial estates distributed throughout the City.

The coastal and riverside locations comprise the traditional industrial heartland of Sunderland, where heavy industry became established.  Major efforts have and are being taken to preserve the best of the old, (e.g. the Websters Ropery conversion to business units and pub), and to reclaim for industrial or other uses the derelict sites (e.g. the reclamation of Hylton Colliery and Southwick Shipyards by the City and the former UDC for industrial and commercial development).

Industrial concerns located in the older residential or shopping areas are often of the pre-war era but continue through being established uses.  A number, due to the processes involved, their cramped sites, poor premises and inadequate access, cause considerable local adverse environmental conditions.  Planning policy over many years has been to seek relocation of such ‘bad neighbour’ uses where it is possible.

The Washington industrial estates are all quite recent (post-1960), this is reflected in the types of industry present - mostly light/general with warehousing - and in the layout and environmental quality of the estates.  Environmental problems are relatively minor, though becoming more prevalent with the ageing of the first generation of development.

There is a hierarchy of shopping centres in the City.  Apart from the 9 main strategic centres (which include the City Centre, Washington and Houghton Town Centres and other centres such as Chester Road and Southwick Green) there are a number of other local shopping centres e.g. the facilities at Hylton Road, Easington Lane, etc.

The character of the various facilities varies considerably from modern purpose built centres (The Bridges, The Galleries) to more traditional centres such as those at Southwick Green and Hetton Centre.  The centres have tremendous variations in environmental quality; ranging from modern purpose built facilities with attractive landscaping and pedestrianised areas (e.g. Pennywell), to older linear centres developed along main traffic routes, which have associated environmental problems of vehicular conflict congestion and pollution (e.g. Hylton Road, Shiney Row).

Urban green spaces are an essential part of the fabric of Sunderland; they enrich the environment benefiting both residents and visitors alike.  The retention of parks, playing fields, schools, cemeteries, large gardens and even pockets of vacant land is important in achieving a well balanced visual and recreational urban environment, recognising also the value of these areas as plant and wildlife habitats.  Whilst large areas (such as Barnes Park) provide important recreational and environmental lungs, many small sites are equally important, especially where they are few and far between, such as in the densely developed inner urban area.  The redevelopment of many of the City’s older areas has resulted in a higher quality of open space environment, nevertheless, severe shortages remain particularly in Hendon, Millfield and Monkwearmouth.

There are thirteen conservation areas in the City and these cover 216 hectares, some 2% of the urban area.  They take in parts of the City which are of special architectural or historic interest and include a variety of periods and architectural styles.  Due to its historic significance and character, there is a particular concentration in and about Sunderland City Centre:- Central Area, Bishopwearmouth and Ashbrooke.  A conservation area centred on the ‘old riverside’ area between the High Street and Panns Bank was declared in 1996, adding to this important ‘core of conservation’.

‘Listed’ buildings are structures (houses, bridges, walls or monuments) which require protecting because of their special historic or architectural interest.  There are over 600 listed buildings in the City, and these are classified into grades to indicate their relative importance:-

Buildings of exceptional interest (9 in City);

Grade II -

The long history of human settlement is reflected in its numerous archaeological sites.  The investigation of one such site at Carley Hill in 1990 has revealed the earliest known settlement in the North East; evidence of a Neolithic village enclosed by a ditch, dating from Circa 1840 B.C., a rare and important find.  There are also seven ‘scheduled’ ancient monuments within the City which are protected from harmful development; these range from prehistoric sites such as the Bronze Age burial mound at Hastings Hill (c.3500 B.C.) to Victorian industrial monuments such as the Ryhope Pumping Engines (1868).

Weather protection - Sunderland's relatively dry climate (rainfall 590mm/23.2 ins.) reflects its generally sheltered location in respect to rain-bearing westerly winds.  It also has a respectable annual sunshine total (1500 hours).  It can, however, be quite windy and cool, whilst the coastal situation leads to sea frets on warm days.  The climate is not generally conducive to outdoor activities; it has led, for example, to the enclosing of the Bridges shopping centre.

Safety - Crime is a serious problem, particularly in inner areas, and in Sunderland its incidence has reflected recent national trends.  Advice on crime prevention, including measures to reduce opportunities for crime and the fear of crime ('designing-out crime'), also the installation of security measures such as bollards and closed circuit television has recently been emphasised by Central Government.

Art- Sunderland, as an industrial city, cannot be said to have a strong outdoor arts tradition; it does have a legacy of monuments largely from its Victorian past.  However, the role which art works can play in the enhancement of the townscape is becoming increasingly recognised locally as having importance not only as visual improvement, but also as a potent means of creating a more positive image.  'This Common Inheritance', the White Paper on the Environment, mentions schemes to involve artists and craftspeople in the design and development of buildings, and encouraging, through the Arts Council, art as part of building projects.

Adverts - Advertisements are a common sight in both town and country and can take many forms; free standing hoardings, wall mounted displays, illuminated signs, and so on.  Carefully controlled, they can add colour and visual interest; they can also effectively screen unsightly developments and building works, or form an interesting feature when linked with landscaping works.  Without proper control they can be eyesores or even safety hazards when visible from main roads.  There remains a need to control the spread of advertisements, particularly in environmentally 'sensitive' areas, e.g. Conservation Areas and residential areas.

Street Furniture and Traffic Signs - The street scene is punctuated by a variety of features, including seats, litter bins, lighting and traffic signs and markings.  These can detract from the appearance of a street if they are poorly located or inappropriately designed (e.g. a design which is out of character, scale, etc.).  However, unnecessary proliferation or 'clutter' can be avoided through careful pre-planning, e.g. by combining traffic signs with other street furniture such as lighting columns.

Modern telecommunications are an essential, beneficial element in everyday life.  New technology is spreading rapidly to meet the growing demand, both in the business and domestic sectors.  Many small items of telecommunications apparatus have permitted development rights.  The items of larger apparatus with the greatest potential for visual intrusion are radio masts and towers (often hung with multiple microwave dishes) which, for technical reasons need to be located on high ground.  Their impact on the environment can far outweigh their relative size if wrongly located.  Thus, apparatus associated with public utilities and telecommunications can have a detrimental effect on visual amenity; opportunities to reduce such effects should be taken wherever possible.

The White Paper on the environment - “This Common Inheritance” proposes:-

• new guidance on the quality of new development;
• support for the use of planning guidance briefs on good design;
• greater emphasis to be placed on the value of green spaces in urban areas;
• the enhancement of the urban heritage;
• stronger legislation protecting ancient monuments.

These aspects are further developed in Government guidance (PPG1, PPG15).

The approved policies of the Tyne and Wear Structure Plan made specific reference to the enhancement of public open spaces, the promotion of conservation areas and measures to preserve important buildings, and to protect archaeological sites.  It also proposed widespread environmental improvements throughout the urban area.

Strategic Guidance looks towards the improvement of the area’s living, working and leisure environment, requiring UDP’s to include measures for:-

• the enhancement of the residential, shopping and industrial environments;
• special attention to be given to defining, protecting and enhancing areas and features of heritage importance;
• the enhancement of transport corridors to assist in attracting inward investment and tourism.

A number of Plan objectives in this respect are therefore put forward:-

• Efforts should be continued to enhance existing functional areas, particularly the residential, industrial  and shopping environments;
• Whilst employment opportunities should be optimised, they should not detract from the local environment;
• The distinctive physical character of the City’s constituent communities should be maintained and enhanced;
• The built heritage should be conserved and improved;
• The UDP should promote the prestige and attractiveness of the City to provide the basis for developing its tourist potential.

To achieve these objectives the UDP will aim for the creation of an overall high-quality built environment which provides a positive image; an attractive and distinctive environment is an asset which can be used to good effect in promoting the City, e.g. in seeking inward investment; it is particularly relevant to the development of a tourist industry.  Whilst the City's appearance will continue to change in response to social and economic pressures, the overall trend should be one of constant or increasing quality, targeted particularly at locations where visitors are likely to form their most lasting impressions. 

Policies governing design, layout, traffic and landscaping considerations will assist in the improvement of environmentally impoverished areas of housing, shopping and industry, whilst other policies will concern themselves with the enhancement of the main transport corridors and their hinterlands.  The UDP will also seek to enhance important areas of townscape character including considerations of the designation of new areas for conservation.  Protection and enhancement of urban green space will also feature in the Plan.  Efforts will be made to attain a “user friendly” environment.

The Council has an ongoing programme for the improvement of the City’s environment.  This ties in with one of the fundamental aims of the Council’s ‘City Strategy’ which is to achieve widespread recognition of Sunderland’s attractiveness as a place in which to live, work, study and to visit.  The creation and maintenance of an attractive City also has a significant role to play in attracting investment and thus assist urban regeneration.  The specific initiatives outlined in the above Policy continue the Council’s priorities for action in pursuit of this aim and in conjunction with other Policies in this Plan form a comprehensive approach to the improvement of the City’s environment. 

New development, redevelopment and alterations to existing buildings can themselves remedy environmental deficiencies and contribute to the quality of life of the City’s residents; as outlined in PPG3 (1992) on housing, developers will be encouraged to attain a standard of design in new developments which will enrich the local environs.  Good design is a vital element and proposals should harmonise with their surroundings and be designed as part of a larger whole.  New development should take into account the amenities of adjoining properties, in particular attention should be paid to the scale of new buildings in relation to existing surrounding development, daylight/sunlight effects, siting, elevational treatments and the use of appropriate materials. 

It is necessary, through the sensitive control of development, to protect and enhance those features of the built environment which contribute towards the determination of character.  In pursuit of this Policy supplementary design guidance will be prepared on specific matters such as dormer extensions, windows and boundary enclosures to ensure that any potential adverse effects of proposed development are minimised or eliminated.  This guidance - to be prepared as resources permit - will be taken into account as a material consideration in deciding planning applications.

In 1986 the Council of Europe stated:

“Towns are not only buildings: open space forms a fundamental part of the urban environment and the historic heritage of a town.  Open space is an essential part of the urban heritage, a strong element in the architectural and aesthetic form of a town, plays an important educational role, is ecologically significant, is important for social interaction and in fostering community development and is supportive of economic objectives and activities”. 

During the 1980’s Central Government initiatives for regenerating the inner urban area, combined with the overriding presumption in favour of development, worked against open space retention.  Reclamation schemes for open space in the urban area therefore tended to offset losses of open space, in quantity, but such schemes were not necessarily in the areas of loss or shortfall, nor were they wholly a substitute for the qualitative finer grain of green areas lost to the community.

The scale of the problem has been acknowledged by the Government; the latter recognises that there can be no question of sacrificing the green spaces which all cities need for recreation and amenity, and the White Paper on the Environment - ‘This Common Inheritance’ - asks local planning authorities:-

*  All gains are as a result of reclamation by public agencies SOURCE: Strategic Guidance Updates 1989-94

In Sunderland there are indications of a situation which is unsatisfactory; public open space provision in parts of the urban area is below the minimum guidelines whilst over the period there has been a continuing loss of private playing fields and other open spaces to development (see Table 10.1).  The problem is generally more acute in the densely developed inner urban areas where even the removal of large private gardens can noticeably affect the ‘greenness’ of an area, thereby its aesthetic quality.  This policy is intended to apply to a variety of sites in the urban area such as cemeteries, school playing fields, large gardens, incidental public open space, private landscaped areas and pockets of vacant land.

Although in some cases the wider regeneration needs of the City could outweigh open space considerations, the Council as local planning authority will normally resist development proposals which would adversely affect open space areas, where it would result in the loss of open space in areas of deficiency, or would seriously detract from the established character of a locality (this being particularly important in terms of the City’s conservation areas and historic parks and gardens).  This particular Policy is supported by English Heritage.  Furthermore, the Council will attempt to improve the overall situation by providing new areas of open space where the opportunity arises.  This approach complements that adopted in Policy L7 which aims to protect the recreational value of the City’s open spaces.  This policy will be established through the development control process.

Conservation areas were introduced by the Civic Amenities Act 1967.  They are defined as

“those parts of districts which are of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance”.

The City’s thirteen conservation areas make a significant contribution to the overall urban character; especially in their concentration in and about the City Centre.  It is important that development in and adjacent to them, in the form of new construction and changes of use, does not detract from their value.  For this reason, the standard of design required under Policy B2 will also be expected to retain the character of each of the City’s conservation areas, including new designations.  Special regard will be had for such matters as scale, height, form, massing, respect for the traditional pattern of frontages, vertical or horizontal emphasis, and detailed design (e.g. the scale and spacing of window openings and the nature and quality of materials).  Supplementary guidance in the form of character assessments of each conservation area will be prepared by the Council; these will identify features and characteristics that contribute to the area’s special interest, identify opportunities for enhancement and, where appropriate, establish design criteria for new development and restoration projects.

The most recent conservation areas to be declared include one centred on the ‘Old Sunderland’ riverside area between the High Street and Panns Bank and another which takes in the Victorian Park at Roker.  Consideration of buildings or areas that might be worthy of inclusion in conservation areas is a continuing process; over time public opinion changes with regard to what is of architectural or historic interest i.e. particular building forms may become regarded as being important to the townscape such as the ‘Millfield Cottage’.  Under the Planning (Listed Buildings and Conservation Areas) Act 1990 the Council is obliged to review from time to time the declarations of existing conservation areas, also consider other parts of the City which may be worthy of conservation.  PPG15 urges local authorities to assess their areas for possible new designations during UDP preparation.  This could take the form of either extensions to existing areas or completely new designations.  The main effect of such conservation area designation is that it brings demolitions, tree-felling and lopping within the control of the Council and strengthens control over the standard/quality of new development.  Protection and enhancement of open space around and between buildings is also an important consideration thereto.  Seven areas of interest are being investigated and these are detailed in the Area Proposals of this document.

The Council has an important role to play in protecting and enhancing the appearance of the City’s conservation areas; as planning authority it oversees the control and enforcement of development.  The matters covered by this Policy are considered to be those important to enhancing and preserving conservation areas; they are supported by English Heritage.  As it is the particular quality of an area as a whole which imparts conservation area status, in considering development proposals, particular attention will be paid as to how they relate to the historic layout of property boundaries and thoroughfares; to the particular mix of uses; to the use of sympathetic materialsand their detailing; furthermore on how vistas along streets and between buildings are retained.  Development Control Guidance will give advice on the design standards expected in conservation areas.  In designing and implementing schemes to improve the general street scene in these areas, street furniture and floorscape will be appropriately designed to respect and enhance the character of the particular locality.

Trees in particular make an important contribution to the character of the City’s conservation areas.  Many are the subject of tree preservation orders which means that the consent of the City Council must be obtained before they can be cut down, topped or lopped.  In addition, the Listed Buildings and Conservation Areas Act 1990 makes special provision for other trees in conservation areas, not covered by such orders.  In such cases, anyone wishing to cut down or lop a tree must give six weeks notice to the Council so that consideration can be given to its value and whether a TPO is required.

All outdoor advertisements and signs are subject to control by local planning authorities however because it is important to preserve or enhance a conservation area’s character or appearance, there is a stricter control regime.  Government guidance states that it is reasonable to expect local authorities to apply more exacting standards when considering whether to grant consent for a proposed advertisement in a conservation area.  In these cases, an important consideration will be the effect of the proposal on the visual amenity of the area; particular regard will be paid to the size of the advertisement and whether it is illuminated.

As highway authority the City Council also manages traffic and the overall appearance of the highway element of the street scene.  Highway authorities are required to protect the historic environment from the worst effects of traffic.  In this respect where traffic calming features are introduced into conservation areas, designs will be related to the townscape of the area and appropriate materials will be used to ensure that traffic calming reinforces rather than diminishes local character.  Under the New Roads and Street Works Act (1991) statutory undertakers are required to reinstate the same highway materials as previously existed, or the closest possible match if the materials cannot be reused.

In conservation areas the Town and Country Planning (General Permitted Development Order 1995 (GPDO) requires planning applications for certain types of development which are elsewhere classified as ‘permitted development’ (e.g. wall cladding, the erection of satellite dishes in locations fronting a highway) as it is often the case that the conservation area’s character is eroded by such minor alterations.  In certain circumstances the City Council will make an Article 4 direction; anyone whose land or property is the subject of such a direction and who wishes to carry out a development which is normally ‘permitted’, must make an application for planning permission.

These measures will be developed in a strategy which the City Council will produce as required by section 71 of the Planning (Listed Buildings and Conservation Areas) Act 1990.  The conservation strategy when prepared will provide a detailed guide to the management of the City’s listed buildings and conservation areas, expanding upon the general guidance provided by the UDP.  This Strategy will review the condition of the City’s built heritage, identifying areas where physical works need to be carried out. 

Conservation area designation introduces control over the demolition of most buildings within the defined locality.  Anyone wishing to demolish a building must first apply to the Council, as local planning authority, for “conservation area consent”.

Buildings listed by the Secretary of State as of special architectural or historic interest represent a finite resource and irreplaceable asset.  Government guidance (PPG15)states that the demolition of any Grade I or Grade II* building (i.e. those of exceptional interest or which are particularly important) should be wholly exceptional and should require the strongest justification.  In assessing whether or not consent for the demolition of a listed building - either in whole or part - should be granted, the Council will have particular regard to the desirability of preserving the building.  Furthermore, consent normally will not be given without clear and convincing evidence that all reasonable efforts have been made to sustain the existing uses or find viable new ones in line with the guidance in PPG15.  The applicant will need to produce written details indicating that all such efforts have failed.  There may exceptionally be cases where the proposed works would bring substantial benefits for the community which have to be weighed against the arguments in favour of preservation.  Even in such cases it will often be feasible to incorporate listed buildings within new development.  This option should be carefully considered.  Even in these cases, certain buildings (Grade 1 and 2*) are of such intrinsic importance that their demolition will be resisted; funding to secure their maintenance pending re-use will be sought from English Heritage or via the Council’s Urban Heritage Budget.

Demolition of a listed building is unfortunately not always followed by redevelopment; ugly gaps can appear as a result of action far in advance of new building.  This policy aims to ensure a commitment to an approved development before any demolition takes place.  When granting consent for demolition, conditions will normally be imposed to provide that the latter shall not take place until planning permission has been granted and a contract for the carrying out of redevelopment works has been agreed.

Listed buildings require special attention if those very qualities which make them special are not to be irrevocably damaged.  The main effect of listing is that before any work affecting its character is carried out, it is necessary to apply to the City Council for Listed Building Consent; such works could include partial or complete demolition.  Applicants for consent must be able to justify their proposals (B8) and will need to show why any works which would affect the character of the building are necessary.

In accordance with DoE policy guidance efforts will be made to ensure that listed buildings either remain in their present use or that suitable alternatives are found.  It requires balancing the economic viability of possible uses against any changes required to alter the particular qualities of the building.  This may also necessitate a relaxation of the usual requirements for parking and other guidance standards, e.g. rural conversions, separation distances between opposing windows, etc.  The aim is to identify the optimum viable use that is compatible with the fabric, interior and setting of the building.  This approach would be particularly beneficial in the City’s conservation areas which incorporate not only many buildings of individual merit, but also several which form an integral part of the street scene and which, therefore, would be desirable to retain.

In certain cases where it appears that the owner a listed building is not taking reasonable steps to ensure its proper preservation, the City Council may serve a repairs notice.  This will specify the works which are considered to achieve its preservation.  Should this approach fail the Council will in exceptional cases consider undertaking compulsory purchase proceedings as a means of bringing the building into its ownership.  The building can then be sold on to a suitable body, such as a building preservation trust, for the carrying out of repairs.  The Listed Buildings and Conservation Areas Act 1990 enables the Council to carry out urgent works for the preservation of a listed building e.g. emergency repairs to keep a building wind- and weather-proof and safe from collapse, or action to prevent vandalism or theft.

When considering planning applications the City Council is required to have special regard to the desirability of preserving the settings of listed buildings as this is often an essential part of the building’s character.  The setting may be limited to the immediate surroundings, but often may include land some distance away; for example, where a listed building forms an important visual element in a street, it would be reasonable to regard any development in that street as being within its ‘setting’.  A proposed high or bulky building, whilst distant, could also affect the setting or alter views of an important feature.  The Council will determine such development cases on their individual merit.

Archaeological remains are a rare record of the evolution of civilisation in a locality, giving people the opportunity to experience and learn about their past.  It is generally accepted that archaeological sites and monuments should be protected for their own sake as well as for the educational, leisure and tourist benefits they offer.  However, with the many demands of modern society, it is not always feasible to save all archaeological remains.  The key question is where and how to strike the right balance.

The County Archaeologist maintains a Sites and Monuments Record (SMR) for all the Districts in Tyne and Wear; the SMR provides information about the locations where archaeological remains are known or thought likely to exist and shows the City to be rich in potential sites.  Specialists advise the Council of areas of land where remains of pre-historic man are most likely to be discovered.  The known sites in the SMR are shown on the Proposals Mapreferenced to the appropriate policies.  However, the policies will also apply to any subsequent additional discoveries added to the SMR.  The effect of redevelopment proposals on any of these sites will be considered in relation to B12-14.

Under the Ancient Monuments and Archaeological Areas Act 1979, the Secretary of State has a duty to compile and maintain a schedule of nationally important monuments.  There are seven such monuments in the City and English Heritage may designate new discoveries or re-appraise the significance of other features at any time - consideration is being given to the Colliery Engine House at Washington F Pit.  Once a monument has been scheduled it benefits from statutory protection, and the consent of the Secretary of State is required before any works which would have the effect of altering, adding to, destroying, damaging or covering up the feature are carried out.

This category of site includes the numerous known sites of archaeological interest and sensitivity which do not have the status of scheduled monuments but which may still be worthy of preservation because of their national or local significance.  These may be known only from aerial photographs, or comprise sites of industrial or post-medieval archaeology such as collieries, railways or farm buildings (some of the structures may also be listed in which case B8 and B9 also apply).  They are illustrated on the UDP Proposals Map as ‘other specific sites and monuments’.

This category includes those areas where remains such as prehistoric artefacts and signs of early industrial development have been found.  Development in these areas should always be preceded by an archaeological assessment, arranged by the developer (possibly as a Section 106 agreement) to determine whether or not recording is required.  Assessments can take the form of desk based evaluations of existing information e.g. records of previous discoveries, historic maps or of geophysical survey data.  Domestic house extensions will not normally require an assessment to be carried out.

In the instance of accidental discovery of artefacts during development the objects should not be disturbed.  Work should cease and the find immediately reported to the Environment Department of the City Council.  Steps should be taken to preserve the objects as they are found and the County Archaeological Officer must be informed so that the object can be recorded or recovered.

The features listed above have considerable potential for education and general information, as well as having a tourist appeal.  This potential can be realised through the design of appropriate schemes, possibly working in conjunction with English Heritage.  Grant assistance may also be available from the City’s Urban Heritage Budget; this has been used to fund the production of interpretative material, small environmental works, and grant assistance to local building preservation trusts.  Management plans will also include measures for the conservation and maintenance of artefacts/buildings to prevent or minimise their deterioration.  English Heritage can provide advice and financial assistance for the preservation of the more important sites.

The National Heritage Act of 1983 enabled English Heritage to compile a register of parks and gardens of special historic interest.  Such features constitute an important part of an areas cultural heritage.  The main purpose of the Register is to identify and draw attention to the best historic parks and gardens; in order to encourage and assist authorities in providing adequate protection to those sites in planning and development control.  It is also intended to encourage owners and others to appreciate, maintain and enhance these sites.  Although the register entails no additional statutory controls it will be taken into account by the City Council when determining planning applications; in such instances the effect on a registered park or garden will be a material consideration.  The advice of English Heritage and the Garden History Society will be sought where necessary.  Efforts will also be made to safeguard registered parks and gardens when planning new developments or road schemes.  Possible locations are outlined in the Area Proposals of this Plan.

This Policy relates to shops, offices, schools, public buildings and recreational facilities.  Roads and footpaths are considered separately under Policies T8 and T14, to which B19 also relates.

Although Sunderland's climate is one of the driest in the British Isles, the area can be quite windy and cool.  It is recognised that there is a general need to provide additional protection from the elements in the City's urban environs (particularly shopping areas) which can take one of three forms - provided as part of new developments; that associated with major improvement schemes; or as additions to existing buildings.  The City Council will seek weather protection in its discussions of major schemes.  On smaller individual applications, it may be appropriate to request canopies or similar structures.

Crime has an environmental dimension in that badly designed developments or layouts can contain 'blind' corners or poorly lit areas which could be conducive to crime or could become 'no go' areas due to the fear of crime.  Developments, especially those with public access, whilst being well landscaped, should avoid situations (poor lighting, overshadowing plant material, restricted sight-lines, etc.) which create fear of crime.  Once a development has been completed the main opportunity to incorporate crime prevention measures will have been lost or greatly restricted.

The Policy will be implemented through development briefs on Council-owned sites or by negotiation on new development applications and revitalisation schemes.  The Planning and Architectural Liaison Officer at Northumbria Police will be consulted where 'designing-out crime' appears to be an issue.

Art

Public art, traditionally sculpture and murals, but now developing into a wide range of street and landscape works, has a major role to play in brightening and enlivening the environment, helping the process of urban regeneration by enhancing the City's attractions.  Opportunities exist for incorporating art works into major new developments such as business parks, office blocks, housing estates, shopping centres and community facilities.

The problem of poor regional image, and the very limited contribution made by the arts was referred to more frequently than any other factor in discussions undertaken with leaders of the business community during the preparation of the Report on the "Economic Impact of the Arts in Tyne and Wear" (1991) on behalf of the Wearside Opportunity.

The City Council will therefore seek to negotiate with developers, taking as a general guideline thresholds of 5,000 sq.m. for office and retail developments and 50 units in residential schemes.  However, art in smaller schemes may also be important, e.g. in conservation areas or adjacent to town squares and parks.  Great potential exists not only in the town, but also in the City's rural area for the erection of art works/features, possibly linked with recreational routes or in connection with the Great North Forest.  For example, bids are being submitted to the Millennium Commission for creating a Sculpture Trail along the SUSTRANS coast-to-coast cycle route.  Other works will be included in City Council environmental improvement schemes; sculptures are to be placed along the Stephenson Trail, to be funded from the RECHAR programme.

Virtually all outdoor advertisements are within the scope of the control regime set out in the Town and Country Planning (Control of Advertisements) Regulations 1992.  These allow local planning authorities, through consideration of applications for 'express consent', to control advertisements in the interests of 'amenity' and 'public safety'; Government guidance has been published on the interpretation of these terms.  Among the most common outdoor advertisements subject to control are illuminated fascias and projecting signs on shops, pole signs at petrol filling stations, and poster hoardings.  The Regulations 'except from control' or grant 'deemed consent' for certain classes of advertisement which by reason of their nature, size, location or duration have been considered nationally to be acceptable.  Those which enjoy 'deemed consent' can still be challenged by the local planning authority on amenity or safety grounds.

The boarding-up of vacant commercial premises, other than for maintenance purposes not materially affecting the external appearance of the building, requires planning permission.  Where boarding-up is likely to be long-term in nature, the Council, in determining an application for planning permission, will take into account the location of the building and the length of frontage to be concealed.  It will be expected that in the case of prominent buildings, particular care will be taken to ensure that boards are attractively designed, perhaps painted with murals or surface-treated (e.g. corrugated) to deter fly-posting and graffiti.

Street Furniture and Traffic Signs

The appearance of an area can be marred by a proliferation of superfluous, detractive features.  These can present an untidy impression adding to the general "clutter" of the street scene.  Whilst it is important to bear in mind the statutory requirements for traffic signs and markings, there is scope for some simplification and streamlining of these features.  Similarly, whilst street furniture forms an integral part of the functioning of any street, it is desirable to minimise its impact, by rationalising existing features.  This is especially the case in sensitive locations (such as conservation areas); these will normally be given priority when improvement schemes are programmed.  However, advantage will be taken of opportunities arising when related works are undertaken in other areas and for other reasons (e.g. improvements to highway safety).

The necessary finance for the replacement or removal of street furniture would be the City Council's responsibility utilising grant aid as available.  The cost of the rationalisation of traffic signs could be met through the Transport Policies and Programme budget on an incremental basis or from other special financing sources as part of more comprehensive works/schemes.

New development requires the provision of additional facilities by public utility companies.  These include electricity sub-stations, gas governor houses, water pumping stations, and telephone exchanges, with their associated access roads, parking and wayleaves for underground or overhead cables and pipes.  Appropriate provision for these facilities will be expected in layouts submitted for planning approval.  These Policies apply to all relevant utilities, including energy and water/sewerage undertakers, also telecommunications and cable television operators.  Developers should provide adequate ducting for telecommunications cables (and for other services where appropriate) to be installed at the outset, sufficient to meet foreseeable demand for competitive services likely to be provided.  In general, it is preferable to locate new cabling underground or along the external surfaces of buildings, which can be designed to incorporate cabling into the fabric or architectural style.

Many of these individual facilities are either 'permitted development' because they conform to the general size limits for minor building works or else they are granted a specific 'deemed consent' by the Department of Trade and Industry.  The City Council can comment on such proposals and suggest improvements but does not possess the power directly to prevent them going ahead.

The major items of apparatus approved under the deemed consent procedure are overhead power lines.  The National Grid Company's Blyth-Lackenby 275kv electricity transmission line crosses the City from north of Nissan to Eppleton on substantial steel pylons.  Other lines owned by Northern Electric provide a distribution network mostly hung from wooden poles.  Many of the main electricity transmission lines pass through environmentally-sensitive areas.  However, smaller overhead street distribution networks can have more localised adverse impact, especially in Conservation Areas.

Because of the visual intrusion which they cause, the City Council will seek to have these lines placed underground where they cross the environmentally-sensitive locations mentioned in B25. Only very limited undergrounding of high voltage transmission lines may be possible due to its cost and maintenance difficulties (the National Grid Company estimates that costs are between ten and fifteen times as much as overhead cables on pylons).  However, there is greater scope for undergrounding low voltage distribution lines.  This can be done at minimum cost when, periodically, lines are renewed.  The City Council may be able to offer financial assistance to enable undergrounding to proceed, for example when new street lighting is installed where existing lighting makes use of electricity poles.  Care should be taken to ensure that undergrounding of cables does not damage areas of potential archaeological importance, wildlife habitats or the root systems of trees.  Environmental assessments, including ecological surveys, will be considered to be appropriate to accompany applications for major lines (66kV and above).

Government policy is to facilitate the growth of telecommunications, whilst remaining fully committed to environmental objectives, including the protection of the countryside and urban areas.  In cases where a planning application or other authorisation by the local planning authority is needed for telecommunications development, protection from visual damage and the effect of proliferation will be important considerations, particularly in sensitive areas such as the Green Belt, Sites of Special Scientific Interest (SSSI's), Conservation Areas, or other locations where large new structures may be particularly obtrusive.  Where damage to the environment seems likely to occur, the Council will press for alternatives to be investigated, including sharing of facilities to minimise the proliferation of sites.  Exceptional circumstances may exist where a site forms part of a local, regional or national network and there is no reasonable alternative to permitting an intrusive new structure; in this case the aim will be to minimise any intrusion.  In some instances it may be possible to 'disguise' telecommunications installations - this approach was applied at Downhill, where microwave dishes were incorporated into the structure of a converted house.  Major telecommunications operators are generally subject to licence conditions requiring the removal of any redundant apparatus; where operators are not regulated in this way, a planning condition will be applied to achieve the same result.